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HomeMy WebLinkAboutSD-99-72 - Decision - 0001 0003 0005 Dorset Street#SD-99-72 FINDINGS OF FACT AND DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, preliminary plat application of John Larkin to amend a planned unit development consisting of an existing 89 room hotel and 275 seat restaurant, 1 Dorset Street. On the 16' of November, 1999, the South Burlington Development Review Board approved the preliminary plat application of John Larkin under Section 203 of the South Burlington Subdivision Regulations based on the following findings: 1. This project consists of amending a planned unit development consisting of an existing 89 room hotel and 275 seat restaurant. The amendment consists of constructing an addition to the existing hotel buildings and a new hotel building to add 71 rooms for a total of 160 rooms in two (2) phases. The Planning Commission approved a 71 room expansion on 4/28/98 which involved only adding to the existing buildings. The sketch plan was reviewed on 8/3/99. 2. The record owner of this property is John Larkin, Inc. 3. This property located at 1 Dorset Street lies within the C1 and C.O. Districts. It is bounded on the north by Williston Road, on the west by I-89 ramp, on the east by Dorset Street, and on the south by U-Mall. 4. Access/circulation: Access is provided by two (2) curb cuts on Dorset Street. The northerly curb cut will be eliminated and the southerly curb cut will be widened to 68 feet with an eight (8) foot wide island in the middle. This results in the northerly opening being 30 feet and for egress only. Two (2) pedestrian connections to U-Mall should be provided. Applicant proposes a vehicular access to the U-Mall property. The U-Mall plans would have to be amended to show this access and a mutual access agreement recorded between U-Mall and the applicant. The plan should provide for a pedestrian connection between the new lobby and Dorset Street sidewalk. Circulation on the site is adequate. 5. Phases: The applicant is requesting approval for both phases with the flexibility of constructing either one. If phase 2 is not going to be built, he would return to the Board for an amendment. 6. Coverage/setbacks: Phase 1: Building coverage is 22.3% (maximum allowed is 30%). Overall coverage is 63.1% (maximum allowed is 70%). Front yard coverage along Dorset Street is being reduced from 67.4% to 55.4% and along Williston Road is 89% (maximum allowed is 30%). Front yard coverage along Williston Road is existing and will not be made worse by this application. Phase 2: Building coverage is 21.7% (maximum allowed is 30%). Overall coverage is 63.4% (maximum allowed is 70%). Front yard coverage along Dorset Street is being reduced from 67.4% to 55.4% and along Williston Road is 89% (maximum allowed is 30%). Front yard coverage along Williston Road is existing and will not be made worse by this application. The existing building does not meet the front yard setback requirement. This proposal would bring the existing building into conformance. The proposed building and additions would meet the setback requirements. 7. Parking: A total of 260 spaces are required and 260 spaces are proposed including nine (9) handicapped spaces and a bike rack. Staff recommended that the eleven spaces in front of the hotel along Dorset Street be removed. This would significantly enhance this appearance of the development along Dorset Street. 8. Traffic: The applicant had previously submitted a Traffic Impact Study. This study concluded that "Acceptable measures of traffic performance are available for all study scenarios... The additional motel traffic provides minimal impact on the relevant weaving maneuvers and critical accident patterns for the section of Dorset Street adjacent to the Howard Johnson Motel/Friendly Restaurant complex. In general, no unusual traffic impacts can be attributed to the additional trips that are generated by the proposed expansion of Howard Johnson's Motel". This study estimated that the 71 additional rooms would generate 46 additional P.M. peak hour trip ends. The safety issue would be improved by the relocation and consolidation of the two (2) Dorset Street curb cuts. 9. Landscaping_ The minimum landscaping requirement, based on building cost, is $42,500. A landscaping plan has not been submitted. This plan should be submitted with the final plat submittal. The original approval required the cedar hedge along the south property line near the pool to remain. The landscaping plan for this proposal should also retain this cedar hedge. 10. Sewer: The additional sewer allocation requested is 5680 gpd. The applicant will be required to pay the per gallon fee prior to permit issuance. 11. Dumpsters: All dumpsters should be placed within a screened storage area. 12. Lighting: The six (6) existing pole lights should be replaced with downcasting shielded fixtures. This was a requirement of the original approval. Details for these lights shall be submitted with the final plat submittal. The height of the fixtures in front of Friendly's should be lowered to 20 feet. 13. C.O. District: There is a 50 foot wide C.O. District along the I-89 ramp r.o.w. No additional encroachment is proposed. 14. Building height: Information on the building height of the addition and the new building should be provided with the final plat submittal. 15. Other: Staff recommended that the Friendly's portion of the property be improved by removing pavement and replacing it with landscaping. This portion of the property provides a gateway to Dorset Street and should be designed as such. Such improvements would also bring the property closer to compliance in terms of front yard coverage requirements along Williston Road and Dorset Street. DECISION AND CONDITIONS Based on the above Findings of Fact, the South Burlington Development Review Board approves the preliminary plat application of John Larkin to amend a planned unit development consisting of an existing 89 room hotel and 275 seat restaurant. The amendment consists of constructing an addition to the existing hotel buildings and constructing a new hotel building to add 71 rooms for a total of 160 rooms, 1 Dorset Street, as depicted on a six (6) page set of plans, page one (1) entitled, "Howard Johnson's South Burlington Vermont Site Plan "Phase 1 "", prepared by Llewellyn - Howley, Inc., dated 11 /7/99, with the following stipulations: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The plans shall be revised prior to final plat submittal as follows: a) The plans shall be revised to add two (2) pedestrian connections to the property to the south and a pedestrian connection between the new lobby and Dorset Street. b) The plans shall be revised to include a detailed landscaping plan. c) The plans shall be revised to note that the dumpster storage areas will be screened. d) The plans shall be revised to remove some pavement in front of Friendly's along Williston Road and replacing it with landscaping. e) The plans shall include a perimeter survey of the property stamped by land surveyor. f) The plans shall include building elevations for all sides of the new building. 3. Prior to issuance of a zoning permit, the applicant shall post a $42,500 landscape bond. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. The landscaping credit request is not approved. 4) All new exterior lighting shall consists of downcasting shielded fixtures so as not to cast light beyond the property line. Prior to occupancy of the expanded hotel, the existing pole mounted lights shall be replaced with downcasting shielded fixtures. Any changes in lighting shall be approved by the Director of Planning and Zoning prior to installation. Details of any building mounted lights shall be approved by the Director of Planning and Zoning prior to permit issuance. The height of the fixtures in the vicinity of Friendly's shall be lowered to 20 feet. 5. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the proposed motel expansion will generate 46 additional vehicle trip ends during the P.M. peak hour. 6. The Planning Commission grants an additional sewer allocation of 5680 gpd (this includes 20% reduction allowed by State). The applicant will be required to pay the per gallon fee prior to permit issuance. 7. Prior to issuance of a zoning permit, the applicant shall provide a mutual access agreement allowing access between the U-Mall property and the applicant's property. This document shall require approval of the City Attorney and shall be recorded in the City's land records prior to issuance of a permit. 8. Prior to issuance of a zoning permit, the applicant shall obtain a sewer easement for that portion of the applicant's sewer line located on the U-Mall property. This document shall require approval of the City Attorney and shall be recorded prior to permit issuance. 9. The applicant shall be responsible for constructing a sidewalk across the portion of the driveway being closed. 10. The new brick island at the new entrance shall be constructed in a manner that does not obstruct the sidewalk transition. 11. The new building shall be sprinklered and include a fire alarm. 12. The applicant shall submit the final plat application within 12 months. Chair or Clerk So Burlington Dev lopment Review Board Y -0 b Da e