HomeMy WebLinkAboutSD-98-0000 - Decision - 0001 0003 0005 Dorset Street (2)FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John Larkin to expand an existing 89 room hotel and 275 seat
restaurant facility, One Dorset Street. The expansion consists of adding 71 rooms for a total of 160
rooms.
On the 28" day of April, 1998, the South Burlington Planning Commission approved the request of
John Larkin for revised final plat approval under Section 204 of the South Burlington Subdivision
Regulations based on the following findings:
1. This proposal consists of adding 71 rooms and 19,860 square feet of additional building square
footage to an existing 89 room hotel and 275 seat restaurant facility. This expansion would result
in a total of 160 rooms, a total building square footage of H 2,841 square feet with no increase in
restaurant seating. This proposal would be built in two (2) phases with the understanding that the
entire project would be completed within five (5) years. The preliminary plat was approved on
2/10/98.
2. This property located at I Dorset Street lies within the C I and C.O. Districts. It is bounded on
the north by Williston Road, on the west by the 1-89 ramp, on the east by Dorset Street, and on the
south by U-Mall.
3. 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 66 feet with an eight (8) foot wide
island in the middle. This results in the northerly opening being 29 feet and for ingress only and the
southerly opening being 30 feet and for egress only. Two (2) pedestrian connections to U-Mall are
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 provides for a pedestrian connection between the new lobby and Dorset
Street sidewalk.
4. Coverage/setbacks: Building coverage is 17.7% (maximum allowed is 30%). Overall coverage
is 61.4% (maximum allowed is 70%). Front yard coverage along Dorset Street is being reduced from
67.4% to 61.0% and along Williston Road is 89.3% (maximum allowed is 30%). Front yard
coverage along Williston Road is existing and will not be made worse by this application.
5. The existing building does not currently meet the front yard setback requirement. This proposal
would result in the removal of that portion of the structure which projects into the setback
requirement to make the building conforming.
6. Parking: A total of 260 spaces are required and 239 spaces are provided including seven (7)
handicapped spaces and a bike rack. The plan provides for 16 additional spaces to be constructed
in the future if needed. This proposal has a 21 space or 8% shortfall without the future spaces and
a five (5) space or 1. 9% shortfall with these additional spaces. Sheets C I and C2 should be revised
to note the correct number of parking spaces shown along the interstate, north of the dumpsters.
7. Traffic: The applicant had previously submitted a Traffic Impact Study. This study concludes that
"Acceptable measures of traffic performance are available for all study scenarios ... The additonal
motel traffic provides minimal impacts 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 will be
improved by the relocation and consolidation of the two (2) Dorset Street curb cuts.
8. Sewer: The additional sewer allocation required is 5704 gpd (includes 20% reduction allowed by
State). The applicant will be required to pay the per gallon fee prior to permit issuance.
9. Dumpster: A screened dumpster storage area is provided. The dumpsters will be screened by a
masonry enclosure.
10. Landscaping: The minimum landscaping requirement, based on building costs, is $26,825 which
is not being met. Applicant sought a credit for the $1542 shortfall. This shortfall was denied as part
of the preliminary plat approval. Proposed plantings include: Sugar Maple, Summit Ash, Crabapple,
Spirea, Dogwood, Burning Bush, Lilac and White Spruce.
11. Staff recommended that the landscaping shortfall not be granted. More evergreen type buffer
plantings should be placed in the C.O. District along the 1-89 ramp. More substantial landscaping
should be planted within the Williston Road r.o.w. and 1-89 ramp r.o.w. in front of Friendly's.
12. Staff contacted AOT regarding the plantings in the 1-89 ramp r.o.w. They indicated that they
would not look favorable on a request to plant trees within their no.w., however, they did not say no.
Staff will pursue this with AOT.
13. Lighting: Proposed lighting will consist of five (5) 175 watt metal halide lights mounted on 12
foot poles with downcasting shielded fixtures. Six (6) existing lights will be replaced with these same
type fixtures. Details of any building mounted lights should be approved by the City Planner prior
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to permit issuance. The height of the fixtures in front of Friendly's should be lowered to 20 feet.
14. C.O. District: There is a 50 foot wide C.O. District along the 1-89 ramp r.o.w. The existing
parking lot encroaches into this C.O. District. No additional encroachment into the C.O. District is
proposed.
15. Building Height: At preliminary plat, the Planning Commission granted a 17 foot height waiver
for a 52 foot high building pursuant to Section 25.113(c). The elevations should be included in the
package of plans and the applicant will be required to comply with the approved building elevations.
16. Section 25.113(d) of the zoning regulations requires that for each foot above the normal 35 foot
height for a flat roof or 40 foot height for a pitched roof, all front and rear setbacks be increased by
one (1) foot and all side yard setbacks increased by 1/2 foot. This requirement is not being met
because the existing building does not meet the front setback requirement from Dorset Street. The
Planning Commission under Section 12.406(b) of the zoning regulations modified the setback
requirements as part of the preliminary plat approval.
17. Sewer service: The utility plans indicate that here is an existing sewer service line to this
development on the U-Mall property. The applicant should obtain an easement for this sewer line.
18. Timing: The applicant is proposing to have all work proposed completed within five (5) years
of final approval. A condition to this effect was approved as part of the preliminary plat approval.
The reconfiguration of the lobby and the modification of the curb cuts would occur at the beginning
of the project.
19. Other:
sheets C I and C2 should be revised to show the sidewalk and bike path continuous across
the new and old driveways.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the final
plat application of John Larkin to expand an existing 89 room hotel and 275 seat restaurant facility,
One Dorset Street. The expansion consists of adding 71 rooms for a total of 160 rooms, as depicted
on a nine (9) page set of plans, page one (1) entitled, "Boundary Survey Larkin Tarrant Hoehl
Partnership Dorset Street Howard Johnson's South Burlington, Vermont," dated January 13, 1998,
last revised on 2/2/98, with the following stipulations:
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1. All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
2. The plans shall be revised to show the changes listed below and shall require approval of the City
Planner. Three (3) copies of the approved revised plat plans shall be submitted to the City Planner
prior to recording:
a) Sheet SPI shall be revised to add more landscaping to meet the minimum landscaping
requirement. This additional landscaping shall be in the form of more evergreen type buffer
plantings and be placed in the C.O. District along the 1-89 ramp, more substantial landscaping
within the Williston Road r.o.w., and more substantial landscaping within the 1-89 ramp r.o.w.
in front of Friendly's with approval from AOT.
b) The final plat plans shall include the building elevation plans approved at preliminary plat.
The applicant shall be required to comply with the approved building elevations.
3. Prior to issuance of a zoning permit, the applicant shall post a $26,825 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 requested is not approved.
4. All new exterior lighting shall consist of downcasting shielded fixtures so as not to cast light
beyond the property line. Prior to occupancy ofthe expanded hotel, the existing pole mounted lights
shall be replaced with downcasting shielded fixtures. Any changes in lighting shall be approved by
the City Planner prior to installation. Details of any building mounted lights shall be approved by the
City Planner 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 Planning Commission estimates that the proposed motel expansion will generate 46 additional
vehicle trip ends during the P.M. peak hour.
6. Pursuant to Section 25.113(c) of the zoning regulations, the Planning Commission approves a 17
foot height waiver for the proposed motel expansion (i.e.,52 foot high building). The Commission
has determined that this taller structure:
(i) will not affect adversely the essential character of the neighborhood or district in which
the property is located;
(ii) will not detract from the important scenic views from adjacent public roadways and other
public rights -of -way.
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7. Pursuant to Section 12.406(b) of the zoning regulations, the Planning Commission modifies the
additional setback requirements provided in Section 25.113(d) of the zoning regulations.
8. The Planning Commission grants an additional sewer allocation of 5704 gpd (this includes 20%
reduction allowed by State). The applicant will be required to pay the per gallon fee prior to permit
issuance.
9. 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.
10. 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.
11. Pursuant to Section 26.156(b) of the zoning regulations, the Planning Commission approves 255
parking spaces for this property which represents a 5 space waiver. Of these 255 spaces, the 16
spaces shown along the southern property line will be constructed in the future, only if needed.
12. As expressly represented by the applicant, all work proposed shall be completed within five (5)
years of final approval.
13. The applicant shall be responsible for constructing a sidewalk across the portion of the driveway
being closed.
14. The new brick island at the new entrance shall be constructed in a manner that does not obstruct
the sidewalk transition.
15. The project shall be phased as follows: Phase 1: construct either front or back building and new
lobby, construct new Dorset Street curb cut and connection to U-Mall. As soon as new lobby is
complete, existing lobby shall be removed and building cut back to be conforming as to setback
requirements. Phase 11: construct other building. There shall be no more than one lobby operating
on this site at one time.
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16. The final plat plans (sheets I,SPI, and Cl) shall be recorded in the land records within 90 days
or this approval is null and void. The plans shall be signed by the Planning Commission Chair or
Clerk prior to recording. Prior to recording the final plat plans, the applicant shall submit a copy of
the survey plat in digital format. The format of the digital information shall require approval of the
City Planner.
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Chairmah or Clerk
South Burlington Planniqg Commission
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Date
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