HomeMy WebLinkAboutSD-98-0000 - Decision - 0001 0003 0005 Dorset StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN 0 060
CITY OF SOUTH BURLINGTON 5C- �k-
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 I Oth day of February, 1998, the South Burlington Planning Commission approved the request
of John Larkin for preliminary plat approval under Section 203 of the South Burlington Subdivision
Regulations based on the following findings:
1. This proposal would add 71 rooms and 19,860 square feet of additional building square footage
in two (2) phases with the understanding that the entire project would be completed within five (5)
years. At full build -out this facility will have 160 rooms and a 275 seat restaurant.
2. This property located at I Dorset Street lies within the C 1 and C. 0. 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 proposed 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. Staff did not support the fire department's recommendation to relocate the connection to U-Mall.
Moving the connection to the west would encourage cut -through traffic from the mall to Dorset
Street.
5. 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.
6. 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.
7. Parkinq: A total of 260 spaces are required and 23 6 spaces are provided on sheet SP- I and 23 9
spaces are provided on sheets C I and C2 including seven (7) handicapped spaces and a bike rack.
This represents a 24 space or 9.2% shortfall and 21 space or 8. 1% shortfall, respectively. Applicant
indicated that the plan would be revised to show future spaces which could be constructed if needed.
The SP- I plan notes should be revised to note the correct parking requirement of 260 spaces and the
correct number of spaces provided. All plans should show the same number of spaces and layout.
8. 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.
9. 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.
10. Dumpster: A screened dumpster storage area is provided. The dumpsters will be screened by
a masonry enclosure.
11. Landscqping: The minimum landscaping requirement, based on building costs, is $26,825 which
is not being met. Applicant is seeking a credit for the $1005 shortfall. Proposed plantings include:
Sugar Maple, Summit Ash, Crabapple, Spirea, Dogwood, Burning Bush, Lilac and White Spruce.
12. 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.
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
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: The applicant has submitted three (3) different building elevations for the
Commission's consideration. Elevation C shows a flat roof structure with a maximum height of 52
feet. Elevation B shows a flat roof structure with a maximum height of 45 feet. Elevation A shows
a pitched roof structure with a maximum height of 40 feet. Elevation C exceeds the limitations
provided in Section 25.113(a) of the zoning regulations by 17 feet, elevation B exceeds the limit by
10 feet, and elevation A exceeds the limit by five (5) feet. Pursuant to Section 25.113(c) of the
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zoning regulations, the Commission may allow a non-residential structure with a height in excess of
the limitations provided the Commission determines that a 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 important scenic views from adjacent public roadways
and other public rights -of -way.
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 may modify the setback
requirements.
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. Staff recommended a condition to this effect. The reconfiguration ofthe lobby and
the modification of the curb cuts would occur at the beginning of the project.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the
preliminary 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 hotel rooms for a total
of 160 rooms. This application will be treated as a planned unit development, as depicted on a 16
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, 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 landscape plan (sheet SP-1) shall be revised to add more evergreen type buffer
plantings in the C.O. District along the 1-89 ramp and more substantial landscaping within
the Williston Road r.o.w. and 1-89 ramp r.o.w. in front of Friendly's.
b) The parking information on the SP-1 plan shall be revised to note the correct parking
requirement of 260 spaces and the correct number of spaces provided.
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c) Plans shall be revised to show the same number of parking spaces and the same layout.
d) Plans shall be revised to show the sidewalk continuous across the new curb -cut on Dorset
Street
e) Plans shall be revised to show locations of "future spaces if needed."
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. 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.
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 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.
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11. As expressly represented by the applicant, all work proposed shall be completed within five (5)
years of final approval.
12 The applicant shall be responsible for constructing a sidewalk across the portion of the driveway
being closed.
13. The new brick island at the new entrance shall be constructed in a manner that does not obstruct
the sidewalk transition.
14. The project shall be phased as follows: Phase 1: construct either front or back building and new
lobby, construct new 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
IL construct other building. At Final Plat, plans shall be submitted depicting both phases. There will
not be more than one lobby operating on this site at one time.
15. The applicant shall submit the final plat application within 12 months.
Chairm or ele;k
South Burlington Planning Commission
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