HomeMy WebLinkAboutSP-15-25 DR-15-02 - Decision - 0401 Dorset Street#SP-15-25 and #DR-15-02
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
DORSET HOTEL ASSOCIATES, LLC — 401 DORSET STREET
SITE PLAN APPLICATION #SP-15-25 and
DESIGN REVIEW APPLICATION #DR-15-02
FINDINGS OF FACT AND DECISION
Site plan application #SP-15-25 & design review application #DR-15-02 of Charles DesLauriers to
amend a previously approved plan for a 104 room extended stay hotel (Green Mountain Suites).
The amendment consists of replacing existing landscaping along the front of the building with
different landscaping, 401 Dorset Street.
The Development Review Board held a public hearing on June 2, 2015. Chuck Deslauriers
represented the applicant.
Based on testimony provided at the above mentioned public hearing and the plans and
supporting materials contained in the document file for this application, the Development
Review Board finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicant is seeking Site Plan and Design Review approval to amend a previously
approved plan for a 104 room extended stay hotel (Green Mountain Suites). The amendment
consists of replacing existing landscaping along the front of the building with different
landscaping, 401 Dorset Street.
2. The applications were received on April 29, 2015.
3. The owner of record of the subject property is Dorset Hotel Associates, LLC.
4. The subject property is located in the CD3 Zoning District.
5. The plan submitted is entitled, "Dorset Land Company Dorset5treet South Burlington, Vt.
Planting Plan" prepared by Trudell Consulting Engineers dated 2/4/97 and last revised on
04/27/15.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS:
The proposed project will have no impact on building or lot coverages nor on setbacks. These
requirements are still being met.
Central District Requirements
8.01 General Purpose of the Central District
The Central District is hereby formed in order to encourage the location of a balanced and
coordinated mixture of residential, commercial, public and private uses adjacent to Dorset
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Street that support the city center goals and objectives contained in the Comprehensive Plan.
It is designed to promote efficient use of land by concentrating mixed uses within a well-
defined Central District. This will provide a pedestrian -oriented circulation network that
minimizes vehicular traffic. It also encourages the traditional town center pattern of
appropriately scaled buildings facing onto a well-defined and active public street.
Innovative site planning and master planning are encouraged to maximize uses,
shared parking, public open space and pedestrian amenities which create an
aesthetically pleasing and socially active community center on and around Dorset Street. To
this end, all applications involving ten (10) or more acres of land in any Central District shall
require a Master Plan approval pursuant to Article 15 of these Regulations.
8.02 Establishment of Sub -Districts
The Central District is divided into four (4) sub -districts - Central District 1, Central District 2,
Central District 3 and Central District 4. Permitted and Conditional Uses and dimensional
standards vary by sub -district as established in Sections 8.06 through 8.10 of these
Regulations.
The subject lot is located within Central District 3.
As such, standards are included below for requirements in all districts, as well as specifically for
Central District 3.
8.04 Dimensional Requirements in All Districts
A. — B. .......................
Not applicable
C. Special Standards for Setbacks
(1) Side yard setbacks shall be a minimum of five (5) feet, or between zero (0) and five
(5) feet if afire wall is provided.
(2) The front yard setback area along Dorset Street, Brookwood Drive and Sherry
Road shall be restricted to the following uses or improvements:
(a) landscaping and green space
The proposed landscaping replaces existing shrubs and plantings within the front
setback. The Board finds that this criterion continues to be met.
(b) — (d).........
Not applicable
D., E., and F.
Not applicable
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11.01 City Center Design Review Overlay District CCDR
C. City Center Design Review Overlay Districts and Purpose Statements. The CCDR
Overlay District is divided into the following three (3) sub -zones as depicted on the South
Burlington Overlay Districts Map: Design District 1, Design District 2, and Design District 3. A
brief description of the location and proposed design character of each district is provided
below:
(1) Design District 1 - ..................
(2) Design District 2 - ........................
(3) Design District 3 - This area generally includes land located on the west side of
Dorset Street and also on the far eastern section of Market Street. This area is planned to
be a transitional area between the higher density, more intensely developed portions of
City Center and adjoining residential neighborhoods. The design of buildings in this zone
should be compatible with the adjoining residential character. Therefore, building
materials should include wood/vinyl, as well as brick and stone, and consist predominantly
of natural, subdued colors. Also, pitched roofs are highly recommended.
The property is located in Design District 3. No changes to the buildings are proposed.
D. Activities Subject to Design Review.
(1) In addition to the provisions of any other section(s) of these regulations, the uses
allowed in any underlying district in the City Center Design Review Overlay District shall be
subject to the standards and procedures in this Section. Except as hereinafter provided, no
person shall do or cause to be done any of the following acts with respect to any building
or property located within the CCDR Overlay District without first obtaining design plan
approval from the Development Review Board:
(a) ............ (e)
Not applicable
(f) Construction, enlargement or alteration of any non -landscaped area on the
property including, but not limited to, parking areas, access lanes, sidewalks, loading
areas or storage areas, or, any removal or change to landscaping on the site.
The applicant is proposing to replace existing shrubs and plantings along the building
facing Dorset Street.
(g) ..................
Not applicable
(2) ........... (4)
Not applicable
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F. Criteria for Approval. Prior to granting design plan approval, the Development Review
Board shall find that any development or activity specified in Section (D) above shall conform
substantially to the following design criteria:
11.02 Site Design for City Center Design Review District
A. Landscape and plantings. Significant trees and vegetation should be preserved in its
natural state insofar as practicable. Any grade changes should be in keeping with the general
appearance of neighboring developed areas. Landscape plantings and amenities shall be well
designed with appropriate variations and shall be included as an integral enhancement of the
site and, where needed, for screening purposes. In particular, parking areas shall be well
screened by berms, plantings, or other screening methods to minimize their visual impact.
Planting islands shall be used to break up larger expanses of paved parking areas.
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The applicant is proposing to replace existing previously approved shrubs and plantings. The
Board finds that this criterion will continue to be met.
B. .......................
Not applicable.
C. Walls, fences or other screening features: Such elements, if used, shall be employed in
a skillful manner and in harmony with the architectural context of the development. Such
features should be used to enhance building appearance and to strengthen visual linkages
between a building and its surroundings.
Not applicable.
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Not applicable.
SITE PLAN REVIEW STANDARDS
Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD
shall require site plan approval. Section 14.06 of the South Burlington Land Development
Regulations establishes the following general review standards for all site plan applications:
A. Relationship of Proposed Development to the City of South Burlington Comprehensive
Plan. Due attention by the applicant should be given to the goals and objectives and the
stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan.
B. Relationship of Proposed Structures to the Site.
(1) The site shall be planned to accomplish a desirable transition from structure to
site, from structure to structure, and to provide for adequate planting, safe pedestrian
movement, and adequate parking areas.
The Board finds that the proposed landscaping meets this criterion.
(2) Parking:
(a) Parking shall be located to the rear or sides of buildings. Any side of a building
facing a public street shall be considered a front side of a building for the purposes of
this subsection.
No changes are proposed to parking. This criterion continues to be met.
(b) The Development Review Board may approve parking between a public street
and one or more buildings if the Board finds that one or more of the following criteria
are met. The Board shall approve only the minimum necessary to overcome the
conditions below.
Not applicable.
(3) Without restricting the permissible limits of the applicable zoning district, the
height and scale of each building shall be compatible with its site and existing or
anticipated adjoining buildings.
No changes to the buildings are proposed.
(4) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansion shall, to the extent feasible, be underground.
No changes to services are proposed nor necessitated.
C. Relationship of Structures and Site to Adjoining Area.
(1) The Development Review Board shall encourage the use of a combination of
common materials and architectural characteristics (e.g., rhythm, color, texture, form or
detailing), landscaping, buffers, screens and visual interruptions to create attractive
transitions between buildings of different architectural styles.
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No changes to the buildings are proposed. The proposed landscaping will improve
the transition between the property's buildings. The Board finds that this criterion continues
to be met.
(2) Proposed structures shall be related harmoniously to themselves, the terrain and
to existing buildings and roads in the vicinity that have a visual relationship to the
proposed structures.
No changes to the buildings are proposed.
In addition to the above general review standards, site plan applications shall meet the following
specific standards as set forth in Section 14.07 of the Land Development Regulations:
A. The reservation of land may be required on any lot for provision of access to abutting
properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or
collector street, to provide additional access for emergency or other purposes, or to improve
general access and circulation in the area.
The Board finds that no reservation of land is required.
B. Electric, telephone and other wire -served utility lines and service connections shall be
underground. Any utility installations remaining above ground shall be located so as to have a
harmonious relation to neighboring properties and to the site.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services,
and service modifications shall be underground. The proposed project does not include any wire -
served utility lines.
C. All dumpsters and other facilities to handle solid waste, including compliance with any
recycling or other requirements, shall be accessible, secure and properly screened with opaque
fencing to ensure that trash and debris do not escape the enclosure(s).
The plans show continued use of enclosed dumpsters. This criterion continues to be met.
D. Landscaping and Screening Requirements
Pursuant to Section 13.06(A) of the Land Development Regulations, landscaping and screening shall
be required for all uses subject to site plan and PUD review. Section 13.06(B) of the Land
Development Regulations requires parking facilities to be curbed and landscaped with appropriate
trees, shrubs, and other plants including ground covers.
Pursuant to Section 13.06(B) (4) of the Land Development Regulations, snow storage areas must be
shown on the plans. The plans show adequate snow storage areas for the subject property.
The applicant estimates the value of the plantings to be removed at $1,730 and the value of the
new plantings to be $6,010.
The City Arborist reviewed the application and indicated in an email to staff dated May 21, 0215
that the "Dorset Land Company plans are fine."
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The Board finds this criterion to be met.
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Motion by John Wilking, seconded by Brian Breslend, to approve site plan application #SP-15-25
and design review application #DR-15-02 of Dorset Hotel Associates, LLC subject to the following
conditions:
1. All previous approvals and stipulations shall remain in full effect except as amended herein.
2. This project shall be completed as shown on the plans and final plat plan submitted by the
applicant and on file in the South Burlington Department of Planning and Zoning.
3. Electric, telephone and other wire -served utility lines and service connections shall be
underground. Any utility installations remaining above ground shall be located so as to have a
harmonious relation to neighboring properties and to the site.
4. Prior to zoning permit issuance for construction of the project, the applicant shall post a
$6,010 landscaping bond. This bond shall remain in full effect for three (3) years to assure
that the landscaping has taken root and has a good chance of survival.
5. Prior to issuance of a zoning permit for the project, the applicant shall submit to the
Administrative Officer a final set of project plans as approved in digital (PDF) format.
6. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of
the Land Development Regulations or this approval is null and void.
7. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer upon
completion of the project.
8. Any changes to the plans shall require approval of the South Burlington Development
Review Board.
Tim Barritt
Yea
Nay
Abstain
Not Present
Mark Behr
Yea
Nay
Abstain
Not Present
Brian Breslend
Yea
Nay
Abstain
Not Present
Bill Miller
Yea
Nay
Abstain
Not Present
David Parsons
Yea
Nay
Abstain
Not Present
Jennifer Smith
Yea
Nay
Abstain
Not Present
John Wilking
Yea
Nay
Abstain
Not Present
Motion carried by a vote of 4 — 0 — 0.
Signed this day of 2015, by
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im Barritt, Chair
Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this
decision, a notice of appeal and the required fee by certified mail to the Superior Court,
Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed
to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South
Burlington, VT 05403. See V.R.E.C.P. 5(b)(4)(A). Please contact the Environmental Division at
802-828-1660 or http://vermontiudiciary.org/GTC/environmental/default.aspx for more
information on filing requirements, deadlines, fees and mailing address.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant
state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.
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