Loading...
HomeMy WebLinkAboutSP-02-44 - Decision - 0002 0004 Market Street# SP-02-44 FINDINGS OF FACT AND DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITE' OF SOUTH BURLINGTON Re: Findings of Fact, site plan application #SP-02-44 of Lodging North, Inc. to amend a previously approved site plan for a 130 room hotel with a 135 seat standard restaurant and 150 member fitness center. The amendment consists of a 32 room, 2 story addition (22,000 square feet), 1117 Williston Load. On the 15'h of October 2002, the South Burlington Development Review Board approved the request of Lodging North, Inc. seeking site plan approval under Section 26.10 of the South Burlington Zoning Regulations, based on the following fmdings: 1) This project is to amend a previously approved site plan for a 130 room hotel with a 135 seat standard restaurant and 150 member fitness center. The amendment consists of a 32 room, 2 story addition (22,000 square feet). A similar addition to the hotel was reviewed at a December g, 1998 Planning Commission meeting, but never constructed. 2) The owner of record is Lodging Forth, Inc. 3) The property at 1117 Williston Road is lies within the Commercial 1 District and the Traffic Overlay District Zone 2. It is bounded on the west by the Vermont Gift Barn retail building and the 100 Dorset Street Complex, on the north by Williston Road, on the east by the Shell station and five (5) residences, and on the south by a retail building 4) Access/Circulation: Access is provided by two (2) curb cuts off Williston Road. The western access is 20 feet wide and for ingress only. The eastern access off Williston Road is a signalized ingress and egress, and is 45 feet wide. A rear access to the 100 Dorset Street development is 24 feet wide. This access is controlled by the applicant. Staff recommended this access remain open at all times. 5) Circulation on site is adequate. 6) Parking: The parking requirement is 284 parking spaces, and the site plan shows 257 spaces. This represents a 27 space or 10% shortfall. The applicant was prepared to address this shortfall. The accessible space requirement is 7 spaces, the plans met this requirement. 7) There is a discrepancy between the site plan and what is on site with respect to the number of existing parking spaces and accessible spaces. The applicant was made aware an approved site plan requires the number of parking spaces, accessible or not, to coincide with the number of spaces on the site after construction, in order to get a Certificate of Occupancy. ®) A bike rack should be shown on the plan. 9) Lighting: All existing floodlights and or non -shielded and downeasting fixtures should be removed and/or replaced with downcasting shielded fixtures. The applicant should provide details (cut sheets) for all proposed exterior lighting. Any changes to exterior lighting should be approved by the Director of Planning and Zoning. 10) Landscaping: The minimum landscaping requirement based on construction costs is $25,500 which is not being met. The applicant proposed $16,000 worth of landscaping. It is the city arborist's opinion the site is over planted to the south of the new addition, and a number of trees are planted over the water line. The Board granted a $9,500 landscaping waiver for existing trees on site. 11) Traffic: The property is located in Traffic Overlay Zone 2 which would allow this property to generate a maximum of 133.77 vehicle trip ends (vte's) during the PM peals hour. ITE estimates the existing hotel to generate 76.63vte's and with the expansion to generate o8.07 vte's for an 11.44 vte increase. 12) Dumpsters: The screened dumpster area should be shown on the site plan. It should be large enough to accommodate all dumpsters. DECISION AND CONDITIONS Based on the above Findings of Fact, the South Burlington Development Review Board approves site plan application #SP-02-44 of Lodging North, Inc. to amend a previously approved site plan for a 129 room hotel with a 110 seat standard restaurant and 150 member fitness center. The amendment consists of a 33 room, 2 story addition (22,000 square feet), 1117 Williston Road, as depicted on a two (2) page set of plans, page one entitled "Clarion Hotel and Conference Center 1117 Williston Road South Burlington, Vermont 05403", as prepared by T. I Boyle and Associates, dated 8/29//02, with a stamped received date of 8/30/02, with the following stipulations: I. 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 below and shall require approval of the Director of Planning and Zoning (hereinafter Director). Three (3) copies of the approved revised plans shall be submitted to the Director prior to permit issuance. 7 a. The plan shall be revised to show a screened dumpster storage area large enough to accommodate all dumpsters, which shall be screened from public view. b. The plan shall be revised to provide a bike rack. c. The plan shall be revised to add one (1) additional fire hydrant iiz a location approved by the Fire Department and Water Department. d. The site plan shall be revised to reflect the number of spaces proposed. 3. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development review Board estimates that the addition to the hotel will generate 11.4 additional vehicle trip ends during the P. M. peak hour. 4. o he applicant shall leave open the rear access off the 100 Dorset Street retail complex unless closure is necessary for safety reasons. 5. All existing floodlights or non-downcasting and non -shielded fixtures shall be removed or replaced with dowricasting and shielded light fixtures approved by the Director of Planning and Zoning prior to installation. 6. Pursuant to Section 26.256 (b) of the zoning regulations, the Board approves a minimum of 257 spaces for the existing uses, which represents a 15 space or 5.5% shortfall. 7. The applicant shall post a landscape bond prior to permit issuance in an amount of $25,500. This bond shall remain in effect for three (3) years to assure that the landscaping has taken root and has a good chance of surviving. 8. The applicant shall comply with the recommendations of the Fire Department contained in a letter dated 10/10/02 to Juli Beth Hoover from the Fire Chief. 9. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 27.302 of the zoning regulations or this approval is null and void. 10. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer before use of the additional 33 rooms. 11. Any change to the site plan shall require approval by the South Burlington Development Review Board. 12. Pursuant to Section 26.105 (a) of the zoning regulations, the Board grants the applicant a $9500 landscaping credit for existing trees on the site. J G / r Chair or �Qjbrk x/1 Date South Burlington Development Review Board Please Note: You have the right to appeal this decision to the Mermont Environmental Court, pursuant to 24 VS.A. § 4471 and V R. C.P. 76, in writing, within 30 days of the date this decision is issued The fee is $150.00. 1j you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you awaited too long. You will be bound by the decision, pursuant to 24 V 5..4. S 4472(d) (exclusivity of remedy; finality).