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Home My WebLink AboutSP-23-003 - Decision - 1205 Airport Parkway#SP-23-003 - 1 – CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING HEBRON GROUP, LLC – 1205 AIRPORT PARKWAY SITE PLAN APPLICATION #SP-23-003 FINDINGS OF FACT AND DECISION Hebron Group, LLC, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 27,100 sf building consisting of 21,100 sf of processing and storage use and 6,000 sf of indoor recreation and restaurant use. The amendment consists of changing the uses to include three suites (6,352 sf of light manufacturing use, 9,106 sf of self-storage use, and 10,051 sf of warehousing use) and a common loading dock permitted as processing & storage use, 1205 Airport Parkway. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. Hebron Group, LLC, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 27,100 sf building consisting of 21,100 sf of processing and storage use and 6,000 sf of indoor recreation and restaurant use. The amendment consists of changing the uses to include three suites (6,352 sf of light manufacturing use, 9,106 sf of self-storage use, and 10,051 sf of warehousing use) and a common loading dock permitted as processing & storage use, 1205 Airport Parkway. 2. The owner of record of the subject property is Hebron Group, LLC. 3. The subject property is located in the Mixed Industrial-Commercial District. 4. The application was received on February 10, 2023. 5. The plans submitted consist of the following: sheet A 100, entitled “Floor Plan”, prepared by Walter M. Adams, Jr., dated and last revised on February 3, 2023; and sheet 1, entitled “Site Plan”, prepared by Lamoreaux & Dickinson, dates and last revised on February 2, 2022. No site modifications are proposed; elements shown as “proposed” on the provided site plan were approved in site plan amendment #SP-22-009. ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions No changes affecting compliance with these standards are proposed. SITE PLAN REVIEW STANDARDS #SP-23-003 - 2 – Only the standards below are affected by this application. All other standards will continue to be met. Vehicle Trip Generation The previous combination of uses generated 51 PM peak hour VTE. The property has an approved trip budget of 97 PM peak hour VTEs. The new trip generation with the proposed change of use is estimated to generate a total of 9 PM peak hour VTEs. This VTE total is well within the established trip budget, and the Administrative Officer finds this criterion met. 13.14 Subsurface Sewage Disposal Systems Per section 13.14A, “no building or structure shall be erected or altered” without provision of an “adequate sewage disposal system”. The approved Wastewater Allocation on file for this property allows for the generation of 5,200 gallons of wastewater per day. The proposed combination of uses will generate an estimated 630 gallons per day. This proposed total generation is within the limits of the approved Wastewater Allocation. The Administrative Officer finds this criterion met. 13.03 Bicycle Parking and Storage Table 13-3 specifies the minimum number of short-term bicycle parking spaces for any office use to be 1 per 5,000 square feet GFA. The square footage of this office building complex was listed at 27,100 sf in the most recently approved Site Plan application for this property, requiring 6 short-term bicycle parking spaces. Two ‘inverted U’-style bike racks already exist, providing accommodation for 4 bicycles. These existing bike racks are located on a paved and striped area in proximity to the southeast building entrance. The applicant must modify the proposed site plan to include two additional short-term bicycle parking spaces, which must be provided by one additional ‘inverted-U’-style bike rack, to be installed in accordance with the regulations in Section 13.03.B(2) of the LDRs in the same area as the existing bike racks. The Administrative Officer finds the applicant must show these two new spaces on the site plan prior to the issuance of a zoning permit. 13.04 Snow Storage Per Section 13.04(B)(7), “snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface water.” The snow storage area is indicated on the site plan. The Administrative Officer find this criterion met. 13.07 Exterior Lighting Per Section 13.07.A, exterior lighting “shall have such shielding as will direct the light downward and will prevent the source of light from being visible from any adjacent residential property or street”. There are no lighting impacts proposed as part of this application. 14.07 Disposal of Wastes Per Section 14.07.I, dumpsters “shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s)”. The existing dumpster and screening fence meets these standards, and no changes or #SP-23-003 - 3 – alterations to the dumpster enclosure are being proposed as part of this application. As such, the Administrative Officer finds this criterion met. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-23-003 of Hebron Group, LLC, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plans must be revised to show the changes below prior to issuance of a zoning permit: a. Add two short-term bicycle parking spaces, which must be provided by one additional ‘inverted-U’-style bike rack, to be installed in proximity to the southeast building entrance in accordance with the regulations in Section 13.03.B(2) of the LDRs. 4. The applicant must obtain a zoning permit within six (6) months from the date of this decision or this approval is null and void. The applicant may submit a request for an extension to obtain a zoning permit under the terms outlined in Section 17.04 of the LDR’s, but the request must be submitted prior to the expiration of this approval. 5. Any exterior lighting shall be downcast and shielded per Section 13.07 of the Land Development Regulations. 6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the building at 1205 Airport Parkway. 7. Any change to the site plan shall require approval by the South Burlington Administrative Officer or the Development Review Board, as allowed under the Land Development Regulations. Signed on this 3rd day of March 2023 by ___________________________________________ Marty Gillies, Acting Administrative Officer #SP-23-003 - 4 – PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. 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.