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Home My WebLink AboutAgenda 07_SP-21-043-CU-21-03_#12.5 C East Terrace_BTC#SP-21-043 & #CU-21-03 Staff Comments 1 1 of 7 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP-21-043-CU-21-03_#12.5 C East Terrace_BTC_2021-11- 16 DEPARTMENT OF PLANNING & ZONING Report preparation date: November 10, 2021 Plans received: October 19, 2021 12 ½ C East Terrace Site Plan Application #SP-21-043 and Conditional Use Application #CU-21-03 Meeting date: November 16, 2021 Owner/Applicant Burlington Tennis Club PO Box 143 Burlington, VT 05402 Engineer Civil Engineering Associates 10 Mansfield View Lane South Burlington, VT 05403 Property Information Tax Parcel 0610-121/2 Residential 7 Zoning District 7.58 acres Location Map PROJECT DESCRIPTION Site plan application #SP-21-043 and conditional use application #CU-21-03 of Burlington Tennis Club to amend a previously-approved plan for a 2,500 sf indoor recreation facility and outdoor recreation #SP-21-043 & #CU-21-03 Staff Comments 2 2 of 7 facility. The amendment consists of adding a third platform tennis court, 12 ½ C East Terrace. PERMIT HISTORY The Project is located in the Residential 7 Zoning District. The applicant previously received approval for a similar expansion which also included other elements not currently proposed. That approval has expired and has no force. CONTEXT The project is subject to site plan review. Conditional use review is required because outdoor recreation is a conditional use in the Residential 7 zoning district. Staff notes that though the applicant is only proposing to modify a portion of the subject property, the LDRs require that certain elements be brought up to compliance with current standards, including waste disposal and utility cabinet screening, lighting, and bicycle parking. Other site improvements include installation of 23-ft high lighting and a 12-ft high fence around the perimeter of the court, as well as relocation of two above-ground propane storage tanks and removal and replacement of two bushes. COMMENTS Development Review Planner Marla Keene and Planning Director Paul Conner (“Staff”) have reviewed the plans submitted on 10/19/2021 and offer the following comments. Numbered items for the Board’s attention are in red. A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Dimensional Standards Residential 7 Required Existing Proposed Min. Lot Size 40,000 sq. ft. 7.53 ac No change Max. Building Coverage 40% 1.6% No change #Max. Overall Coverage 60% 29.2% 30.0% Max. Front Setback Coverage 30% 11.1% No change Min. Front Setback 30 ft. 24 ft. No change Min. Side Setback 10 ft. 80 ft. No change @Min. Rear Setback 30 ft. 16 ft. No change Building Height (flat roof) 35 ft. < 35 ft. No change  Proposed to be in compliance @ Existing nonconformity not proposed to be modified # This value includes the area of the metal decking of the platform tennis courts. This material is considered pervious for stormwater calculations. R7 Additional Standards (1) Non-residential development and multi-family development shall be subject to site plan review, as set forth in Article 14. #SP-21-043 & #CU-21-03 Staff Comments 3 3 of 7 Staff considers this criterion met. (2) Multiple structures and multiple uses within structures may be allowed, if the Development Review Board determines that the subject site has sufficient frontage, lot size, and lot depth. Area and frontage requirements may be met by the consolidation of contiguous lots under separate ownership. Construction of a new public street may serve as the minimum frontage requirements. The lot contains multiple structures. The applicant is proposing an additional structure. The lot will continue to meet dimensional standards. Staff considers this criterion met. (3) Access, parking, and internal circulation: Where existing residential dwellings are converted to nonresidential use, the residential appearance of the structure shall be retained. Not applicable (4) Commercial properties that abut residential districts shall provide a screen or buffer along the abutting line, as per Section 3.06(I) and Section 13.06 of these Regulations. No changes to screening or buffering are proposed. The additional structure is proposed to be located immediately adjacent to existing similar structures. Staff considers no additional screening or buffering is required. Conditional use review standards are discussed below. B) CONDITIONAL USE STANDARDS Outdoor recreation facilities are permitted subject to conditional review in the R7 zoning district. 1. The applicant testified to Staff that there will be no significant change in the use of the facility resulting from the addition of a third platform tennis court. In other words, the addition of a court will not significantly alter the ability of the club to host tournaments or clinics. Staff recommends the Board ask the applicant to repeat this testimony for the Board and for the record. Pursuant to Section 14.10(E) of the LDRs, the proposed conditional use shall not result in an undue adverse effect on any of the following: (1) The capacity of existing or planned community facilities. Staff considers the addition of a third platform tennis court will not have an undue adverse effect on the capacity of existing and planned community facilities. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. Platform tennis and outdoor recreation generally are already uses within the neighborhood. Staff considers the addition of a third platform tennis court will not have an undue adverse effect on the character of the area effected. (3) Traffic on roads and highways in the vicinity. Based on the testimony of the applicant, Staff considers the addition of a third platform tennis court will not have an undue adverse effect on traffic on roads and highways in the vicinity. #SP-21-043 & #CU-21-03 Staff Comments 4 4 of 7 (4) Bylaws and ordinances then in effect. The standards of the LDR and ordinances are met. Staff considers the addition of a third platform tennis court will not have an undue adverse effect on bylaws and ordinances in effect. (5) Utilization of renewable energy resources. As an expansion of an approved use, Staff considers the addition of a third platform tennis court will not have an undue adverse effect on renewable energy resources. C) SITE PLAN REVIEW STANDARDS Section 14.06 General Review Standards 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. Staff considers no changes affecting compliance with this criterion are proposed. 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 applicant is proposing a new gravel walkway to access the proposed court. Compliance with other elements of this criterion is unchanged for the proposed project. Plantings are discussed under 14.07D below. Staff considers this criterion met. (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. Parking is located to the front, but no changes to parking are proposed. Staff considers compliance with this criterion to be unaffected by the proposed project. (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 buildings are proposed. C. Relationship of Structure 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. (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. The construction of the proposed court will be the same as the existing courts to which it is proposed to be adjacent. Staff considers these criteria met. #SP-21-043 & #CU-21-03 Staff Comments 5 5 of 7 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: A. Access to Abutting Properties. 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. No changes affecting compliance with this criterion are proposed. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Standards of Section 15.13, Utility Services, shall also be met. Utility services are above ground to a pole on the property, and then underground after that point. The extended utility lines are proposed to be underground. Staff considers this criterion met. C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling, composting, 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). Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall not be required to be fenced or screened. No changes affecting compliance with this criterion are proposed. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to site plan review. There is no minimum required landscaping budget. Landscaping required as part of a previously approved plan is required to be maintained in perpetuity. As part of this project, the applicant is proposing to remove two (2) shrubs which were part of a previous approval. The applicant is proposing to plant two (2) honeylocust trees with a minimum caliper of 2 ½ inches in a different are of the site, near the pool. the applicant testified that they believe the proposed honeylocust trees will be of much higher value to the Club in the pool area as compared to the hillside on which the bushes are located. Compliance with other elements of 13.06 is unchanged by this application. Staff considers this criterion met. E. Modification of Standards. Except within the City Center Form Based Code District, where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage #SP-21-043 & #CU-21-03 Staff Comments 6 6 of 7 on sites where the pre-existing condition exceeds the applicable limit. No modification of standards is necessary. F. Low Impact Development. The use of low impact site design strategies that minimize site disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various other techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into underlying soils and groundwater as close as is reasonably practicable to where it hits the ground, is required pursuant to the standards contained within Article 12. This application provides a correction to the previously approved lot coverage. The applicant has provided testimony that the revised number of the result of an error which they have identified rather than a change in the physical conditions of the site. The project increases lot coverage by 2,227 sf, though of that area, only 135 sf are considered impervious for the purpose of computing impervious surfaces; the platform tennis courts are constructed of aluminum decking which allows water to flow between the planks. No alteration of runoff patterns will occur. Staff considers this criterion met. G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for Roadways, Parking, and Circulation shall be met. No changes affecting compliance with this criterion are proposed. D) OTHER Lighting In pedestrian area, light poles are limited to thirty (30) feet in height. Lighting must minimize lighting from becoming a nuisance. All light sources shall be arranged so as to reflect away from adjacent properties, and shall be shielded or positioned so as to prevent glare from becoming a hazard or a nuisance, or having a negative impact on site users, adjacent properties, or the traveling public. The applicant has proposed six (6) 23-ft high pole mounted lights and has provided a photometric drawing of the proposed light levels. 2. The photometric drawing fails to include the compounding effect of lights on other courts, and shows the light does not decay to below 3 foot-candles until more than 30-ft from the perimeter of the court. Staff recommends the Board require the applicant to modify the photometric plan to show the compounding effect of other lighting, and to discuss with the applicant whether light levels can be reduced to minimize glare onto other properties. The proposed lighting will not be fully screened from adjoining residential properties, and will expose new properties to direct view of platform tennis court illumination. Fences Fences over eight (8) feet in height are considered a structure subject to normal setback requirements and subject to conditional use review. Staff considers the proposed fence to be necessary and incidental to the outdoor tennis use and subject to the aforementioned conditional use findings. #SP-21-043 & #CU-21-03 Staff Comments 7 7 of 7 Recommendation Staff recommends the Board work with the applicant to address the issues identified herein. Respectfully submitted, Marla Keene, Development Review Planner WETLAND ADVISORY LAYER PER VERMONT AGENCY OF NATURAL RESOURCE ATLAS ±56'± 1 6 0 ' ±600' ± 7 2 8 '±150'±150'±225'±330' ± 8 8 '±365'±275'±7 1 ' ±50' EXISTING POOL EXISTING GRAVEL PARKING (±43 SPACES) EAST TERRACE EXISTING CLUBHOUSE BUILDING EXISTING WARMING HUT EXI S T I N G C L A Y T E N N I S C O U R T S EXI S T I N G C L A Y T E N N I S C O U R T S EXI S T I N G C L A Y T E N N I S C O U R T S EXISTING PLATFORM TENNIS COURT EXISTING PLATFORM TENNIS COURT EXISTING STABILIZED GRASS PARKING (±19 SPACES) EXISTING STORAGE SHED EXISTING POOL HOUSE EXISTING SHED n/f NORTHEAST QUARRY, LLC n/f 89-2 REALTY CO. LLC. n/f R.L. VALLEE INC. n/f TIMBERLAKE ASSOCIATES n/f A. WILLEY n/f J. ST. HILAIRE n/f S. BLAIR n/f T. XIA n/f D. TITUS n/f J. DONG n/f M. & J. PROPERTIES, LLC n/f W. HAMILTON n/f R. & M. LEW n/f L. FARLEY n/f L. & P. DELHAGEN n/f A. WEIGAND n/f J. GEIER n/f C. SHEPARD n/f R. LARROW n/f S. KAMP n/f T. TAYLOR n/f T. MEYER 380375 375 375 370 370370 370 370 365 365 365 365 365360360 360 360 360 36 0 355 355 35535 5 355355355350 35 0 350 350350 35 0 350 34 5 345345 345 345 340 3 4 0340 340340n/f Y. ZHANG WETLAND ADVISORY LAYER PER VERMONT AGENCY OF NATURAL RESOURCE ATLAS LEGEND 7.53 AC. 80' 24'* 16'* 28.1% 1.6% 7.53 AC. 80' 24'* 16'* 30.0% 1.6%1.6% 29.2% 16'*REAR SETBACK 30' 10' 30' SIDE SETBACK FRONT SETBACK 24'* 80' 60% 40% LOT COVERAGE BUILD. COVERAGE 7.53 AC.LOT AREA 40,000 SF DIMENSIONAL SUMMARY OWNER OF RECORD & APPLICANT: P.O. BOX 143 BURLINGTON, VT 05401 RESIDENTIAL 7 ZONING DISTRICT: BURLINGTON TENNIS CLUB, INC. * PRE-EXISTING CONDITION EXISTING CONDITIONS PROPOSED CONDITIONS APPROVED IN 2004REQ'D. GENERAL NOTES: 1. UTILITIES SHOWN DO NOT PURPORT TO CONSTITUTE OR REPRESENT ALL UTILITIES LOCATED UPON OR ADJACENT TO THE SURVEYED PREMISES. EXISTING UTILITY LOCATIONS ARE APPROXIMATE ONLY. THE CONTRACTOR SHALL FIELD VERIFY ALL UTILITY CONFLICTS. ALL DISCREPANCIES SHALL BE REPORTED TO THE ENGINEER. THE CONTRACTOR SHALL CONTACT DIG SAFE (888-344-7233) PRIOR TO ANY CONSTRUCTION. 2. THE CONTRACTOR SHALL REPAIR/RESTORE ALL DISTURBED AREAS (ON OR OFF THE SITE) AS A DIRECT OR INDIRECT RESULT OF THE CONSTRUCTION. 3. ALL GRASSED AREAS SHALL BE MAINTAINED UNTIL FULL VEGETATION IS ESTABLISHED. 4. MAINTAIN ALL TREES OUTSIDE OF CONSTRUCTION LIMITS. 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK NECESSARY FOR COMPLETE AND OPERABLE FACILITIES AND UTILITIES. 6. IN ADDITION TO THE REQUIREMENTS SET IN THESE PLANS AND SPECIFICATIONS, THE CONTRACTOR SHALL COMPLETE THE WORK IN ACCORDANCE WITH ALL PERMIT CONDITIONS AND THE CITY OF SOUTH BURLINGTON PUBLIC WORKS STANDARDS. 7. THE TOLERANCE FOR FINISH GRADES FOR ALL PAVEMENT, WALKWAYS AND LAWN AREAS SHALL BE 0.1 FEET. 8. THIS IS NOT A BOUNDARY SURVEY AND IS NOT INTENDED TO BE USED AS ONE. PROPERTY LINE INFORMATION OBTAINED FROM CITY OF SOUTH BURLINGTON TAX MAPS AND RECORDS FROM THE UNIVERSITY OF VERMONT LIBRARY. 9. IF THERE ARE ANY CONFLICTS OR INCONSISTENCIES WITH THE PLANS OR SPECIFICATIONS, THE CONTRACTOR SHALL CONTACT THE ENGINEER FOR VERIFICATION BEFORE WORK CONTINUES ON THE ITEM IN QUESTION. LOCATION MAP 1" = 2000'SPEAR ST.DORSET ST.EXIT 14 LOCATIONPROJECT BURLINGTONEAST AVE.MA I N S T .SOUTH BURLINGTONP A TC H EN RD .EAST TERR.A C CIVIL ENGINEERING ASSOCIATES, INC. E 10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403 P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com 2 89 JDL JDL MAB 1" = 50' 21231 C1.0 10/15/2021 BURLINGTON TENNIS CLUB 12 12 C EAST TERRACE SOUTH BURLINGTON VERMONT 05403 PROPOSED PLATFORM TENNIS COURT OVERALL EXISTING CONDITIONS SITE PLAN 12 12 C EAST TERRACE SOUTH BURLINGTON, VT 1. LOT COVERAGE CALCULATION INCLUDES SURFACE THAT ARE CONSIDERED PERVIOUS BY THE STATE OF VERMONT AGENCY OF NATURAL RESOURCES 1 P:\AutoCADD Projects\2021\21231 - Tennis Club\1-CADD Files-\dwg\21231-SITE.dwg, C1.0, 10/15/2021 2:45:49 PM EXISTING STAIRS TO BE RELOCATED PROPOSED 12' HIGH MESH WIRE FENCE @ PERIMETER OF NEW COURT 6'EX. PAVED PATHCOURT 1COURT 2COURT 4COURT 5COURT 3COURT 8COURT 7EXISTINGPAVED DRIVEEXISTING GRAVEL PARKING (±43 SPACES) SEWER MH RIM=359.5 INV=349.0 EXISTING CLUBHOUSE BUILDING EXISTING WARMING HUT EXI S T I N G C L A Y T E N N I S C O U R T S EXI S T I N G C L A Y T E N N I S C O U R T S EXI S T I N G C L A Y T E N N I S C O U R T S EXISTING PLATFORM TENNIS COURT EXISTING PLATFORM TENNIS COURT EXISTING GRAVEL DRIVE EX. WOOD WALKWAYABANDONED UNDERGROUND PROPANE TANK ABANDONED UNDERGROUND PROPANE TANK EXI S T I N G PA V E D A R E A EXISTING BIKE RACK EXISTING DUMPSTER w/ STOCKADE FENCE EXISTING STABILIZED GRASS PARKING (±19 SPACES) EXISTING STORAGE SHED WATER VALVE PIT EXI S T I N G G R A V E L P A T H APPROX. LOCATION OF EXISTING WATER LINE PROPOSED PLATFORM TENNIS COURT INV=349.35 INV= 345.4 EX. DECK n/f D. TITUS n/f M. & J. PROPERTIES, LLC n/f W. HAMILTON n/f R. & M. LEW n/f L. FARLEY n/f L. & P. DELHAGEN n/f A. WEIGAND 366 365364 363 362 361 361 360359 359 3 5 8 35 8 357 357 356 356 355 355354 354353 3 5 3 352352 351351 350350349349 34 834834 7347 3 4 6 34 6 346345345 345 344344344343343 342341 SNOWSTORAGESNOWSTORAGESN O W STO R A G E EXISTING ABOVE GROUND PROPANE TANKS (2)E X . 4 " H D P E D R A I N EXISTING ACCESSIBLE SIGN PROPOSED 6' WIDE x 30' LONG ALUMINUM ACCESS WALK / RAMP PROPOSED 4' WIDE GRAVEL ACCESS WALK +357.5 +357.6 351 352 35335 4 35 5 350 351 352 353 354 355 356357 358 CONC. BLOCK CONC. BLOCK RELOCATED ABOVE GROUND PROPANE TANKS (2) PROTECT TANKS W/ CONC. BLOCKS OR SIMILAR VEHICLE BARRIER (TO BE RELOCATED) PROPOSED BRUSH LINE 35 7 35 6 EXISTING BUSHES TO BE REMOVED (SEE INSERT FOR REPLACEMENT NEAR EXISTING POOL) EXTEND EX. 4" HDPE DRAIN TO DAYLIGHT STEXISTING BRUSH GRADING UNDER COURT DECKING PROPOSED LIGHTS 23' HIGH POLE (TYP. FOR 6) EX. 4" HDPE DRAIN TO BE EXTENDED BEYOND THE NEW COURT OR INVESTIGATED TO DETERMINE IF THE LINE HAS BEEN PREVIOUSLY ABANDONED EXISTING POOL EXISTING POOL HOUSE EXISTING SHED 355 353 352351 35 0 PROPOSED TREES (SH) A C CIVIL ENGINEERING ASSOCIATES, INC. E 10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403 P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com LOCATION MAP 1" = 2000'SPEAR ST.DORSET ST.EXIT 14 89 LOCATIONPROJECT 2BURLINGTONEAST AVE.MA I N S T .SOUTH BURLINGTONP A TC H EN RD .EAST TERR.JDL JDL MAB 1" = 20' 21231 C2.0 10/15/2021 BURLINGTON TENNIS CLUB PROPOSED PLATFORM TENNIS COURT PROPOSED CONDITIONS SITE PLAN LEGEND 12 12 C EAST TERRACE SOUTH BURLINGTON VERMONT 05403 12 12 C EAST TERRACE SOUTH BURLINGTON, VT POOL AREA INSERT - PROPOSED PLANTING PLAN SCALE: 1" = 30' 10/21/21 JDL REVISIONS PER CITY COMMENTS P:\AutoCADD Projects\2021\21231 - Tennis Club\1-CADD Files-\dwg\21231-SITE.dwg, C2.0, 10/21/2021 11:40:55 AM PROPOSED LIGHTS 23' HIGH POLE (TYP. FOR 6)EX. PAVED PATHCOURT 1COURT 2COURT 4COURT 3COURT 8COURT 7EXI S T I N G G R A V E L P A T H LOCATION MAP 1" = 2000'SPEAR ST.DORSET ST.EXIT 14 89 LOCATIONPROJECT 2BURLINGTONEAST AVE.MA I N S T .SOUTH BURLINGTONP A TC H EN RD .EAST TERR.A C CIVIL ENGINEERING ASSOCIATES, INC. E 10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403 P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com LIGHTING LEVEL LEGEND JDL JDL MAB 1" = 20' 21231 C2.1 10/15/2021 BURLINGTON TENNIS CLUB PROPOSED PLATFORM TENNIS COURT SITE LIGHTING PLAN 12 12 C EAST TERRACE SOUTH BURLINGTON VERMONT 05403 12 12 C EAST TERRACE SOUTH BURLINGTON, VT 10/21/21 JDL REVISED LIGHTS P:\AutoCADD Projects\2021\21231 - Tennis Club\1-CADD Files-\dwg\21231-SITE.dwg, C2.1 LIGHTING, 10/21/2021 10:21:27 AM 2012 - BTC Write a description for your map. Legend ? ?Burlington Tennis Club 70 ft N➤➤N 2015 - BTC Write a description for your map. Legend ? ?Burlington Tennis Club 70 ft N➤➤N CIVIL ENGINEERING ASSOCIATES, INC. 10 Mansfield View Lane Phone: 802-864-2323 South Burlington, VT 05403 Fax: 802-864-2271 E-Mail: jlarose@cea-vt.com October 15th, 2021 Marla Keene, PE Development Review Planner South Burlington Planning & Zoning Department 180 Market Street South Burlington, VT, 05403 Re: Burlington Tennis Club – Platform Tennis Court 12 ½ C East Terrace, South Burlington, Vermont Site Plan and Conditional Use Permit Application Dear Ms. Keene: As per our discussion, please find attached site plans, a completed Site Plan and Conditional Use Permit application, and supporting documents for one new platform tennis court at the Burlington Tennis Club for a total of three platforms or padded tennis courts at the existing property located at 12 ½ C East Terrace. Existing Conditions The existing Burlington Tennis Club is an existing outdoor recreation club on an existing 7.53-acre parcel located in the Residential 7 zoning district. The property’s outdoor recreational facility use is a conditional use and has been previously reviewed by the DRB. The property sports a number of outdoor activities including tennis, swimming, and platform tennis. Photos of the existing conditions and courts have also been attached. Proposed Platform Tennis Court The project is proposing to add one additional platform tennis court also commonly referred to as a paddle tennis court. The application is seeking approval for this court to be constructed south of the two existing courts and create a new access ramp from the court to the existing parking lot. Platform tennis courts are unique as they are constructed out of aluminum planks or decking and allow rain water and snow melt to drain through the planks. Additionally, during the winter months the area under the courts is heated via propane heaters which Page 2 of 3 allows the snow and ice to melt from the playing surface. This allows the sport to be played in all conditions. Utilities and Lighting As part of this project the two existing above ground propane tanks for heating the playing surface are to be relocated and will be utilized to heat the existing and new courts. The new court will also be lighted similarly to the existing with 6 downcast LED lights. Stormwater The proposed site plan indicates approximately 6,232 sf of new overall coverage on the property. A large portion of this coverage is existing today but is beyond the coverage calculated in 2004 and has been included in the project. The new platform court creates 2,092 sf of new aluminum decking and a short gravel access walkway of 135 sf. The State of Vermont Stormwater Program has indicated that metal decking is considered pervious for stormwater calculations on this type of surface. The proposed project does include earth disturbance and as a result erosion control measures have been shown on the proposed site plan. Details and EPSC specifications have also been included. Landscaping As the project does not include any new buildings or additions, no landscaping is proposed to be permitted as part of this application. The area of the new court does have a small amount of brush and small diameter trees that have grown up over the years that will be removed during construction. This vegetation was not part of a previously permit landscaping plan. The existing property does have an existing dumpster that is fully screened and enclosed and is to remain unchanged. A new 12’ high perimeter fence around the new court is proposed to prevent the ball from leaving the playing area. This fence is greater than 8’ and may be considered a structure though it is full located beyond the minimum setbacks for the zoning district and are consistent with the existing courts. Parking No new parking is proposed as part of this project as there is no change in the number or members or employees utilizing the property and the additional court is to better accommodate existing members for the Club. The existing property has approximately Page 3 of 3 43 parking spaces in the main gravel parking lot and 19 occasional use parking spaces in the existing stabilized grass area. The property also has an existing bicycle rack for more than the minimum required 4 spaces and no long-term bicycle parking is proposed. If you should have any questions or need any additional information, please feel free to contact me at jlarose@cea-vt.com or 864-2323 x306. Respectfully, Jacques Larose, P.E. Project Engineer Enclosures: 1 - Site Plan Application and Electronic Fee ($453) 2 - Condition Use Application 3 - Adjoiner List 4 - Existing Site Photos 5 - Lighting Cut Sheets Site Plans C1.0 – Overall Existing Conditions Plan C2.0 – Proposed Conditions Site Plan C2.1 – Site Lighting Plan C3.0 – EPSC Site Plan C3.1 – EPSC Specifications and Details C4.0 – Details and Specifications cc: E. Nattrass (electronic) CEA File – 21231.00 P:\AutoCADD Projects\2021\21231 - Tennis Club\3-Permitting\1-Local Applications\SP and CU Application\DRB Cover Letter.doc 1 Marla Keene From:Jacques Larose <jlarose@cea-vt.com> Sent:Thursday, October 21, 2021 12:47 PM To:Marla Keene Cc:errolbtc@gmail.com Subject:RE: EXTERNAL: 12 1/2 C East Terrace Burlington Tennis Club Attachments:C2.0 - Proposed Conditions Site Plan - Revised 10-21-2021.pdf; C2.1 - Site Lighting Plan - Revised 10-21-2021.pdf; C4.0 - Details and Specifications - Revised 10-21-2021.pdf; 5 - Lighting Cut Sheets - Revised 10-21-2021.pdf Good Afternoon Marla, I have attached an updated sheet C2.0 and C4.0 to address the landscaping to be removed and where the new landscaping is proposed near the pool. The Owners believe the Locust shade trees will be of much higher value to the Club in the pool area as compared to the side hill that the bushes were previously located. I have also revised Sheet C2.1 and provided a new lighting cut sheet. We originally included a light fixture at the courts that was more or less a place holder while we waited for the contractor to provide the correct model to be installed. It is the same wattage but different manufacturer. Please let me know if there are any questions. Best, Jacques Jacques D. Larose, P.E. Civil Engineering Associates, Inc. 10 Mansfield View Lane South Burlington, VT 05403 (802) 864-2323 ext. 306 jlarose@cea-vt.com From: Marla Keene <mkeene@sburl.com> Sent: Wednesday, October 20, 2021 4:17 PM To: jlarose@cea‐vt.com Cc: errolbtc@gmail.com Subject: RE: EXTERNAL: 12 1/2 C East Terrace Burlington Tennis Club As you know, the Board is the ultimate decision maker but I’d support the landscaping you’re proposing. Keep in mind the City requires 2 1/2” minimum caliper for new trees. Don’t forget to provide a planting detail as well! Makes sense to me regarding the drain as well. Marla Keene, PE Development Review Planner City of South Burlington (802) 846‐4106 From: Jacques Larose <jlarose@cea‐vt.com> Sent: Wednesday, October 20, 2021 1:48 PM To: Marla Keene <mkeene@sburl.com> Cc: errolbtc@gmail.com Subject: RE: EXTERNAL: 12 1/2 C East Terrace Burlington Tennis Club 2 Marla, After reviewing with Errol, this downslope side of the courts is largely over grown with brush and tall grasses. In lieu of replacing the two removed bushes we would like to propose adding two trees in the vicinity of the pool area. They would likely be a type of maple tree and provide more utility than the bushes that will likely be over taken by tall grasses in a few years. Let me know if you think this is a viable option and we will update the plans to incorporate this. As far as the 4” drain goes, there is no indication of flow and the groundskeepers have never see water leaving the pipe. The pipe is also crushed about a 1’ back from the end. It is entirely possible it is a remnant from previous work. Since so much is unknown of this pipe when we update the plan for landscaping I would to add a note to investigate the pipe to confirm it is use and extend if necessary. Best, Jacques Jacques D. Larose, P.E. Civil Engineering Associates, Inc. 10 Mansfield View Lane South Burlington, VT 05403 (802) 864-2323 ext. 306 jlarose@cea-vt.com From: Marla Keene <mkeene@sburl.com> Sent: Tuesday, October 19, 2021 1:53 PM To: jlarose@cea‐vt.com Cc: errolbtc@gmail.com Subject: RE: EXTERNAL: 12 1/2 C East Terrace Burlington Tennis Club Hi Jacques, thanks for the quick reply. Yes, since the shrubs were accepted as existing as part of a previously‐approved plan, they will need to be replaced. Use your best judgement on size and type. The reason I’m pressing the landscaping issue is, without having done a thorough review, this may be the only open‐ ended issue that would prevent the application from being closed in one hearing. If we can get this cleaned up before the staff report is published and no other issues arise during my review, it could save a month of time. Is there any evidence of flow from that 4” HDPE? Does it flow when it rains, or slightly thereafter? Your approach is probably fine but I want to share the information with our stormwater department and get their feedback. Marla Keene, PE Development Review Planner City of South Burlington (802) 846‐4106 From: Jacques Larose <jlarose@cea‐vt.com> Sent: Tuesday, October 19, 2021 12:31 PM To: Marla Keene <mkeene@sburl.com> Cc: errolbtc@gmail.com Subject: RE: EXTERNAL: 12 1/2 C East Terrace Burlington Tennis Club Marla, I have replied to your questions directly below each questions. Best, Jacques 3 Jacques D. Larose, P.E. Civil Engineering Associates, Inc. 10 Mansfield View Lane South Burlington, VT 05403 (802) 864-2323 ext. 306 jlarose@cea-vt.com From: Marla Keene <mkeene@sburl.com> Sent: Tuesday, October 19, 2021 10:17 AM To: jlarose@cea‐vt.com Cc: errolbtc@gmail.com Subject: RE: EXTERNAL: 12 1/2 C East Terrace Burlington Tennis Club Hi Jacques, We’ve reviewed the application for completeness and it is complete and eligible for scheduling, but we do have a few questions that it would be cleanest if I had answers to before writing my staff report. Also, when you and I spoke, I had hoped to put it on the Nov 2 agenda, but it occurred to me that conditional use is subject to a 15 day public notice period, so it is too late to be in the paper for the Nov 2 meeting and we’ll have to hear it on Nov 19 instead. Sorry about that; I am disappointed as well. Questions ‐ 6,232 sf “new” impervious, of which 2,092 is being created with this proposal. Where is the extra ~4,000 coming from, was it an error or was it impervious that was constructed without a permit? [JDL] I am unable to identify any construction of additional impervious beyond what was originally shown. My suspicion is the two existing paddle courts were not included in the original total. That would come close to the 4,000 sf discrepancy. I do want to add we are including the existing stabilized grass parking area in the coverage total. This area represents approximately 7.000 sf. ‐ The shrubs you’re proposing to remove near the new court are required to be retained or be relocated or replaced with the same size (or multiples adding up to the same size). Understanding they probably can’t be retained, please provide a proposal for how you will address this [JDL] Reviewing the recent site photos it appears the shrubs no longer exist(see page three of attached pdf). They last appeared in a 2012 aerial photo. Its not clear what type of bushes there were but if we need to replace them as they were part of a previous approval we can. Please confirm this is necessary and I will work with Errol and his Landscaper on the type and size. ‐ You show a 4” HDPE to be extended. Where is the pipe coming from, what flows into it? [JDL] After reviewing the pipe with Errol, no one at the club is aware of where it is coming from or what it is serving. With that in mind we felt it would be most appropriate to extend the pipe to allow continued function. Thank you, Marla Keene, PE Development Review Planner City of South Burlington (802) 846‐4106 From: Jacques Larose <jlarose@cea‐vt.com> Sent: Friday, October 15, 2021 3:11 PM To: Marla Keene <mkeene@sburl.com> Cc: errolbtc@gmail.com Subject: EXTERNAL: 12 1/2 C East Terrace Burlington Tennis Club 4 This message has originated from an External Source. Please use proper judgment and caution when opening attachments, clicking links, or responding to this email. Marla, Please find attached an complete application package for the Burlington Tennis Club to permit a new platform court. Let me know if there are any questions. I will submit the fee, electronically this afternoon. Best, Jacques Jacques D. Larose, P.E. Civil Engineering Associates, Inc. 10 Mansfield View Lane South Burlington, VT 05403 (802) 864-2323 ext. 306 jlarose@cea-vt.com