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Home My WebLink AboutSP-16-03 - Decision - 0030 Community Drive#SP-16-03 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING &ZONING 30 COMMUNITY DRIVE, LLC — 30 COMMUNITY DRIVE SITE PLAN APPLICATION #SP-16-03 FINDINGS OF FACT AND DECISION 30 Community Drive, LLC, hereinafter referred to as the applicant, is requesting site plan approval to amend a previously approved site plan for a 275,000 sq. ft. commercial, and industrial building consisting of 211,600 sq. ft. of general office, 10,000 sq. ft. of warehouse use, 10,000 sq. ft. indoor recreation use, 2,000 sq. ft. retail food establishment use, 41,000 sq. ft. research and testing laboratory use and 400 sq. ft. of short-order restaurant (accessory) use. The amendment consists of: 1) converting 18,500 sq. ft. of general office use to research and testing laboratory use, 2) converting 8,700 sq. ft. of general office use to warehouse use, and 3) minor building elevation modifications to add two (2) doors and some windows. This results in the following use breakdown: General office-184,400 sq. ft.; wa rehouse- 18,700 sq. ft.; indoor recreation- 10,000 sq. ft.; retail food establishment-2,000 sq. ft.; research & testing laboratory 59,500 sq. ft.; and short order restaurant-400 sq. ft., 30 Community Drive. Based on the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT This project consists of site plan approval to amend a previously approved site plan for a 275,000 sq. ft. commercial, and industrial building consisting of 211,600 sq. ft. of general office, 10,000 sq. ft. of warehouse use, 10,000 sq. ft. indoor recreation use, 2,000 sq. ft. retail food establishment use, 41,000 sq. ft. research and testing laboratory use and 400 sq. ft. of short- order restaurant (accessory) use. The amendment consists of converting 18,500 sq. ft. of general office use to research and testing laboratory use, 2) converting 8,700 sq. ft. of general office use to warehouse use, and 3) minor building elevation modifications to add two (2) doors and some windows. This results in the following use breakdown: General office-184,400 sq. ft.; warehouse- 18,700 sq. ft.; indoor recreation- 10,000 sq. ft.; retail food establish ment-2,000 sq. ft.; research & testing laboratory 59,500 sq. ft.; and short order restaurant-400 sq. ft., 30 Community Drive. 1. The owner of record of the subject property is 30 Community Drive, LLC. 2. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 3. The application was received on January 25, 2015. 4. The plan submitted is entitled, "30 Community Drive, LLC 30 Community Drive Lot 8A South Burlington, Vermont Burlington Labs Site Plan". prepared by Trudell Consulting Engineers, and dated 01/11/16. - I - #SP-16-03 DIMENSIONAL REQUIREMENTS 5. Dimensional requirements are not being affected by this application. 6. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 7. Access is provided via six (6) curb cuts from Community Drive. No changes are proposed. Circulation 8. Circulation on the site is adequate. Parking 9. The existing uses require a total of 902 parking spaces and 1041 spaces are available. The changes in use will reduce the parking requirement to 868 spaces. 10. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. Multiple bicycle racks are shown on the plan but are not labeled. The plan should be revised to label all the bike racks. 11. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply. Landscaping 12. No additional landscaping is required. 13. Pursuant to Section 13.06(B) (4) of the Land Development Regulations, snow storage areas must be shown on the plan. The snow storage areas are not shown on the plan. The plan should be revised to show all the snow storage areas. Outdoor Lighting 14. The new wall mounted lighting fixture proposed complies with the lighting standards. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to the site plan applications: Traffic 15. The applicant submitted a trip generation analysis within a letter dated 1/21/16 from Abigail Dery from Trudell Consulting Engineers. This analysis concludes that the changes -2- �4 #SP-16-03 in use will result in a reduction in the estimated PM peak hour vehicle trip ends (Vtes) from 401 vtes to 390 vtes. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 16. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. (b) 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. 17. The building is existing. The proposal is in keeping with this requirement. (c) Parking shall be located to the rear or sides of buildings. 18. Parking is located on the front of the building. All parking is existing with no additional parking proposed. 19. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. It has already been noted that a multiple number of bicycle racks are shown on the plan. (d) 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 adjoining buildings. 20. The building is existing and no changes are proposed. (e) Newlyinstalled utility service modifircations necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 21. The plans do not indicate changes in utility service. (t) The combination of common materials and architectural characteristics, landscaping, buffers, screens and visualinterruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged. 22. The building is existing and no changes are proposed. (g) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinify that have a visual relationship to the proposed structures. -3- #SP-16-03 23. The building is existing and no changes are proposed. In addition, to the above general review standards, site plan applications shall meet the following specific standards 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. 24. The reservation of land is not necessary. (b) Electric, telephone, and other wire -served utility lines and service connections shallbe underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. 25. No changes to existing underground utilities. (c) Alf 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). 26. Screened dumpster locations are not noted on the plan. All existing and proposed clumpsters shall be screened and so noted on the plan. OTHER 27. All notations on the plan should be revised to reflect this particular application. 28. The plan should be revised to include the recently approved electric charging stations. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-16-03 of 30 Community Drive, LLC, subject to the following conditions: All previous approvals and stipulations which are not superseded by this approval will remain in effect. 2. The applicant must 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. 3. The plan shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plan shall be submitted to the Administrative Officer prior to permit issuance. M #SP-16-03 a. The plan must be revised to label all bike racks. b. The plan must be revised to show all the snow storage areas. c. The plan must be revised to show all proposed or existing dumpsters screened and so noted on the plan. d. The plan must be revised to include the recently approved electric charging stations. 4. All exterior lighting must be installed or shielded in such a manner as to conceal light sources and reflector surfaces from view beyond the perimeter of the area to be illuminated. 5. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the changes in use will generate zero (0) additional vehicle trip ends during the p.m. peak hour. 6. Prior to issuance of a zoning permit, the applicant must submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 7. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to the use or occupancy of the newly approved uses. 8. Any change to the site plan will require approval by the South Burlington Administrative Officer or the Development Review Board. Signed on this 0/ 2016 by Belair, Administrative Officer 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. -5-