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Home My WebLink AboutSP-23-047 - Decision - 0017 Reel Road#SP-23-047 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING TORREY MITCHELL – 17 REEL ROAD SITE PLAN APPLICATION #SP-23-047 FINDINGS OF FACT AND DECISION Torrey Mitchell, hereinafter referred to as the applicant, is seeking to amend a previously approved approximately 40 acre PUD consisting of 270 residential units in eight multi-family buildings, a 21,380 sf movie theater, a 22,500 sf restaurant/medical office building, and a 3,500 sf restaurant with drive through. The amendment consists of changing the use of the 21,380 sf movie theater to 18,000 sf of indoor recreation use and 3,380 sf of vacant use, and associated minor site alterations, 17 Reel Road. 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. The applicant is seeking to amend a previously approved approximately 40 acre PUD consisting of 270 residential units in eight multi-family buildings, a 21,380 sf movie theater, a 22,500 sf restaurant/medical office building, and a 3,500 sf restaurant with drive through. The amendment consists of changing the use of the 21,380 sf movie theater to 18,000 sf of indoor recreation use and 3,380 sf of vacant use, and associated minor site alterations, 17 Reel Road. 2. The owner of record of the subject property is Larkin Milot Partnership, LLP. 3. The subject property is located in the Commercial 1 – Residential 15 Zoning District and the Transit Overlay District. 4. A complete application was received on December 11, 2023. 5. This project does not include any building addition or expansion and does not include any alterations to the building’s exterior. This project does include the demolition of the existing theaters within the building and the construction of a 100’ x 60’ ice rink to be primarily used for individual and small-group training. The indoor recreation use will also include lockers, showers, restrooms, a mechanical room, and a lobby/retail space. 6. The plans submitted consist of: Sheet No. Title Prepared By Last Revised Date EX-1.00 Existing Features Plan Krebs & Lansing 10/30/2023 C-1.00 Proposed Site Plan Krebs & Lansing 11/10/2023 CD-1.00 Civil Details Krebs & Lansing 10/30/2023 SD-103 Schematic Floor Plan Option 3 MPArchitect, PLLC 10/18/2023 Only the standards below are affected by this application. All other standards will continue to be met. #SP-23-047 - 2 - ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions There are no exterior alterations or changes to the dimensional requirements proposed. SITE PLAN REVIEW STANDARDS 14.07.I 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 applicant is proposing a new dumpster enclosure on an existing impervious parking area behind the subject building. The proposed enclosure will be opaque, at least as tall as the dumpsters, and will otherwise meet the standards of this section. The Administrative Officer finds this criterion met. OTHER STANDARDS 13.03 Bicycle Parking and Storage Table 13-3 specifies the minimum number of short-term bicycle parking spaces for any commercial use to be 1 per 5,000 square feet GFA. The proposed use is 18,000 sf, requiring 4 short-term bicycle parking spaces. Two ‘inverted U’-style bike racks, providing 4 spaces, are shown on the plan and located on an existing impervious area in proximity to the primary building entrance. The Administrative Officer finds this criterion met. 13.04 Snow Storage The snow storage areas are indicated on the site plan. The Administrative Officer finds 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. Wastewater Generation The Director of Public Works and applicant worked together to identify the uses active in the subject building as of January 1, 2007, and calculated the wastewater generation of those uses. That historical generation was found to be 3,100 gpd. The proposed configuration of uses has an estimated wastewater generation of 505 gpd, which is less than the maximum previous generation of 3,100 gpd. The Administrative Officer finds that the proposed change of use will have no additional wastewater impact. Vehicle Trip Generation The existing movie theater was identified in a 2017 RSG traffic study as having a traffic generation of 70 PM peak hour VTEs. The most analogous land use in the ITE Trip Generation manual to the 18,000 sf of proposed indoor recreation use was determined to be ‘Bowling Alley’ (LUC #437) due to the similarities in square footage, similarities in #SP-23-047 - 3 - floorplan (recreation area coupled with small lounge/snack bar/reception & retail area), and similarities in business patterns (primarily used in evenings & on weekends by small groups coming for a pre-determined amount of time). The estimated trip generation of an 18,000 sf bowling alley is 24 PM Peak Hour VTES, which is less than the trip generation of the previously approved use. The Administrative Officer finds that the proposed change of use will have no additional traffic impact. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-23-047 of Torrey Mitchell, 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 Administrative Officer concurrently issues Zoning Permit #ZP-23-476. 4. Any exterior lighting shall be downcast and shielded per Section 13.07 of the Land Development Regulations. 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of the indoor recreation use. 6. 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 12th day of December, 2023 by ___________________________________________ Marty Gillies, Acting 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.