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Home My WebLink AboutSP-23-049 - Decision - 1879 Williston Road#SP-23-049 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING PICVT, LLC – 1879 WILLISTON ROAD SITE PLAN APPLICATION #SP-23-049 FINDINGS OF FACT AND DECISION PICVT, LLC, hereinafter referred to as the applicant, is seeking site plan approval to amend a previously approved site plan for an 8,026 sf commercial and industrial building consisting of 7,226 sf of indoor recreation use and 800 sf of personal service use. The amendment consists of converting the uses of the site to include 6,136 sf of light industrial use and 1,890 sf of personal service use, 1879 Williston Road. Based on the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT 1. The applicant is seeking site plan approval to amend a previously approved site plan for an 8,026 sf commercial and industrial building consisting of 7,226 sf of indoor recreation use and 800 sf of personal service use. The amendment consists of converting the uses of the site to include 6,136 sf of light industrial use and 1,890 sf of personal service use, 1879 Williston Road. 2. The owner of record of the subject property is MacKenna Alexis Holdings, LLC. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District, Zone 3 of the Traffic Overlay District, and the Transit Overlay District. Additionally, various portions of this property are located within a River Corridor, the 100-year Floodplain, and an Airport Approach Cone. 4. The application was received on November 15, 2023. 5. The plans submitted consist of: Sheet No. Title Prepared By Last Revised Date 1 Proposed Site Plan Hamlin Consulting Engineers 11/14/2023 2 Details Hamlin Consulting Engineers 11/14/2023 3 Lighting Plan Hamlin Consulting Engineers 11/21/2023 Only the standards below are affected by this application. All other standards will continue to be met. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS There are no exterior alterations or changes to the dimensional requirements proposed. #SP-23-049 - 2 - SITE PLAN REVIEW STANDARDS 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 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. As such, the Administrative Officer finds this criterion met. OTHER STANDARDS 13.03 Bicycle Parking and Storage The proposed configuration of uses requires four short-term bike parking spaces. The applicant is proposing to install two ‘post-and-ring’ bike racks, thus providing four short-term bike parking spaces. This project does not necessitate the creation of a long-term bike storage area. The Administrative Officer finds this criterion met. 13.04.B(7) 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 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”. The applicant has included a lighting plan for the proposed new exterior lighting fixtures. These fixtures will be downcast & shielded and will not be visible from any adjacent residential properties or streets (there are no such properties or streets adjacent to this use). The average footcandle value of the new lighting fixtures is 1.53 fc. Traffic Impacts As part of previous Site Plan approval #SP-08-98, this property (including both 1881 & 1879 Williston Road) was approved for a maximum traffic generation of 60.49 PM Peak Hour VTEs. The most recently reviewed and approved configuration of uses came via #SP-15-82, which included conversion of the 8,026 sf building addressed 1879 Williston Road from a mix of general office use and light industrial use to 8,026 sf of indoor recreation use. As part of that application, the estimated trip generation for the entire parcel increased from 40.75 to 59.26 PM Peak Hour trips. Conversion of the 8,026 sf of indoor recreation use back to 6,136 sf of light industrial use and 1,890 sf of personal service use will decrease the trip generation of 1879 Williston Road from 28 PM Peak Hour VTEs to 11 PM Peak Hour VTEs, for a total decrease of 17 VTEs for the entire parcel. As such, the proposed conversion of use at 1879 Williston Road will decrease the over traffic impact of this parcel to a maximum of 42.26 PM Peak Hour VTEs. This application will not increase the traffic generation at this property beyond that approved as part of #SP-08-98, and the Administrative Officer finds that the proposed change of use will have no additional traffic impact beyond that previously approved for the property. #SP-23-049 - 3 - Water & Wastewater Allocation This property did not have any wastewater records on file with the City or the State at the time this application was submitted – as such, 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 allocation was found to be 560 gpd and recorded via the final approval of Wastewater Allocation #WWA-23-168. The proposed configuration of uses has an estimated wastewater generation of 426 gpd, which is less than the maximum approvable generation of 560 gpd. The Administrative Officer finds that the proposed change of use will have no additional wastewater impact beyond that previously approved for the property. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-23-049 of PICVT, 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 and shall be on file in the South Burlington Department of Planning and Zoning. 3. The Administrative Officer concurrently issues Zoning Permit #ZP-23-471. 4. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 5. Bicycle racks must meet the minimum requirements of 13.14 and Appendix G. 6. Any new 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. 7. The applicant must continue to maintain the approved landscaping in a vigorous growing condition throughout the duration of the use. 8. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the building at 1879 Williston Road. 9. 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 #SP-23-049 - 4 - Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.