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Home My WebLink AboutSP-23-050 - Decision - 0530 Community Drive#SP-23-050 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING 30 COMMUNITY DRIVE, LLC – 530 COMMUNITY DRIVE SITE PLAN APPLICATION #SP-23-050 FINDINGS OF FACT AND DECISION 30 Community Drive, LLC, hereinafter referred to as the applicant, is seeking site plan approval to amend a previously approved site plan for a 275,000 sq. ft. commercial and industrial building consisting of 149,573 sq. ft. of general office, 14,560 sq. ft. of warehouse use, 10,000 sq. ft. indoor recreation use, 2,000 sq. ft. retail food establishment use, 59,500 sq. ft. research and testing use, 400 sq. ft. of short- order restaurant (accessory) use, 25,500 sq. ft. radio and television studio use and 13,467 sq. ft. of child care facility, licensed non-residential use, 125 student total. The amendment consists of increasing the indoor recreation use by an additional 16,900 sq. ft (previously research & testing use) for a total of 26,900 sq. ft. of indoor recreation use, 530 Community Drive. 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 a 275,000 sq. ft. commercial and industrial building consisting of 149,573 sq. ft. of general office, 14,560 sq. ft. of warehouse use, 10,000 sq. ft. indoor recreation use, 2,000 sq. ft. retail food establishment use, 59,500 sq. ft. research and testing use, 400 sq. ft. of short-order restaurant (accessory) use, 25,500 sq. ft. radio and television studio use and 13,467 sq. ft. of child care facility, licensed non-residential use, 125 student total. The amendment consists of increasing the indoor recreation use by an additional 16,900 sq. ft (previously research & testing use) for a total of 26,900 sq. ft. of indoor recreation use, 530 Community Drive. 2. The owner of record of the subject property is 30 Community Drive, LLC. 3. The street numbers for Community Drive were updated in 2020 to comply with Vermont’s Enhanced 911 system. This property was previously addressed as 30 Community Drive. 4. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 5. The application was received on December 8, 2023. 6. The plans submitted consist of: Sheet No. Title Prepared By: Last Revised Date: C2-02 Site Plan TCE 08/22/2019 Unnumbered Floor Plan Catamount Pickleball, LLC 2023 ZONING DISTRICT & DIMENSIONAL REQUIREMENTS There are no exterior alterations or changes to the dimensional requirements proposed. #SP-23-050 - 2 - SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. 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 dumpsters and screening fences meet these standards, and no changes or alterations to the dumpster enclosures are being proposed as part of this application. As such, the Administrative Officer finds this criterion met. OTHER STANDARDS 13.03 Bicycle Parking and Storage This property is required to have 48 short-term bike parking spaces as required per the configuration of 74,060 sf of warehousing/light industry use and 200,940 sf of retail/restaurant/ office use. This configuration is proposed to change to 57,160 sf of warehousing/light industry use and 218,840 sf of retail/restaurant/office use as part of this application. The LDRs require 1 short- term bike parking space per 20,000 sf of warehousing/light industry use and require 1 short-term bike parking space per 5,000 sf of retail/restaurant/office. As such, the new configuration of uses requires 47 short-term bike parking spaces. The property has previously been approved to provide 6 ‘inverted-U’ style racks at the southwest corner of the building, 12 ‘inverted-U’ style racks at the east side of the building and 6 ‘inverted-U’ style racks are on the south side of the building, for a total of 24 ‘inverted-U’ style racks that provide 48 short-term bike parking spaces distributed across various entrances to the building, meeting the short-term bike parking requirement. The existing short term bike parking meets the minimum required for the proposed configuration of uses. 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”. There are no lighting impacts proposed as part of this application. Traffic Impacts As part of previous Site Plan approval #SP-21-049, this property paid an impact fee of $2,999.58 to increase the traffic generation at this property to a maximum of 407 PM Peak Hour vehicle trips. As described in previous Site Plan approval #SP-23-043, the total trip generation of the subject property, including the 121-student daycare, is presently calculated at 405.6 trips, which is 1.4 trips less than the maximum traffic generation level approved by #SP-21-049. #SP-23-050 - 3 - According to the ITE TripGen 11th Edition, the existing 59,500 sf of research and testing use (categorized as ‘general light industrial’, LUC #110, for the purposes of this analysis) generates 28 PM Peak Hour VTEs. Reducing this use by 16,900 sf, to a total of 42,600 sf, reduces the trip impact to 22 VTEs (a decrease of 6 VTEs). The ITE TripGen 11th Edition does not include enough data points to extrapolate a traffic estimate for a ‘racquet/tennis club’, LUC #491. The proposed use of indoor pickleball is most similar to ‘racquet/tennis club’ so instead of finding the next-most suitable use in the ITE TripGen 11th Generation, the Administrative Officer used the traffic estimates for ‘racquet/tennis club’ in the ITE TripGen 9th Edition. According to the ITE TripGen 9th Edition, a 16,900 sf use of this kind generates 23.45 VTEs. The increase of 23.45 trips minus the decrease of 6 trips results in a net increase of 17.45 trips. This net increase plus the present trip generation of 405.6 trips results in a total trip generation of 423.05 trips, which is rounded up to 424. This new total trip generation minus the approved trip generation of 407 trips results in the total trip generation increase beyond the approved maximum trip generation. The applicant paid the Traffic Impact fees associated with this increase of 17 trips to the trip generation maximum for this property – as such, the new maximum allowable trip generation for this property is 424 PM Peak Hour VTEs. Water & Wastewater Allocation The subject property is approved to generate 20,000 gallons per day of wastewater, as per State Permit WW-4-3040-4. The present configuration of uses, including a childcare use with 105 students and 26 teachers, generates 16,648 gpd of wastewater. The applicant has testified, and City Staff has confirmed, that the proposed change of use of 16,900 sf from research & testing use to seven pickleball courts will decrease the estimated wastewater generation by 41 gpd. The proposed total for the entire building, including the proposed decrease of 91 gpd, is 16,698 gpd. This figure is below the maximum approved wastewater generation of 20,000 gpd – as such, the Administrative Officer finds that the proposed increase will have no wastewater impact. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-23-050 of 30 Community Drive, 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-23-478. 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. #SP-23-050 - 4 - 7. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the expanded indoor recreation area. 8. 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 21st day of December, 2023 by ___________________________________ Marty Gillies, Acting Administrative Officer Please note: An appeal of this decision may be taken by filing, within 15 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.