HomeMy WebLinkAboutSP-15-80 - Decision - 0035 Joy Drive#SP-15-80
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
UNIVERSITY OF VERMONT MEDICAL CENTER — 35 JOY DRIVE
SITE PLAN APPLICATION #SP-15-80
FINDINGS OF FACT AND DECISION
University of Vermont Medical Center, hereafter applicant, is requesting site plan review to
amend a previously approved plan for an 8,664 sq. ft. medical office building with approval to
expand the facility by 5,534 sq. ft. in two (2) phases of 5,065 sq. ft. in phase 1 and 469 sq. ft.
in phase 2. The amendment consists of revising condition #11 of site plan approval #SP-15-03
to reduce the estimated traffic generation, 35 Joy Drive.
Based on the plans and supporting materials contained in the document file for this application,
the Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT
1. University of Vermont Medical Center, hereafter applicant, is requesting site plan review
to amend a previously approved plan for an 8,664 sq. ft. medical office building with
approval to expand the facility by 5,534 sq. ft. in two (2) phases of 5,065 sq. ft. in
phase 1 and 469 sq. ft. in phase 2. The amendment consists of revising condition #11 of
site plan approval #SP-15-03 to reduce the estimated traffic generation, 35 Joy Drive.
2. The owner of record of the subject property is University of Vermont Medical Center.
3. The application was submitted on 12/23/15.
4. The subject property is located in the Commercial 1 - Residential 15 Zoning District.
5. The plan submitted is entitled, "University of Vermont Medical Center Dialysis South
Burlington", prepared by Joseph Architects, dated 3/1/13, and last revised on 1/15/15.
6. This application is to reapprove site plan approval #SP-15-12 which became null and
void due to the applicant not obtaining a zoning permit within six (6) months of the
approval. Section 14.09 (B) (2) of the LDRs allows the Administrative Officer to
reapprove plans approved by the Development Review Board where the approval by the
Board has expired within the preceding six (6) months and no changes or alterations of
any kind are proposed. No changes or alterations of any kind are proposed with this
application. Approval #SP-15-12 expired on 10/10/15 which is well within the six (6)
month window.
In the Findings of Fact and Decision for #SP-15-03 the Board stated the following with regards to
traffic generation:
Other — Vehicle Trip Ends
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Based upon the ITE Trip Generation Manual (9th) edition using Land Use Code"630"for
Clinic, the average Trip Generation Rate for the Weekday P.M. Peak Hour is 5.18 VTEs per
1, 000 SF of gross floor area. The VTE of the existing clinic space is 5.18 x 8,410 SF/ 1000
or 43.56 VTEs. Phase I would increase the size of the clinic space to 13,475 SF while
Phase I and Phase II would increase the size to 13,944 SF. Total VTE's respectively for
Phase I only and for Phase I and IT combined are 69.80 and 72.23, respectively.
Therefore, the Board finds that construction of Phase I only will result in an increase of
26.24 VTFs while construction of both Phase I and Phase II will result in an increase of
28.97 VTEs.
For condition #11 of the decision, the Board stated as follows:
For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Development Review Board estimates that the addition will generate
twenty-six point two-four (26.24) and twenty-eight point nine seven (28.97) additional
vehicle trip ends during the P.M. peak hour for Phase I only and Phase I and II combined,
respectively.
The applicant has submitted this present application, #SP-15-80, to recalculate the Trip Ends for
the property. The applicant notes that only 1 study is included in the ITE manual for Land Use
Code 630 (medical clinic), and that the City's Land Development Regulations allow for the use of
traffic counts to substitute for the ITE manual where certain conditions exist, including having four
or fewer studies for a given land use category.
The applicant further notes that the approved use, for a dialysis center, falls more squarely under
the ITE land use for a 'medical clinic" than a "medical -dental office building," which prior to #SP-
15-03, had been the land use code used for calculation of traffic on the property. The Board
affirmed this in its decision for SP-15-03.
The applicant prepared its own traffic counts for this present application, measured as
recommended within the ITE manual. The counts indicated that the average pm peak hour of the
existing facility to be 19.17 VTEs which translates to 2.28 VTEs per 1,000 sq. ft. of building area.
The applicant then used this trip generation rate to calculate a projected future need for the 5,534
square foot addition approved as part of #SP-15-03. The result would be a total pm peak hour
generation of 31.79 VTEs [(5,534 / 1000) x 2.28 +19.17].
In an email to staff dated April 3, 2015, the Department of Public Works commented as follows
with regards to the traffic calculation:
I have reviewed the trip generation information provided by Paul Simon (dated March 25, 2015)
provided on behalf of the UVM Medical Center and agree with his methodology and findings.
Further, the ITE Land Use Code 630 (Clinic) is an appropriate starting point for this land use.
Please let me know if you have any questions.
Justin Rabidoux
Director of Public Works/City Engineer
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The Administrative Officer concurs with the assessment of the Director of Public Works and the
applicant's methodology.
The original approval for the building (#SP-99-12) estimated that the building would generate
31.96 VTEs using Land Use Code 720 (medical -dental office building). The latest edition of the ITE
manual estimates that the existing building would generate 32.24 VTEs using Land Use Code 720.
The figure from this latest version of the ITE manual represents the number of pm peak hour trip
ends paid by /allocated to the applicant at the time of this application.
The total pm peak hour VTEs of the building and expansion, using Land Use Code 630 and making
calculations based on counts from the existing building, is 31.79. This is less than the 32.24 VTEs
previously paid for / allocated to.
DECISION
The Administrative Officer hereby approves Site Plan Application #SP-15-80 of the University of
Vermont Medical Center, 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 plans submitted by the applicant and
on file in the South Burlington Department of Planning and Zoning.
3. Prior to any change in tenant or use of the property such that the new use or tenant no
longer fits the definition of "medical clinic" as defined in the latest edition of the ITE Trip
Generation Manual, the applicant shall obtain site plan approval from the Development
Review Board.
4. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Development Review Board estimates that the addition will generate zero
(0) additional vehicle trip ends during the P.M. peak hour for Phase I and II combined.
5. Any change to the site plan shall require approval of the South Burlington Development
Review Board or the Administrative Officer.
Signed this 3/ day of �P! �(/ 2015, by
l ay and J. Belair, A inistrative 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
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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.
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