HomeMy WebLinkAboutSP-15-12 - Decision - 0035 Joy Drive#SP-15-12
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
UNIVERSITY OF VERMONT MEDICAL CENTER — 35 JOY DRIVE
SITE PLAN APPLICATION #SP-15-12
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.
The Development Review Board held a public hearing on Tuesday, April 7, 2015. Paul Simon represented
the applicant.
Based on testimony provided at the above mentioned public hearing and the plans and supporting
materials contained in the document file for this application, the Development Review Board finds,
concludes, and decides the following:
FINDINGS OF FACT
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 3/25/15.
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.
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
Based upon the ITE Trip Generation Manual (9th) edition using Land Use Code"630"for Clinic, the
average Trip Generation Rate for the Weekday AM. 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 1 would
increase the size of the clinic space to 13,475 SF while Phase 1 and Phase II would increase the size to
13,944 SF. Total VTE's respectively for Phase I only and for Phase 1 and 11 combined are 69.80 and
72.23, respectively.
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Therefore, the Board finds that construction of Phase I only will result in an increase of 26.24 VTEs
while construction of both Phase I and Phase 11 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 11 combined, respectively.
The applicant has submitted this present application, #SP-15-12, 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:
Ray,
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
The Boards 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
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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 South Burlington Development Review Board hereby approves Site Plan Application #SP-15-12 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.
Tim Barritt
Yea
Nay
Abstain
Not Present
Mark Behr
Yea
Nay
Abstain
Not Present
Brian Breslend
Yea
Nay
Abstain
Not Present
Bill Miller
Yea
Nay
Abstain
Not Present
David Parsons
Yea
Nay
Abstain
Not Present
Jennifer Smith
Yea
Nay
Abstain
Not Present
John Wilking
Yea
Nay
Abstain
Not Present
Motion carried by a vote of 6— 0 — 0.
th
Signed this y of ` ` 2015, by
im Barri t, Chair
Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant
to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. The fee is
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$225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may
be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d)
(exclusivity of remedy; finality).
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