HomeMy WebLinkAboutSP-15-03 - Decision - 0035 Joy Drive#SP-15-03
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
UNIVERSITY OF VERMONT MEDICAL CENTER — 35 JOY DRIVE
SITE PLAN APPLICATION #SP-15-03
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. The amendment consists of
expanding 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, 35 Joy Drive.
The Development Review Board held a public hearing on Tuesday, February 17, 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
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. The amendment
consists of expanding 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, 35 Joy Drive.
2. The owner of record of the subject property is University of Vermont Medical Center.
3. The application was submitted on 1/16/15.
4. The subject property is located in the Commercial 1 - Residential 15 Zoning District.
5. The plans submitted consist of a twenty-two (22) page set of plans, page one (1) entitled, "Site
Plan Review University of Vermont Medical Center Dialysis South Burlington", prepared by
Joseph Architects, and dated January 7, 2015.
Zoning District & Dimensional Requirements
Table 1. Dimensional Requirements
C-1 R-15 Zoning District
ed/Limit ''`
Existing
Proposed
Min. Lot Size
22,000 SF
87,923 SF
No change
Max. Building Coverage
40%
9.57%%
15.86%
Max. Overall Coverage
70%
42.52%
53.84%
Max. Front Yard Coverage
30%
7.1%
8.4%
Min. Front Setback
30 ft.
>30 ft.
>30 ft.
Min. Side Setback
10 ft.
>10 ft.
>10 ft.
* Min. Rear Setback
30 ft.
>30 ft.
14.1 ft.
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�l Maximum Building Height II 35 ft (flat roof) II -14.94 ft. I -16.75 ft. II
� zoning compliance *Waiver requested
The application is subject to Section 3.06 1 of the City's Land Development Regulations which read as
follows:
1. Buffer Strip for Non -Residential Uses Adjacent to Residential District Boundaries.
(1) Where a new non-residential use is adjacent to or within fifty (50) feet of the boundary of a
residential district, or where an existing non-residential use, structure or parking area that is
adjacent to or within fifty (50) feet of the boundary of a residential district is proposed to be
expanded, altered or enlarged, the required side or rear setback shall be increased to sixty-five
(65) feet. A strip not less than fifteen (15) feet wide within the sixty-five (65) foot setback shall be
landscaped with dense evergreens, fencing, and/or other plantings as a screen. New external light
fixtures shall not ordinarily be permitted within the fifteen (15) foot wide buffer area.
(2) The Development Review Board may permit new or expanded nonresidential uses, structures
and/or parking areas, and new external light fixtures, within the setback and/or buffer as set
forth in (1) above, and may approve a modification of the width of the required setback and/or
landscaped buffer as set forth in (1) above. In doing so the DRB shall find that the proposed
lighting, landscaping and/or fencing to be provided adjacent to the boundary of the residential
district will provide equivalent screening of the noise, light and visual impacts of the new non-
residential use to that which would be provided by the standard setback and buffer requirements
in (1) above. However in no case may the required side or rear setback be reduced below the
standard requirement for the zoning district in which the non-residential use is located.
In order to accommodate a proposed parking bay along the north side of the property, the applicant
requested a waiver to allow placement of a retaining wall at 14.1 ft. setback instead of the 65 ft. normally
required and allow a 14.1 ft. wide landscaped screen instead of the 15 ft. wide screen required. The rear
setback for the property is 30 ft. however pursuant to Section 13.25 of the LDRs retaining walls shall be
setback at least five (5) from the property boundaries. The Board notes that the retaining wall is near the
area of the property that abuts the recreational field areas of Rice Memorial High School rather than a
school classroom or a private residence.
The Board approves of the proposed modification of the width of the required setback and landscaped
buffer finds that the proposed location of the retaining wall at 14.1 ft from the property line will have no
noise or light impacts and minimal to no visual impacts and that the proposed 14.1 ft. wide landscape
screen will provide equivalent screening of the impacts of the retaining wall.
SITE PLAN REVIEW STANDARDS
Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD shall require site plan
approval. Section 14.06 establishes the following general review standards for all site plan applications:
B. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure
to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking
areas.
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Section 13.01(G) (5) requires that bicycle parking or storage facilities are provided for employees, residents,
and visitors to the site. A bicycle rack is appropriately located on the plans.
With regards to the adequacy of parking areas, in 1999 the Planning Commission found that 44 spaces were
required and that 52 spaces including 6 handicapped spaces were to be provided. Existing site conditions
indicate that the current number of parking spaces on the property is 51 with 6 handicapped spaces.
The existing gross floor area of medical office space is 8,410 SF and therefore requires 43 spaces. The
proposed expansion consists of Phase I is 5,065 SF and Phase II is 469 SF for a combined total expansion of
5,534 SF to a new total of 13,944 SF of medical office space which requires 70 spaces. The applicant
proposed to reconfigure the parking lot to increase in the number of spaces from 51 to 61 and requested a
waiver of either 10.3% (from a required 68 spaces) if Phase I is solely constructed or 12.9% (from a required
70 spaces) if both Phase I and Phase II are constructed.
The applicant submitted a 2014 parking study conducted by owner's staff of the average daily number of
vehicles parked at the project location during normal business hours which concluded that twenty-two (22)
per day was the average number of vehicles.
Pursuant to section 13.01N(2), the Board hereby grants a waiver of nine (9) spaces (12.9%) from the 70
spaces required assuming full buildout of Phase I and Phase 2 to result in 61 parking spaces for the property,
six (6) of which will be handicapped spaces.
(2) Parking:
(a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a
public street shall be considered a front side of a building for the purposes of this subsection.
Parking is located to the rear of the building. No changes to parking are requested. This criterion is met.
B. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of
each building shall be compatible with its site and existing or adjoining buildings.
No changes are proposed to the building.
B. (4) Newly installed utility services and service modifications necessitated by exterior alterations or
building expansions shall, to the extent feasible, be underground.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and
service modifications shall be underground. The plans submitted detail that this criterion is met.
C. (1) The DRB shall encourage the use of a combination of common materials and architectural
characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions
between buildings of different architectural styles.
New landscaping and new buildings are proposed that are consistent with those already on site. The Board
finds that this criterion is met.
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C. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing
buildings and roads in the vicinity that have a visual relationship to the proposed structures.
New landscaping and new buildings are proposed that are consistent with those already on site. The Board
finds that this criterion is met.
Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South
Burlington Land Development Regulations:
14.07 Specific Review Standards
A. Access to Abutting Properties. The reservation of land may be required on any lot for
provision of access to abutting properties whenever such access is deemed necessary to reduce curb
cuts onto an arterial or collector street, to provide additional access for emergency or other purposes,
or to improve general access and circulation in the area.
The reservation of land is not necessary.
In an email to staff dated February 12, 2015, the Fire Chief commented as follows:
February 12, 2015
Mr. Ray Belair, Planning and Zoning
City of South Burlington
575 Dorset Street
South Burlington, Vermont 05403
Re: UVM Medical Center Dialysis, 35 Joy Drive
Dear Ray:
We have reviewed the plans for the proposed renovation of the UVM Medical Center Dialysis
Unit at 35 Joy Drive. We have the following recommendations:
1. Compliance with all requirements of Vermont Fire and Building Safety Codes and standards as
enforced by the South Burlington Fire Marshal's Office.
2. The parking area and entrances and exits appear to be of a design that will be accessible
to fire and emergency apparatus. The developer should reaffirm that all turning radii,
and corners meet the "WB 40 straight" standard.
At this point these seem to be the major issues which present themselves. As this project moves
forward additional items may surface which can be dealt with as needed with the assistance of the
developer and South Burlington Fire Marshal's office. Should you need any further assistance on this
project please feel free to contact me.
Sincerely,
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Douglas S. Brent
The Board finds that the applicant shall comply with the Fire Chief's comments and reaffirm that all
turning radii, and corners shall meet the "WB 40 straight" standard.
B. Utility Services. Electric, telephone and other wire -served utility lines and service connections
shall be underground insofar as feasible and subject to state public utilities regulations. Any utility
installations remaining above ground shall be located so as to have a harmonious relation to
neighboring properties and to the site.
The plans indicate that utility services will be underground. The Board finds that this criterion is met.
C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including
compliance with any recycling or other requirements, shall be accessible, secure and properly screened
with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles
intended for use by households or the public (ie, non-dumpster, non -large drum) shall not be required
to be fenced or screened.
As detailed in the plans, the applicant will install a dumpster enclosure. This criterion is met
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping,
Screening, and Street Trees.
The minimum landscaping requirement, based on building costs for both phases, is $26,500 which is
being met.
In an email dated 2/9/15 to staff the City Arborist indicated that all his concerns have been addressed.
The Board finds that this criterion has been met.
Other — Public Works/Storm water
The Department of Public Works provided comments to Staff via email on February 12, 2015 as follows:
From: Tom Dipietro [mailto:tdipietro sbZrrl.cnmJ
Sent: Thursday, February 12, 20151: 41 PM
To: ray; Dan Albrecht; Justin Rabidoux
Subject. Comments on UVM Medical Center Dialysis South Burlington
I reviewed the "UVMMedical Center Dialysis South Burlington " site plan prepared by Engineering
Ventures and Joseph Architects, dated 311113 with the note 'Issued for Construction January 15, 2015". I
would like to offer the following comments:
The proposed project is located in the Potash Brook watershed. This watershed is listed as
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stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC).
2. The project proposes to create an additional —7, 300 square feet of impervious area on the parcel.
This results in greater than 1 total acre of impervious area on the parcel. Therefore, it appears that the
project will require a stormwater permit from the Vermont DEC Stormwater Division. The applicant
should acquire this permit before starting construction.
3. The project proposes to disturb greater than 1 acre of impervious area. It will therefore require a
construction stormwater permit from the Vermont DEC Storm -water Division. The applicant should
acquire these permits before starting construction.
4. The applicant should provide a drainage area map for the proposed stormwater treatment
practices.
5. In order to confirm compliance with section 15.13.F(3) the applicant must submit modeling for the
25 year storm event. Our assumption is that the proposed stormwater treatment practices will reduce
runoff over existing conditions during this, and smaller, storm events. This would sufficiently protect
downstream drainage structures. However, we'd like modeling to confirm this and so that we can add this
information to our model for the Potash Brook watershed.
6. The applicant should show snow storage locations on the site plan.
7. The DRB should include a condition requiring the applicant to regularly maintain all stormwater
treatment and conveyance infrastructure.
Thank you for the opportunity to continent.
elm
Thomas J. DiPietro .Ir.
Deputy Director
Department of Public Works
The Board finds that the applicant shall comply with the recommendations of the Department of Public
Works.
Other— Vehicle Trip Ends
Based upon the ITE Trip Generation Manual (9t") 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 II 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 VTEs while
construction of both Phase I and Phase II will result in an increase of 28.97 VTEs.
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DECISION
Motion by Bill Miller, seconded by John Wilking, to approve Site Plan Application #SP-15-03 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. The plans shall be revised to show the changes below and shall require approval of the
Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the
Administrative Officer prior to permit issuance.
a. The plans shall be revised to comply with the comments of the City of South Burlington
Department of Public Works per the email dated February 12, 2015.
b. The plans shall be revised to include a drainage area map for the proposed stormwater
treatment practices.
4. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of
the South Burlington Land Development Regulations. In addition, the grading plan should meet the
standards set forth in Section 16.04 of the South Burlington Land Development Regulations. The
South Burlington Stormwater Superintendent shall visit the site as construction progresses to
ensure compliance with this criterion.
5. The applicant shall regularly maintain all stormwater treatment and conveyance infrastructure.
6. Prior to permit issuance, the applicant shall submit modeling for the 25 year storm event to the
Administrative Officer.
7. Prior to issuance of a zoning permit, the applicant shall provide confirmation to the Administrative
Officer from the Fire Chief that the fire truck access proposed is acceptable.
8. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services,
and service modifications should be underground.
9. All exterior lighting fixtures shall be downcasting and shielded.
10. The Board hereby grants a waiver of 9 spaces (12.9%) from the 70 spaces required assuming full
buildout of Phase I and Phase 2 to result in 61 parking spaces for the property, six (6) of which must
be handicapped spaces.
11. 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.
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12. The Board approves of the proposed modification of the width of the required setback and
landscaped buffer finds that the proposed location of the retaining wall at 14.1 ft from the
property line will have no noise or light impacts and minimal to no visual impacts and that the
proposed 14.1 ft. wide landscape screen will provide equivalent screening of the impacts of the
retaining wall.
13. Prior to zoning permit issuance for construction of the project, the applicant shall post a $26,500
landscaping bond. This bond shall remain in full effect for three (3) years to assure that the
landscaping has taken root and has a good chance of survival.
14. The applicant shall obtain a zoning permit for Phase 1 within six (6) months of this approval. The
Development Review Board grants a period of five (5) years for approval of Phase 2. At such time as
the five years is reached and the applicant has not sought a zoning permit for Phase 2, they shall be
eligible, per Section 17.04 of the South Burlington Land Development Regulations, for one (1)
extension to an approval if the application takes place before the approval has expired and if the
Development Review Board determines that conditions are essentially unchanged from the time of
the original approval. In granting such an extension, the Development Review Board may specify a
period of time up to one (1) year for the extension.
15. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the
use of the addition.
16. 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 5— 0 — 0.
Signed this � day of �� !> V iA C41 2015, by
Tim Barritt, 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
$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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