The Burlington City Council on Monday night approved a controversial zoning change that will allow Burton Snowboards to move forward with a conceptual plan to build out its Industrial Parkway facility with music venue Higher Ground as an anchor tenant.
A large council majority approved an amendment to the Enterprise-Light Manufacturing District, a South End area that previously limited performing arts centers to Pine Street and capped them at 5,000 square feet. Under certain conditions, the amendment will allow for such venues to be built up to 15,000 square feet on Industrial Parkway, where Burton owns 155,000 square feet of space between two buildings.
Councilor Joan Shannon, a Democrat whose South District contains the affected area, was the lone no in the 10-1 roll call vote. Councilor Chip Mason (D-Ward 5) recused himself.
Now that the amendment has passed, Burton can begin the process of relocating Higher Ground from South Burlington. It also intends to lease space to Talent Skatepark, which closed its indoor park in South Burlington last summer.
Additionally, Burton wants to create a food hall at the complex. Mad Taco co-owner Wes Hamilton said Monday that his restaurant is eager to open there, as is Misery Loves Co.
The vote came after impassioned testimony on both sides of the issue. Proponents said the project aligns with the South End’s vitality as an arts hub while opponents expressed worries over increased noise and traffic in what is largely a quiet residential area.
Justin Worthley, Burton’s senior vice president of human resources, said the company will fully participate in the permitting process, during which time such issues will be addressed. He said Burton has envisioned this build-out for at least 12 years. The company has hosted dozens of public tours, Worthley said, and representatives have attended a handful of Neighborhood Planning Assembly meetings to explain the plans.
While Burton may have good intentions, neighbor Ben Traverse said, the company won’t be able to build better city infrastructure around the facility. That is up to officials, who Traverse said should wait until the area is better equipped to handle the increased traffic before allowing the zoning change to go forward.
Some concerned citizens noted that there were more than 100 police calls to Higher Ground in a year’s time. Alan Newman, a part-owner of the music venue, clarified that only two of those calls resulted in arrests.
“It’s only reasonable to determine that if this venue takes place in Burlington and it’s larger, the police will be called even more,” resident Gail Asbury said.
Others suggested the council delay the vote until the Champlain Parkway is built. A group of activists filed suit earlier this month requesting a federal court judge grant an injunction to delay the project even longer. But if built, the parkway would help divert traffic out of South End neighborhoods, city officials have said.
“Dropping the state’s largest rock venue in the middle of a residential neighborhood that has one residential street to transport patrons in and out?” South End resident John Creason said. “I just can’t believe that’s actually on the table.”
Before voting no, Councilor Shannon offered two other options: Keep the 5,000 square foot cap but extend it to Industrial Parkway, or hold the project until it can be “re-envisioned” through a public process and while the Champlain Parkway is under construction.
“I hope you all commit to supporting the Champlain Parkway because this really does not work without that road going through,” she said.
Many others said approving the proposal ushers in more possibility for a burgeoning Queen City neighborhood. Kelly Devine, executive director of the Burlington Business Association, said the change allows for creative reuse of manufacturing buildings. One of the spaces now owned by Burton housed military contractor General Dynamics until 2014.
“This isn’t a Burton project. It’s about [the] use of all of those industrial spaces,” Devine said.
Brett Smith, who lives near the project area on Austin Drive, thinks the Burton project is aligned with other “vibrant and livable” South End improvements such as the new City Market, Onion River Co-op, which also required a special zoning change. He said the amenities could attract young professionals to the area and help keep them around.
“To me, it’s phenomenal that me and my family could walk to these venues soon,” Smith said.
Watch video of the entire meeting below, courtesy of Channel 17:
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Hey Burton! How about instead of this expansion, you start making your clothing and accessories in this country instead of in China!
Corporate greed and profits will always crush public concern, health and safety in the long run. They have a friend in City Hall who is willing to shove aside any resistance to over-development and all of its attending problems and consequences. It’s called being “vibrant” by the Masters of the Universe.
A sure sign of gluttony is not knowing when too much is beyond being sustainable. It is the illusion of the Free Market and Neo-liberal economics. It is as natural as breathing, isn’t it?
It is ironic that Joan Shannon, of all people, is suddenly horrified by having a big project in her ward. Well, dear, have an IPA, enjoy the arts and do some shopping and join the Elect and Elite. This won’t be the last time you get stabbed in the back by the monied interests that are the real Shot Callers in Chittenden county.
This is not a done deal. Burton is now able to apply for a conditional use permit. They must prove that this is an appropriate use in this area. Council and zoning kept saying that neighbors could push for mitigation of problems in development review board
The neighbors are not done opposing this use
I couldn’t attend the hearing last night, but am happy to see the result. I live around the corner from Burton, and I strongly support this change. Burlington is vibrant city. I choose to live here because of all it offers in terms of culture, recreation and entertainment, and to me this change fits right in to that vision. Hanging on to a sleepy, nostalgic view of Vermont and Burlington especially will not foster an inviting, thriving future for our kids and our town. I plan to participate actively in the next steps to ensure appropriate measures are taken on behalf of area residents as the project moves forward. To me, that’s the right balance.
@NorthOldEnder
Are you always this hyperbolic, or just when commenting on 7Days articles? I’m sure the “Masters of the Universe” are laughing from on high now that the foolish city council have voted to allow two non-profits, and a host of local success stories to congregate under the same roof.
Say there jgbtv,
These comment threads are really useful when the comments address the issues. Calling another commenter names is not productive. And the snarkiest comments always come from pseudonyms.
No one even knows what you’re getting at, because it’s hidden in a smokescreen of snark.
Just give your opinion on the issue, or the article. Thank you.
@ Messing
“And the snarkiest comments always come from pseudonyms.”
Seriously? Are you for real? You do realize that “jgbvt” — whom you criticize for using a pseudonym in responding to OldNorthEnder — was responding to the original snarky comment from a PSEUDONYMOUS poster? You can’t criticize jgbtv for using a pseudonym when the original poster he is responding to was a pseudonym!!!
And the fact is, jgbtv is correct: OldNorthEnder constantly engages in hyperbole. According to him, the world is absolutely, positively coming to an end for one reason and one reason alone: because Miro is the mayor.
@Charlie
Fair point, I was going to chime in and voice my support for the project, but got sidetracked by a comment that seemed more like a synopsis of a Pynchon novel than a cogent critique of the matter at hand. I didnt mean to come off that snarky… I guess my snark-ometer is permanently set at millennial hipster level.
jgbtv – thanks, I appreciate it. some people get really touchy about second thoughts. There’s a fellow goofing on me in this thread. We have this oil and water thing.
Mr Assumptions – I appreciate your passion, but I wasn’t saying no one should have a pseudonym – I had one myself for a while. Then I decided to use my name. If you get a kick out of using that name, go ahead.
I do know what you mean about “Masters of the Universe,” but perhaps he’s a lad who means well. He paid Joan Shannon a compliment, and I concur. (Thanks, Joan.) Is it ironic? Can’t say.
As far as this project, it’s a nice idea, but I wish it wouldn’t be close to so many people who might be tormented by the night-clubbing of their neighborhood. Industrial Road is quiet and narrow – you’ve been there?
Ive been to Burton many times. I have no opinion on whether Higher Ground should have a music club there, but 152 Industrial Parkway is NOT a residential location. It is not the night clubbing of a neighborhood as you call it. If you cant put a club in a warehouse in an industrial section of the city, across the street from a GMT bus depot, far from the nearest house, you cant put one anywhere. More Burlington NIMBYism.
Mr. Assumptions,
You make a good point about the warehouse – but the area is, as you’d agree, on the edge of several quiet neighborhoods. Do you live near any concert venues?
I thought both sides had valid points.
Industrial Parkway is completely surrounded by residential units. Queen City Park, Redrocks Condos (phase I, II, III) Austin Dr., Ledgewood east and west, Home Ave., South Crest Dr., Arthur Court. Industrial Parkway is the anomaly in a very extensive residential area. It can only be reached over a one lane bridge, or over an active railroad track crossing. It is not easily accessible. The only access is through those adjacent neighborhoods.