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Home My WebLink AboutSD-20-24 SP-20-029 - Supplemental - 0510 Shelburne Road (22)478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116 Civil Engineering Environmental Services Land Surveying Landscape Architecture June 18, 2020 Dalila Hall, Administrative Officer, Department of Planning & Zoning City of South Burlington 575 Dorset St South Burlington, VT 05403 RE: 19-202 Combined Minor Subdivision & Site Plan Review 510 Shelburne Road, So. Burlington, VT 05403 Dear Ms. Hall, Please find attached a submission for a Minor Subdivision and Site Plan that TCE is submitting on behalf of the landowners and applicants, Champlain Oil Company, Inc. and Bacon Street Properties, LLC c/o Bryan Cairns, for a proposed site development of the existing ±0.48 acre and ±0.2-acre properties at 510 Shelburne Road in South Burlington. The plans propose to dissolve the existing lot line that divides the two parcels to create one lot and develop a mixed-use commercial building with parking, landscaping, sidewalks, and other site amenities. Per South Burlington Land and Development Regulations Appendix E Submission Requirements, below is (a) a narrative description of the project, (b) demonstration of compliance with applicable review standards, (c) a list of submission elements, and (d) a list of changes made to plans from previous submittals. A. Project Narrative & Description The project parcel is located in the C1 R15 Zoning District and is within a Primary Node of the Urban Design Overlay (UDO) District, the Transit District, and Zone 1 of the Traffic District. The setbacks for the parcels are 20 ft from both Shelburne Road and Bacon Street per the UDO. The property was most recently used as a gas station and automotive care and service center; however, the gas pumps have been removed and the facility is not currently active. The building structure remains onsite. The site primarily consists of impervious surfaces, with approximately 89.5% combined impervious cover on both lots, with a few areas of grass / pervious surface. Access to the site is from Shelburne Road and from Bacon Street by way of an open curb cut that spans the north property line of both subject parcels. A 50’ easement to Farrell Street exists from the southwest portion of the property through the southern property owned by Germania Property Group, LLC and is currently operating as a Walgreens. Access rights also exist along the rest of the southern property boundary for access to Farrell Street and a signalized intersection. The proposed plans included in this application combine the two lots owned by Champlain Oil Company, INC. and Bacon Street Properties, LLC to create one lot and 478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116 Civil Engineering Environmental Services Land Surveying Landscape Architecture 19-202 BACON STREET PROPERTIES SUBDIVISION SKETCH PLAN REVIEW 510 SHELBURNE ROAD,SOUTH BURLINGTON,VT FEBRUARY 2020 2 of 5 development a new ±4,930 square foot mixed-use building. The uses for the building will include a bank (±1,528 square feet) and short order restaurant (±1,878 square feet) on the first floor, and general office space (±7,216 square feet) on the second and third floors. The third floor also has a terrace along the west/Shelburne Road side of the building. The building is proposed to be located at the 20-foot setback with the building frontage along / parallel to Shelburne Road and Bacon Street to create a unified street frontage and appearance with existing development and structures along this corridor. Access to the site is proposed to be from an entrance on Bacon Street, with a right-turn-only slip lane for northbound travelers on Shelburne Road. The project also maintains a connection to the Walgreens parking lot. There are two sidewalk connections to Shelburne Road from the project sidewalk as well as a seat wall at the north end of the building, on the corner of Shelburne Road and Bacon Street. The site contains contaminated soils from its former use as a gas and service station; the applicant is working with KAS Consulting on Evaluation of Corrective Action Alternatives (ECCA) as well as a Corrective Action Plan (CAP) for the state so the environmental work/mitigation can be done in line with the redevelopment of the site. Efforts have been made to create a balanced site with regard to cut and fill, and limit removal of or interaction with contaminated soil. The preliminary earthwork estimates approximately 70 yards of soil will need to be removed. All earthwork will comply with local and state regulations and the Corrective Action Plan for contaminated soil handling, removal, and disposal. The schedule for the project is that construction will begin after all necessary permits are received and is expected to continue into summer / fall of 2021. No construction phasing is anticipated at this time. B. Demonstration of Compliance The project proposes to create one lot from the two existing lots and meets the requirements and goals set forward in the South Burlington Land Development Regulations. The project meets the lot size, road frontage, and setback requirements per the zoning and overlay districts as needed to merge the two parcels. The project proposes (36) parking spaces onsite with (7) large deciduous shade trees (36 spaces / 5) near or adjacent to the parking area; a mix of tree species is proposed to create a diverse species makeup. Two handicap accessible parking spaces are located at the building entrance. Street trees are proposed along both Shelburne Road and Bacon Street. Street trees along Shelburne road are located under an existing utility line and are specified to be a shorter tree variety (crabapple). The site is landscaped with a variety of large shade trees and ornamental trees, shrubs, perennials and grasses, and the required minimum landscape budget has been met. The project utilizes a mix of stormwater collection and treatment for runoff on the site, including a filtration system in the parking island and two bioretention basins that are planted with a variety of herbaceous plants and some small shrubs. 478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116 Civil Engineering Environmental Services Land Surveying Landscape Architecture 19-202 BACON STREET PROPERTIES SUBDIVISION SKETCH PLAN REVIEW 510 SHELBURNE ROAD,SOUTH BURLINGTON,VT FEBRUARY 2020 3 of 5 C. Submission Elements The submission elements included in this project package include the following: 1.Complete Application Forms a.Subdivision Application b.Site Plan Application 2.Cover letter and narrative (this document) 3.List and address of abutting landowners 4.Plan set: (1) digital copy •S1-01 Subdivision Plat •C0-00 Cover •C1-01 Existing Conditions •C1-02 Demolition, Remediation, EPSC •C2-01 Site Plan •C4-01 Stormwater Plan •C8-01 Site Details •C8-02 Sanitary Details •C8-03 Sewer & Water Details •C8-05 Stormwater & Site Details •C8-06 Stormwater Details •C8-07 EPSC •LA2-01 Landscape Plan •LA2-02 Landscape Details •LI2-01 Lighting Plan •LI-2-02 Lighting Details b.Location & Zoning Map c.Natural Resources Map 5.Supplemental Application Information a.Traffic Summary b.Opinion of Landscape Costs c.Stormwater Narrative D. Changes From Previous Submittals No substantive changes have been made from the Sketch Plan review. Changes to the plan are comprised of plan and design refinement and detail needed for Site Plan and Subdivision review and approval, including plans for stormwater, lighting, landscaping, and associated details. Waiver Request Per the South Burlington Land Development Regulations (LDRs) Article 14.05.G Waiver of Application Requirements states: “the Development Review Board shall have the authority to, when reasonable, waive any application requirements for site plan approval. Any such waiver may be exercised in the event any such requirements are 1) found not to be requisite in the interest of public health, safety, or general welfare or 2) inappropriate to a particular site plan because of the particular character or limited nature of a 478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116 Civil Engineering Environmental Services Land Surveying Landscape Architecture 19-202 BACON STREET PROPERTIES SUBDIVISION SKETCH PLAN REVIEW 510 SHELBURNE ROAD,SOUTH BURLINGTON,VT FEBRUARY 2020 4 of 5 new development or change in use or conditions peculiar to a site or 3) will cause extraordinary and unnecessary hardship.” For this project, we are requesting waivers for two criteria, (1) Lot Coverage Maximum, and (2) a request to use a portion of our Landscape Budget for a hardscape element (Brick Seatwall). 1.Lot Coverage Maximum – We are requesting this waiver for several reasons that are specific to this site and design. First, our proposed site plan greatly improves the aesthetics and use of the site, most recently used as a gas service station, and reduces the overall impervious from 89.5% to 79.5% (9.5% greater than the 70% maximum per this zoning district). The plan reduces curb cuts for safe ingress/egress and replaces impervious surface and paving along Shelburne Road and Bacon Street with green space, street trees and ornamental plantings to create a unified streetscape and appearance along both street fronts. There is a center planting island in the parking area with ornamental plantings and shade trees to help deflect summer heat; there are no superfluous or extraneous impervious surfaces. Sidewalks are present to maintain access to the building and street sidewalks. Areas for outdoor seating have been reduced and a brick seatwall was added to provide additional resting area for restaurant users in lieu of a greater hardscape area. We investigated alternative options for reduced impervious surface such as pervious paving, however the project is located on a brownfield site and requires specific treatment for runoff. Given the contaminated soils, and the flat nature of this site, this was not a feasible option. Additionally, while we have a greater impervious lot cover than the allowed maximum, we are still able to capture and treat site runoff in our proposed stormwater treatment plan using a combination of methods including prefabricated filtration units and planted bioretention areas on the site per local and state requirements. Given, the above reasons, we think the project design is appropriate and meets the above criteria in the South Burlington LDR in that the lot coverage maximum is not requisite in the interest of public health, safety, or general welfare; the particular nature of this site is prohibitive of alternative materials (i.e. pervious paving); and the reduction of pervious surface would cause hardship, in that it will affect circulation and access to and within the site, as well as the site functionality. 2.Landscape Budget – Our proposed landscape plan exceeds the minimum landscape budget requirement of $34,000, per 13.06.G Landscaping Standards and Table 13-9 Landscaping Value Requirements of the LDRs, by $857. The proposed budget includes a hardscape element - a brick seatwall north of the proposed building, and per Planning & Zoning staff, the inclusion of this wall in the budget calculations requires a waiver. We feel that the plan as proposed meets the goals and intent of the LDRs by providing a well landscaped site consistent with nearby properties and developments. The plan includes a diverse 478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116 Civil Engineering Environmental Services Land Surveying Landscape Architecture 19-202 BACON STREET PROPERTIES SUBDIVISION SKETCH PLAN REVIEW 510 SHELBURNE ROAD,SOUTH BURLINGTON,VT FEBRUARY 2020 5 of 5 mix of street trees and ornamental shrubs, perennials and grasses, along the street front and in the parking areas that will both beautify the site and provide shading. The proposed wall will further compliment the site aesthetics and views to the project from the street, as well as provide a functional place for patrons and employees to rest and gather. For these reasons, we feel a waiver is appropriate in this situation to further compliment the aesthetics of the site. If you have any questions or need additional information, please do not hesitate to contact me directly at (802) 879-6331 x109 or by email at Jenn.Desautels@tcevt.com. Sincerely, Jennifer A. Desautels, P.E. TCE 478 Blair Park Road Williston, VT 05495