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Home My WebLink AboutAgenda 09_SP-21-01_20 Gregory Dr_The Granite Group#SP‐21‐01 Staff Comments 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP‐21‐01_20 Gregory Dr_The Granite Group_2021‐01‐ 20.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: January 13, 2021 Application received: December 8, 2020 20 Gregory Drive Site Plan Application #SP‐21‐001 Meeting date: January 20, 2021 Owner 20 Gregory Dr South Burlington VT LLC 6 Storrs St Concord, NH 03301 Applicant The Granite Group 20 Gregory Drive South Burlington, VT 05403 Property Information Tax Parcel ID 0740‐00020 Mixed Industrial & Commercial Zoning District Engineer Apex Engineering, LLC 1006 Decker Road Georgia, VT 05468 Location Map #SP‐21‐01 Staff Comments 2 PROJECT DESCRPTION Site plan application #SP‐21‐01 of The Granite Group to amend a previously approved plan for a 16,272 sq. ft. wholesale use building. The amendment consists of expanding the fenced outdoor storage area, 20 Gregory Drive. PERMIT HISTORY The Project is located in mixed industrial commercial zoning district. It is located just west of Muddy Brook and the Town of Williston. It most recently received site plan approval #SP‐17‐57 to add the existing outdoor storage area and minor related site improvements. There have been no other development review applications for the property since it’s initial approval for construction in 1989. COMMENTS Planning Director Paul Conner and Development Review Planner Marla Keene (“Staff”) have reviewed the plans submitted on 12/8/2020 and offer the following comments. Numbered items for the Board’s attention are in red. CONTEXT Outdoor storage is only allowed in non‐residential districts upon approval of the DRB in conjunction with a site plan, conditional use and/or PUD application (see LDR 13.05). The applicant has accordingly submitted an application for site plan review. As part of the proposed outdoor storage expansion, the applicant is proposing 1,520 sf of permanent wetland buffer impacts and 3,100 sf of temporary wetland buffer impacts. Wetland buffer impacts are addressed in 12.02. Finally, the property is included in a stormwater management permit which encompasses the majority of the Gregory Drive business park. The applicant is proposing to minimize the addition of impervious surfaces to avoid the need to amend their permit and provide stormwater treatment and control for the proposed expansion. Stormwater management standards are addressed in LDR 12.03. Staff considers the general concept of the project to be generally consistent with the purpose and details of the land development regulations, but there are potential issues related to wetland impacts and stormwater management, described below. #SP‐21‐01 Staff Comments 3 B) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions No new building is proposed. AIR and AIR‐I District Required Proposed Min. Lot Size 40,000 sf 119,354 sf Max. Building Coverage 40% 13.6%, no change Max. Overall Coverage 70% 29.4% Max. Front Setback Coverage 30% 15.4%, no change Min. Front Setback 30 ft 45 ft, no change Min. Side Setback 10 ft. 30 ft, no change Min. Rear Setback 30 ft. 184 ft. Height, flat roof 40 ft. 40 ft., no change  zoning compliance C) 12.02 WETLAND PROTECTION As noted above, there is an existing Class III wetland and associated 50‐foot wetland buffer located on the site. The applicant notes on their plan “The Class Three wetland depicted is not the result of an onsite wetland delineation. The location is based upon field observations and information obtained from the Vermont Wetlands Department, including notes from a 2016 visit to the site by Tina Heath, Chittenden County District Wetlands Ecologist.” Based on the assumed wetland boundary, the applicant is proposing 1,520 sf of permanent wetland buffer impacts and 3,100 sf of temporary wetland buffer impacts. Staff and the City Stormwater Section have reviewed the proposed wetland impacts and consider that more information is needed to evaluate compliance with 12.02 Wetland Protection Standards, as enumerated below. E. Standards for Wetlands Protection (3) Encroachment into Class II wetland buffers, Class III wetlands and Class III wetland buffers, may be permitted by the DRB upon finding that the proposed project’s overall development, erosion control, stormwater treatment system, provisions for stream buffering, and landscaping plan achieve the following standards for wetland protection: (a) The encroachment(s) will not adversely affect the ability of the property to carry or store flood waters adequately; 1. The buffer proposed to be impacted is directly connected to Potash Brook, therefore Staff considers it to be potentially a flood storage area. The applicant is proposing as much as four feet of fill in this buffer area, though the volume of fill has not been quantified. Staff considers more information is needed to determine whether the proposed encroachment has an adverse effect on flood storage. (b) The encroachment(s) will not adversely affect the ability of the proposed stormwater treatment system to reduce sedimentation according to state standards; Staff interprets this criterion to mean that the encroachment shall not adversely impact the erosion of sediment. #SP‐21‐01 Staff Comments 4 2. Staff recommends the Board require the applicant to provide testimony on this criterion prior to approval. (c) The impact of the encroachment(s) on the specific wetland functions and values identified in the field delineation and wetland report is minimized and/or offset by appropriate landscaping, stormwater treatment, stream buffering, and/or other mitigation measures. The provided classification letter, dated 6/10/2016 and valid for five years, indicates that the wetland does not provide function or value that is significant enough to merit protection under the Vermont Wetland Rules at this time. This is because the State does not regulate Class III wetlands. However, the City has chosen to apply the wetland protection standards to Class III wetlands and buffers, as noted in the provided wetland classification letter. 3. Staff considers the applicant should prepare a written response demonstrating compliance with this and other criteria of this section and, based on the identified functions and values, propose mitigation or avoidance measures to offset the impacts. D) 13.05 OUTDOOR STORAGE AND DISPLAY A. Outdoor storage. Outdoor storage of goods, materials, vehicles for other than daily use, and equipment shall be subject to the following provisions. (1) Any outdoor storage shall be appurtenant to the primary use of the property and shall be allowed only in nonresidential districts and upon approval of the DRB in conjunction with a site plan, conditional use and/or PUD application Staff recommends the Board confirm that the storage area will be used by the principal tenant of the building. (2) The Development Review Board may require that outdoor storage areas in connection with commercial or industrial uses be enclosed and/or screened where the storage area may comprise an attractive nuisance, where the proposed use of the storage areas present opportunities for theft, or where the Board finds that said storage areas are in view of residentially‐zoned parcels. The applicant has stated that the existing storage area is enclosed by a chain link fence with slats, which will be reused around the perimeter of the expanded storage area. It appears the storage area is proposed to be only partially enclosed. Staff considers that if the applicant is not concerned about theft via the opening in the enclosure, the opening faces away from public view and is not an issue. Staff does, however, recommend the Board include a condition that the fence be equipped with slats to provide screening in order to maintain an attractive appearance to the site. E) SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. #SP‐21‐01 Staff Comments 5 The project is located in the Northwest Quadrant in the Comprehensive Plan. Staff considers the proposed expansion of the current use consistent with the established uses in the area. B. Relationship of Proposed Structures to the Site. (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. The only proposed change to structures is the addition of a retaining wall along the proposed ramp from the existing rear building door to the outdoor storage area. No changes to parking, planting areas, pedestrian movement are proposed. Staff considers this criterion met. (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. No changes to parking are proposed. While there appears to be one non‐compliant parking space, Staff considers the proposed site modifications to not warrant rectifying this non‐ compliance. (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 anticipated adjoining buildings. No changes to the building are proposed. Staff considers this criterion met. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (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. No changes to the building are proposed. The applicant is proposing to modify the existing fence around the existing outdoor storage area to encompass the proposed outdoor storage area, as shown on the “Partial Site Plan” inset on Sheet C2‐01. Screening of the outdoor storage area is discussed under 13.05 above. Staff considers other elements of these criteria to be met. In addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations: 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. #SP‐21‐01 Staff Comments 6 No changes to access are proposed. Staff considers this criterion met. B. Utility Services. Electric, telephone and other wire‐served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. No changes are proposed to the existing wire served utilities. Staff considers this criterion 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). The existing dumpsters are enclosed within the outdoor storage area and are proposed to remain within this area. Staff considers this criterion met. D. Landscaping and Screening Requirements. (See Article 13, Section 13.06) Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all projects subject to site plan review. The applicant is not proposing any building improvements therefore no landscaping is required. Staff considers this criterion met. F. Low Impact Development. The use of low impact site design strategies that minimize site disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various other techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into underlying soils and groundwater as close as is reasonable practicable to where it hits the ground, is required pursuant to the standards contained within Article 12. As noted above, this project is subject to an existing state stormwater permit and includes more than ½ acre of impervious. Projects already subject to stormwater management which add more than 5,000 sf of new impervious are required to meet the standards of 12.03 Stormwater Management Standards for the new impervious. The project proposes 1,945 sf of new impervious in the form of a ramp from a new overhead door to the expanded outdoor storage area. The expanded outdoor storage area is intended to be pervious. If it were impervious, it would be subject to 12.03 Stormwater Management Standards. Staff and the City Stormwater Section have reviewed the proposed expanded storage area and consider that it may not be adequately designed to remain pervious over time. Specifically, the applicant is proposing 12‐inches of 1 – 1 ½ inch clean drainage stone (which Staff assumes is the same as saying 12‐inches of 1 – 1 ½ inch washed crushed gravel) topped with a 4‐inch “geocell ground grid” product. Generally, gravel is considered to become impervious over time and is therefore treated as impervious surface unless it can be specifically demonstrated that it is installed in such a way that compaction and subsequent loss of permeability will not occur. Based on available information, the specified product does not appear to be designed to remain permeable. 4. Staff therefore recommends the Board request the applicant to demonstrate that the proposed system will remain permeable over time, and if not, either specify a different system or propose stormwater treatment for the expanded impervious. G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for Roadways, Parking, and Circulation shall be met. No changes to roadways, parking and circulation are proposed. Staff considers this criterion met. #SP‐21‐01 Staff Comments 7 F) OTHER Lighting Section 13.07 of the Land Development Regulations addresses exterior lighting as follows. A. General Requirements. All exterior lighting for all uses in all districts except for one‐family and two‐family uses shall be of such a type and location and shall have such shielding as will direct the light downward and will prevent the source of light from being visible from any adjacent residential property or street. Light fixtures that are generally acceptable are illustrated in Appendix D. “Source of light” shall be deemed to include any transparent or translucent lighting that is an integral part of the lighting fixture(s). Site illumination for uncovered areas shall be evenly distributed. Where feasible, energy efficient lighting is encouraged. 5. Staff recommends the Board ask the applicant to describe whether any lighting is proposed to be modified as part of this application. RECOMMENDATION Staff recommends that the Board work with the applicant to address the issues identified herein. Respectfully submitted, Marla Keene, Development Review Planner CLASS IIIWETLAND(SEE NOTES)12 675($0%8))(5 :(7/$1'%8))(5 :(7/ $ 1 ' % 8 ))( 5352-(&7,1)250$7,21 2:1(52)5(&25' 3+<6,&$/$''5(66 *5(*25<'5,9(6287+%85/,1*72197385326(2)'(6,*17+(6(3/$16$5(%(,1*68%0,77('72$&48,5(6,7(3/$1$33529$/)25$352326('352326(',1&5($6(,17+((;,67,1*287'2256725$*($5($)257+,63523(57<(;,67,1*&21',7,216127(6 7+,63/$1'(3,&767+(3(57,1(17(;,67,1*&21',7,216$62)129(0%(5 7+,63/$1,61277+(5(68/72)$%281'$5<6859(<7+(%281'$5<,1)250$7,21'(3,&7(':$62%7$,1(')520$66(66256 65(&25'6)25%281'$5<,1)250$7,216((3/$7(17,7/('68%',9,6,213/$72)*5((175((3$5.6+813,.(52$'6287+%85/,1*72197'$7('35(3$5('%<%<758'(//&2168/7,1*(1*,1((56,1& 9(57,&$/'$780,6%$6('211$9'*(,2' &225',1$7(6<67(0,6%$6('219(5021767$7(3/$1(866859(<)((7 7+(&/$667+5((:(7/$1''(3,&7(',61277+(5(68/72)$1216,7(:(7/$1''(/,1($7,217+(/2&$7,21,6%$6('8321),(/'2%6(59$7,216$1',1)250$7,212%7$,1(')5207+(9(50217:(7/$1'6'(3$570(17,1&/8',1*127(6)520$9,6,7727+(6,7(%<7,1$+($7+&+,77(1'(1&2817<',675,&7:(7/$1'6(&2/2*,67 7+(/2&$7,212)(;,67,1*81'(5*5281'87,/,7,(6$1',03529(0(1766+2:1$5(%$6('215(6($5&+87,/,7<3/$163529,'('%<27+(56$1'25685)$&((9,'(1&((1&2817(5('$1':(5(2%7$,1(',1$0$11(5&216,67(17:,7+7+(25',1$5<67$1'$5'2)352)(66,21$/&$5($1'+$9(127%((1,1'(3(1'(17/<9(5,),('%<7+(2:1(5257+('(6,*1(1*,1((5$'',7,21$/87,/,7,(61276+2:10$<(;,67(1*,1((56+$//%(127,),(',)$1<',6&5(3$1&,(6$5((1&2817(5('$&78$//2&$7,212)81'(5*5281'87,/,7,(60$<9$5<',*6$)(0867%(&217$&7('35,2572$1<(;&$9$7,21&$//',*6$)(=21,1*127(6=21,1*',675,&70,;(',1'8675,$/ &200(5&,$/,&0$;,0806,7(&29(5$*(%8,/',1*621/<%8,/',1*63$5.,1*$1'$//27+(5,03(59,286685)$&(66(7%$&.6)5217)((76,'()((75($5)((7/(*(1'3523(57</,1(6(7%$&.6%8))(5)(1&(&+$,1/,1.87,/,7<32/(%(1&+0$5.3$9(''5,9(2552$'&217285(;,67,1*/,*+7),;785(:(7/$1'('*(&217285352326('62,/67(673,7:(7/$1'%8))(5',6785%$1&(127(67(0325$5<,03$&7&216,'(5('72%(7+($5($2)%8))(5=21(%(7:((17+(352326('7(0325$5<6,/7)(1&($1'7+(352326('&+$,1/,1.)(1&(648$5()((73(50$1(17,03$&7&216,'(5('72%(7+($5($2)%8))(5=21(2&&83,('%<7+(352326('6725$*($5($(;3$16,21648$5()((76:$/( December 2, 2020 Page 1Project Narrative – Site Plan Prepared by: Peter Mazurak, P.E. Project Name: 20 Gregory Drive - outdoor storage area.Project Location: The property is located along the east side of Gregory Drive and north of Kimball Ave. The 911 address is 20 Gregory Drive, South Burlington, VT 05403. The property is also designated as “Lot 13” of the Green Tree Park commercial subdivision. Property Owner / Applicant: 20 GREGORY DR SOUTH BURLINGTON VT LLC, 6 Storrs Street, Concord, NH, 03301 Detailed description of the proposed project: The applicants are proposing to increase the existing outdoor storage area for a commercial building use on the site. A new overhead door will be installed within the back wall of the building, (East side/facing brook). This door will lead out to the proposed expanded outdoor storage area. No other buildings are proposed. Demonstration of compliance with the applicable review standards: From a review of the applicable review standards, in particular 13.05-Outdoor Storage and Article 14-Site Plan, it is our opinion that the proposed project is in compliance. List of submission elements This Narrative Site Plan entitled “The Granite Group”, date 11/11/2020, revised 12/02/2020 by Apex Engineering, LLC. List of waivers: None. Restrictions, Covenants, Easements: The property contains a 35' x 35' easement for a building owned by New England Telephone. No other restrictions, covenants, or easements are proposed. Landscaping and Screening: The existing trees and tree buffer will remain unchanged. The existing chain link fence with slats will be reused to line the edge of the expanded outdoor storage area. The proposed storage area will be built in an area that contains a grassed lawn. The only vegetation proposed to be disturbed is the grassed lawn. Outdoor Storage area and Dumpsters: The site contains an existing fenced outdoor storage area (43' x 76') that is proposed to be expanded to 63' x 115'. This storage area is used for piping and other goods sold by the business. This area also contains two dumpsters used for the business. Stormwater and Erosion Control: No State Stormwater permit is needed. This property is designated as Lot 13 of the Green Tree Park subdivision and is covered under the state stormwater permit # 3409-INDS. It was determined that there is 2,000 square feet of allowable impervious area expansion to remain below the 5,000 square foot allowance by the state. The area added to the outdoor storage is proposed to be 3,800 square feet. Of this expansion, 1,945 square feet will be impervious pavement and 1,855 square feet will be built with a permeable geo-grid. Stormwater runoff from the storage area will be directed over grassed areas and rock lined swales to the existing stormwater basin on the lot. Page 2Erosion and sediment control will adhere to the Vermont “Low Risk Site Handbook”. Silt fence will be installed prior to the start of the earthwork. All disturbed areas will be restored with topsoil, seed and mulch. An existing crushed stone overflow area adjacent to the existing outdoor parking area will be expanded. Wastewater and Water systems, power service, natural gas service: No changes proposed. Access to Property: There is an existing access driveway extending from Gregory Drive for access. The parking area contains well marked vehicle parking spaces for both customers and staff. There are two marked handicapped accessible parking spaces near the front entrance of the building. A bicycle rack is located near the front entrance of the building. Project Construction Schedule: Once approved, it is estimated that the construction of the project will take approximately 2 weeks. If the construction was to occur in the winter, the final paving and landscaping would occur the next spring. 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