HomeMy WebLinkAboutAgenda 07_SP-21-021-CU-21-02_1879 Williston Rd_Barnes_Pumptrack#SP-21-021 & #CU-21-02
Staff Comments
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SP-21-021-CU-21-02_1879 Williston
Rd_Barnes_Pumptrack_2021-06-15.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: June 2, 2021
Plans received: May 3, 2021
1879 Williston Road
Site Plan Application #SP-21-021 and Conditional Use Application #CU-21-02
Meeting date: June 15, 2021
Applicant
Tyler Barnes
1879 Williston Road
South Burlington, VT 05403
Owner
MacKenna Alexis Holdings, LLC
1879 Williston Road
South Burlington, VT 05403
Property Information
Tax Parcel 1810-01879
Mixed Industrial & Commercial Zoning District
1.84 acres
Location Map
#SP-21-021 & #CU-21-02
Staff Comments
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PROJECT DESCRIPTION
Site plan application #SP-21-021 and conditional use application #CU-21-02 of Tyler Barnes to construct
a 6,000 square foot pump track for the purpose of outdoor recreation to the rear of an existing two
building commercial complex, 1879 and 1881 Williston Road
PERMIT HISTORY
The Project is located in the Mixed Industrial & Commercial Zoning District. It is also located in the
Transit Overlay District and the Traffic Overlay District. The main stem of Potash Brook traverses the
property within a culvert. The most recent site plan approval issued for this property was in 2016, which
approved adding personal service as a use, resulting in a mix of uses including
• personal instruction
• general office
• light manufacturing
• retail services
• personal services
The current application is to locate outdoor recreation in an area previously approved as unpaved
parking.
CONTEXT
The project is subject to site plan review. Conditional use review is required because outdoor recreation
is a conditional use in the I/C zoning district. Staff notes that though the applicant is only proposing to
modify a portion of the subject property, the LDRs require that certain elements be brought up to
compliance with current standards, including waste disposal and utility cabinet screening, lighting, and
bicycle parking.
The applicant has provided a narrative describing what a pump track is in their application package.
COMMENTS
Development Review Planner Marla Keene and Planning Director Paul Conner (“Staff”) have reviewed
the plans submitted on 5/3/2021 and offer the following comments. Numbered items for the Board’s
attention are in red.
#SP-21-021 & #CU-21-02
Staff Comments
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A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Mixed I/C Required Existing Proposed
Min. Lot Size 40,000 sq. ft. 79,990 sq. ft No change
Max. Building Coverage 40% 18% No change
@Max. Overall Coverage 70% 74% No change
Max. Front Setback Coverage 30% 7.61% No change
@Min. Front Setback 30 ft. Apprx. 20 ft. No change
Min. Side Setback 10 ft. 10.3 ft No change
Min. Rear Setback 30 ft. Apprx. 100 ft No change
Building Height (flat roof) 35 ft. Unknown No change
Proposed to be in compliance
@ Existing non-conformity
B) SUPPLEMENTAL STANDARDS FOR ALL INDUSTRIAL AND AIRPORT DISTRICTS
Land Development Regulations Section 6.05 apply to development within the I/C district.
A. Site plan or PUD review required. Development according to industrial and airport district
regulations shall be subject to site plan or planned unit development review as specified above, the
purpose of which shall be to encourage innovation of design and layout, encourage more efficient use
of land for development, promote shared parking opportunities, provide coordinated access to and
from commercial developments via public roadways, and maintain service levels on public roadways
with a minimum of publicly financed roadway improvements.
This conditional use application is being reviewed in conjunction with a site plan.
B. Multiple structures and uses permitted. Multiple structures, multiple uses within structures, and multiple uses on a subject site may be allowed, if the Development Review Board determines that
the subject site has sufficient frontage, lot size, and lot depth. Area and frontage requirements may be
met by the consolidation of contiguous lots under separate ownership. Construction of a new public
street may serve as the minimum frontage requirements. Where multiple structures are proposed,
maximum lot coverage shall be the normal maximum for the applicable districts.
Multiple structures and multiple uses within the structures exist on the site. This application is to add a
use not associated with a structure. Staff considers this criterion met.
C. [Reserved]
D. Buffer strip. Properties in the Airport, Mixed Industrial Commercial, Industrial Open Space and
Airport Industrial districts that abut residential districts shall provide a screen or buffer along the
abutting line, as per Section 3.06(I) (buffers).
Not applicable
C) SITE PLAN REVIEW STANDARDS
The proposed facility will be located to the rear of the building at 1979 Williston Road in an area previously
approved for 28 gravel parking spaces and a screened dumpster enclosure. The location is accessed via a
common right of way. The applicant has stated in their cover letter that access to the use will be restricted
with a gate across the starting ramp, a location to install a chain across the track surface, a video
#SP-21-021 & #CU-21-02
Staff Comments
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surveillance system, and installation of “No Trespassing” signage. Staff considers that the restriction or non-
restriction of the use is not a factor in this application and that the secured condition does not need to be
included as a condition of approval. However as discussed below, no elements of the project may be
located in the approved common right of way.
Staff reminds the applicant that all features on the approved site plan, including those that are
uninvolved in this amendment, must conform to approved conditions prior to use of the proposed use.
14.06 SITE PLAN REVIEW GENERAL REVIEW STANDARDS
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.
The project is located in the northeast quadrant, whose objectives as stated in the comprehensive plan
are to allow opportunities for employers in need of large amounts of space provided they are compatible
with the operation of the airport, and to provide a balanced mix of recreation, resource conservation and
business park opportunities in the south end of the quadrant. The land use policy for this area is medium
to higher intensity, principally non-residential.
Staff considers the project is in compliance with the Comprehensive Plan.
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.
No changes to the structures are proposed. The applicant has provided two alternative
configurations for the proposed pump track. Both configurations are located over Potash Brook and
within the South Burlington Drainage Easement. In what Staff is referring to as configuration #1, the
applicant has located the starting ramp within the restricted common right-of-way. In what Staff is
referring to as configuration #2, the applicant is proposing to locate the track around existing trees
that were required as part of a previous site plan approval.
1. Staff recommends the Board require the applicant to modify the plan to neither be in the right-
of-way nor within the drip zone of existing trees. If previously-required trees are not present on
the site, they must be replaced in the same location with the same species, or the applicant must
request to amend the site plan to relocate the trees or replace with a different species.
(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.
Existing parking proposed to remain is compliant with this standard. Staff reminds the applicant
of requirements 13.01G(1) below.
13.01G(1) All paved parking spaces shall be striped or otherwise physically delimited.
13.01G(3) Provision shall be made for access by police, fire and emergency vehicles.
The Fire Chief provided oral guidance that the Board should require the applicant to restore the
#SP-21-021 & #CU-21-02
Staff Comments
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unpaved portion of the common right of way in order to provide access for emergency services
to the proposed use. The surface is in bad condition. As shown on the plans, a portion of the
right-of-way is on a neighboring property. Staff has researched the deeds and maps associated
with the property and considers there is no restriction prohibiting maintenance of the easement.
2. Staff therefore recommends the Board require the applicant to smooth the surface of the right of
way as a condition of approval.
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 structures are proposed.
14.07 SITE PLAN REVIEW 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.
With the aforementioned removal of the starting ramp and rehabilitating the surface, Staff considers this
criterion will be met.
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. Standards of Section 15.13, Utility Services, shall also be met.
No new utility connections are proposed. Staff considers this criterion met.
C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including
compliance with any recycling, composting, 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.
3. The provided plans indicate an existing approved dumpster to the rear of the building nearest the
proposed use. Staff recommends the Board require the applicant to demonstrate that the dumpster
will remain accessible for pick up by providing a truck turning movement plan, or require the applicant
to modify their plan to show a revised dumpster location which meets the screening requirements of
this criterion.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees.
13.06I requires all plantings shown on an approved site plan to be maintained by the property owner in
a vigorous growing condition throughout the duration of the use. As noted above, the proposed
#SP-21-021 & #CU-21-02
Staff Comments
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configuration #2 would impact approved landscaping and therefore cannot be approved as designed.
No additional landscaping is required as part of this application.
E. Modification of Standards. Except within the City Center Form Based Code District, where the
limitations of a site may cause unusual hardship in complying with any of the standards above and
waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board
may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive
Plan are met. However, in no case shall the DRB permit the location of a new structure less than five (5)
feet from any property boundary and in no case shall be the DRB allow land development creating a
total site coverage exceeding the allowable limit for the applicable zoning district in the case of new
development, or increasing the coverage on sites where the pre-existing condition exceeds the
applicable limit.
Staff considers no modification of standards is required.
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.
The project is subject to the standards of 12.01, General Stream and Surface Water Protection Standards,
because of its location within 100 feet of the centerline of the main stem of Potash Brook. Potash Brook
is culverted under the project area, and the entire involved area is within 100 feet.
12.01C. Surface Water Buffer Standards
(2) General Standards
General standards pertain to vegetation of stream buffers. Since this area has already been
approved as a gravel parking lot, and no expansion of the lot is proposed, Staff considers the general
standards to be not applicable.
(3) Expansion of pre-existing structures within stream buffers. The expansion of pre-existing
structures within stream buffers, except as provided in Section D below, shall be permitted only in
accordance with the standards for non-complying structures in Article 3, Section 3.11 of these
Regulations.
No structures are proposed to be expanded. Staff considers this criterion to be not applicable.
(4) New uses and encroachments within stream buffers. The encroachment of new land
development activities into the City’s stream buffers is discouraged. The DRB may authorize the
following as conditional uses within stream buffers, subject to the standards and conditions
enumerated for each use. The DRB may grant approvals pursuant to this section as part of PUD
review without a separate conditional use review.
(a) Agriculture, horticulture and forestry including the keeping of livestock, provided that
any building or structure appurtenant to such uses is located outside the stream buffer.
(b) Clearing of vegetation and filling or excavating of earth materials, only to the extent directly necessitated for the construction or safe operation of a permitted or conditional use on
the same property and where the DRB finds that:
(i) There is no practicable alternative to the clearing, filling or excavating within the
stream buffer; and
#SP-21-021 & #CU-21-02
Staff Comments
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(ii) The purposes of this Section will be protected through erosion controls, plantings,
protection of existing vegetation, and/or other measures.
Staff considers this encroachment to be applicable.
(c) Encroachments necessary to rectify a natural catastrophe for the protection of the
public health, safety and welfare.
(d) Encroachments necessary for providing for or improving public facilities.
(e) Public recreation paths, located at least twenty five (25) feet from the edge of channel
of the surface water.
(f) Stormwater treatment facilities meeting the Vermont Agency of Natural Resources
stormwater treatment standards, and routine maintenance thereof, including necessary
clearing of vegetation and dredging. Evidence of a complete application to the VANR for
coverage under the applicable permitting requirements shall be required to meet this criterion
for encroachment into a stream buffer.
(g) Roadways or access drives for purposes of crossing a stream buffer area to gain access
to land on the opposite side of the buffer, or for purposes of providing safe access to an approved
use, in cases where there is no feasible alternative for providing safe access and the roadway or
access drive is located at least twenty five (25) feet from the edge of the channel of the surface
water for all water bodies listed in section 10.01(C)(1)(a) and (b) and ten (10) feet from the edge
of channel of the surface water of all other streams.
(h) Utility lines, including power, telephone, cable, sewer and water, to the extent
necessary to cross or encroach into the stream buffer where there is no feasible alternative for
providing or extending utility services.
(i) Outdoor recreation, provided any building or structure (including parking and
driveways) appurtenant to such use is located outside the stream buffer.
Staff considers this encroachment to be applicable.
(j) Research and educational activities provided any building or structure (including
parking and driveways) appurtenant to such use is located outside the stream buffer.
(k) Hydro-electric power generation
Staff considers encroachment (b) and (i) to be applicable. Staff considers there is no practicable
alternative to the clearing, filling or excavating within the stream buffer. The second part of
standard (b), that the purposes of this Section will be protected through erosion controls,
plantings, protection of existing vegetation, and/or other measures, is addressed in the review of
the City Stormwater Section, below.
There are no additional structures, parking or driveways beyond those that have already been
approved, proposed for this use.
The Stormwater Section has reviewed the “Maddox Noah Holdings, LLC Proposed Pump
Track” site plan prepared by Donald L. Hamlin Consulting Engineers, Inc., dated 4/29/21. We
would like to offer the following comments:
1. This project is located within the 100’ stream buffer of Potash Brook.
#SP-21-021 & #CU-21-02
Staff Comments
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2. As noted in §12.01 Section C.4, the DRB may authorize outdoor recreation as a
conditional use within a stream buffer, subject to the standards and conditions
enumerated for each.
3. Of the two configurations presented, Proposed Configuration #1 is preferred. This
alternative provides a greater buffer between the pump track and the stream and
redevelops the existing gravel parking lot, rather than disturbing existing greenspace.
4. If the DRB approves this application, a condition should be included requiring the
applicant to regularly maintain the surface of the pump track, so that it does not
erode and to repair any erosion created in the buffer area between the pump track
and the stream.
5. The DRB should include a condition requiring the implementation of erosion
prevention and sediment control practices required by the Low Risk Site Handbook
for Erosion Prevention and Sediment Control.
In addition to requiring the applicant to address the comments of the Stormwater Superintendent
above, Staff recommends the Board note in their decision the applicant’s proposal to vegetated
the sides of the berms and pitch them away from Potash Brook as an erosion control measure.
Conditional use review is required by this section.
G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
Standards of 15.12 pertain to street layout, roadway design, connection to adjacent parcels, and
roadway construction. No changes affecting compliance with this criterion are proposed.
D) CONDITIONAL USE STANDARDS
Outdoor recreation is allowed in the I/C Zoning District only as a conditional use. Furthermore,
encroachments within 100-ft of Potash Brook require conditional use review. Staff reminds the Board
that they may only approve or deny a proposed use, and if approved, the approval will stand regardless
of the popularity or success of the use. Therefore the applicant’s proposal to limit the users to a small
group is irrelevant to the Board’s review.
Pursuant to Section 14.10E of the LDRs, the proposed conditional use shall not result in an undue
adverse effect on any of the following:
(1) The capacity of existing or planned community facilities.
(2) The character of the area affected, as defined by the purpose or purposes of the zoning
district within which the project is located, and specifically stated policies and standards of the
municipal plan.
(3) Traffic on roads and highways in the vicinity.
(4) Bylaws and ordinances then in effect.
(5) Utilization of renewable energy resources.
The property is located in an area with other specialty businesses. Staff considers the potential impacts
of this use to be minimal. The use will be required to comply with public nuisance ordinances. Staff
considers the proposed use will not result in an undue adverse effect on any of the above criteria.
#SP-21-021 & #CU-21-02
Staff Comments
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E) OTHER
Section 13.14: Bicycle Parking
The applicant must provide at least 50% of the required number of bicycle parking spaces at this first site
plan application since adoption of revised bicycle parking standards. Where previously approved bicycle
racks exist, some of the provided spaces may count towards the minimum if they meet the requirements
of 13.14B(1)(b)
The uses on the property consist of the following
Personal Instruction 6,650 sf
General Office 2,915 sf
Light Manufacturing 2,300 sf
Retail 2,341 sf
Indoor Recreation 7,226 sf
Personal Service 800 sf
Outdoor Recreation (proposed) 6,000 sf
These uses require a minimum of six (6) short term bicycle parking spaces.
4. Staff recommends the Board require the applicant to demonstrate that at least three (3) short term
bicycle parking spaces either exist or are proposed to exist prior to closing the hearing. Existing spaces
must meet the requirements of 13.14B(1)(b) and new spaces must meet the requirements of 13.14B(2).
Plans
The applicant has repurposed the previously approved site plan for this application. The previously
approved plan was stamped by a professional engineer, and should not be used without appropriate
credit. Staff therefore recommends the Board include a condition requiring the applicant to modify the
plans to make clear what annotations have been made for this application, who made the changes, and
provide appropriate credit for the base drawing. Staff also recommends the Board include a condition
that the next site plan for the property shall be professionally prepared.
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, Development Review Planner
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EXHIBIT #5: CURRENT SITE PLAN
5’40’130’4’2’EXHIBIT #1: PROPOSED PUMP-TRACK LAYOUT, WITH APPX. DIMENSIONS AND ELEVATIONS STONE RETENTION BLOCKSOVERHEAD VIEW: SIDE PROFILE VIEW:15 YARDS CLEAN FILL (40% CLAY, 50% TOPSOIL, 10% SAND) - ALL FEATURES TO BE MADE FROM THE SAME COMPOSITION OF FILL (15 YARDS CLEAN FILL (40% CLAY, 50% TOPSOIL, 10% SAND); - ON-SITE SILT FENCE TO BE USED ON ALL SOIL USED IN PRODUCTION; - CHECK-DAMS TO BE INSTALLED AROUND PERIMETER OF THE TRACK TO ENSURESEDIMENT IS NOT ALLOWED TO ENTER ADJACENT WATER SUPPLIES; - DIRT PATH FEATURED TO BE LEFT IN A NATURAL STATE, COMPACTED WITHA WACKER-NEUSON PLATE TAMPER; - NATIVE GRASS AND WILDFLOWERS TO BE PLANTED ON ALL AREASOUTSIDE OF DIRT PATH. NOTES: *DIMENSIONS PROVIDED ARE APPROXIMATEREFERENCE IMAGE:
12-18”EXHIBIT #1: PROPOSED PUMP-TRACK LAYOUT, WITH APPX. DIMENSIONS AND ELEVATIONS 48” 60”48” - 60”FRONTAL PLANE VIEW AND DETAIL - ROLLER FEATUREFRONTAL PLANE VIEW AND DETAIL - BERM FEATURE*DIMENSIONS PROVIDED ARE APPROXIMATESIDEWALLS TO FEATURE NATIVE GRASS AND WILDFLOWER PLANTINGSSIDEWALLS TO FEATURE NATIVE GRASS AND WILDFLOWER PLANTINGSPATHS TO CONSIST OF PACKED CLEAN FILL SURFACE OF ROLLER TOPS TO BE CANTED APPX 3 DEGREES AWAY FROM POTASH BROOK, DIRECTING RUNOFF INTO THE CENTER OF THE TRACK
100’ SETBACK FROM POTASH BROOK..3’-5’ BERMED SECTION OF TRACK, SLOPED 30 DEG. TOWARDS S, SE, SW (AWAY FROM POTASH BROOK)PROPOSED PUMP-TRACK ROUTE (TO SCALE). ELEVATION FOR BLUE PATH: 0’ -2’ELEVATION FOR BERMED SECTION (GREEN): 3’ - 5’ELEVATION FOR START SECTION (ORANGE): 5’MADDOX NOAH HOLDINGS, LLC MADDOX NOAH HOLDINGS, LLCPROPOSED PUMP TRACK NEW NATIVE WILDFLOWERPLANTING(appx. 1200 sq. ft) EXHIBIT #2: PROPOSED CONFIGURATION #1. ECO-FRIENDLY 6” X 6”WOODEN BEAMS, SUPPORTINGA 4G STEEL CHAIN SPANNING TRACKADDITION OF PUMP TRACK DETAIL TSB04/28/21TSB /TSB /TSB /04/29/21
100’ SETBACK FROM POTASH BROOK..3’-5’ BERMED SECTION OF TRACK, SLOPED 30 DEG. TOWARDS S, SE, SW (AWAY FROM POTASH BROOK)PROPOSED PUMP-TRACK ROUTE (TO SCALE). ELEVATION FOR BLUE PATH: 0’ -2’ELEVATION FOR BERMED SECTION (GREEN): 3’ - 5’ELEVATION FOR START SECTION (ORANGE): 5’ECO-FRIENDLY 6” X 6”WOODEN BEAMS, SUPPORTINGA 4G STEEL CHAIN SPANNING TRACKMADDOX NOAH HOLDINGS, LLC MADDOX NOAH HOLDINGS, LLCPROPOSED PUMP TRACK NEW NATIVE WILDFLOWERPLANTING(appx 6,000 sq. ft) EXHIBIT #3: PROPOSED CONFIGURATION #2. ADDITION OF PUMP TRACK DETAIL TSB04/28/21TSB /TSB /TSB /4/29/21