HomeMy WebLinkAboutAgenda 08_SP-21-046_433 Community Dr_OnLogicCITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SP-21-046_433 Community Dr_OnLogic_SP_2021-12-07
DEPARTMENT OF PLANNING & ZONING
Report preparation date: December 1, 2021
Plans received: November 10, 2021
433 Community Drive
Site Plan Application #SP-21-046
Meeting date: December 7, 2021
Owner
Technology Park Partners
88 Technology Park Way
South Burlington, VT 05403
Applicant
Greenfield Capital, LLC
35 Thompson Street
South Burlington, VT 05403
Property Information
Tax Parcel 0436-00055.11B, 0436-00055.12B & 0436-
00055.13B
Mixed Industrial Commercial (IC) District
Engineer/Architect
Wiemann Lamphere Architects
525 Hercules Drive, Suite #2
Colchester, VT 05446
Location Map
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PROJECT DESCRPTION
Site plan application #SP-21-046 of Greenfield Capital, LLC to construct a two to three story 130,790 sf
light manufacturing, warehouse and office project, 418 parking spaces, and associated site
improvements on a proposed 19.81 ac lot, 443 Community Dr.
CONTEXT
The applicant has concurrently applied for final plat approval for a subdivision to create the lot on which
this building is proposed under #SD-21-26. The Project is located in the Mixed Industrial Commercial
Zoning District. It is also located in the Transit Overlay District, and a portion is located in the Interstate
Highway Overlay District and the Airport Approach Cones. There are areas of class II and class III
wetlands and wetland buffers located on the property.
COMMENTS
Planning Director Paul Conner and Development Review Planner Marla Keene (“Staff”) have reviewed
the plans submitted on 11/10/2021 and offer the following comments. Comments for the Board’s
attention are indicated in red.
A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Mixed Industrial Commercial Zoning
District
Required Proposed
Min. Lot Size 40,000 sf 19.81 ac
Max. Building Coverage 40% 8.9%
Max. Overall Coverage 70% 35.38%
Min. Front Setback, Community Dr 30 ft. 283 ft.
Min. Front Setback, Interstate 89 150 ft. 279 ft.
Max Front Setback Coverage 30% 4.85%
Min. Side Setback 10 ft. 252 ft.
Min. Rear Setback 30 ft. N/A*
@ Building Height (flat roof) 35 ft. 48.67 ft.
* The property does not have a rear yard as it abuts the interstate.
@ 3.06D(2) permits but does not require the Board to approve a structure with a height in
excess of 35 ft. if for each foot of additional height, all front and rear setbacks are increased by one
(1) foot and all side setbacks are increased by one half (1/2) foot. These additional setbacks are
provided. Staff recommends the Board accept the requested height.
Mixed Industrial-Commercial District (IC)
The purpose of the Mixed Industrial-Commercial District is as follows.
The Mixed Industrial-Commercial District is formed to encourage general industrial and
commercial activity in areas of the City served by major arterial roadways and with ready
access to Burlington International Airport. The Mixed Industrial- Commercial district
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encourages development of a wide range of commercial, industrial and office uses that will
generate employment and trade in keeping with the City’s economic development policies.
These uses are encouraged in locations that are compatible with industrial activity and its
associated land use impacts. Major commercial uses, such as supermarkets and shopping
centers shall not be permitted. Any uses not expressly permitted are prohibited, except those
that are allowed as conditional uses.
The subject property is proposed to house light manufacturing, warehouse and office, which Staff
considers consistent with the purpose of the district.
Supplemental Standards for Industrial and Airport Districts
A. Site plan or PUD review required. The applicant has requested site plan review.
B. Multiple Structures and uses permitted. Only one structure containing one use is proposed.
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). N/A
Interstate Highway Overland District
No building is proposed within the IHO district. An existing private recreation path, open to the public, is
located in the IHO district. The applicant is proposing to modify the grading, provide stormwater treatment,
add landscaping, and relocate the path. Staff considers these activities to be permitted within the district.
13.03 Airport Approach Cones
A. General Restrictions. Notwithstanding the provisions of any other section(s) of these regulations, the
uses permitted in any district in the Airport Approach Cones, as shown on the Official Zoning Map and
Overlay Districts Map, shall be permitted subject to the following limitations:
(1) No use shall be permitted which will produce electrical interference with radio communication
or radar operations at the airport.
(2) No use shall be permitted which could obstruct the aerial approaches to the airport.
(3) All uses shall comply with applicable FAA or other federal or state regulations.
(4) No lights or glare shall be permitted which could interfere with vision or cause confusion with
airport lights.
Most of the project is located within an airport approach cone. The application materials do not address
this subject.
1. Staff recommends that the Board require the applicant to provide information and evidence that the
proposed project complies with the above-listed standards, or, alternatively, demonstrate that the project
has received approval from the appropriate airport regulatory bodies.
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B) SITE PLAN REVIEW STANDARDS
14.06 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 entire IC District is located within the Northeast Quadrant. Objectives of the Northeast Quadrant
include allowing opportunities for employers in need of larger amounts of space, and providing a
balanced mix of recreation, resource conservation, and business park opportunities including riparian
corridors along the tributaries of Muddy Brook and Potash Brook.
Goals of the comprehensive plan include affordable & community strong, walkable, green & clean, and
opportunity oriented.
The land use policy for this area is medium to higher intensity, principally non-residential.
Staff considers this criterion met.
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.
2. The applicant has provided architectural elevations and renderings in support of their application.
No information about the proposed building materials is provided. Staff recommends the Board
discuss materials and building aesthetics with the applicant. The adjacent sites on Community Drive
and on Tilley Drive are predominantly brick and use that material as a unifying feature on a variety
of building designs. No brick appears to be proposed for this building. Instead, the building appears
to be clad in vertical corrugated metal siding, which is inconsistent with the character of the
neighborhood. Staff recommends the Board ask the applicant to demonstrate how they are
proposing to integrate their building design with other buildings in the area. [See also noted under
14.06C(2) below]
Staff considers other elements of 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.
Parking is proposed to the side and to the front of the lot relative to the interstate. See (d) below.
(b) Not applicable
(c) Where more than one building exists or is proposed on a lot, the total width of all parking
areas located to the side of the building(s) at the building line shall not exceed one half of the
width of all building(s) located at the building line.
The applicant is only proposing one building, but has submitted a conceptual sketch of a full-build
out that includes multiple buildings. Staff notes this criterion will be applicable at that time.
(d) For through lots, parking shall be located to the side of the building(s) or to the front of
the building adjacent to the public street with the lowest average daily volume of traffic. Where
a lot abuts an Interstate or its interchanges, parking shall be located to the side of the building(s)
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or to the front adjacent to the Interstate. Parking areas adjacent to the Interstate shall be
screened with sufficient landscaping to screen the parking from view of the Interstate.
Any parking located to the front is to the interstate side. As discussed above, parking is located
to the side, front, and Interstate side.
The applicant has proposed a planted berm with a maximum height of 5-ft to screen the large
parking lot proposed east of the building. However, no landscaping or berm is proposed to
screen the parking south of the building, and the parking lot is highly visible in the I89
renderings provided by the applicant.
3. Staff recommends the Board require the applicant to provide landscaping or berms to screen the
southern parking area from view of the interstate.
(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.
The building is proposed to have about half as large a footprint as the recently constructed fed-
ex facility to the east, and to be 13 feet higher for the tallest portion of that building. The
building across Community Drive is approximately the same size as the fed-ex building. There is
no development potential west of the proposed site. 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.
4. As alluded to above under 14.06B(1), it does not appear the applicant has proposed materials
that complement or are of the same caliber as adjacent buildings on Community Drive. Staff
considers the overall massing and form of the building to be complementary, however, and
recommends if the applicant modifies the materials and provides the required parking lot
screening as recommended above that the Board find this criterion met.
5. The applicant is proposing four loading dock bays. Staff recommends the Board ask the
applicant to clarify the operation and screening of the proposed loading dock. It may be the case
that the applicant is proposing a wall, but the height of the wall and the length relative to the
length of delivery trucks is not shown. Staff recommends the Board consider whether additional
screening of the loading dock area is warranted.
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall
apply:
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
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an arterial or collector street, to provide additional access for emergency or other purposes, or to
improve general access and circulation in the area.
13.01F pertains to Access Management Requirements.
Access Management Requirements. It is the intent of the City to minimize traffic and pedestrian
conflicts caused by vehicular driveways on public roadways by reducing the number of required
driveways and by minimizing the number of vehicles utilizing such driveways off public roadways.
All applicants must make an effort to reduce these impacts. All commercial lots (retail, restaurant,
office, service uses, excluding residential, agricultural and industrial uses) located adjacent to
other commercial lots must provide a driveway connection to any adjacent commercial lot. If the
adjacent property owner does not want to provide for that connection, the applicant must provide
an easement to do so in the future when circumstances may change. This driveway connection or
easement should be located where the vehicular and pedestrian circulation is most feasible.
6. The adjacent lot to the east has been designed to accommodate a future connection between the
two properties. Staff recommends the Board require the applicant to provide a reciprocal 50-ft
wide access easement on this property prior to closing the hearing. This is discussed in further
detail as part of final plat application #SD-21-26.
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.
Utility connections are proposed to be underground. A discussion of utility screening is provided under
Site Plan Review Standard D below.
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.
7. Waste disposal locations are indicated on the plan as “fully enclosed,” but no detail has been
provided. Staff recommends the Board require the applicant to describe their specific proposal for
enclosure, to be incorporated as a condition of approval if it meets the requirements of this criterion.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping,
Screening, and Street Trees.
The minimum required landscape value for the Project, based on an estimated building construction
cost of $40,000,000 is $407,500. The applicant is proposing the following landscaping elements.
Trees $ 157,875.00
Shrubs $ 15,665.00
Ornamental Grasses $ 3,220.00
Hardscape, including pavers
and stone seat walls $ 231,325.00
Total $ 408,085.00
The Board may approve landscaping elements other than trees and shrubs when the objectives of the
landscaping section are otherwise met. As noted above, additional landscaping to screen parking from
view of the interstate is required.
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8. Staff recommends the Board ask the applicant to describe the location and use of the proposed
pavers and stone seat walls and determine if they will allow their full value to be counted towards
the minimum requirements.
9. As described below, Staff considers the applicant must modify their landscaping plan. Staff
recommends the Board require the applicant to update the schedule of values prior to issuance of a
zoning permit.
The City Arborist reviewed the landscaping plans on November 17, 2021 and offers the following
comments.
• I’d recommend reducing the number of maples in the plan. Maple is an overplanted species in
South Burlington and the Red Maples in particular may suffer from Manganese deficiency given
the existing soils on this site
• The Planting Details refer to a soil preparation specification but I couldn’t locate it
10. Staff recommends the Board require the applicant to address these comments prior to closing the
hearing.
Several additional landscaping standards apply to this property, as follows.
13.06B Landscaping of Parking Areas
All off-street parking areas subject to review by the Development Review Board shall be curbed
and landscaped with appropriate trees, shrubs and other plans including ground covers as
approved by the Development Review Board.
(1) All off-street parking areas shall be landscaped around the perimeter of the lot with trees,
shrubs and other plants. Perimeter planting shall be set back from the curb sufficiently to
allow for snow storage. The purpose of perimeter planting shall be to mitigate the view of
the parking lot from the public way and from adjacent uses and properties, and to provide
shade and canopy for the parking lot. In some situations it may be necessary both for
surveillance purposes and for the perception of safety to install the size and type of plants
that leave visual access between the parking lot to the public way or other pedestrian areas.
11. The eastern parking area is not screened to the east. The applicant’s proposed topography
creates a ditch between this and the property to the east, therefore the parking will not be
screened by topography. Staff recommends the Board require the applicant to provide
screening along the eastern side of the parking lot. In recognition for the trees planted on the
eastern property, Staff considers such screening may consist of a line of trees with spacing
similar to the interior parking lot tree spacing, at the Board’s discretion. Staff’s concerns with
screening of the southern parking area from the interstate are addressed in 14.06C(2) above.
(2) In all parking areas containing twenty-eight (28) or more contiguous parking spaces and/or
in parking lots with more than a single circulation lane, at least ten percent (10%) of the
interior of the parking lot shall be landscaped islands planted with trees, shrubs and other
plants. Such requirement shall not apply to structured parking or below-ground parking.
12. The applicant has not provided computations demonstrating compliance with this criterion.
Staff reminds the applicant that this computation uses the total area of the parking lot not the
area of the parking stalls. Staff considers it appears this requirement may be met for the
eastern parking area but is not met for the southern or western parking areas, each of which
contains more than 28 parking spaces. Staff recommends the Board require the applicant to
meet this criterion and to demonstrate it is met with an exhibit prior to closing the hearing.
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(3) All interior and perimeter planting shall be protected by curbing unless specifically designed
as a collection and treatment area for management of stormwater runoff as per
13.06(B)(5)(c) below. Interior planted islands shall have a minimum dimension of six (6) feet
on any one side, and shall have a minimum square footage of sixty (60) square feet. Large
islands are encouraged.
13. The provided plans do not indicate whether curbing is provided. Snow storage areas are not
shown therefore it is not possible to determine whether perimeter planting is set back behind
snow storage areas, fencing or drainage ditches. Staff recommends the Board require the
applicant to demonstrate this criterion is met prior to closing the hearing.
(4) Landscaping Requirements
(a) Landscaping shall include a variety of trees, shrubs, grasses and ground covers. All
planting shall be species hardy for the region and, if located in areas receiving road
runoff or salt spray, shall be salt-tolerant.
(b) At least one (1) major deciduous shade tree shall be provided within or near the perimeter of each parking area, for every five (5) parking spaces. The trees shall be
placed evenly throughout the parking lot to provide shade and reduce glare. Trees shall
be placed a minimum of thirty (30) feet apart.
14. The eastern parking area contains 245 spaces, requiring 49 shade trees. The applicant has
provided 36. As noted above, the applicant must provide screening on the eastern side of
this parking area. Staff considers the applicant may use the required screening to meet this
criterion if the trees meet the purpose above.
15. The southern parking area contains 135 spaces, requiring 27 shade trees. 10 shade trees are
provided along the southern gravel wetlands and berm, and 17 are provided north of the
parking lot. Staff recommends the Board determine whether they will allow the trees placed
north of the parking lot to count as shade trees, as the sun comes from the south. As noted
above, the parking lot is required to be screened from the interstate; Staff considers
applicant may use the required screening to meet this criterion if the trees also meet the
purpose above.
The western parking area contains 38 spaces, requiring 8 shade trees. 10 are provided, as
well as a row of arborvitae. Staff considers this criterion met for the western parking area.
13.06C Screening or Buffering
(1) All off-street parking areas, off-street loading areas, outdoor storage areas, refuse,
recycling, and compost collection (excluding on-site composting) areas, and utility
improvements such as transformer(s), external heating and cooling equipment shall be
effectively screened.
(2) Such screening shall be a permanently maintained landscape of evergreen or a mix of
evergreen and deciduous trees and shrubs, and/or a solid fence.
(3) The landscaping shall be designed to minimize erosion and stormwater runoff, and to
protect neighboring residential properties from the view of uses and parking areas on the
site. The landscaping shall be of such type, height, and spacing, as in the judgment of the Development Review Board, will effectively screen the activities on the lot from the view of
persons standing on adjoining properties. The plan and specifications for such planting shall
be filed with the approved plan for the use of the lot.
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(4) A solid wall or fence, of location, height, and design approved by the Development Review
Board, may be substituted for the required planting.
(5) Modifications. Where the existing topography and/or landscaping provides adequate
screening or would render the normally required screening inadequate, the Development
Review Board may modify the planting and/or buffer requirements by, respectively,
decreasing or increasing the requirements.
Screening of the parking area from the interstate is discussed under 14.06B(2) above.
Screening of the dumpsters is discussed under 14.07C above.
Screening of the loading dock is discussed under 14.06C above.
16. Screening of utility cabinets/transformers has not been provided. Staff recommends the Board
require the applicant to modify the plans to provide screening of utility cabinets/transformers
prior to closing the hearing.
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.
No modification of standards has been requested. Staff considers no modification of standards is
necessary.
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.
Treatment of runoff from impervious standards is discussed under 12.03 below.
The applicant has provided an EPSC plan and stabilization notes. The project disturbs greater than one
acre and will therefore be required to obtain either an Individual or General Permit for Construction.
See additional comments pertaining to low impact development under 12.03 below.
G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
17. The applicant has proposed for the driveways to be 24-ft wide. The LDRs require a width of 20-ft for
private roadways. Staff considers the proposed width to be excessive and recommends the Board
require the applicant to reduce the width of all driveways to 20-ft. The applicant has also proposed a
driveway entrance radius of 30-ft, resulting in an average driveway width of approximately 45-ft at
Community Drive. The LDRs proscribe a 20-ft radius. Staff recommends the Board require the
applicant to reduce the driveway entrance radius to 20-ft.
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The applicant has submitted a traffic study which provides an analysis of the impacts the proposed project
will have on adjacent intersections. The traffic study estimates that the proposed project will generate 196
PM peak hour trips. The traffic study also takes into consideration the future connection from the east
end of Tilley Drive to Community Drive, under study and scoping now. Because the timing of that
connection is not yet known, it considers traffic conditions both with and without the Tilley Drive
connection in place. The Tilley Drive connection is anticipated to provide an important east-west
connection in the City and to result in a measurable shift in through traffic from Old Farm Road and
Kennedy Drive to the new connector.
The traffic study concludes that the traffic generated by the project does not result in the need for off-
site transportation system improvements, either with or without the Tilley Drive connection in place. Staff
supports the conclusions of the traffic study.
C) SURFACE WATER PROTECTION STANDARDS
12.02 Wetland Protection Standards
Section 12.02 Wetland Protection Standards apply to all lands within 50-feet of a wetland.
The project proposes to impact the entirety of a 2,174 sf Class III wetland and it’s 50-ft buffer for the
purpose of constructing a stormwater treatment facility and an access driveway.
(1) Consistent with the purposes of this Section, encroachment into wetlands and buffer areas
is generally discouraged.
(2) Encroachment into Class II wetlands is permitted by the City only in conjunction with
issuance of a Conditional Use Determination (CUD) by the Vermont Department of Environmental
Conservation and positive findings by the DRB pursuant to the criteria in (3) below.
(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:
The applicant submitted Wetland Classification Report #2021-518 for the Class II wetland on the
property. No information has been provided for the impacted wetland or its 50-ft buffer.
(a) The encroachment(s) will not adversely affect the ability of the property to carry or store
flood waters adequately;
The purpose of the impact is to create a gravel wetland. The submitted stormwater memo
indicates that the stormwater flow off the property will be reduced compared to pre-
development conditions for the 1- and 10-year, 24-hour events. As noted below, the applicant
has not provided flow rates for the 25-year 24-hour event. Staff considers that if the 25-year flow
is also not increased, this criterion will be met.
(b) The encroachment(s) will not adversely affect the ability of the proposed stormwater
treatment system to reduce sedimentation according to state standards;
The majority of the proposed impact is to create a gravel wetland, which will improve the ability
of the property to reduce sedimentation. Staff considers this criterion met.
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(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 applicant indicated they did not generate a report for the impacted wetlands, but provided
the following response.
The project is not proposing any activity in the wetlands and there is net-cut excavation in the
SoBu Class III wetland buffer. This includes the construction of a gravel wetland which will
provide water quality and flood storage for at least the 10-year storm event and will not
impact flood storage or sedimentation capacity.
The applicant further indicated that they are preparing information on the functions and values
of the wetlands.
18. Staff therefore recommends the Board ask the applicant to describe the functions and values of
the impacted wetland and demonstrate how those impacts are minimized and/or offset.
12.03 Stormwater Management Standards
The Assistant Stormwater Superintendent reviewed the application materials November 24, 2021 and
offers the following comments.
The Stormwater Section has reviewed the “OnLogic Facility Technology Park, Lots 11, 12, & 13” site
plan prepared by VHB, dated 10/28/2021 and last updated on 11/10/2021. We would like to offer
the following comments:
1. The proposed project is located in both the Muddy Brook and Potash Brook watersheds. Potash
Brook is listed as stormwater impaired by the State of Vermont Department of Environmental
Conservation (DEC).
2. The project proposes to create an additional 7.0 acres 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 area. It will therefore require a
construction stormwater permit from the Vermont DEC Stormwater Division. The applicant
should acquire this permit before starting construction.
4. The memo states existing soil is mapped as Vergennes Clay. Has the depth to groundwater been
investigated?
5. The applicant has delineated the project area into 6 sub-catchments and identified 4 structural
treatment practices – Does the entire roof drain to the 10” HDPE pipe on the eastern end of the
southside of the building?
6. How is runoff from the western parking area being collected? Is there a curb on the west side of
the west parking lot and westside of driveway between west and south lots? Does any
impervious area drain to catch basin #13 or just sheet flow off the parking lot? Based on the
proposed grading plan, it appears that an additional catch basin structure may be needed south
of CB13, at the southwest corner of the same parking lot.
7. What is the slope on the southwest side of the drive connecting the south and west parking lots?
What is the final plan for stabilizing this slope? There appears to be some interference in this
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area with the disconnected vegetated buffer area. Is the disconnected vegetated buffer higher in
elevation on the northside of the path than the impervious surface near the SW driveway?
8. It looks like the rec path has an elevation of about 339’ near Gravel Wetland #3 and the top of
the treatment practice is 344’. How wide is the top of berm and what is the outside slope of the
gravel wetland western embankment? What is the final plan for stabilizing this slope? There
appears to be some interference in this area with the disconnected vegetated buffer area. Is the
disconnected vegetated buffer a higher elevation on the northside of the path than the
impervious path near Gravel Wetland #3?
9. The 25-year storm event should be modeled to confirm compliance with section 15.13.F(3)
10. Please confirm if the correct starting elevation was used in the HydroCAD model. In general, it
appears that the gravel wetlands were modeled with a starting elevation 0.75’ below the outlet
control orifice.
11. Please include detailed maintenance plan for all proposed stormwater treatment practices.
12. What pre-treatment is being provided for the gravel wetlands?
13. Gravel Wetland #1 outlets to the City’s storm drain. It should be noted that the pipe connecting
DMH2 to the City catch basin will remain the responsibility of the private property owner.
14. The project proposes to impact wetlands and/or wetland buffer areas.
a. Section 12.02(E)(2) of the City’s Land Development Regulations indicates that
encroachment into Class II wetlands is permitted by the City only in conjunction with
issuance of a CUD by the Vermont DEC.
b. Section 12.02(E)(3) of the City’s Land Development Regulations provides restrictions to
encroachments into class II wetland buffers, class III wetlands, and class III wetland
buffers. The DRB should request information as needed to confirm that appropriate
erosion control and construction methods are being utilized so that conditions set forth
in this section are satisfied.
15. The applicant should show snow storage locations on the site plan.
16. In a future application, the applicant should provide a more robust Erosion Prevention and
Sediment Control Plan.
17. Work in the City Right Of Way (ROW) requires a permit before construction can begin. A “Permit
to Open Streets or Right-Of-Way” can be obtained from the South Burlington Department of
Public Works on their web site, or by stopping by their office located at 104 Landfill Road.
18. The DRB should include a condition requiring the applicant to regularly maintain all stormwater
treatment and conveyance infrastructure.
19. Staff recommends the Board require the applicant to address these comments before closing the hearing.
D) OTHER
13.07 Exterior Lighting
The applicant is proposing two types of pole mounted lights. Pole mounted lights along the driveway and
within the parking area are at the maximum height of 30 feet allowable under the LDR. There are
pedestrian scale fixtures mounted at 14 feet. There are no building mounted fixtures proposed. The
following standard applies to lighting in parking areas.
13.07B Specific Requirements for Parking Areas. Light sources shall comply with the following:
(2) Pole placement, mounting height, and fixture design shall serve to minimize lighting from
becoming a nuisance. All light sources shall be arranged so as to reflect away from adjacent
#SP-21-046
13
properties. All light sources shall be shielded or positioned so as to prevent glare from becoming a
hazard or a nuisance, or having a negative impact on site users, adjacent properties, or the traveling
public. Excessive spillover of light to nearby properties shall be avoided. Glare shall be minimized to
drivers on adjacent streets.
Staff considers lighting criterion met.
13.14 Bicycle Parking
The proposed building will require nineteen (19) short term based on 48,180 sf of warehousing,
contractor and light industry use at one space per 20,000 sf and 82,610 sf of office use at one space per
5,000 sf and ten long term bicycle parking spaces. One changing facility, one unisex shower, and 4
clothes lockers are also required. For office building use, up to 50% of short term bicycle parking
requirements may be met by supplementing the (indoor) long term bicycle parking requirements with
the required short term bicycle parking spaces.
The applicant has proposed is proposing six inverted U type bicycle racks near the main pedestrian
entrance providing parking for 12 bicycles, and an approximately 12-foot by 22-foot bicycle storage area
near one of the building entrances. No information has been provided regarding changing facilities,
showers or clothes lockers.
20. Staff recommends the Board require the applicant to modify their plan to meet the minimum
required short and long term bicycle parking requirements, including demonstration that adequate
long-term spaces, changing facilities, unisex showers, and clothes lockers are provided. Bicycle
spaces and clothes lockers must meet the dimensional standards of 13.14.
3.05 Energy Standards
Staff notes that all new buildings are subject to the Stretch Energy Code pursuant to Section 3.15:
Residential and Commercial Building Energy Standards of the LDRs.
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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01LE9EL 3DATERE9ISION DESCRIPTION10/28/2021
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STATEMENT OF PROBABLE COSTProject NameOnLogic Facility Drawing Referenced: LA-1.00 - Landscape PlanDate Prepared:October 22, 2021 Date of Prices:Summer 2021Project Status:Permit Application Revisions:Sheet 1 of 1UNIT SUBKEYITEM QUANTITY UNIT COST TOTAL REMARKSDECIDUOUS TREES137 EA. $700.00 $95,900.00 2.5-3" Cal.EVERGREEN TREESPG Picea glauca 41 EA. $700.00 $28,700.00 Various SizesTO Thuja occidentalis 'Nigra' 33EA. $200.00 $6,600.00 5-6' Ht.ORNAMENTAL TREESAG Amelanchier x grandiflora 'Autumn Brilliance' 5 EA. $550.00 $2,750.00 1.5-1.75" Cal.BN Betula nigra ' Heritage' 33 EA.$725.00 $23,925.00 12-14' Ht.241 EA $65.00 $15,665.00 18-24" Wide92 EA $35.00 $3,220.00 2 Gal.5535 SF $25.00 $138,375.00Pavers and concrete sub-base, pricing reflects delta of $35.00/SF cost of brick and $10.00/SF cost of concrete169 LF $550.00 $92,950.00 Solid cut stone seat wallTotal: $408,085.00Mixed VarietesSHRUBSMixed VarietesLandscape WallsHardscape Oranmental GrassesSite PaversMixed Varietes
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