HomeMy WebLinkAboutAgenda 06_SP-21-046_433 Community Dr_OnLogic_SP
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TO: South Burlington Development Review Board
FROM: Marla Keene, Development Review Planner
SUBJECT: #SP-21-046, #SP-21-046 OnLogic Site Plan Application
DATE: January 4, 2022 Development Review Board meeting
PROJECT DESCRIPTION
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 Board held a hearing on this application on December 7, 2021. The Board continued that hearing
for the purpose of addressing a number of issues identified on that date, summarized herein. The
applicant responded verbally to the majority of staff comments and provided supporting materials at
the meeting on 12/7/2021. This report largely represents a thorough review of the statements and
materials provided by the applicant on 12/7 for the Board’s consideration at the continued hearing on
January 4, 2022
The project is subject to the 12/28/2020 Land Development Regulations since it was submitted prior to
the warning date for the draft regulations.
Numbered items for the Board’s attention are in red.
COMMENTS
The Board reviewed staff comments 1 through 16 at the 12/7/21 meeting. This Staff report starts with
comments not yet reviewed by the Board and is followed by a review of the current status of comments
1 through 17.
COMMENTS NOT YET REVIEWED BY THE BOARD
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.
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(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.
(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.
Original Staff Comment #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.
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Applicant Response: Wetlands 2018-100 and 2021-1 are very small in size, not contiguous to a
surface water and provide minimal to insignificant Water Storage for Flood Water and Storm
Runoff (Vermont Wetland Rules Function 5.1) and Surface and Ground Water Protection (VWR
Function 5.2)
Additionally, Wetland 2018-100 is located within a maintained field and is regularly mowed as
regular groundskeeping and is not adjacent to surface waters.
There would be no direct impacts to either wetland, so the functional capacities would be
maintained. Additionally, the adjacent, planned gravel wetlands will enhance the water quality
protection provided in the immediate vicinity. The buffers to Wetland 2021-1 would be impacted
by grading to construct the footpath, and would be revegetated after.
Staff Update for 1/4/2022 Hearing: Staff understands from the applicant’s response that the
specific functions and values of the wetland are Water Storage for Flood Water and Storm Runoff
and Surface and Groundwater Protection. Staff considers that the proposed creation of a gravel
wetland in place of the Class III wetland as adequate offset for the provided functions, and
considers this criterion met.
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
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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
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.
Original Staff Comment #19: Staff recommends the Board require the applicant to address these comments
before closing the hearing.
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Staff Update for 1/4/2022 Hearing: The applicant has provided an item by item response, including
several statements regarding required plan modifications. These modifications have not been made in
the provided plans. For example, the applicant has stated they will provide 8-inch culverts under the
recreation path, and indicated they will provide a detailed maintenance plan “for the final plan
submittal.” As the Board is aware, this application is the final application required prior to approval.
Therefore, Staff recommends the Board require the applicant to provide the described materials prior to
closing the hearing.
Regarding the comments of the Stormwater Section for which the applicant has provided responses, the
Assistant Stormwater Superintendent reviewed the applicant’s responses to her original comments on
12/23 and indicates the following items are still outstanding.
Reply to comment #9 response:
The submitted stormwater memo does not mention the 25-yr 24-hr storm event. SW
staff recommends a hydraulic analysis of the proposed drainage system under 25yr
event conditions to confirm compliance with section 15.13.F(3). Analysis should
specifically include verification that:
a. Proposed drainage structures have capacity to safely pass 25-yr storm event
b. Applicant assessed impact of proposed project on critical downstream drainage
structures during 25yr event
Reply to comment #10 response:
SW staff recommends submittal of current HydroCAD model and plans showing drainage
area to each gravel wetland.
Reply to comment #14 response:
SW staff recommends the board require the applicant to provide total square footage of
both temporary and permanent impact of class II wetland buffer that will occur to install
STP outlet pipe.
Staff recommends the Board require the applicant to address the outstanding comments of the Assistant
Stormwater Superintendent prior to 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
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
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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 spaces 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.
Original Staff Comment #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.
Applicant Response: The project will provide a minimum of 7 bike storage spaces in the bike storage area
on the first floor. There are 4 unisex shower / changing rooms on the second floor and a locker room
adjacent.
Staff Update for 1/4/2022 Hearing: The applicant has provided an updated first floor plan showing the
configuration of the bike storage room, which the applicant indicates will accommodate twelve bicycles.
No indication of the type of indoor racks has been provided. Staff considers this can be addressed as a
condition of approval if the Board desires. No response has been provided for the required minimum short-
term parking. If the applicant wishes to take advantage of the provision that allows additional long-term
storage beyond the minimum to be applied towards reducing the short-term parking requirement, the
applicant must provide five (5) more short-term spaces than are currently shown on the provided plans.
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.
Water Service Design
The South Burlington Water Department provided comments on sheet C-4.10 on 12/16/2021. These
comments pertain to tapping, shut-off, metering, specifications, and hydrant ownership. Staff has
provided these comments to the applicant and recommends the board require them to be addressed to
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the satisfaction of the SBWD, as evidenced by a letter of approval, prior to issuance of a zoning permit for
the project.
Street Address
The applicant has requested the street address of the proposed building be 435 Community Drive rather
than 433 Community Drive. This address would be acceptable from an e9-1-1 standpoint. Staff
recommends the Board accept the requested change, write the decision for 435 Community Drive, and
include a note in the decision regarding the address change to facilitate finding related records in the
future.
UPDATES TO COMMENTS REVIEWED BY THE BOARD ON 12/7/2021
Staff Comments 1-17 were discussed at the December 7, 2021 meeting. They were as follows:
SC 1 re: Airport Approach Cones
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.
Original Staff Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant received a “Determination of No Hazard to Air
Navigation” letter on 12/10/2021. Staff considers this comment to have been addressed.
SC 2 re: Relationship of Proposed Structures to the Site
E) SITE PLAN REVIEW STANDARDS
14.06 General Review Standards
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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.
Original Staff Comment #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 Update for 1/4/2022 Hearing: The applicant made a presentation on 12/7 showing that the
structure is proposed to be constructed of grey and dark grey brick masonry and smooth orange
metal paneling for the office portion of the building, and smooth and corrugated metal for the
manufacturing portion of the building with transparent and translucent glazing. Staff considers this
comment to have been addressed.
Staff considers other elements of this criterion met.
SC 3 re: Through lots parking and screening
(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)
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.
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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.
Original Staff Comment #3: Staff recommends the Board require the applicant to provide
landscaping or berms to screen the southern parking area from view of the interstate.
Staff Update for 1/4/2022 Hearing: The applicant has proposed a row of “London Plane Trees”
between the parking and the interstate. This is a large deciduous tree. While Staff supports the
use of interesting and large trees, it does not appear to provide the required screening.
13.01C(5) states that “all parking areas adjacent to a public street shall be screened from the
street by fencing, walls, or vegetation measuring at least three (3) feet in height.” Staff
recommends the Board direct the applicant to intersperse shrubs or provide a mixture of
deciduous and coniferous trees.
SC 4 & SC 5 re: Relationship of Structures and Site to Adjoining Area.
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.
Original Staff Comment #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.
Staff Update for 1/4/2022 Hearing: Staff considers this comment to have been addressed.
Original Staff Comment #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.
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Staff Update for 1/4/2022 Hearing: The applicant made a presentation showing how the
loading dock will fit into the landscape and also how the proposed vegetation will provide
screening. Staff considers this comment to have been addressed.
SC 6 re: Access Management Requirements
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.
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.
Original Staff Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant has updated their plans to show an easement,
and has included the note “Proposed 50’ access easement is subject to change, refer to easement
document for details.” No draft easement document has been submitted, therefore Staff is unable
to ascertain whether the referenced “changes” are acceptable. Staff recommends the Board
require the applicant to provide a draft easement document for review prior to closing the hearing.
SC 7 re: Disposal of Wastes
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 (i.e., non-dumpster, non-large drum)
shall not be required to be fenced or screened.
Original Staff Comment #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.
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Staff Update for 1/4/2022 Hearing: This criterion includes two critical elements. First, that the
dumpster be enclosed. Second, that it be screened. Staff considers the applicant to have met the first
element by providing a fully enclosed trash compactor. Staff considers the applicant to have met the
second element by providing general screening of the loading dock and waste disposal areas.
SC 8, SC 9, SC 10 re: Landscaping
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.
Original Staff Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant has updated their landscaping cost estimate for trees
and shrubs based on the revised landscaping plan as follows.
Trees $ 204,075.00
Shrubs $ 16,835.00
Ornamental Grasses $ 3,220.00
Hardscape, including pavers
and stone seat walls $ 231,325.00
Total $ 455,455.00
Minimum Requirement $ 407,500.00
As noted above, the Board may approve landscaping elements other than trees and shrubs only when
the objectives of the landscaping section are otherwise met. Except as noted above pertaining to
screening of parking from the interstate, Staff considers the objectives to be met, therefore recommends
the Board allow the pavers and stone seat walls to be applied towards the minimum required
landscaping budget. Staff further recommends the Board require the applicant to update the
landscaping schedule of values to reflect the final approved landscaping plan once modifications
recommended herein are made.
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Original Staff Comment #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.
Staff Update for 1/4/2022 Hearing: Additional modifications are still recommended therefore Staff
considers this comment still applies as written, though no Board discussion is necessary.
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
Original Staff Comment #10: Staff recommends the Board require the applicant to address these
comments prior to closing the hearing.
Staff Update for 1/4/2022 Hearing: Staff has referred the revised plans to the City Arborist and is
awaiting a response. Staff anticipates having an update at the time of the hearing.
SC 11-15 Landscaping of Parking Areas
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.
Original Staff Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant has proposed a row of locust trees along
the eastern property. Staff considers this comment to have been addressed.
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(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.
Original Staff Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant indicated they would address this
comment at a meeting with Staff on 12/17/2021, but Staff has not yet received revised plans.
Staff recommends the Board require the applicant to address this comment prior to closing
the hearing.
(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.
Original Staff Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant indicated that parking lot islands are
curbed. It is unclear whether the remaining portions of the parking areas are curbed, though
based on a review of the grading and drainage plans, it seems likely that they are. Perimeter
plantings are proposed around all parking areas, therefore Staff considers complete curbing
of parking areas to be necessary. Staff recommends the Board require the applicant to provide
curbing for all parking areas.
Regarding snow storage, the applicant provided a figure with purple highlighting showing
where snow is proposed to be stored. The City Arborist recommends trees be set back 10-ft
from the curb where snow storage is proposed. Staff recommends the Board require the
applicant to remove snow storage from the areas where trees are set back less than 10-ft and
incorporate the plan into the plan set.
(4) Landscaping Requirements
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(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.
Original Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant has added 13 locust trees and three
white spruce along the eastern side of the eastern parking area. Staff considers this
comment has been addressed.
Original Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant has added six shade trees south of the
parking area in addition to the trees along the gravel wetlands and berm. Staff considers
this comment to have been addressed.
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.
SC 16 re: Screening or Buffering
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
180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 |
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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.
(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.
Original Comment #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.
Staff Update for 1/4/2022 Hearing: The applicant has proposed to screen transformers on three
sides with yew shrubs. Staff acknowledges the dichotomy between full screening and the need
for maintenance access, but recommends the Board discuss with the applicant whether the open
side can be turned to face the building so that the cabinets have the least possible visibility from
the public way. Staff considers if the applicant can accommodate this request, it may be
incorporated as a condition of approval.
SC 17 re: Driveway Geometry
15.18G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
Original Comment #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.
Staff Update for 1/4/2022 Hearing:
On 12/7, the applicant testified that they would like to keep the 24-ft width for both driveways but did not
offer any supporting evidence as to why they felt this width was necessary. Staff discussed this question
further with the applicant on 12/17 and the applicant offered the following additional thoughts.
180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 |
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• Based on their experience at their current site (35 Thompson St), they believe that large delivery
trucks will use both driveways even though the site is designed for delivery trucks to use the western
entrance only, and that large vehicles would have a difficult time navigating a 20-ft pavement width.
• The road is not curbed therefore they believe plow trucks will leave the paved surface without the
presence of shoulders.
For the western driveway designed for truck access, Staff considers that 24-feet width can be allowed. It has
been the practice of the Board to allow wider driveway widths to accommodate large trucks where necessary.
However, it has also been the practice of the Board to require turning movement plans demonstrating the
need for curb radii greater than 20-ft. For the western driveway, Staff recommends the Board require the
applicant to demonstrate that a 20-ft curb radius does not accommodate the proposed vehicles.
The Board asked Staff to enumerate which standards apply to the recommendation of Staff. LDR 15.12D(2)
requires roadways serving one or more lots occupied and/or proposed for non-residential development to
be built to City standards in Table 15-1 and Figure 15-1. 15.12D(3) then allows the roadway to remain private,
though it does not remove the responsibility to construct the roadway to City standards. Street design
standards in Table 15-1 specify that private roadways shall be 26’ with parking and 20’ without parking.
Figures 15-1A through 15-1D provide contradictory information as to road width; Staff’s practice has been to
ignore the width elements of these figures in preference for Table 15-1 and best practices, and refer to these
figures only for the vertical cross section (pavement and sub-base).
In addition to the dimensional standards of Table 15-1, Staff offers the following reasons the applicant should
be required to reduce both driveway width and driveway entrance radius.
• Site Plan review standard 14.07F requires projects to use low-impact site design strategies to
minimize runoff from impervious surfaces. Additional pavement creates the need for additional
stormwater treatment and no treatment system is 100% effective at removing runoff and pollutants.
Considering the eastern driveway only, reducing the pavement width by 4-ft would result in the
removal of approximately 2,700 sf of impervious surface from Muddy Brook.
• General standard 13.01G (pertaining to design requirements for off-street parking and loading)
requires that safe and convenient pedestrian circulation shall be provided on the site and its
approaches. Pedestrian circulation must be designed to minimize adverse effects of vehicular traffic
on sidewalks and recreation paths. The pedestrian crossing width of the proposed eastern driveway
is 43 ft. With both of Staff’s recommended modifications (reduced entrance radius and reduced
width), the pedestrian crossing width would be reduced to approximately 28-ft (see screenshot of
eastern entrance). Similar reductions could be expected at the western entrance. Due to the 24-foot
design of the western driveway as the truck-designated driveway, the crossing width is not
recommended to be reduced, but it should be noted that the presence of the wider driveway further
supports narrowing the crossing width of the second driveway.
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• General Review Standard 13.01F states, in part “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 minimizing the number of vehicles utilizing such driveways off public
roadways. All applicants must make an effort to reduce these impacts.”
Staff considers therefore the Board may require the applicant to serve the property using a singular
curb cut, which would have the effect of both reducing impervious surfaces and of reducing
pedestrian conflicts. Staff has not made the recommendation to consolidate the access into one curb
cut, however, in recognition of the advantages of separating the traffic associated with the
manufacturing use from the traffic associated with general office use.
In response to the applicant’s concerns, Staff notes that curbing installed on both sides of a 20-ft driveway
would prevent vehicles from leaving the paved travel way. Signage indicating “No Trucks” would help reduce
the truck use of the passenger vehicle entrance, while curbing, a smaller entrance radius, and a narrower
pavement width would serve as further discouragement. The western entrance is currently proposed to be
curbed while the eastern entrance is not.
Staff acknowledges that the addition of curbing on the eastern driveway would necessitate the addition of
catch basins and underground pipes. As designed, both legs of the eastern driveway are designed to sheet
flow to the east. Runoff from the grass area between the legs of the driveway flows across the roadway
surface of the eastern leg before entering the gravel wetland and ultimately flowing to Muddy Brook, an
impaired waterbody. Two or more catch basins and associated pipe runs would be needed to facilitate
curbing.
While Staff considers 20-ft width, reduced entrance radius, and provision of curbing to be the best solution
for reducing environmental impacts and improving safety, as shown in the above sketch, reducing the
entrance radius has the largest impact on pedestrian crossing distance.
In acknowledgement of the additional up-front and ongoing costs of a curbed driveway system, and in
acknowledgement of the merit of a small shoulder on an uncurbed roadway, Staff therefore recommends the
Board require the applicant to reduce the eastern driveway width to 22-ft and both western and eastern
entrance radii to 20-ft as a compromise between the applicant’s request and what Staff considers to be the
180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 |
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best solution, unless the applicant can demonstrate that the recommended dimensions do not work for large
vehicles at the western driveway.
Should the applicant not wish to accept this compromise, Staff recommends the Board consider 13.01F
(excerpted above) which directs the Board to reduce the number of driveways off public roadways.
Recommendation
Staff recommends the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, P.E.
Development Review Planner