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HomeMy WebLinkAboutSP-22-006 - Supplemental - 1459 Shelburne Road (24)CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP-22-006_1459 Shelburne Rd_Homestead Preschool_SC_2022-03-02 DEPARTMENT OF PLANNING & ZONING Report preparation date: February 14, 2022 Plans received: February 11, 2022 1459 Shelburne Road Site Plan Application #SP-22-006 Meeting date: March 2, 2022 Owner Renate D. Socinski, Trustee Anthony A. Socinski Trust (U/T/A) 533 Tanner Road Jeffersonville, VT 05464 Applicant Reperio Properties, LLC PO Box 1133 Williston, VT 05495 Property Information Tax Parcel 1540-01459 Commercial 2 Zoning District, Traffic Overlay District Zone 3, Transit Overlay District, Urban Design Overlay District Engineer Krebs & Lansing 164 Main Street, Suite 201 Colchester, VT 05446 Location Map #SP-22-006 2 PROJECT DESCRPTION Site plan application #SP-22-006 of Reperio Properties to demolish an existing light manufacturing and retail complex and construct a 4,480 sf extension to an existing licensed care facility on the adjacent lot. The subject parcel is an existing 0.71 acre lot, 1459 Shelburne Road. CONTEXT The Board reviewed a sketch plan for this project on November 2, 2021. This project is subject to Site Plan Review Standards, Urban Design Overlay District standards, Transit Overlay District, Traffic Overlay District Zone 3. COMMENTS Planning Director Paul Conner and Development Review Planner Marla Keene (“Planning Staff”) have reviewed the plans submitted on 02/11/2022 and offer the following comments. Numbered comments for the Board’s attention are indicated in red. A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Commercial 2 Zoning District Required Proposed @Min. Lot Size 40,000 sf 30,927 Max. Building Coverage 40% 14.5% Max. Overall Coverage 70% 46.2% Min. Front Setback (Urban Design Overlay District) 20 ft. 20 ft. Max Front Setback Coverage 30% 16.8% Min. Side Setback 10 ft. 10 ft. Min. Rear Setback 30 ft. 173 ft. Building Height (pitched roof) 40 ft. 21 ft. @ Pre-existing non-conformity  Meets requirement 10.01 Traffic Overlay District This property is located in Traffic Overlay District Zone 3 which allows 45 trips per 40,000 sf of land area without provision of additional mitigation measures. The trip budget is increased by 15% for properties where a raised median prevents left turns in or out. The trip budget for the 30,927 sf lot is therefore 40 trips per PM peak hour. The applicant estimates the trip generation for the project to be 31 trips. Staff considers this criterion met. For the purposes of traffic impact fee, Staff estimates the existing light manufacturing use to be removed generated 3 PM peak hour trips. 10.05D Urban Design Overlay District Standards (1) Entries. Buildings on subject properties must have at least one entry facing the primary road in the corridor. Any entry shall: (a) Be an operable entrance, as defined in these regulations. #SP-22-006 3 An operable entrance must be available for entry and exit and be available to the tenants of the building. Staff considers this criterion met. (b) Serve, architecturally, as principal entry. Front entries shall be a focal point of the front façade and shall be an easily recognizable feature of the building. Possibilities include accenting front entries with features such as awnings, porticos, overhangs, recesses/projections, decorative front doors and side lights, or emphasis through varied color or special materials. This requirement does not preclude additional principal entry doors. Staff considers this criterion met. (c) Shall have a direct, separate walkway to the primary road. This walkway shall be at least eight (8) feet in width and may meander for design purposes, but must serve as a pedestrian-oriented access. Staff considers this criterion met. (2) Glazing. Windows are key to the overall design of a building and the relationship between its exterior and interior. (a) For all properties in the Urban Overlay District, a minimum of 75% glazing shall be transparent. 1. No information is provided regarding whether the proposed glazing is transparent. Staff recommends the Board ask the applicant what their intention is regarding transparency, and, if their proposal meets the minimum requirement, include it as a condition of approval. (b) In non-residential units, first story glazing shall have a minimum height of 7 vertical feet Glazing is proposed to be more than 7-ft high. Staff considers this criterion met. (c) For residential uses, first story glazing shall have a minimum height of 5 vertical feet. This criterion is not applicable. (3) Dimensional Standards. Outside of a node, first stories must have a minimum of 40% glazing across the width of the building façade. There are no minimum building stories. Approximately 67% of the façade is glazed. Staff considers this criterion met. (4) Building Stores, Heights & Rooftop Apparatus (a) Minimum stores of buildings within the Urban Design Overlay District are defined as per Article 2-Definitions and Section 8.06(F)(1) of these regulations. This criterion is not applicable outside of a node. (b) Section 8.06(G) of these regulations shall apply to rooftop elements of buildings within the Urban Design Overlay District. No rooftop elements are proposed. #SP-22-006 4 (5) Landscaping. Projects within the Urban Design Overlay District shall meet minimum landscaping requirements as per Section 13.04 of these regulations. Projects are also subject to the following supplemental standards.: (a) Landscaping which is required elsewhere in these Regulations to serve as a buffer between properties shall not count towards the minimum landscaping budget. No buffering is required. This criterion is not applicable. (b) For lots with buildings which are set back 50 or more feet from the front lot line, at least 50 % of the required landscaping shall be installed between the front building line and the front lot line. The building is set back 20-ft from the front lot line. This criterion is not applicable. B) SITE PLAN REVIEW STANDARDS 14.06 General Review Standards A. 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. Transitions are discussed under 14.06(C) below. Adequacy of planting and pedestrian movement are discussed elsewhere in this document. Staff considers the quantity of parking areas to be adequate. (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 be to the rear of the building. Staff considers this criterion met. (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 footprint of the building is similar to the footprint of the building on the associated childcare to the south. It is proposed to be one story, while the building on the adjoining site is two stories. 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. #SP-22-006 5 (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. The applicant has provided renderings and photographs showing how the proposed building relates to the adjoining building containing the associated childcare to the south as View 3 (Exhibit F). The adjoining building is Victorian in style while the proposed building is a modern craftsman style. While this is a stand-alone site plan application, the applicant is proposing to share some site features between the adjoining sites, therefore Staff considers compliance with this criterion to be particularly relevant. 2. Staff recommends the Board ask the applicant to describe, using the language of these two criteria, how these criteria are met. 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: A. Environmental Protection Standards. All proposed development shall be subject to the applicable requirements of Article 12, Environmental Protection Standards. None of the resources identified in Article 12 exist on the site. B. Site Design Features. All proposed development shall comply with standards for the placement of buildings, parking and loading areas, landscaping and screening, open space, stormwater, lighting, and other applicable standards related to site design pursuant to these Land Development Regulations. These standards are contained in Article 13 and are discussed below. C. Access and Circulation. All proposed development shall comply with site access and circulation standards of Section 15.A.14. Much of 15.A.14 pertains to the construction of streets, which are not applicable to this application. The applicable sections of 15.A.14 follow. 15.A.14 (D) Functional Capacity and Transit Oriented Development. The nearest signalized intersection or those intersections specified by the DRB shall have an overall level of service “D” or better, at the peak street hour, including the anticipated impact of the fully developed proposed PUD or subdivision. In addition, the level of service of each through movement on the major roadway shall have a level of service of “D” or better at full buildout. This project proposes to add 30 vehicle trips. Staff considers the proposal to limit the curb cut to one-way in (except during construction) will improve traffic, and that a traffic study is not necessary for this application. VTrans provided a Jurisdictional Opinion on 2/17/2022 stating that a permit will be required and that they approve the concept shown on the plans. Staff considers this criterion met. 15.A.14(E) Access and Circulation. The applicant must demonstrate that the street network is arranged to meet applicable access management, traffic, and pedestrian circulation standards under these Regulations, including criteria for site plans under Article 14, #SP-22-006 6 Transect Zone Subdivisions under Article 9, or a type of Planned Unit Development under Article 15.C; and, for state highways, VTrans Access Management Program Guidelines in effect at the time of application. Unless otherwise specified under these regulations, the street network, including the location and arrangement of streets, must be designed to: (1)-(6) not applicable (7) Provide for safe access to abutting properties for motorists, cyclists, and pedestrians, including safe sight distances, access separation distances, and accommodations for high-accident locations. The applicant is proposing integrated circulation and access between the subject property and the adjoining site containing the associated childcare to the south. 3. Though the site meets the requirement to have a direct connection to the sidewalk on Shelburne Road, there is no connection between the outdoor spaces or the main building entry, and Shelburne Road. Staff recommends the Board consider whether to require the applicant to add a sidewalk along the driveway to provide connectivity for users who may arrive by means other than motor vehicle. Staff considers the elements of this criterion pertaining to sight distance, access separation distances and accommodations for high-accident locations to be met. (8) Align access point with existing intersections or curb cuts and consolidate existing access points or curb cuts within the subdivision, to the extent physically and functionally feasible. The applicant is proposing to re-locate the existing access farther north. There are no curb cuts with which to align it. The existing access to the property to the north is at the far north end of the property and Staff does not consider the change in proximity of the two driveways will have a measurable impact on safety. Staff considers this criterion met. (9) Minimize vehicular access point (curb cuts) to abutting properties and building lots along pedestrian oriented street frontage; and provide, where feasible, shared vehicular access to frontage and other abutting building lots via rear alleys, side streets, service lanes, shared driveways, or rear cross connections between adjoining parcels. Though this property could be designed to remove the curb cut entirely and share access with the adjoining site containing the associated childcare to the south, Staff considers the proposed site configuration does not result in a significant increase in impervious surfaces due to the narrower driveway width allowed for angled parking, nor does it create an unsafe condition. Staff considers this criterion met. 4. The proposed one way signage is not in a location which will be useful to users of the site. Staff recommends the Board require the applicant to reconfigure the one-way signage to be useful for people who have already entered the site. Staff considers at least two signs would be appropriate. D. Transportation Demand Management (TDM) [reserved] #SP-22-006 7 E. Building Form. Development within the City Center Form Based Code District, the Urban Design Overlay District, and other districts with supplemental building form standards shall adhere to the standards contained therein. See discussion of urban design overlay standards under dimensional standards above. F. Streetscape Improvements. A proposed new construction or extension/expansion of an existing structure exceeding the thresholds listed in either (a) Section 14.09(B) or (b) Section 8.11(D) within the City Center Form Based Code, or Section 3.15(D) in all other zoning districts, shall be required to upgrade adjacent sidewalks, greenbelts, and related street furniture (trees, benches, etc.) to the standards contained within the applicable Street Type and Building Envelope Standard. Nothing in this subsection shall be construed to limit requirements for additional upgrades as necessary to meet the requirements of these Regulations. No upgrades are required. F. 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. See 13.02F below for discussion of access. G. 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.A.18, Infrastructure, Utilities, and Services, shall also be met. The Director of the South Burlington Water Department reviewed the plans on 2/16/2022 after the applicant made modifications based on an initial review by the same, and offers the following comments. 1. The SBWD provided Record Drawing to the engineer for the Shelburne Rd. water lines in the area of 1459 Shelburne Rd on 2/16/2022. Current project plans must be corrected to show the location of the water main on the west side of Shelburne Rd. 2. Upon request, the SBWD will shut the water off on the service line to the all structures that will be demolished as part of this project and pull each water meter and radio read unit. A final bill will be prepared and sent to the owner of record. 3. When the service lines have been abandoned, they shall be shut off at the corporation and disconnected from the main by the contractor. Locations of the abandoned curb stops shall be included in the As-Builts for this project, to be provided to the SBWD when the project is completed. 4. The water line into the proposed infant care facility shall be Ductile Iron, Class 52, and poly wrapped with V-Bio polyethylene encasement. 5. A domestic water service line, sized appropriately, shall be tapped off the fire sprinkler line outside of the building. A separate curb stop shall be installed on the domestic #SP-22-006 8 water service in an accessible location for the department. If the curb stop is placed in a concrete or asphalt area, the curb box shall be installed in the top section of a gate valve box, and a two-inch paving riser shall be installed on the valve box. The service line shall be copper. 6. A note shall be added to the plans stating “All water lines and appurtenances shall be installed in accordance with the Champlain Water District Specifications and Details for the Installation of Water Lines and Appurtenances, current edition, henceforth the CWD Specifications.” 7. Tapping fees and water allocation fees must be paid in accordance with SBWD policies. 8. As this project includes a change of use, a Water Allocation Application, found on the South Burlington Water Department website must be completed and submitted to the SBWD. All fees must be paid prior to restoring the water meter and water service to the new building. 5. Staff recommends the Board require the applicant to address the comments of the South Burlington Water Department. Staff considers the Board should require the applicant to obtain preliminary water allocation prior to closing the hearing, though the other comments may be addressed as conditions of approval. The Acting Director of Public Works reviewed the plans on 2/14/2022 and offers the following comments. 1. The applicant will need to obtain a section 1111 permit from VTrans for the curb cut onto a State owned roadway. 2. Consider adding a One-Way and/or Do Not Enter Sign at the rear of the building where the one way entrance accesses the rear parking lot. Motorist using the southern entrance may not realize that the northern entrance is one way. Staff’s recommendations pertaining to these comments are included elsewhere in this report. H. 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. The applicant is proposing to share the existing dumpster with the adjoining site containing the associated childcare to the south. Staff considers this criterion met. C) SUPPLEMENTAL REGULATIONS 13.02 Off Street Parking and Loading F. 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 #SP-22-006 9 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 vehicular and pedestrian circulation is most feasible. LDR 13.02F requires all commercial lots located adjacent to other commercial lots to provide a driveway connection to any adjacent commercial lot. It goes on to state that 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. Staff considers this criterion is not met for the property to the west. Staff recommends the Board require the applicant to provide on the plans and record a cross-lot easement to the benefit of the adjacent property to the west at the southwest portion of the site. If such a connection were appropriate in the future, it would require reconfiguration of the parking spaces proposed in that location and installation of a short culvert for conveyance of stormwater. Staff considers the difference in topography not appropriate for a connection to the parcel to the north. G. Design requirements for Parking Spaces, Parking Aisles, Lighting and Landscaping (1) Design requirements for off-street parking and loading are provided in Table 13-2 and Figure 13-1, Section 13.04, Landscaping , Screening, and Street Trees, and Section 13.07, Exterior Lighting. All paved parking spaces shall be striped or otherwise physically delimited. The applicant is proposing parking angled at 60° as measured in Table 13-2 and Figure 13-1. The required dimensions are as follows. Requirement Provided Parking Angle 60° 60° Curb Length 9.8 ft. 11.5 ft. minimum Stall Depth 19.8 ft. 19.8 ft. Aisle Width 15 ft. 15 ft. 7. The applicant is proposing to make the parking stalls almost 2-ft wider than required. If the applicant were to meet the specific requirement, there would be about 5-ft less pavement on the site, which, if added to the proposed landscaping island, would promote tree health. Staff recommends the Board discuss reducing the width of the angled parking with the applicant and adding to the landscape island. Parking lot landscaping is further discussed under 13.04 below. (2) The location of parking areas and loading docks shall prevent conflicts with entering and existing traffic onto a public street and prevent conflicts between vehicles and pedestrians. The distance between access points and parking areas shall be adequate to minimize blockage and prevent back-ups onto the public street. Staff considers this criterion met. #SP-22-006 10 (3) Provision shall be made for access by police, fire and emergency vehicles. The Fire Chief reviewed the plans on 2/22/2022 and offers the following comments. We met with the applicant and reviewed the site access pursuant to NFPA 1 – Chapter 18. The applicant has met the guidelines set forth in IBC, NFPA and City ordinances. Staff considers this criterion met. (4) Pedestrian safety. Insofar as practicable, pedestrian and bicycle circulation shall be separated from motor vehicle circulation. Safe and convenient pedestrian circulation, including appropriate sidewalks, shall be provided on the site and its approaches. The pedestrian circulation on site shall be designed to minimize adverse effects of vehicular traffic on sidewalks and recreation paths. Staff’s comments pertaining to pedestrian circulation, and particularly to pedestrian connectivity between the street and the site, is discussed under 14.07C above. (5) Bicycle parking or storage facility. See Section 13.03 (6) Stormwater management strategies that facilitate infiltration including but not limited to recessed planting islands, bioretention facilities, and pervious parking spaces are encouraged in the design of any off-street parking or loading area. Stormwater management is discussed under 13.05 below. 13.03 Bicycle Parking and Storage. The applicant has provided six bicycle racks, providing parking for twelve bicycles, split between the site and the adjoining site containing the associated childcare to the south. The minimum requirement for bicycle parking is as follows. Required Bike Parking This Site Childcare at 1475 Shelburne Road Short Term (1 per 5k sf, minimum 2) 2 Unknown Long Term (50% of short term) 1 N/A Clothes Lockers 1 N/A 8. Since the applicant is proposing to share bike parking between the two properties, Staff recommends the Board require the applicant to provide square footage of the adjoining site in order to determine if required short term minimums are met. 9. Based on the provided floor plan, the applicant is not meeting the requirement for long term bicycle parking or clothes lockers. Staff recommends the Board require the applicant to modify the plans to provide for the required long term bike parking and clothes locker prior to closing the hearing. 13.04 Landscaping, Screening & Street Trees B. Except for parking spaces accessory to a one-family or two-family dwelling, all off-street parking areas subject to review by the Development Review Board, shall be curbed and landscaped #SP-22-006 11 with appropriate trees, shrubs, and other plants including ground covers, as approved by the Development Review Board. Sections of recessed curb are permitted if their purpose is to allow stormwater runoff from the adjacent parking area to reach stormwater collection, treatment and management infrastructure. The Development Review Board shall consider the adequacy of the proposed landscaping to assure the establishment of a safe, convenient, and attractive parking area and the privacy and comfort of abutting properties. (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. 10. The applicant has proposed a limited amount of landscaping around the parking area. The landscaping budget is not met (discussed below). Staff recommends the Board require the applicant to apply some of the required additional landscaping to the perimeter of the lot. The City Arborist recommends trees be set back 10-ft from curbs to provide protection from snow plowing. (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. Though this site does not have more than 28 spaces, the applicant is proposing to create a parking lot of more than 28 spaces shared between the two adjoining parcels. The Board has historically applied this standard to parking lots regardless of parcel boundaries. Staff will apply this standard to the related applicant for site plan amendment on the adjoining site containing the associated childcare to the south. (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 13.04(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. Curbing is proposed except where stormwater is proposed to be addressed by sheet flow. B above indicates that only small sections of curbing should be removed for stormwater. However, the applicant has protected the planting by locating it on the far side of the stormwater swale. Staff considers this criterion met. (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. The provided trees are a variety of species. Staff considers this criterion met. (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 #SP-22-006 12 evenly throughout the parking lot to provide shade and reduce glare. Trees shall be placed a minimum of thirty (30) feet apart. 11. The applicant is proposing two shade trees and adding 14 parking spaces. This criterion is not met. Staff recommends the Board require the applicant to apply some of the required landscaping budget to meeting this criterion. (c) Trees shall have a caliper equal to or greater than two and one-half (2 ½) inches when measured on the tree stem, six (6) inches above the root ball. The applicant has proposed 2 to 3 inch caliper trees. This does not meet the standard. Staff recommends the Board require the applicant to provide trees with a minimum of 2 ½ inches at the time of installation. (d) Where more than ten (10) trees are installed, a mix of species is encouraged; the species should be grouped or located in a manner that reinforces the design and layout of the parking lot and the site. Fewer than 10 trees are proposed. (7) Snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface waters. The applicants proposed snow storage areas, in the stormwater swales and basins, conflict with proposed landscaping and would result in reduced functionality of the stormwater treatment system. Staff recommends the Board require the applicant to provide an alternative location for snow storage. C. Screening or buffering. The Development Review Board will require landscaping, fencing, land shaping and/or screening along property boundaries (lot lines) whenever it determines that a) two adjacent sites are dissimilar and should be screened or buffered from each other, or b) a property’s appearance should be improved, which property is covered excessively with pavement or structures or is otherwise insufficiently landscaped, or c) a commercial, industrial, and multi-family use abuts a residential district or institutional use, or (d) a parking or loading area is adjacent to or visible from a public street. Staff considers that the proposed site is not dissimilar enough from the adjoining property to require additional screening beyond that required in B(1) above. D. Front Yards of Non-Residential and Multi-Family Uses. In the case of non-residential and multi- family uses, the required front yard and/or the frontage along designated arterial and collector streets (see Article 3, Section 3.06 for this list) shall be suitably landscaped and maintained in good appearance. Landscape elements that reduce stormwater runoff and promote stormwater infiltration are encouraged. The Development Review Board shall require the applicant to meet the provisions of sections 13.04(F) and (G). While Staff considers this criterion met, Staff also considers that additional front yard landscaping may be an opportunity to meet landscaping budget requirements. G(3) Landscaping Budget Requirements. The Development Review Board shall require minimum planting costs for all site plans, as shown in Table 13-4 below. In evaluating landscaping requirements, some credit may be granted for existing trees or for site improvements other than tree planting as #SP-22-006 13 long as the objectives of this section are not reduced. The costs below are cumulative; for example, a landscaping budget shall be required to show a planned expenditure of three percent of the first $250,000 in construction or improvement cost plus two percent of the next $250,000 in construction or improvement cost, plus one percent of the remaining cost over $500,000. The landscaping budget shall be prepared by a landscape architect or professional landscape designer. The building cost is $1,600,000, requiring a minimum landscaping value of $23,500. The applicant has only provided $7,300 in trees and shrubs. The applicant has provided the following statement pertaining to landscaping budget. Cost of landscaping are approximate and may vary at time of construction. Installation costs, additional decorative mulching, providing grassed area, flowers, and hardscape around the site will increase the total landscaping costs to $20,000 required by the City of South Burlington. 12. The applicant’s proposal does not meet the minimum required landscaping budget. Annuals, mulch, grass may not be used to meet the minimum requirements, and the approved landscaping budget must be specifically enumerated. Staff recommends the Board require the applicant to modify the plans to provide $23,500 in trees and shrubs prior to closing the hearing. The City Arborist reviewed the plans on 2/15/2022 and offers the following comments. • Should provide Tree Protection Plan and Details for any existing trees to be retained. Leaving the decision to preserve the existing 18 inch maple on the west side of the building should not be left up to the contractor, if the tree is going to be retained the appropriate tree protection measures must be on the plans and applied. • Recommend continuous planting pits filled with loam/sandy loam soil to a depth of 2ft in parking lot bump outs to provide adequate soils for tree/plant growth • The landscape budget detailed on the plans may not meet minimum requirements. There is a clause indicating that the city requirement is $20,000 but only $7300 is listed with a stipulation that additional costs at the time of installation will meet the requirement 13. Staff supports the City Arborists suggestion to require the applicant to retain the 18-inch maple and recommends the Board require the applicant to modify their erosion prevention and sediment control plan to provide robust tree protection around the drip edge of the existing tree. Staff also considers that since retention of this tree is not required, and the applicant must take specific measures to retain it, that the Board may wish to allow the applicant credit against their proposed minimum landscaping budget for retention of the tree. Staff considers a minimum appropriate value to be the cost of additional tree protection measures, for which the Board should require the applicant to provide a breakdown. 14. Staff recommends the Board require the applicant to modifying their tree planting details to incorporate the comments of the City Arborist. 13.05 Stormwater Management Stormwater standards apply when one-half acre or more of impervious surface exists or is proposed to exist, and where 5,000 sf of impervious is created or reconstructed. The City Stormwater Section reviewed the proposed plans on 2/22/2022 and offers the following comments. 1. Revise stormwater system to Tier 2 bioretention system. 2. Revise emergency spillway detail so that the bottom of stone is not 6” below the surface of the basin. #SP-22-006 14 3. Confirm that the berm along the west side of the site can tie into the dumpster pad in such a way that stormwater is not bypassing treatment. Consider adding a portion of curbing if needed. 4. Only a portion of the drainage area is routed to the forebay, include additional pre-treatment for remainder of area, such as a stone diaphragm. 5. Confirm if roof on property to the north drains into the grass swale. 6. Revise grades so that water does not puddle in corner of parking spaces at elevation 156, in curbed area. 7. Consider adding a removable screw cap on underdrain outlet to potentially clear 1” orifice. 8. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance infrastructure. 15. Staff recommends the Board require the applicant to address the comments of the City stormwater section prior to closing the hearing. 13.07 Exterior Lighting Lighting requirements are summarized as follows. (1) Fixtures must be downcast and shielded (2) Illumination must be evenly distributed (3) Fixtures must be placed to minimize lighting from becoming a nuisance (4) Poles shall be rustproof metal, cast iron, fiberglass, finished wood or similar structural material, with a decorative surface or finish (5) Poles & building mounted fixtures may be no higher than 30-ft (6) Poles must be located in safe locations Specific requirements for maximum illumination levels are included in Appendix A and are limited to 3 foot candles average at ground level. The applicant has provided a photometric drawing indicating illumination level criterion are met for uncovered areas. 16. Fixture type “G” is proposed to be a flood light, which is specifically prohibited. Staff recommends the Board require the applicant to remove the flood light fixtures. 13.11 Fences The applicant has shown a fence on the plans but no fence details are provided. Staff recommends the Board require the applicant to provide a fence detail demonstrating compliance with the LDR. 3.18 Energy Standards All new buildings are subject to the Stretch Energy Code pursuant to Section 3.18: Residential and Commercial Building Energy Standards of the LDRs. This now includes provision of a solar-ready roof. 17. Staff recommends the Board discuss with the applicant how the roof will comply with the standard. If the applicant demonstrates satisfactory compliance with this requirement, Staff considers demonstration of it on the plans can be a condition of approval. #SP-22-006 15 RECOMMENDATION Staff recommends that the Board work with the applicant to address the issues identified herein. Respectfully submitted, Marla Keene, Development Review Planner