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HomeMy WebLinkAboutSP-22-019 CU-22-03 - Supplemental - 0055 Green Mountain DriveCITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP-22-019_CU-22-03_55 Green Mtn Drive_VT Commons_SC_2022-05-17.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: May 11, 2022 Plans received: April 5, 2022 55 Green Mountain Drive Site Plan Application #SP-22-019 and #CU-22-03 Meeting date: May 17, 2022 Owner/Applicant Vermont Commons School 75 Green Mountain Drive South Burlington, VT 05403 Engineer/Architect Wiemann Lamphere 525 Hercules Drive #2 Colchester, VT 05446 Property Information Tax Parcel 0720-00055 Commercial 2 Zoning District, Transit Overlay District Location Map #SP-22-019 & #CU-22-03 2 PROJECT DESCRPTION Site plan application #SP-22-019 and conditional use application #CU-22-03 of Vermont Commons School to amend a previously approved plan for a general office building. The amendment consists of converting to educational facility as a use and minor site modifications, 55 Green Mountain Drive. CONTEXT This project is subject to Site Plan Review Standards. The purpose of the project is to expand the existing approved educational use at 75 Green Mountain Drive to 55 Green Mountain Drive. The property most recently received site plan approval in SP-01-39 by the DRB as a general office building. The 2001 approval was to add 19 parking spaces. Educational use requires conditional review approval by the DRB. Physical changes proposed outside the building consist of modifications to pedestrian circulation on the subject property. The pedestrian circulation improvements are also proposed to extend on the property at 65 Green Mountain Drive and 55 Green Mountain Drive. These improvements are being reviewed as administrative site plans. COMMENTS Planning Director Paul Conner and Development Review Planner Marla Keene (“Planning Staff”) have reviewed the plans submitted on 4/5/2022 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 120,919 sf Max. Building Coverage 40% 13.9% Max. Overall Coverage 70% 18.1% Max Front Setback Coverage 30% 20.6% Min. Side Setback 10 ft. No change Min. Rear Setback 30 ft. No change Building Height (pitched roof) 40 ft. No change  Meets requirement 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. #SP-22-019 & #CU-22-03 3 No changes to structures are proposed. The applicant is proposing to remove one existing crab apple tree. Landscaping is discussed further below. The purpose of the site improvements is to improve the safety of pedestrian movement. The use is changing from general office to educational. Neither has a minimum required number of parking spaces. Staff considers this criterion met. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Staff considers that no changes that will reduce compliance with this criterion are proposed. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. No changes to the building are proposed. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No changes to structures are proposed. 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. The wetland advisory layer indicates a potential wetland on the south side of the site, well outside the project area within the existing wooded area. This criterion is not applicable. 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. #SP-22-019 & #CU-22-03 4 Much of 15.A.14 pertains to the construction of streets, which are not applicable to this application. The applicable section of 15.A.14 follows. 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. In addition to this criterion, conditional use criterion require demonstration that the proposed educational use will have no undue adverse effect on traffic on roads and highways in the vicinity. The applicant stated in their cover letter that they do not intend to expand the school at this time and there will be no additional traffic due to the conversion of 55 Green Mountain Drive to an educational use. As the Board is aware, a change in use is not for a specific tenant but remains allowable if either the tenant changes or operation of the current tenant changes. The application is for an additional 12,000 sf of educational use, which is supported by architectural plans showing a gymnasium, classrooms, and office space. The property will not require additional local permitting if the applicant later decides to reallocate interior spaces within the umbrella of educational use. 1. Staff recommends the Board require the applicant to provide a calculation of the proposed vehicle trips ends of the educational use, and discuss whether to require the applicant to evaluate the LOS at the nearest signalized intersections. Based on a rough analysis using square footage, Staff estimates the previously-approved office use generated 21 trips and the educational use may generate between 55 and 108 trips. Based solely on observations at peak hour, Staff anticipates that the nearest signalized intersections, those of Green Mountain Drive at Shelburne Road and IDX Drive at Shelburne Road, operate at LOS C. Whether the LOS at the nearest signalized intersections will be impacted by the proposed change in use will depend on the additional trip generation by the use. D. Transportation Demand Management (TDM) [reserved] 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. No changes to the building form are proposed. 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. #SP-22-019 & #CU-22-03 5 Though the existing streetscape of Green Mountain Drive does not comply with City standards, since there is no extension/expansion of the structure, Staff considers this criterion to be not applicable. 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. Access between properties will be reviewed under separate administrative site plan for 65 Green Mountain Drive. 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. No changes to existing utilities are proposed. 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 existing dumpster complies with this criterion. C) SUPPLEMENTAL REGULATIONS 13.03 Bicycle Parking and Storage. For existing buildings, the applicant is only required to comply with short term bicycle parking requirements. Educational uses require 1 space for each 20 students of planned capacity. The applicant’s website indicates 108 students are enrolled for 2021. 2. Staff recommends the Board discuss whether to apply this criterion to each individual site (keeping in mind no additional local permitting would be required if the applicant later converts 55 Green Mountain Drive to classroom space) or whether to apply this criterion to 55 Green Mountain Drive and 75 Green Mountain Drive taken together. The provided plans do not show any existing bicycle racks at 55 Green Mountain Drive. The approved plans for 75 Green Mountain Drive indicate one inverted-U bicycle rack, providing space for two bicycles. 13.04 Landscaping, Screening & Street Trees 13.04I Landscape Maintenance. Maintenance and responsibility. All planting shown on an approved site plan shall be maintained by the property owner in a vigorous growing condition throughout the duration of the use. Plants not so maintained shall be replaced with new plants at the beginning of the next immediately following growing season. Trees with a caliper of less than 5” may be replaced on an inch-by-inch basis with trees of the same genus of at least 2” caliper each. No permit shall be required #SP-22-019 & #CU-22-03 6 for such replacements provided they conform to the approved site plan. Replacement of trees with a caliper of greater than 5” shall require an amendment to the site plan. The most recently approved site plan for the property that pertains to the affected portion of the site approved four (4) Bradford pear trees and eight (8) creeping juniper bushes between the parking area and the property line. If the landscaping had been allowed to mature as required, the previously approved vegetation would be well established at this time. There is no evidence of the property having obtained a permit to modify the approved landscaping. The provided site plan indicates the presence of two unidentified trees, four locust trees, two cedar trees and one crab (presumably crab apple) tree between the parking area and the street. The applicant is proposing to remove the crab apple tree. It is indicated as having a 3-inch caliper. 3. Staff recommends the Board do one of the following. • Allow the existing landscaping to be considered an acceptable substitution for the previously required landscaping as an after-the-fact approval, including the proposed removal of the crab apple tree. If the Board selects this approach, Staff recommends the Board require the applicant to identify the unidentified trees on the plan to allow future enforcement of this criterion. • Require the applicant to demonstrate the existing landscaping has at least the same value as the previously-approved landscaping, based on the present costs of the existing and previously approved landscaping. If the existing landscaping does not meet or exceed the previously required landscaping value, require the applicant to provide supplemental landscaping to make up the deficit. • Require the applicant to comply with the previously approved landscaping plan. D) CONDITIONAL USE STANDARDS 14.10E. General Review Standards. The Development Review Board shall review the proposed conditional use for compliance with all applicable standards as contained in these regulations. The proposed conditional use shall not result in an undue adverse effect on any of the following: These criteria pertain only to the change in use, and not to the proposed site improvements. (1) The capacity of existing or planned community facilities. Staff considers the proposed change in use will not result in an undue adverse effect on the capacity of existing or planned community facilities. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. IDX Drive and Green Mountain Drive have a large variety of uses, including the large office at 40 IDX Drive, automobile related uses, wholesale, research and development, multifamily residential, and other educational uses. Staff considers the proposed change from office to educational use generally consistent with the character of the area. #SP-22-019 & #CU-22-03 7 (3) Traffic on roads and highways in the vicinity. Staff considers this criterion will be met when the comments above pertaining to traffic is addressed. (4) Bylaws and ordinances then in effect. Staff considers this criterion will be met when the issues identified herein are addressed. (5) Utilization of renewable energy resources. Staff considers the proposed change in use will not result in an undue adverse effect on utilization of renewable energy resources. F. Expiration of Conditional Use Permits. A conditional use permit shall be deemed to authorize only one (1) specific conditional use on a subject property and shall expire if the conditional use shall cease for more than six (6) months for any reason, unless an umbrella approval has been granted. Only one specific conditional use, educational facility, is proposed. RECOMMENDATION Staff recommends that the Board work with the applicant to address the issues identified herein. Respectfully submitted, Marla Keene, Development Review Planner