HomeMy WebLinkAboutSP-22-003 - Supplemental - 1795 Shelburne RoadCITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SP-22-003_1795 Shelburne Road_Mazda_SC_2022-03-02
DEPARTMENT OF PLANNING & ZONING
Report preparation date: February 23, 2022
Plans received: February 4, 2022
1795 Shelburne Road
Site Plan Application #SP-22-003
Meeting date: March 2, 2022
Owner/Applicant
RHTL Partners, LLC
684 Portland Street
St. Johnsbury, VT 054819
Engineer
Catamount Consulting Engineers, PLLC
PO Box 65067
Burlington, VT 05406
Property Information
Tax Parcel 1540-01795
Commercial 2 Zoning District, Traffic Overlay District
Zone 3, Transit Overlay District, Urban Design Overlay
District
Location Map
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PROJECT DESCRPTION
Site plan application #SP-22-003 of RHTL Partners, LLC to modify a previously approved plan for a 10,000
sf automotive sales, service and repair building on an existing 2.61 acre lot. The amendment consists of
constructing a 3,155 sf building expansion, 1795 Shelburne Road.
CONTEXT
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. 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 113,364
Max. Building Coverage 40% 11.6%
Max. Overall Coverage 70% 57.32%
Min. Front Setback (Urban Design
Overlay District)
20 ft. 39 ft. (no
change)
@ Max Front Setback Coverage 30% 35.2%
Min. Side Setback 10 ft. 15 ft. (no
change)
Min. Rear Setback 30 ft. 79 ft. (no
change)
Building Height (pitched roof) 40 ft. 26 ft.
Meets requirement
@ existing nonconformity proposed to decrease
Commercial 2 Zoning District (C2)
The purpose of the Commercial 2 Zoning District is to encourage general commercial activity. In addition
to uses permitted in the C1 District, large lot-retail uses, such as sale of motor vehicles and building
materials, may be permitted. A range of industrial uses as well as clustered residential development may
be permitted in locations that are mutually compatible with general commercial activity.
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 113,364 sf lot is therefore
127 trips per PM peak hour. The applicant estimates the trip generation for the project to be 38 trips.
No trips are added. Staff considers this criterion met.
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10.05D Urban Design Overlay District Standards
The entirety of the Urban Design Overlay District Standards apply to building facades which are
proposed to be altered by more than 50%. Based on the provided elevations, it appears that more than
50% of the façade is altered.
If less than 50% of the façade is in fact proposed to be altered, the applicant must comply with the
Urban Design Overlay Standards for the altered portion of the façade.
(1) Entries. Buildings on subject properties must have at least one entry facing the primary road in
the corridor.
1. These criteria are not met. Staff recommends the Board require the applicant modify their plans to
comply with these standards.
Any entry shall:
(b) Be an operable entrance, as defined in these regulations.
(c) 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.
No entrance has been provided. Staff recommends the Board require the applicant to
provide a principal entrance that serves as the architectural focal point. Staff considers the
entrance should be open to the public during business hours.
(d) 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.
(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.
2. No statement is made as to transparency of glazing. Staff recommends the Board ask the
applicant to describe whether the proposed glazing is transparent.
(b) In non-residential units, first story glazing shall have a minimum height of 7 vertical feet
Glazing is proposed to be at least 9-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.
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Approximately 77% 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.
Rooftop mechanical equipment and appurtenances are required to be arranged so as to
minimize visibility from any point at or below the roof level of the subject structure. Such
features in excess of one foot in height must be enclosed by outer building walls or parapets,
grouped and screened, or themselves designed so that they are balanced or integrated with
respect to the design and materials of the building.
3. This element of 8.06G is not met. Staff considers the location of the building eight (8) feet below
the adjoining roadway places particular importance on compliance with this criterion. Staff
recommends the Board require the applicant to modify their plans to meet this criterion prior to
closing the hearing.
Where flat roofs are used, architectural elements such as cornices shall be included along all
primary and secondary building facades. This building has only a primary facade.
4. Insufficient information is provided to determine whether this element of 8.06G is met. Staff
recommends the Board require the applicant to meet this criterion prior to closing the hearing.
Utility features such as generators, gas lines or meters, or electric meters may not be located on
any façade parallel to and adjacent to a street and must be screened from view of any such
street. Gas and electric features are proposed to be on the south side of the building. This
element of 8.06G is met.
(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 approximately 39-ft from the front lot line. This criterion is not
applicable.
B) SITE PLAN REVIEW STANDARDS
14.06 General Review Standards
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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.
No modifications to the existing non-conforming parking are proposed.
(4) 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.
5. The building on the property to the south is a masonry structure with a peaked red metal roof. It
is unclear from the provided plans whether the entire street facing faced is being redone. Staff
recommends the Board ask the applicant to described the proposed materials for the altered
façade (and the existing façade to remain, if any) in order to evaluate whether this criterion is
met.
(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.
As previously mentioned, the building is approximately 8-ft lower than the adjoining street.
Buildings on the far side of the street are higher than the adjoining street. Staff considers this
criterion will be met when the criterion in (1) above is 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.
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A wetland, wetland buffer, and river corridor overlay district exist on the site. No changes are
proposed in these resource areas.
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.
No changes to site access or circulation are proposed.
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.
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 Acting Director of Public Works reviewed the plans on 2/15/2022 and requests the Board
require the applicant to apply for a Grease, Oil and Sand Interceptor Permit.
The South Burlington Water Department Director reviewed the plans on 2/16/202 and offers
the following comments.
1. Upon request, the SBWD will shut the water service off for building renovations.
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2. The service line when replaced shall be copper. Sleeving the service line under the proposed
stone face retaining wall should be considered.
3. 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.”
4. If there will be additional water allocation required then the 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 building.
Staff recommends the Board require the applicant to comply with the comments of the Acting
Director of Public Works and the South Burlington Water Department Director as conditions of
approval.
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.
6. It is unclear whether the existing solid waste facility proposed to be retained meets this criterion.
Staff recommends the Board require the applicant to modify their plans to clearly demonstrate
compliance with this criterion.
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
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.
There is an existing driveway connection to the property to the west.
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7. Staff considers this criterion is not met for the property to the south. 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 south at the southwest portion of the site. If such a
connection were appropriate in the future, it would require removal of a parking lot light and
shed.
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 parking spaces which are proposed to be reconfigured meet dimensional standards.
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.
The applicant is proposing garage bay doors facing north. Staff considers this
configuration does not create conflicts with traffic and considers this criterion met.
(3) Provision shall be made for access by police, fire and emergency vehicles.
The Fire Chief reviewed the plans on 2/23/2022 and indicated “They have met all of the
IBC, NFPA 1 Chpt 18 & all applicable city ordinances regarding FD access.“ 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.
10.05D(1) requires the applicant to provide a direct sidewalk connection to the street.
Staff considers this criterion will be met when 10.05D(1) is met.
(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 proposed to relocate two bicycle racks. It is not clear whether these bicycle racks
meet the dimensional standards of 13.03, or whether they provide parking for one or two bicycles each.
8. Staff recommends the Board require the applicant to demonstrate four bicycle parking spaces are
provided, and that the spaces meet the requirements of 13.03, prior to closing the hearing.
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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
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.
There is no parking lot landscaping. The applicant is proposing to provide a small amount of parking
lot landscaping in the form of perennial grasses.
9. 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.
This criterion is not met for the existing parking lot. The applicant is not reducing compliance with
this criterion. The applicant has referred to 95 of the parking spaces as “vehicle storage.” Outdoor
storage and display may be permitted by the Board as a conditional use pursuant to 13.08. Since
this site contains an existing nonconformity proposed to be reduced, Staff considers it unnecessary
to review the application under 13.08 or as a conditional use.
(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.
10. The applicant is proposing to install landscaping to screen the existing sewer pump station. This
landscaping will not be protected by curbing. Staff recommends the Board consider whether to
require the applicant to install curbing around the existing sewer pump station.
(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.
The City Arborist reviewed the plans on 2/15/2022 and indicated that the landscaping plan is
acceptable. Staff considers this criterion met for the plantings as proposed. The applicant is not
providing the required minimum landscaping value. Compliance with this criterion will be
reevaluated when adequate landscaping value is provided.
(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.
This criterion is not met. Noncompliance with this criterion is reduced by reducing the number
of parking spaces.
(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.
11. Proposed tree sizes are provided in height. Staff recommends the Board require the applicant to
modify their plans to meet this standard.
(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.
(e) Within the City Center FBC District, landscaping required within this section shall not
count towards meeting minimum landscape budget requirements as detailed in Section
13.04(G).
N/A
(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.
12. Snow storage areas are not specified on the plans. Staff recommends the Board require the
applicant to specify snow storage areas prior to closing the hearing.
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
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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).
Staff considers compliance with this criterion is improved by the applicant’s proposed landscaping plan.
Since the minimum required landscaping value is not provided, Staff considers 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
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 cost of the proposed building addition is $1,965,000, requiring $27,150 in plantings. The applicant
has proposed $6,405 in trees and shrubs and an additional $5,955 in perennials. If the Board finds the
other provisions of the landscaping criteria to be met, they may allow the applicant credit for
landscaping elements other than trees and shrubs. The applicant has proposed the following elements
be counted towards the required minimum landscaping budget
Item Cost Staff Recommendation
Trees and Shrubs $6,405 Allowed
Perennials $5,955 At the Board’s discretion
Retaining Wall $9,950 Staff recommends only credit
towards the value of stone
facing, as this represents the
value beyond the minimum
required for site construction
Concrete Patio $3,750 Staff recommends excluding.
Value of stone or pavers beyond
the cost of concrete would be
appropriate to include.
Picnic Table & Bike Rack
Repainting
$2,250 Staff recommends excluding.
Landscaping must be
maintained in perpetuity.
Furniture and maintenance is
excluded.
Landscape edging, compost,
grass seeding disturbed areas
$1,600 Staff recommends excluding, as
these are elements necessary
for site construction.
Total $12,360 Includes only trees, perennials.
Minimum Requirement $27,150
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13. The required minimum landscaping value is not provided. Staff recommends the Board require the
applicant to add additional plantings and modify the computation of retaining wall value as
recommended prior to closing the hearing.
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.
The property has greater than one-half acre of impervious surface and the applicant is proposing
to redevelop or substantially reconstruct an area greater than 5,000 sf – including the rooftop,
which previously discharged to the wastewater system and is now discharging to the stormwater
outfall – and will therefore need to comply with §12.03 of the City’s Land Development
Regulations.
14. 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 indicated no changes to existing exterior lighting
are proposed, and that existing fixtures are downcast and shielded.
15. Staff recommends the Board confirm with the applicant that no building mounted lighting 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