HomeMy WebLinkAboutSP-22-045 - Supplemental - 1650 Shelburne Road (10)CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SP-22-045_1650 Shelburne Road_Jeep_SC_2022-09-20
DEPARTMENT OF PLANNING & ZONING
Report preparation date: September 14,2022
Plans received: August 5, 2022
1650 Shelburne Road
Site Plan Application #SP-22-045
Meeting date: September 20, 2022
Owner/Applicant
SRTB Holdings, LLC
1485 Shelburne Road
South Burlington, VT 05403
Engineer
Engineering Ventures, LLC
414 Union Street
Schenectady, NY 12305
Property Information
Tax Parcel 1540-01650
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-22-045 of SRTB Holdings, LLC to modify a previously approved plan for a 10,210
sf automotive sales, service and repair building on an existing 2.07-acre lot. The amendment consists of
a 3,650 square foot expansion, including an addition on the existing sales/showroom and the
construction of a drop-off area for the vehicle service department, 1650 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
Development Review Planner Marla Keene and Development Review Planner I Marty Gillies (‘Planning
Staff’) have reviewed the plans submitted on 08/05/2022 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 90, 170
Max. Building Coverage 40% 15.37%
Max. Overall Coverage 70% 66.75%
Min. Front Setback (Urban Design
Overlay District)
20 ft. 47.6 ft.
Max Front Setback Coverage 30% 21.9%
Min. Side Setback 10 ft. 63.9 ft. (no
change)
Min. Rear Setback 30 ft. N/A (corner
lot)
Building Height (flat roof) 35 ft. 24.5 ft.
Meets requirement
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 90,170 sf lot is therefore 117
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trips per PM peak hour. The applicant estimates the trip generation for the project to be 12 trips and
does not include an increase in trip generation as part of this project.
1. Staff considers that trip generation is based on square footage, which is proposed to increase by over
35%. Staff recommends the Board ask the applicant to revise their calculations regarding their trip
budget.
10.05D Urban Design Overlay District Standards
This project lies within the Secondary Node designation of the Urban Design Overlay District.
If less than 50% of the façade is proposed to be altered, the applicant must comply with the Urban
Design Overlay Standards for only the altered portion of the façade. This applies to the northern façade.
The entirety of the Urban Design Overlay District Standards applies to building facades which are
proposed to be altered by more than 50%. Based on the provided elevations, more than 50% of the
western façade is proposed to be altered.
(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.
The proposed entrance facing the primary road is proposed to be usable and open for entry
and exit. 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.
The proposed entrance facing the primary road is directly accessible by a stair-stepped
sidewalk connection to the sidewalk along the primary road. The sidewalk connection leads
only to the proposed entrance, and the proposed entrance is accented by a polished
aluminum awning and emphasized by a distinctive orange stripe on the façade. As such, 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.
The proposed entrance has an 8.5-foot wide direct, separate walkway connection to the
sidewalk along the primary road that includes two sets of stairs with railings. As such, 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.
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(a) For all properties in the Urban Overlay District, a minimum of 75% glazing shall be
transparent.
2. The proposed glazing includes both a high-polished aluminum storefront framing material and
a low-emissivity, clear-anodized storefront framing material. No statement is made as to the
transparency of either material. 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
3. Glazing is proposed to be 10 feet high. Staff considers this criterion met. However,
compliance with this this criterion may be modified when issues with 10.05D(3) are addressed,
therefore Staff recommends the Board revisit compliance with this criterion at a later time.
(c) For residential uses, first story glazing shall have a minimum height of 5 vertical feet.
This criterion is not applicable.
(3) Dimensional Standards.
Within a Designated Secondary Node, first stories must have a minimum of 60% glazing across the
width of the primary building façade, and a minimum of 40% glazing across the width of the
secondary building façade. The building must have the appearance of two stories, the corner of the
corner building must have a significant architectural feature, and the building must be set back a
minimum of 20 feet from the R.O.W.
The proposed primary façade is approximately 65.0% glazed and the modified portion of the
proposed secondary façade is approximately 51.9% glazed. Staff considers this criterion met.
4. The building is 26 feet high. Both the northern and western facades feature an 18-foot-tall window
with views of the one-story showroom, although these windows are divided by a two-foot-wide
aluminum strip running along the windows at an elevation of ten feet. Staff considers this façade
does not quite achieve the appearance of two stories because upper story windows would not
realistically start 1-ft from the floor. However, Staff considers a 4-ft wide divide, with the top of the
upper portion moved two feet higher, may achieve the required appearance of two stories. Staff
recommends the Board discuss whether this façade design has the appearance of two stories,
whether Staff’s suggestion would address the issue, or whether some other solution should be
considered.
The corner of the building closest to the intersection of the primary and secondary streets includes
both the primary and secondary entrances to the structure, the terminus of the primary access
walkway, and a distinctive orange stripe along the façade. As such, Staff considers this criterion met.
The building is set back 47.6 feet from the R.O.W. at its closest point, along the principal street, and
is set back a minimum of 63.9 feet from the R.O.W. along the secondary street. 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.
Minimum stories are discussed above.
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(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.
6. Insufficient information is provided to determine whether rooftop elements are proposed, and
if so, whether this element of 8.06G is met. Staff recommends the Board require the applicant to
demonstrate compliance with 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.
7. There are no cornices indicated on the elevations along either the primary or secondary
building facades. As such, Staff recommends the Board require the applicant to demonstrate
compliance with this criterion prior to closing the hearing.
A rooftop may be used for any use permitted for the building. Enclosed or partially enclosed
building features are permitted and shall not be considered as an additional story, subject to
conditions.
No uses are proposed for the rooftop of this building. This criterion is not applicable.
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 on the south side of the building. Staff considers no additional
screening to be required and considers 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 situated on a corner lot and therefore has two front yards, one facing the primary
street and one facing the secondary street. The structure is set back approximately 47.6 feet
from the principal street front lot line and 63.9 feet from the secondary street front lot line. The
front yard along the principal street, Shelburne Road, is presently landscaped and is proposed
for additional landscaping. The applicant is not proposing additional landscaping in the front
yard along the secondary street, Green Mountain Drive, which exceeds a 50-foot setback. As
such, Staff considers an appreciable portion of the required landscaping should be applied along
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front yard abutting Green Mountain Drive, in order to reduce the existing non-conformity. Staff
recommends the Board discuss and provide specific direction to the applicant as to how to
achieve compliance with this criterion. In addition, the applicant is proposing to remove
previously required landscaping (discussed below), therefore additional landscaping budget
beyond that currently proposed is required and available to address this deficiency.
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 from structure to site are considered by Staff to be adequate. 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. Parking on the
south side of the building is being reconfigured. The proposed parking configuration
meets the standard. As such, 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 proposed to increase by approximately 36% and is proposed to
be 24.5 feet tall and one story. The other buildings within this Designated Secondary Node along
with the proposed structure are of a similar height, a slightly larger footprint, and a similar use.
Staff considers the scale and height of the proposed structure to be compatible with the
neighboring structures.
B. 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.
8. The proposed materials and design of the building are relatively similar to the existing
materials and design used by the adjacent credit union to the south. The existing parking area
for the Jeep dealership is between the two incongruous buildings and serves as a visual
interruption between these two structures. As such, staff considers this criterion met.
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(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 proposed structures will be constructed in a very similar style and with many of the same
materials. The vicinity is otherwise rather non-descript and has no elements that appear to clash
with the proposed structure. Staff considers this criterion met.
(3) To accomplish (1) and (2), the DRB shall consider:
(a) Pattern and Rhythm. Update or maintain or extend the overall pattern of development
defined by the planned or existing street grid, block configurations, position and orientation of
principal buildings, prevalence of attached or detached building types.
Staff considers the proposed addition to improve compliance with the smaller setbacks of the
Urban Design Overlay District.
(b) Architectural Features. Respond to recurring or representative architectural features
that define neighborhood character, without adhering to a particular architectural style.
Staff considers the proposed addition to meet the general features the neighborhood character
without adhering to a particular style of construction.
(c) Privacy. Limit impacts and intrusions to privacy on adjoining properties, including side
and back yard areas through context sensitive design.
No changes to privacy of adjoining properties are proposed.
C. Site Amenity Requirement
This non-residential expansion adds fewer than 5,000 square feet to the building area. As such,
this criterion is not applicable.
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.
There are no recorded wetlands, wetland buffers, habitat blocks, or river corridors on the site.
As such, there are no proposed changes that affect 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.
The proposed changes to site access and circulation include the addition of a pedestrian walkway
linking the storefront to the sidewalk along the principal street and the addition of four short-
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term bicycle parking spaces. These changes do not affect vehicle circulation, are in compliance
with the existing standards, and serve to improve pedestrian access. Staff considers this criterion
met.
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 3.11(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.
Staff considers no upgrades to be required.
G. 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.
H. 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 South Burlington Director of Public Works reviewed the plans on 9/6/2022 and offers the
following comments:
Work in the Route 7 ROW will require an 1111 permit from VTrans. If City owned utilities
are impacted the applicant will also need a ROW permit from the Department of Public
Works.
Staff recommends the Board require the applicant to comply with the comments of the Director
of Public Works as a condition of approval.
I. 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.
There are no proposed changes to the location or screening of the existing dumpster, which meets
this criterion.
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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. An
access easement is proposed between the subject property and the adjacent property to the
south.
9. This criterion is not met with regards to the property to the east. Staff considers that existing
topography precludes creation of a cross-lot connection and therefore recommends the Board
not require a connection or easement to the east.
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 South Burlington Deputy Director of Capital Projects reviewed the plans on
8/31/2022 and offers the following comments:
If the unstriped parking areas located to the south and east of the proposed
service area are for Goss cars for sale, and not for public parking, then the
property has sufficient accessible parking spaces. If the spaces in question are
for the public, an additional accessible parking space will be required.
Staff reminds the board that the ADA is a separate regulatory body and recommends
that the applicant take the above comment under advisement, while confirming their
compliance with ADA's regulations with ADA directly.
Parking lot landscaping is 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
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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 to construct a service area with 4 garage bays on the south
side of the building. 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 Deputy Fire Chief did not review the plans and therefore has no comments to offer.
(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.
The proposed primary entrance faces the primary road and is directly accessible via an
8.5-foot wide direct, separate walkway connection to the sidewalk along the primary
road that includes two sets of stairs with railings The sidewalk connection leads to the
proposed entrance and continues towards the north side of the building, where there
are two entrances facing the secondary street and four bicycle parking spaces. Given
this, staff considers this criterion met.
(5) Bicycle parking or storage facility.
Bicycle parking is discussed under 13.03 below.
(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 construct two “inverted-U” bicycle racks, creating four short-term bicycle
parking spaces. These bike racks meet the requirement for minimum bicycle parking spaces for this
property and are proposed to be located in an area that is both easily accessible by pedestrians and
protected from vehicle traffic. Long-term bicycle parking requirements do not apply. As such, staff
considers this criterion met.
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
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proposed landscaping to assure the establishment of a safe, convenient, and attractive parking
area and the privacy and comfort of abutting properties.
The applicant is proposing to reconfigure parking to the south of the building, including striping
previously unmarked spaces and removing existing parking spaces. The proposed changes bring
the existing nonconformities within the parking area closer to compliance. As such, Staff
considers the parking area as proposed to adequately meet the relevant criteria.
(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.
The existing parking areas are to the north, east, and south of the principal structure and are not
proposed to expand. The existing landscaping includes a variety of landscaping features around
the perimeter of the parking areas. Furthermore, the applicant is proposing to install two shade
trees along the east property line along the existing parking area. As such, staff considers this
criterion to be met.
(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.
The parking lot is designed in such a way that this criterion does not apply. Modifications to the
parking area consist only of removal of existing parking spaces and include the addition of a
large interior landscape island. As such, Staff considers compliance with this criterion to have
been improved to the extent necessary.
(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.
There are no proposed planted islands as part of this project. As such, this criterion does not
apply.
(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 South Burlington City Arborist reviewed the plans on 9/12/2022 and offers the
following comments:
1. A Tree Protection Plan should be included detailing measures to ensure
protection of the existing trees they are retaining.
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2. I’m not entirely familiar with the varieties selected, but I’d be hesitant to use
broad leaved evergreens (Mt Laurel and Japanese Holly) on a western
exposure. They will be susceptible to winter drying/damage.
Staff recommends the Board require the applicant to comply with the comments of the
City Arborist as a condition of approval.
(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.
Proposed tree sizes are provided in calipers, and all provided calipers are greater than or
equal to the minimum. As such, this criterion has been met.
(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).
This property is not located within the City Center FBC District and therefore this
criterion does not apply.
(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.
10. 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 properties 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 met by the applicant’s proposed landscaping plan.
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 $2,200,000, requiring $29,500 in plantings. The applicant
has proposed 2 shade trees, 33 deciduous and evergreen shrubs, and 82 perennials and groundcover
plants. 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.
11. The applicant is removing ten bushes of various sizes from the western side of the structure as part of
the proposed alterations to the property. In addition to meeting the minimum landscaping value
requirement, the applicant must also replace these plants. Furthermore, Staff considers the costs
associated with lawn, turf, and mulch management on the property not to count towards the
requirement of $29,500, leaving the applicant $17,693.50 short of meeting the minimum, plus the value
of bushes to be removed. Staff recommends that the Board require the applicant to meet these criteria
before the close of the meeting.
The applicant has proposed the following elements be counted towards the required minimum
landscaping budget:
Item Cost Staff Recommendation
Trees and Shrubs $11,806.50
Lawn hydroseed, loam, and
mulch
$17,710.00 Staff considers this cost not to
count towards landscaping
Total $29,516.50
Minimum Requirement $29,500.00
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 9/12/2022 and offers the following comments.
1. This project is located in the Bartlett Brook watershed. This watershed is listed as stormwater
impaired by the State of Vermont Department of Environmental Conservation (DEC).
#SP-22-045
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2. It appears that the infiltration test was conducted in a separate location from where the
infiltration system is being proposed. The infiltration system is located between soil boring B-2
and I-1. While the soil conditions at I-1 look favorable for infiltration, it is less clear if soils near
soil boring B-2 would meet the infiltration requirements. The applicant should conduct a soil
boring in the location where the infiltration practice is proposed.
3. Soil materials should be specified for the berm along the downhill side of the infiltration basin
to ensure there is no seepage through the berm.
4. Include anti-seep collars on the outlet pipes from the infiltration basin.
5. The DRB should include a condition requiring the applicant to regularly maintain all
stormwater treatment and conveyance infrastructure
12. Staff recommends the Board requires the applicant to address Comment #2 prior to closing
the hearing and comply with all other comments as a condition of approval.
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.
13. 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,
_________________________________
Marty Gillies, Development Review Planner I