HomeMy WebLinkAboutSP-22-028 - Supplemental - 0004 Harbor View RoadCITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SP-22-028_4 Harbor View Rd_Rieley Cohen Ptsp_SC_2022-
07-06.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: June 29, 2022
Plans received: June 3, 2022
4 Harbor View Rd
Site Plan Application #SP-22-028
Meeting date: July 6, 2022
Owner/Applicant
Rieley Cohen Partnership, LLC
PO Box 4279
Burlington, VT 05406
Engineer
TCE
478 Blair Park Road
Williston, VT 05495
Property Information
Tax Parcel 0780-00004
Commercial 2 Zoning District, Transit Overlay District
Location Map
#SP-22-028
2
PROJECT DESCRPTION
Site plan application #SP-22-028 of Rieley Cohen Partnership, LLC to amend a previously approved site
plan for a 13,000 sf contractor or building trade facility with outdoor storage. The amendment consists
of constructing a 5,500 sf addition and additional outdoor storage, 4 Harbor View Road.
CONTEXT
This project is subject to Site Plan Review Standards, and Transit Overlay District. The property most
recently received site plan approval #SP-19-41 to change the use to a contractor or building trade facility
and construct an accessory structure.
COMMENTS
Planning Director Paul Conner and Development Review Planner Marla Keene (“Planning Staff”) have
reviewed the plans submitted on 6/3/2022 and offer the following comments. Comments for the
Board’s attention are indicated in red.
A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
The project is located in the C2 zoning district.
Commercial 2 Zoning District Required Proposed
Min. Lot Size 40,000 sf 1.84 ac (no change)
Max. Building Coverage 40% 25.1%
Max. Overall Coverage 70% 61.9%
Min. Front Setback (Urban Design
Overlay District)
20 ft. 38 ft.
Max Front Setback Coverage 30% 0%
Min. Side Setback 10 ft. 30 ft. (no change)
Min. Rear Setback 30 ft. 30 ft. (no change)
Building Height (pitched roof) 40 ft. 17 ft.
Meets requirement
B) SITE PLAN REVIEW STANDARDS
14.06 General Review Standards
The proposed building addition consists of a loading dock area with interior partitions. The proposed
addition reduces the front setback and the stormwater management system requires removal of the
existing vegetated area between the building and the street. Therefore compliance with these standards
becomes more reliant upon the configuration of the building.
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-22-028
3
1. The applicant’s cover letter describes the proposed addition as for the purposes of expanding the
current business. However the layout of the addition includes individual spaces within
independent entrances, restroom facilities, and fire-rated partitions. Staff recommends the
Board require the applicant to clarify the proposed use and function of the facility. Though a
multi-tenant building is not necessarily prohibited, there are several standards which may apply
differently.
The DRB shall consider the following:
(a) Street Frontage. Maintain internally-consistent building setbacks and landscaping
along the street.
Staff considers the proposed addition improves consistency with adjoining building setbacks along
the street.
(b) Building Placement, Orientation. Maintain or establish a consistent orientation to the
street and, where a prevalent pattern exists, shall continue the manner in which the site’s
existing building foundations relate to the site’s topography and grade.
2. The proposed building addition is not oriented to the street. Adjoining properties are mixed in
their orientation. However, since the proposed addition reduces setback and removes screening
vegetation, Staff recommends the Board direct the applicant to improve the appearance of the
building such that there are some architectural details, such as windows and variations in siding
materials, establishing a street-facing presence to the building.
(c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale between
existing, planned or approved development, and proposed development.
Staff considers the proposed addition to be consistent in scale with adjoining buildings.
(d) Pedestrian Orientation. Improve and enhance pedestrian connections and walkability
within the area proposed for development.
There is no pedestrian orientation existing or proposed. There are no sidewalks or pathways. The
existing sidewalk on Harbor View Road is on the opposite side of the street. Staff considers the
proposed addition does not create sufficient nexus to require improvements to pedestrian
connections or walkability.
(e) Solar Gain. Orient their rooflines to maximize solar gain potential, to the extent
possible within the context of the overall standards of these regulations.
Staff considers the proposed flat roof does not detract from compliance with this criterion.
(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.
It appears the applicant is proposing to provide parking within an area they have
designated as outdoor storage. Parking is located to the side of the building. Parking to
the side of the building is regulated under 14.06A(2)(c) as follows
#SP-22-028
4
Parking area width. Surface parking areas and affiliated drive aisles located to the
side of buildings shall not exceed the width of building(s), Civic Spaces, and Site
Amenities along any street frontage. This may be calculated separately or
cumulatively for corner lots. Parking approved pursuant to 14.07(B)(2)(b) shall be
exempt from this subsection.
3. The proposed parking within the outdoor storage area is greater than the width of the
building along the street and therefore this criterion is not met. Staff recommends the
Board discuss with the applicant the proposed use of this area. If the area is for outdoor
storage of landscaping vehicles (not including registered vehicles), it is not subject to this
standard, but the Board should require striping to be removed.
(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 after the addition will remain consistent with the footprint of buildings
on adjoining properties. It is proposed to be one story, while the buildings on the adjoining sites are
one story, two stories, or a combination of both. Staff considers this criterion met.
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.
(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.
(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.
(b) Architectural Features. Respond to recurring or representative architectural
features that define neighborhood character, without adhering to a particular
architectural style.
(c) Privacy. Limit impacts and intrusions to privacy on adjoining properties,
including side and back yard areas through context sensitive design.
The addition is proposed to be clad in the same light colored metal panel siding as the existing
building. As noted above, the setback and screening of the building is proposed to be
significantly reduced.
4. Staff recommends the Board require the applicant to improve both the appearance of the
building addition facing the street and the proposed screening of the addition. Adjoining
properties Potential improvements that would not be incompatible with the nature of the use
include a row of simple windows, variations in siding texture, color, and orientation, variations in
#SP-22-028
5
roofline, or decorative lattice work, in conjunction with a planted bioretention area. Other
options certainly exist.
C. Site Amenity Requirement
(1) Sites are required to include a specific minimum area for appropriate Site Amenities. This
section does not apply to projects within the City Center FBC District (which are governed by Section
8.08).
(2) Applicability. Applications for the following shall be required to provide Site Amenities:
(a) Additions or expansions exceeding 5,000 SF for existing non-residential structures.
(3) The required area shall be:
(a) For Non-Residential development, a minimum of 6% of non-residential building gross
floor area.
The proposed 5,280 sf addition requires a 317 sf amenity space.
(4) The DRB may, in its discretion, provide a credit for up to 50% of the required Site Amenity
area if the Applicant demonstrates a safe, walkable connection to an existing Civic Space or public
park that is accessible by the general public and located within five-hundred (500) feet of at least
one pedestrian access point for each building on the lot via a walking route and/or pedestrian way.
A “safe, walkable connection” shall not include or require crossing a four-lane road.
No existing civic spaces or public parks are within five-hundred feet.
5. The applicant must provide a site amenity adherent with one of the site amenity types in LDR 11B.
The snippet/parklet type may be most applicable. It is required to be directly adjacent to the public
right of way and sidewalk or operable building entry. Seating must be the main focus of the space,
with landscaping a primary component. Staff recommends the Board require the applicant to revise
the plans to provide a site amenity prior to closing the hearing.
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.
No protected resource areas are present on this site. 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-22-028
6
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.
This criterion is not applicable.
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.
Staff considers Harbor View Road to be a Bicycle Boulevard - Neighborhood Collector.
Neighborhood collectors are required to have a 10-ft recreation path on one side, 4-ft bike
lanes, and vertical faced curb. There is an existing sidewalk on the opposite side of Harbor View
Road from the project. The street is curbed. Staff considers that since the opposite side of the
road is established as the pedestrian side, no upgrades are necessary.
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.
6. It appears electrical lines are proposed to be underground; Staff recommends the Board confirm.
The applicant is proposing a new electrical transformer, indicated on the plans with the note
“prior to construction, confirm primary electric location and separation requirements to new
structure with GMP.” Staff recommends the Board include a condition that any necessary
modification to the location of the transformer shall be subject to review of the administrative
officer.
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.
#SP-22-028
7
7. It is unclear where the solid waste disposal facility is proposed. 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.
There is an existing driveway connection to the property to the west. Staff considers a
connection to the east to be infeasible due to the location of the building. Staff considers a
connection to the property to the south to be infeasible due to the location of the building on
the property to the south.
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.
8. There are five (5) parking spaces proposed to be retained. Areas not approved for
parking may not be used as parking. If more than one tenant is proposed, it is likely
more than five spaces will be needed. Staff recommends the Board require the applicant
to provide adequate parking to prevent illegal parking from becoming an issue.
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 applicants provided floor plans and elevations proposed six loading docks. Staff
considers the locations of these loading docks to meet this criterion. The floor plan and
elevations also indicate a “future overhead door.” Staff recommends the Board require
the applicant to remove this door from the plans. Should the applicant later wish to add
a door, they may apply for a site plan amendment at that time.
(3) Provision shall be made for access by police, fire and emergency vehicles.
#SP-22-028
8
Staff spoke with the Fire Chief about the project on 6/23/2022 who indicated concern
about the potential partitioning of the space into multiple tenants. The Fire Chief is
working with the applicant. Staff will continue to coordinate with the Fire Department
on review of this project.
(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.
Pedestrian pathways are not provided. As noted above, Staff considers the proposed
addition does not create sufficient nexus to require improvements to pedestrian
connections or walkability.
(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.
13.08 Outdoor Storage and Display
A. Outdoor Storage. Outdoor storage of goods, materials, vehicles for other than daily use, and
equipment shall be subject to the following provisions:
(1) Any outdoor storage shall be appurtenant to the primary use of the property and shall be allowed
only in nonresidential districts and upon approval of the DRB in conjunction with a site plan,
conditional use and/or PUD application.
This application is for site plan. Staff considers this criterion met.
(2) The Development Review Board may require that outdoor storage areas in connection with
commercial or industrial uses be enclosed and/or screened where the storage area may comprise
an attractive nuisance, where the proposed use of the storage areas present opportunities for theft,
or where the Board finds that said storage areas are in view of residentially-zoned parcels.
The applicant is proposing to scree the outdoor storage area with a chain link fence with screen mesh,
and a row of arborvitae. No statement has been made as to the height of the fence. Fences over eight
feet in height require conditional use review.
9. Staff recommends the Board require the applicant to provide a fence detail and require that the
fence be no greater than eight feet in height.
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
#SP-22-028
9
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 an existing wooded area to be retained along the south side of the existing parking and
outdoor storage area. There is a proposed hedge to the north (discussed above pertaining to
outdoor storage). There is no landscaping to the west. Though Staff does not consider additional
screening to be necessary to the west of the parking area, Staff notes it is an area where additional
plantings may be possible should they be required by the Board.
(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.
Fewer than 28 spaces are proposed.
(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.
Perimeter planting is protected by a fence. 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 City Arborist reviewed the plans on 6/22/2022 and indicated that the landscaping plan is
acceptable.
(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.
#SP-22-028
10
(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.
This criterion is proposed to be 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.
10 trees are proposed, utilizing two species.
(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.
10. Snow storage areas are specified on the plans to the rear of the outdoor storage areas. Staff
recommends the Board ask the applicant to explain how the outdoor storage areas will be used
that facilitates locating snow storage behind them.
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 this criterion to work in conjunction with 14.06B above. The applicant is proposing to
remove a large wooded area with little understory growth between the existing building and the street,
and expand the building and outdoor storage towards the street by 42 ft. Existing trees to be removed
in this area consist of mostly large white pine, with some interspersed deciduous trees. The applicant is
proposing to plant five maple trees and five oak trees in this area. Staff considers that the nature of the
proposed use as a site for a large amount of outdoor storage to be a use that should be screened. The
applicant is proposing a fence with a mesh screen.
11. Staff considers a mesh screen to be significantly less attractive than vegetation and recommends the
Board require the applicant to provide a vegetation plan that consists of variable height plantings in
order to comply with this criterion.
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).
#SP-22-028
11
The applicant is proposing an unplanted bioretention area in the front yard. Staff considers planting this
bioretention area may be one way to meet criterion C above.
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 $660,000, requiring $11,100 in plantings. The applicant has
proposed $15,105 in trees and shrubs. This criterion is met.
I. 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
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 recent previously approved plans showed the wooded area to be removed as a general
wooded area, not as individual trees required to be planted. However, the 1983 plan indicates that the
wooded area to be removed, as well as the planting bed to be removed adjacent to the existing building,
were required elements of that site plan planted at the time of approval. The 1983 approval was for a
warehouse and office building with outdoor storage, which Staff considers consistent with the current
use. The zoning district has been C2 since before that time. Therefore Staff considers this criterion
applies to the wooded areas on the plans, including a large number of plantings that have not been
maintained as required. Plantings approved in 1983 include the following
Quantity Name Size
3 “Emerald Queen” Norway
Maple
3 ½” – 4” cal.
21 Paper Birch 10 – 12’ height
94 Red Osier Dogwood 3 – 4’ height
107 White Pine 6 – 8’ height
The 1983 plan and decision are included in the packet for the Board. The 1983 decision states that
“screening of the storage area shall be reviewed after 1 year and may be required to be upgraded.
Other landscaping is satisfactory.” Staff considers this, combined with the unusually high quantity of
plantings, to be evidence that the Board at the time found screening of the property to be of
particular importance.
#SP-22-028
12
11. The LDR states that “replacement of trees with a caliper of greater than 5” shall require an
amendment to the site plan.” Staff recommends the Board require the applicant to provide
landscaping equivalent to that approved in 1983. Equivalency may consist of a similar total caliper
of trees, a similar total value of trees, or a similar resulting buffering and screening regardless of
caliper or value. The replacement of previously approved landscaping is separate from the required
$11,100 in plantings for the proposed building expansion. Staff notes this is likely to be a challenge
to achieve given the proposed building and outdoor storage expansion, which is within the allowable
coverage for the district, and recommends the Board discuss with the applicant how this may be
accomplished.
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 6/24/2022 and offers the following comments.
The Stormwater Section has reviewed the “4 Harbor View Road” site plan prepared by Lamoureux &
Dickinson Consulting Engineers, dated 4/1/22 and last updated on 6/2/22. We would like to offer 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).
2. The property currently has an expired State stormwater permit (2-0153).
3. The project is only proposing treat stormwater runoff form the new and redeveloped
impervious surfaced. However, projects with an expired permit seeking permit renewal
within a stormwater impaired watershed, with less than 3 acres of impervious surface,
subject to §3.1.C.4.a of the 3-9050 Stormwater General Permit, are required to meet the
redevelopment standard and channel protection standard for the whole site, unless the
TMDL has already been met. The applicant should confirm what treatment standards are
required for this site to obtain valid permit coverage.
4. The applicant indicated that the seasonal high groundwater table was found less than 2 feet
from the ground surface, with a reference made to Sheet ST1 for soils data. Please provide
Sheet ST1 for review.
a. Is the bioretention system being proposed in the seasonal high groundwater table? The
Vermont Stormwater Management Manual §4.3.1.1 indicates that the bottom of the
bioretention practice shall be located at or above the seasonal high groundwater table.
5. As the project has more than one-half acre or more of impervious surface and is proposing to
develop more than 5,000 sf of impervious surface, the project is subject to the requirements
of section 13.05 of the LDRs.
6. The DRB should include a condition requiring the applicant to regularly maintain all
stormwater treatment and conveyance infrastructure.
12. Staff recommends the Board require the applicant to address the comments of the City Stormwater
Section prior to closing the hearing.
#SP-22-028
13
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.
The applicant is proposing six additional building mounted lights and one parking lot light. Maximum
illumination levels are 7.6 lumens near the wall mounted fixtures. Illumination levels are near zero at
the property line. Staff recommends the Board require the applicant to update the plan to clearly
indicate that the existing parking lot lights that are currently at the perimeter of the paved area but will
be in the center of the paved area with the expanded pavement are to be removed.
13.03 Bicycle Parking and Storage
The applicant has proposed to retain the existing bicycle rack. The required number of bicycle parking
spaces is two. Staff considers bicycle parking standards to be met.
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, Development Review Planner