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HomeMy WebLinkAboutSP-22-020 - Supplemental - 0039 Bowdoin Street (10)Page 1 of 6 Neagley & Chase –Lot 7 Meadowland Business Park Statement of Compliance Industrial Open Space Design Standards 6.04 INDUSTRIAL-OPEN SPACE DISTRICT IO A. Purpose. The Industrial-Open Space IO District is established to provide suitable locations for high quality, large-lot office, light industrial and research uses in areas of the City with access to major arterial routes and Burlington International Airport. The IO District regulations and standards are intended to allow high-quality planned developments that preserve the generally open character of the district, minimize impacts on natural resources and water quality, and enhance the visual quality of approaches to the City while providing suitable locations for employment and business growth. The location and architectural design of buildings in a manner that preserves these qualities is strongly encouraged. Any uses not expressly permitted are prohibited, except those which are allowed as conditional uses. B. Uses.In the IO District, principal permitted uses and conditional uses shall be those shown in Table C- 1, Table of Uses.The proposed office land use is an approved land use in the IO District. C. Area, Density, and Dimensional Requirements. (1)In the IO district, area, density, and dimensional requirements shall be those shown in, Table C-2, Dimensional Standards.We have included compliance summaries as it relates to the dimensional standards set forth in the LDRs. 3.06 Setbacks and Buffers H. Front Setbacks for Non-Residential Uses.In the case of nonresidential uses, not more than thirty percent (30%) of the area of the required front setback shall be used for driveways and parking The two proposed curb cuts create a usage of 6.7% of the total lot frontage 30-foot width. and the balance shall be suitably landscaped and maintained in good appearance Landscaping has been designed to satisfy this requirement.Design approaches that that use landscaping elements in the front setback which enhance stormwater infiltration or management are encouraged Acknowledged.No portion of the required front setback shall be used for storage or for any other purpose except as provided in this section.None is proposed other than the curb cuts.In addition, a continuous strip fifteen (15) feet in width traversed only by driveways and sidewalks shall be maintained between the street right-of-way line and the balance of the lot, which strip should be landscaped and maintained in good appearance.No activities are proposed within the 15-foot strip other than the proposed curb cut (and a future sign to be reviewed under a separate ordinance)This provision shall apply also to yards that abut a right-of-way designated for a future street.The project does not abut any future rights-of-ways. I. Buffer Strip for Non-Residential Uses Adjacent to Residential District Boundaries.–Not Applicable. Page 2 of 6 13.02 Off-Street Parking and Loading There are no standards for commercial use outside of the Form Based District. 13.03 Airport Approach Cones –The proposed Lot 7 building is located inside the airport approach cone and will conform with these requirements. A. General Restrictions.Notwithstanding the provisions of any other section(s) of these regulations, the uses permitted in any district in the Airport Approach Cones, as shown on the Official Zoning Map and Overlay Districts Map, shall be permitted subject to the following limitations: (1)No use shall be permitted which will produce electrical interference with radio communication or radar operations at the airport. (2)No use shall be permitted which could obstruct the aerial approaches to the airport. (3)All uses shall comply with applicable FAA or other federal or state regulations. (4)No lights or glare shall be permitted which could interfere with vision or cause confusion with airport lights. 13.06 Landscaping, Screening & Street Trees Please see the site plan review narrative to be submitted at a later permitting phase of the project. 13.07 Exterior Lighting Please see the site plan review narrative to be submitted at a later permitting phase of the project. 13.03 Bicycle Parking and Storage A. Purpose.These standards for short term parking and long term storage of bicycles are intended to recognize and promote cycling as a viable means of transportation and recreation for residents, consumers, visitors, and employees. B. Short Term Bicycle Parking (1) Applicability.These standards apply to any application for development that requires site plan approval under Section 14.03 of the LDRs, and all applications for development of parcels located in the City Center Form Based Codes District. Based on 100% office use of the 21,790 SF, the required number of short term bicycle parking space sis 5. Page 3 of 6 The number of long term bicycle parking spaces is 50% of 5 of 2.5 = 3 spaces. Based on the requirement of 3 long term bicycle parking spaces, there shall be provided one Clothes Locker See Sheet A2.0 C. Long Term Bicycle Storage (1) Applicability.These standards apply to: (a) Construction of new mixed use or commercial buildings and any new residential building with more than 3 dwelling units; (2) Standards (b) For Non-Residential Buildings (i) Secure storage in bicycle locker, bicycle storage room or enclosure that protects entire bicycle, including components and accessories against theft and weather, allows secure locking of the frame and wheel and supports a bicycle upright. (ii) Where indicated in Table 13-04, clothes lockers shall be lockable with the following minimum dimensions: 12” wide, 18” deep, 36” high.Lockers do not need to be in same place as bicycle storage; (iii) Secure office space (private offices) may account for up to 50% of the required indoor parking areas and lockers provided they are located on the ground floor of the building, accessible and of sufficient size;See Sheet A2.0 13.19 Signs A. General Requirements.No signs shall be erected or maintained except in conformance with the Sign Ordinance of the City of South Burlington.Acknowledged. 14.06 General Review Standards Except within the City Center Form Based Code District, the following general criteria and standards shall be used by the Development Review Board in reviewing applications for site plan approval. They are intended to provide a framework within which the designer of the site development is free to exercise creativity, invention, and innovation while improving the visual appearance of the City of South Burlington. The Development Review Board shall not specify or favor any particular architectural style or design or assist in the design of any of the buildings submitted for approval. The Development Review Board shall restrict itself to a reasonable, professional review, and, except as otherwise provided in the following subsections, the applicant shall retain full responsibility for design.Acknowledged. Page 4 of 6 A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan.All components of the Comprehensive plan that provide clear written unambiguous specific standards will be integrated into the application. Otherwise it will be anticipated that the LDR’s represent the application of the Comprehensive Plan’s goals and objectives. B. 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.Acknowledged. (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.All proposed parking has been located accordingly. (b) The Development Review Board may approve parking between a public street Not requested (forward to section c) 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.The proposed building is generally consistent with the construction and character of the surrounding buildings located on the east side of Bowdoin Street. (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 building has been oriented to the intersection grades .Please see the site plan review narrative to be submitted at a later permitting phase of the project. 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: A. 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.The applicant has not proposed a physical cross lot access at this time as the Homeland Security facility has no historical interest in enabling improved access to the property due to security concerns. The applicant will Page 5 of 6 show a reservation for a future access easement to Lots 8&9 to the north (Homeland Security) in case there was ever a change in land use that would benefit from that circulation opportunity. B. 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.All of the proposed conduit/wire for power and communications will be installed underground. 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 15.13, Utility Services, shall also be met. C. 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).Acknowledged. Please see the site plan review narrative to be submitted at a later permitting phase of the project.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. D. Landscaping and Screening Requirements.See Article 13, Section 13.06 Landscaping, Screening, and Street Trees.A landscaping plan prepared by David Wright from Anything Grows has bene developed for the property. E. Modification of Standards.Except within the City Center Form Based Code District, where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met.However, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit.Acknowledged.A proposed front yard setback waiver from 50-feet to 35-feet is part of this application. F Low Impact Development.The use of low impact site design strategies that minimize site disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various other techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into underlying soils and groundwater as close as is reasonable practicable to where it hits the ground, is required pursuant to the standards contained within Article 12.The south and east sides of the site closest to the public roads has implement LID grass lined swales. Further review of the opportunity for accelerated treatment of this runoff will be reviewed prior to submittal of the next level of plans. G. Standards for Roadways, Parking and Circulation.Standards of Section 15.12 Standards for Roadways, Parking, and Circulation shall be met.There are no public or private streets Page 6 of 6 proposed but we have outlined below those sections that are applicable to the development of private lots. 15.12 Standards for Roadways, Parking and Circulation There are no public or private streets proposed but we have outlined below those sections that are applicable to the development of private lots. G. Emergency Access.Paved access for emergency vehicles shall be provided to within one hundred (100) feet of the principal entry for multi-family dwellings, and commercial, industrial, and institutional establishments. All streets and highways shall be of sufficient width and suitable grade and shall be so located to facilitate fire protection and coordinated so as to compose a convenient system properly related to the plan.The project has been designed to provide suitable road width so as to allow ready emergency access and passing of vehicles. H. Standards for Internal Circulation and Parking.The design of internal circulation patterns and parking areas shall meet the criteria for site plans in Article 14 of these Regulations. For applications in the City Center FBC District, the design shall meet the standards in Article 8 of these regulations.