HomeMy WebLinkAboutSP-22-020 - Supplemental - 0039 Bowdoin Street (36)CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SP-22-020_39 Bowdoin Street_neagleychase_SC_2022-06-
21.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: September 28, 2022
Plans received: September 21, 2022
39 Bowdoin Street
Site Plan Application #SP-22-020
Meeting date: October 4, 2022
Owner
Northeast Territories
20 South Crest Drive
Burlington, VT 05401
Applicant
Neagley & Chase Construction
66 Bowdoin Street, PO Box 2204
South Burlington, VT 05407-2204
Property Information
Tax Parcel ID: 0257-00039 3.4 acres
Industrial & Open Space Zoning District, Hinesburg Road
North View Protection District, Airport Approach Cones
Engineer
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
Location Map
#SP-22-020
2
PROJECT DESCRPTION
The warned project description is as follows: Site plan application #SP-22-020 of Neagley & Chase
Construction to construct a single story 21,790 sf office building, create 2,160 sf of outdoor storage, and
associated site improvements, 39 Bowdoin St.
This application was reviewed by the Board on June 21, 2022. Since that date, the applicant has
modified the proposal to be the following: Site plan application #SP-22-020 of Neagley & Chase
Construction to construct a 12,840 sf contractor or building trade facility with supporting parking and
infrastructure improvements, 39 Bowdoin St.
Staff considers the applicant has incorrectly identified the use and square footage of the proposed
structure, but the description above is accurate.
CONTEXT
This item was continued from the June 21, 2022 meeting and then comprehensively revised following a
wetland delineation that found the wetland to be larger than previously thought. As a result, the
applicant adjusted their plans in order to maintain compliance with all pertinent wetland and wetland
buffer regulations.
COMMENTS
Development Review Planner Marla Keene and Development Review Planner I Marty Gillies (“Planning
Staff”) have reviewed the plans submitted on September 21, 2022 and offer the following comments.
Numbered comments for the Board’s attention are indicated in red.
A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
The lot is currently undeveloped.
IO Zoning District Required Proposed
√ Min. Lot Size, non-residential use 3 acres 4 acres
√Max. Building Height Flat Roof 40 ft 33 ft1
√Max. Building Coverage 30% 6.6%
√Max. Overall Coverage 50% 21%
√ Max. Front Setback Coverage 30% 11.9 & 29.8%
√Min. Front Setback 50 ft 30.6 & 41.5 ft2
√Min. Side Setback 35 ft 84 ft
√Min. Rear Setback 50 ft N/A
1. It appears the applicant’s proposed height is calculated based on the floor to ceiling height of the building,
not the height as calculated from the average preconstruction grade of the site. Furthermore, there is a
discrepancy between the stated height in the application (33 feet) and the height demonstrated in the
elevations (roughly 25 feet). Staff recommends the Board require the applicant to provide a height measured
from average pre-construction grade prior to closing the hearing.
2. The applicant is proposing to encroach into the front setback by approximately 19.4 feet on the south side of
the property and by approximately 8.5 feet on the east side. The applicant has requested a setback waiver to
reduce the front yard setbacks to 35 feet, but that will not be sufficient to accommodate the proposed
#SP-22-020
3
building footprint. As such, Staff recommends the Board instead consider a waiver to reduce the front yard
setback from 50 feet to 30 feet.
13.06 Airport Approach Cones
All applications for development within the Airport Approach Cones, as shown on the Overlay Districts
Map, involving new or expanded buildings or structures shall provide documentation that either a
Notice to the Federal Aviation Authority (FAA) is not required, or an application for a Determination of
No Hazard has been submitted to the FAA. Where an application for Determination of No Hazard has
been submitted, no zoning permit for construction shall be issued without demonstration of receipt of
an issued Determination.
The property is located entirely within an airport approach cone. The applicant has provided a
Determination of No Hazard to Air Navigation, issued March 7, 2022. Staff considers this criterion met.
10.02G Hinesburg Road-North View Protection Zone
(1) No part of any structure within the Hinesburg Road-North View Protection Zone shall exceed an
elevation of 393.5 feet above mean sea level plus 5.8 feet for each 1000 feet that said part of said
structure is horizontally distant from the Hinesburg Road-North View Protection Zone Base Line
shown on the above referenced Scenic View Protection Overlay District Map.
Based on the applicant’s testimony that the building is 33 ft in height, and the proposed grade of
348 ft, Staff estimates that, prior to discussion of height, the highest this flat roof could reasonably
be is 381 ft. Since this is below the elevation of the baseline, 10.02G(1) is met.
(2) Landscaping and other vegetation located within the Hinesburg Road-North View Protection Zone
shall be maintained so that it does not exceed an elevation of 393.5 feet above mean sea level plus
5.8 feet for each 1000 feet that said landscaping or vegetation is horizontally distant from the
Hinesburg Road - North View Protection Zone Base Line shown on the above referenced Scenic View
Protection Overlay District Map.
The nearest trees are located approximately 2,500 ft from the baseline, which results in a maximum
allowable tree height of 408 ft. The nearest trees are proposed to be at elevation 344, with a max
height of 50 – 60 ft, or 404 ft. Staff considers this criterion met.
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. The DRB shall consider the following:
(a) Street Frontage. Maintain internally-consistent building setbacks and landscaping
along the street.
#SP-22-020
4
(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.
(c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale between
existing, planned or approved development, and proposed development.
(d) Pedestrian Orientation. Improve and enhance pedestrian connections and walkability
within the area proposed for development.
(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.
The building is proposed to have one loading dock facing east. The loading dock doors will be at
grade with the proposed base of the building, though the ground will be lower. Both the south
and east-facing facades include over a dozen windows and are fronted by landscaping features,
including maple trees and ornamental plantings, including shrubs and perennials. The proposed
entry is located in the southwest corner of the building, on the west façade. The applicant has
attempted to integrate the proposed parklet into this area of the building to connect the west
side of the building to the frontage along the south side, and to the street.
Transitions are discussed under 14.06(C) below. Adequacy of planting and pedestrian movement
are discussed elsewhere in this document.
For the proposed 11,317 sf building, twenty-three (23) parking spaces are provided. Staff
considers parking area 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.
This criterion is 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.
#SP-22-020
5
(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 applicant has provided elevations of the proposed building. The building is proposed to be
clad in metal panels. The adjacent sites in Meadowland Business Park have a similar
architectural style, with the exception of the existing Neagley and Chase building which is
partially constructed of brick. Staff considers this criterion to be met.
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) Any non-residential development over 5,000 SF.
(b) Additions or expansions exceeding 5,000 SF for existing non-residential structures.
(c) Any residential development, including conversion of non-residential structures to
residential use.
The proposed facility exceeds 5,000 sf in size and therefore these standards apply.
(3) The required area shall be:
(a) For Non-Residential development, a minimum of 6% of non-residential building gross
floor area.
(b) For Residential development, determined by number of units as:
(i) For fewer than 10 units, 100 square feet per unit;
(ii) For 10 to 19 units, 85 square feet per unit; or
(iii) For 20 or more units, 60 square feet per unit.
The proposed 11,317 sf building requires a minimum of 680 sf of Site Amenity. The proposed Site
Amenity is a 1,338 sf parklet located near the southwest corner of the building, directly adjacent to
the proposed primary entrance and existing public sidewalk. The proposed site Amenity features four
paperbark maples. Presently, no seating structures are proposed as part of the parklet.
3. The Snippet/Parklet Site Amenity must primarily feature year-round, fixed, high-quality seating. Staff
recommends the Board require the applicant to demonstrate compliance with this requirement.
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall
apply:
#SP-22-020
6
A. Environmental Protection Standards. All proposed development shall be subject to the
applicable requirements of Article 12, Environmental Protection Standards.
The property contains a wetland, wetland buffer, and river corridor. The river corridor is
contained entirely within the wetland and wetland buffer. The applicant is proposing minor
grading outside of the wetland buffer and is proposing to appropriately fence the fill used for
this project in order to avoid impacts to the wetland buffer.
The applicant is also proposing to construct the proposed sewer connection within the approved
class II wetland buffer. While public infrastructure may be allowed within a Class III wetland or
buffer, no such exemption exists for Class II wetlands and their buffers, therefore Staff considers
the proposed encroachment to be prohibited.
4. Staff recommends the board require the applicant to modify their proposal to connect the
proposed project to the existing City sewer line outside of the Class II wetland buffer.
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.
Much of 15.A.14 pertains to the construction of streets, which are not applicable to this
application. The applicable sections of 15.A.14 follow.
15.A.14 (D) Functional Capacity and Transit Oriented Development. The nearest signalized
intersection or those intersections specified by the DRB shall have an overall level of
service “D” or better, at the peak street hour, including the anticipated impact of the fully developed proposed PUD or subdivision. In addition, the level of service of each through
movement on the major roadway shall have a level of service of “D” or better at full
buildout.
Traffic was reviewed with the prior application. However, since the project is significantly
modified, Staff has performed a new review. The applicant has estimated traffic based on
5,659 sf of General Industrial use and 5,659 sf of Warehousing use. Staff considers that a
more accurate reflection of the proposed use of the building from a traffic perspective is
12,840 sf of Contractor/Building Trade Facility use. Staff does not have access to the current
version of the ITE manual, however, Staff considers there are uses such as Specialty Trade
Contractor that may more accurately reflect the proposed use of the structure when
calculating traffic impacts.
5. Staff recommends the Board require the applicant to revise the trip generation calculations
using the updated building square footage and proposed use.
6. Staff further recommends the Board establish as part of their decision an approved PM Peak
Hour Trip Generation for the purpose of calculating traffic impact fees.
#SP-22-020
7
15.A.14(E) Access and Circulation. The applicant must demonstrate that the street network
is arranged to meet applicable access management, traffic, and pedestrian circulation
standards under these Regulations, including criteria for site plans under Article 14,
Transect Zone Subdivisions under Article 9, or a type of Planned Unit Development under
Article 15.C; and, for state highways, VTrans Access Management Program Guidelines in
effect at the time of application. Unless otherwise specified under these regulations, the
street network, including the location and arrangement of streets, must be designed to:
(1)-(6) not applicable
(7) Provide for safe access to abutting properties for motorists, cyclists, and
pedestrians, including safe sight distances, access separation distances, and
accommodations for high-accident locations.
(8) Align access point with existing intersections or curb cuts and consolidate existing
access points or curb cuts within the subdivision, to the extent physically and
functionally feasible.
Staff considers the pedestrian access to be adequate and supports the proposed
driveway widths.
At previous hearings, the Board asked the applicant whether the curb cut on Bowdoin St
could be re-configured to align with the existing curb cut on the opposite side of the
street. One potential advantage is that this would result in trucks making their
maneuvers on the site rather than in the public way. Staff notes the provided plan
presents a similar curb cut configuration as the 2019 sketch plan configuration.
7. Staff considers there are no substantial topographical challenges, and recommends the
Board discuss with the applicant whether to modify their site plan to construct the
driveway so that it both aligns with the driveway on the opposite side of Bowdoin Street
and with the drive aisle, to ease internal circulation and allow the trucks to back to the
loading docks from the parking lot rather than from the street.
(9) Minimize vehicular access point (curb cuts) to abutting properties and building lots
along pedestrian oriented street frontage; and provide, where feasible, shared
vehicular access to frontage and other abutting building lots via rear alleys, side
streets, service lanes, shared driveways, or rear cross connections between adjoining
parcels.
The street network in this location is such that Bowdoin Street cannot be extended
much further due to the location of the interstate, and Meadowland Drive cannot be
extended much further due to the location of Muddy Brook and its associated wetland
complex. Because of the wetland to the west, no connection to the west may occur.
The northern property is occupied by the Department of Homeland Security, and as
such no cross lot connection to the north is recommended. Staff considers this criterion
met.
D. Transportation Demand Management (TDM) [reserved]
#SP-22-020
8
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.
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 Bowdoin Street to be an Industrial Access Road, which requires a 10-ft wide
recreation path and street trees. The applicant is proposing street trees. There is an existing 5-ft
bituminous walk on the side of the street facing the subject property. Given the nature of the
street and its limited potential for expansion, Staff considers the existing facility to be sufficient.
Staff considers this criterion met.
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.
Staff considers no reservation of land to be necessary.
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.
Wire-served utilities are proposed to be underground.
The Director of Public Works reviewed the proposed plan on 6/1/2022 and indicated there were
no comments on this application. Staff considers the revised plans to be less impactful therefore
did not provide the plans for Public Works review. Staff anticipates changes necessitated for
connection to public infrastructure will be of the magnitude allowed as field changes.
The South Burlington Water Department Director reviewed the plans on May 27, 2022 and
offered several comments, which the applicant testifies to have incorporated as of September
21, 2022.
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-22-020
9
8. The proposed dumpster location is to be screened, but Staff considers insufficient information
about the screening is provided to confirm whether this criterion is met. The material is called out
as “screen board or other material as per owners request.” Staff recommends the Board require
the applicant to demonstrate compliance with this criterion as a condition of approval.
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.
As discussed above, Staff considers cross-lot connections to not be viable. However, in the case
of a site plan, the Board only has the authority to waive dimensional requirements.
9. The applicant has proposed a 20-ft wide access easement to the property to the north in
accordance with this requirement. Staff recommends the Board require the applicant to provide
a draft easement document prior to closing the hearing.
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.
Dimensional requirements are met.
Parking lot landscaping and lighting are further discussed 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.
As noted above, the location of the loading dock requires trucks to reverse in Bowdoin
Street. Staff recommends the Board require the applicant to revise the driveway to
allow trucks to reverse within the site.
(3) Provision shall be made for access by police, fire and emergency vehicles.
The Fire Chief reviewed the plans on 6/1/2022 and provided comments which the
applicant testifies to have incorporated as of September 21, 2022.
(4) Pedestrian safety. Insofar as practicable, pedestrian and bicycle circulation shall be
separated from motor vehicle circulation. Safe and convenient pedestrian circulation,
#SP-22-020
10
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.
Staff considers appropriate pedestrian accommodations have been provided.
(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 provided two bicycle racks, providing parking for four bicycles.
Required Bike Parking Required
Short Term (1 per 5k sf office, 1
per 20k sf contractor facility,
minimum 4)
4
Long Term (50% of short term
retail and office, 1 per unit)
2
Clothes Lockers 1
Long-term bicycle parking requirements include providing a secure storage location that supports a
bicycle upright, allows secure locking of the frame and wheel, and protects the entire bicycle against
theft and weather. These requirements can be met by providing a bicycle storage room inside the
building or by providing bicycle lockers, or other private enclosures, outside of the building. Additionally,
50% of the long-term parking requirement can be met by secure, private office spaces, given that they
are on the first floor, accessible, and of a sufficient size.
10. Staff recommends the Board require the applicant to provide long-term bicycle parking at the site, noting
that 50% of the required long-term bicycle parking requirement can be met by private office space. As
such, Staff considers that the applicant must provide one additional long-term bicycle parking space and
an associated clothes locker, and recommends that the Board require the applicant to do so prior to
closing the hearing.
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.
#SP-22-020
11
(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.
Parking areas are proposed to be curbed. A minimum number of trees are proposed around the
perimeter of the parking areas.
(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 proposed parking area includes only twenty-three (23) parking spaces. As such, this criterion is
not applicable.
(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.
Curbing is provided. 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.
Staff considers this criterion met.
(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.
23 parking spaces are provided, requiring 5 shade trees. 3 shade trees are provided, and all 3 are
proposed to be located on the east side of the parking area, adjacent to the building.
11. Staff recommends the Board require the applicant to fully meet this requirement and revise the
distribution of the shade trees prior to closing the hearing.
(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 met.
(c) 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.
#SP-22-020
12
The applicant is proposing to install twelve trees, elven of which are maples. The twelfth tree, a
five-foot-high evergreen, is not located on the landscaping plan.
12. Staff recommends the Board require the applicant to fully meet this requirement by providing a
more diverse mix of tree species and identifying the location of the evergreen tree.
(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 criterion is not applicable.
(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.
Snow storage areas are shown in different locations on different plans submitted by the applicant.
Specifically, the snow storage areas shown on Sheet C2.1 conflict with those shown on Sheet L1.1.
13. Staff recommends the Board require the applicant to clarify where the snow storage areas will be
located 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 the project to be similar to adjacent uses and this criterion to be not applicable.
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).
The applicant is proposing a suitable amount of landscaping in the front yards, including a conveyance
swale. As such, Staff considers this criterion met.
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.
#SP-22-020
13
The applicant has provided neither a project cost calculation nor a valuation of the landscaping elements
to be installed. As such, it is impossible to calculate whether the applicant has met the minimum
requirements for landscaping requirements.
14. Staff recommends the Board require the applicant to provide a project cost and values of each of the
landscaping elements included in the landscaping plan before the conclusion of 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 will
review these plans prior to the scheduled DRB hearing on Thursday, October 6th, and Staff will provide
an update including those comments at that time.
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 provided a photometric drawing indicating this
criterion is met.
15. One of the lights included in a cut sheet submitted by the applicant does not meet the downcast and
shielded requirements. Staff recommends the board include a condition that only the lights specified on
the plans, and not all the lights included in the cut sheets, be permitted.
13.08 Outdoor Storage and Display
The applicant is proposing to use a 705 sf screened area accessible as outdoor storage
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.
Staff considers this criterion met.
#SP-22-020
14
(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 enclose the area with a 6-foot to 7-foot chain link fence with plastic slats.
Staff considers this criterion met.
3.18 Energy Standards
All new buildings are subject to the Stretch Energy Code pursuant to Section 3.18: Residential and
Commercial Building Energy Standards of the LDRs. This now includes provision of a solar-ready roof.
16. Staff recommends the Board discuss with the applicant how the roof will comply with the standard. If
the applicant demonstrates satisfactory compliance with this requirement, Staff considers demonstration
of it on the plans can be a condition of approval.
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, Development Review Planner