HomeMy WebLinkAboutSP-23-002 - Decision - 0200 Market Street - SP-23-002_200 Market St_SBSD_FBC_admin_ffd
SOUTH BURLINGTON SCHOOL DISTRICT — 200 MARKET STREET
SITE PLAN APPLICATION #SP-23-002
FINDINGS OF FACT AND DECISION
1
SP-23-002
Findings of Fact and Decision
Site plan application #SP-23-002 of South Burlington School District to modify a previously approved
site plan for an educational facility. The amendment consists of constructing a 6,661 sf expansion,
including four modular classrooms and an adjoining enclosed hallway, 200 Market Street.
Based on the plans and materials contained in the document file for this application, the
Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT & CONCLUSIONS OF LAW
1. The applicant, South Burlington School District, seeks site plan approval to modify a previously
approved site plan for an educational facility. The amendment consists of constructing a 6,661 sf
expansion, including four modular classrooms and an adjoining enclosed hallway, 200 Market Street.
2. The owner of record of the subject property is the South Burlington School District.
3. The subject property is located in the City Center Form Based Code Transect Zone 4 Zoning District,
the Traffic Overlay District, the Transit Overlay District, and the Wetland Advisory Layer.
4. The application was received on 3/22/2023.
5. The submitted materials consists of the following plans and supplemental information. Directly
superseded materials are excluded.
• Cover letter 12/14/2022
• Form Based Code Application Checklist 3/22/2023
• Application form 12/13/2022
• T-4 Building Envelope Standards Checklist and Self Evaluation, North Dorset Multi Family
Building, 3/22/2023
• Project Stormwater Package 12/7/2022
• Landscaping Cost Estimate 11/16/2022
• Project Drawings
Sheet Number Sheet Name
Latest Revision
Date
C0.0 Rick Marcotte Central School Cover Sheet 10/31/2022
Z100 Zoning Plan 12/23/2022
Z1.0 Local Zoning Permit Plan 9/25/2019
C101 Existing Conditions Plan 4/11/2023
C201 Site Plan 4/11/2023
C2.1 EPSC Plan 10/31/2022
C3.0 Site Details 10/31/2022
C301 Site Details 4/11/2023
L200 Central Planting Plan 4/11/2023
L201 Proposed Conditions Plan 1/05/2023
A2.1 Overall & Demo Plan 10/19/2022
A2.2 Floor Plan & RCP 10/19/2022
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A2.3 Central Roof Plan 10/19/2022
A2.4 Exterior Elevations, Sections 10/19/2022
A2.5 Finish Plan, Finish Schedule 10/19/2022
AG.3 Doors 10/19/2022
6. Process Elements:
a. The applicant provided a certificate of service indicating that notice to abutting property
owners was provided on February 1, 2023.
b. The applicant held a neighborhood meeting on February 9, 2023, at 6:30 pm at Rick Marcotte
Central School Library. No members of the public attended. The applicant provided a set of
summary notes.
c. The Administrative Officer deemed the application complete on March 22, 2023. The
applicant submitted final modifications to the application package on March 30, 2023.
7. Review Criteria:
CITY CENTER FORM BASED CODES STANDARDS
Section 8.11 Nonconformities
The existing site is nonconforming. Nonconformities may be continued provided the conditions of 8.11
are met.
D. Extensions/Expansions
(1) Any nonconforming structure with a gross floor area greater than 20,000 square feet may
be altered, provided, however, that no enlargement, maintenance or alteration creates any
additional nonconformity or increases the degree of the existing nonconformity of all or any
part of such structure.
The existing structure is greater than 20,000 square feet, and as such, may be expanded only if
that expansion does not create any additional non-conformity. However, as per 8.06.A(3) below,
expansions to existing municipal school buildings are exempt from build-to-zone, glazing,
frequency of entrances, minimum story, and frontage buildout requirements. As such, the
proposed expansion to the existing municipal school building is not required to comply with those
standards enumerated above but is required to comply with all other applicable criteria within
these regulations.
F. Open Space
Identification of approvable open space is required where lot coverage is proposed to increase by at least
1,000 square feet or 1% of the lot area, whichever is greater. The present application exceeds this
threshold. The existing building on the property is approximately 57,870 square feet of non‐residential
use, requiring 3,472 square feet of qualifying open space located on site or within 150’ of the site and
directly accessible from the site. 75% of the open space must be part of the public realm, defined as
“exterior places, linkages and built form elements that are physically and/or visually accessible to all
members of the general public, during all business hours, or the majority of the day for residential
buildings, regardless of ownership.” The site contains a 3,600 square foot existing playground area located
adjacent to a future public street on the official map. The proposed expansion requires an additional 400
feet of Open Space, bringing the total required Open Space for this property up to 3,872 sf. The applicant
is proposing to designate an additional 400 sf of the existing playground area as Open Space, bringing the
total amount of Open Space on the property to 4,000 sf. The proposed addition of designated Open Space
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will provide the required Open Space for both the previous footprint of the building and this proposed
expansion. As such, the Administrative Officer finds this criterion met.
Section 8.03 Land Development and Building Placement
A. Land Development. No land development shall be permitted except in full compliance with the
applicable Building Envelope Standards (BES) and this Article.
See below under Building Envelope Standards.
B. Building Placement. All new buildings, and all additions to buildings, except as permitted in a T3
Cottage Court or as permitted under Section 8.11, Nonconformities, shall include at least one building
façade located entirely within a Build-to-Zone.
The existing educational facility is over 20,000 square feet and cannot be enlarged or altered to create
any additional non-conformity or increase the degree of existing non-conformity. The proposed
expansion does not include a façade located entirely within a Build-to-Zone, and as such, does not comply
with the above standard. However, as per 8.06.A(3) below, this project is exempt from this standard as
an expansion of an existing municipal school building. The Administrative Officer finds this criterion not
to apply.
C. Special Requirements, Prohibitions & Exceptions. Not applicable.
Section 8.04 Blocks, Streets, and Alleys
A. General Standards
(1) Purpose…
(2) Construction of streets
a. Where a building is proposed to be located on a lot that is adjacent to a new or extended street,
such street shall be constructed by the applicant pursuant to Article 15 and in accordance with
the requirements of Article 11, Street Typologies.
This site does include a planned primary street on the official map. At such time as a building is
proposed on the property which triggers 8.11C(2)(c) (structural alterations involving
replacement, relocation, removal, or other similar changes to more than 50% of all load-bearing
wall/pillar elements of a building), the new street shall be required. At such time, compliance
with the remaining standards of 8.04 shall be evaluated. The proposed expansion to the
educational facility does not meet the minimum scope that would require compliance with 8.04.
As such, the remaining standards of 8.04 are not applicable at this time.
(3) Perimeter and Length of Blocks. Not applicable.
(4) Frontage Buildout. See below under Building Envelope Standards.
(5) Connectivity. Not applicable.
(6) Build-to-Zones. See below under Building Envelope Standards.
B. Location of blocks and streets.
No changes to the existing block or street layout are proposed as part of this application.
Section 8.05 Parking
No changes to the existing parking layout or capacity are proposed as part of this application.
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Section 8.06 Special Standards
A. Civic Sites.
(1) General. Civic sites and buildings are of special public importance. Civic Sites include municipal
buildings, libraries, municipal schools, public recreation facilities, and the land on which the Civic
building is located.
The subject property is occupied by a municipal school, which is included in the definition of ‘civic site’.
(2) Modification of Standards. In order to provide greater flexibility to create a special architectural
statement, Civic Buildings may be approved with modification of certain standards listed below.
(3) Exemptions. Expansions of or modification to existing municipal school buildings shall be exempt
from the following requirements within the BES for the applicable Transect Zone: build-to-zone,
glazing, frequency of entrances, minimum story, and frontage buildout.
The proposed project is an expansion of an existing municipal school building, and as such, is exempt
from the requirements listed above.
(4) Limits of Authority. Civic buildings shall not be exempt from any other Building Envelope Standards
within the applicable Transect Zone except as apply to any non-civic buildings.
B. Places of Worship. Not applicable.
C. Drive Throughs. Not applicable.
D. Service Stations. Not applicable.
E. Buffer Strip. Not applicable.
F. Required Minimum Stories, Combined Stories.
(1) Building Stories. Where these Land Development Regulations establish a required minimum
number of stories, each story above the ground story up to and including the minimum
number of required stories shall:
(a) Contain a floor area of at least 75% of the building footprint for buildings with a
building footprint of less than 60,000 square feet or 50% of the building footprint for building
with a buildings footprint of 60,000 square feet or more; and,
The project, as a civic site, is exempt from the minimum number of stories.
(b) Be located directly above the story below and form an extension of the building facade for
at least 75% of the building facade on all primary and secondary facades.
Not applicable.
(2) Combined Stories
Not applicable.
G. Rooftop Elements and Uses; utilities.
(1) Conceal rooftop devices.
There is no proposed rooftop equipment.
(2) Flat Roof Designs.
The building is proposed to have a flat roof, therefore architectural elements such as cornices must
be included. The applicant has proposed roof edge drip caps and fascia boards along the gutters,
which are considered to be similar to cornices. The Administrative Officer finds this criterion met.
(3) Rooftop Use and structures.
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No rooftop uses or structures are proposed.
(4) Utility features. Utility features, such as generators, gas lines or meters, or electrical meters, shall
not be located on any façade parallel to and adjacent to a street and shall be screened from view
of any such street.
Utility connections are proposed to be away from primary and secondary facades.
H. Alternate Compliance for Entrances in T4.
The project, as a civic site, is exempt from entrance standards.
Section 8.07 Prohibited Materials
No prohibited materials have been proposed.
Section 8.08 Open Space Requirements
The proposed project is located in the Form-Based Code T4 Zoning District and is a non-residential
construction project of fewer than 20,000 square feet. As such, the minimum required qualifying open space
is six percent of the building gross floor area. The proposed expansion is 6,661 square feet, so the applicant
is required to provide 400 square feet of open space, which may be located either on-site or off-site and 75%
of which must be part of the public realm.
As noted in 8.11.F above, this criterion has been met.
Section 8.09 Uses Allowed and Changes of Use.
No prohibited uses have been proposed.
Section 8.14 T-4 Building Envelope Standards
See attached completed Building Envelope Standards checklist.
TRAFFIC OVERLAY DISTRICT
The project is located on a parcel that is in the Traffic Overlay District Zone 2 but does not have vehicular or
pedestrian access to Williston Road. As such, all trips to and from this property come via Market Street and
do not have an impact on traffic levels along Williston Road, which the Traffic Overlay District is designed to
manage. As such, this project will not increase the number of trips generated by the existing use and this
criterion does not apply.
SITE PLAN REVIEW STANDARDS
Section 14.06 Site Plan 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.
Building features are addressed above. An enclosed walkway is provided between the proposed
building expansion and the existing building. The applicant is also proposing a walkway
connection to access the proposed rain garden and landscaped seating area from the existing
site sidewalk. As such, the Administrative Officer finds this criterion to be met.
(a) Street Frontage. Maintain internally consistent building setbacks and landscaping along the
street.
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As per 8.06.A(3) above, this project is exempt from this standard as an expansion of an existing
municipal school building.
(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.
The proposed building expansion will sit at roughly the same elevation and grade as the
existing school building. The proposed expansion will also maintain the existing orientation
and setbacks of the structures on the site to the existing sidewalk and parking lot.
(c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale between
existing, planned or approved development, and proposed development.
The proposed building expansion is 12’4” in height, which is slightly shorter than the adjoining
wing of the existing school building. However, that adjoining wing of the building is shorter
than the wing of the building to which it is adjacent. As such, the building height appears to
steadily decrease from west to east, avoiding an abrupt contrast in scale. As such, the
Administrative Officer finds the scale of the proposed expansion compatible with surrounding
context and planned development patterns.
(d) Pedestrian Orientation. Improve and enhance pedestrian connections and walkability
within the area proposed for development.
The proposed building expansion will enhance the pedestrian environment for pedestrians
using the existing site sidewalk along the northern edge of the existing parking area and will
create a connection between the existing site sidewalk and the proposed rain garden and
landscaped seating area. The proposed expansion will not affect the existing site-wide
pedestrian connectivity, including existing pedestrian circulation between the site and
adjoining areas. As such, the administrative officer finds this criterion met.
(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 with a flat roof.
(2) Parking:
The proposed project will not impact the currently approved parking area layout at the
property. As such, this criterion is not applicable.
(3) The height and scale of each building shall be compatible with its site and existing or
anticipated adjoining buildings.
B. Height and scale addressed in 14.06.A(1)(c) above. Relationship of Structure 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.
Building features are addressed above. Landscaping and buffering are discussed under 14.07D
below. The Administrative Officer finds this criterion to be 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.
Building features are addressed above. The Administrative Officer finds this criterion to be met.
Section 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.
Section 12.02 Wetland Protection Standards
Wetland buffers on this property were approved via Miscellaneous Application #MS-17-02 to be
impacted by development at 146 Market Street. No wetlands or wetland buffers remain in the project
area.
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.
15.A.14 pertains largely to road design. No changes to previously approved roads, driveways, or
circulation, including pedestrian circulation, are proposed. The Administrative Officer finds 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.
Building features are addressed above. The Administrative Officer finds this criterion to be met.
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.
The proposed building expansion does not exceed the thresholds mentioned above and therefore does
not require an upgrade to the adjacent streetscape.
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.
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The site has a shared access between the subject property and adjacent property at 180 Market Street.
It also access to 146 Market Street. Neither of these accesses are proposed to be affected as part of this
application.
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 plan indicates utilities will be underground. The Administrative Officer finds this criterion to be met.
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.
The applicant has proposed to remove the existing dumpster enclosure and replace it with an enclosure
that meets the standards above. As such, the Administrative Officer finds this criterion met contingent
upon the receipt of plans demonstrating compliance with the above standard.
OTHER
3.18 Residential and Commercial Building Energy Standards
Commercial buildings, as defined by 30 V.S.A. section 53(a), that are principal buildings, shall comply
with the Commercial Building Energy Standards Stretch Code Guideline, as prepared and revised by the
Vermont Public Service Department.
New commercial buildings subject to this Section for which a complete application is submitted
following the date these Regulations become effective, shall be required to meet the standards of
Appendix CA: – Solar-Ready Zone of the Commercial Building Energy Standards as prepared and revised
by the Vermont Public Service Department.
The applicant testified that the roof of the proposed building expansion will be solar ready, and that the
proposed expansion will meet the Commercial Building Energy Standards. The Administrative Officer
finds this criterion met contingent upon the receipt of plans demonstrating compliance with the above
standard.
13.04 Landscaping, Screening & Street Trees
B. Landscaping of Parking Areas
(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.
A snow storage area is identified on the plans. The applicant testifies that snow in excess of
what can be stored in this area will be movedoff-site. The Administrative Officer finds this
criterion met.
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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.
The existing educational facility (an institutional use) is adjacent to a commercial site with frontage on
Williston Road, currently occupied by a Cricket Wireless and a Liberty Tax office. A buffer between these
two uses is required. The applicant is proposing to plant 24 arborvitae between the existing schoolyard
playground and the adjacent commercial parking area to serve to buffer these uses from one another in
a relatively pleasant way. As such, the Administrative Officer finds this criterion met.
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).
This site’s front yard along Williston Road is partially landscaped, and the applicant is proposing to
augment that existing landscaping with the addition of seven viburnums and fourteen dogwoods, to be
installed along the berm between the public street and the school. These improvements will serve to
further maintain landscape this frontage. As such, the Administrative Officer finds 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.
In this application, the applicant is estimating the building cost of the proposed building expansion to be
$1,548,781. The required minimum landscaping for this project is calculated as follows:
Total Building Construction or
Improvement Cost
% of Total
Construction Cost
Minimum Required
Landscaping Budget
Up to $250,000 3% $7,500.00
Next $250,000 2% $5,000.00
Remainder over $500,000
($1,048,781)
1% $10,487.81
Total: $22,987.81
The applicant is proposing $30,048.00 in landscaping costs, which exceeds the minimum required landscaping
budget of $22,987.81. As such, the Administrative Officer finds this criterion met.
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13.07 Exterior Lighting
The applicant is not proposing to add or modify any exterior lighting. No changes to the previously
approved exterior lighting plan are proposed.
Section 3.18 Energy Standards
The Administrative Officer notes that all new buildings are subject to the Stretch Code pursuant to Section
3.15: Residential and Commercial Building Energy Standards of the LDRs.
Section 13.04 Bicycle Parking
Short‐term bicycle parking is required for all site plans. For educational uses, one bicycle parking space is
required for each 20 students of planned capacity. The school has capacity for 443 students, requiring
23 short-term bicycle parking spaces. There are six existing ‘inverted-U’ style bicycle racks mounted on
rails near the school’s principal entrance on a concrete pad, providing parking for 12 bicycles. The
applicant is proposing to install six more ‘inverted U’ style bicycle racks near the southeast corner of the
proposed building addition, bringing the total number of spaces on the site to 24. This number exceeds
the minimum required number of short-term bicycle parking spaces, and the Administrative Officer finds
this criterion met.
BUILDING ENVELOPE STANDARDS
See following pages
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Criteria Satisfied
Primary Building
Façade
Requirements
Secondary Building
Façade
Requirements
Project
Information
Applicant Sheet
#
200 Market Street, exempt
from certain standards
under Article 8.06.A(3)
(B) Lot Standards
(1)Lot Dimensions
(a)Lot size
(b)Lot Width
(2)Lot Occupation
(a)Percentage of Lot Coverage
(b)Units per acre
(C) Building Standards
(1) Building Types
(a)All Types
(2)Building Stories
(a)Principal N/A N/A exempt as per 8.06.A(3)
(b)Accessory 1 A2.4 exempt as per 8.06.A(3)
(3)Floor-to-Floor Height
(a)First story 12'-4"A2.4 12'-4" (compliant)
(b)Upper Stories N/A N/A exempt as per 8.06.A(3)
(4)Build-to-Zone
(a)Primary Build-to-Zone (note 3)0' Min., 12' Max.0' Min., 18' Max.N/A N/A exempt as per 8.06.A(3)
(b)Secondary Build-to-Zone (note 3)0' Min., 24' Max.0'. Min., 36' Max.N/A N/A exempt as per 8.06.A(3)
(5)Frontage
(a)Frontage Buildout, Primary Streets (note 3)70% Min.70% Min. (Note 1)N/A N/A exempt as per 8.06.A(3)
(b)Frontage Buildout, Secondary Streets (note
3)
70% Min. within 80'
of Primary Street,
50% Min. elsewhere
70% Min. within 80'
of Primary Street,
50% Min. elsewhere
(Note 1)N/A N/A exempt as per 8.06.A(3)
(b)Percentage of Frontage Buildout within the
Primary Build-to-Zone (note 3)
75% Min.100% Max.
N/A N/A exempt as per 8.06.A(3)
(c )Percentage of Frontage Buildout within the
Secondary Build-to-Zone (note 3)
0% Min., 25% Max.100% Max.
N/A N/A exempt as per 8.06.A(3)
(6)Entrances
(a)Average frequency of Public Entrances, non-
residential first story use (note 3)
36' Max.54' Max.
N/A N/A exempt as per 8.06.A(3)
(b)Maximum distance between Public
Entrances, non-residential first story (note
3) use
46' Max.72' Max.
N/A N/A exempt as per 8.06.A(3)
(c )Average Frequency of Operable Entrances,
residential first story use (note 3)
36' Max.54' Max.
N/A N/A exempt as per 8.06.A(3)
(d)Maximum distance between Operable
Entrances, residential first story (note 3)
46' Max.72' Max.
N/A N/A exempt as per 8.06.A(3)
(7)Glazing
(a)First Story Min. 40% of the
Width of the
Building, and Min.
7.5' in Height for non-
residential and 6' in
height with min.
window head height
of 7.5' for residential
Min. 20% of the
Width of the
Building, and Min
7.5' in Height for
non-residential and
6' in height with min.
head height of 7.5'
for residential exempt as per 8.06.A(3)
(b)First Story, percent of glazing required to be
transparent
75% Min.75% Min.
exempt as per 8.06.A(3)
(c )Upper Stories N/A N/A N/A
(d)Ground story residential privacy
N/A N/A N/A
14' Max
See Note 2
Ground story facades facing a street or
public park shall be designed to provide
privacy to the interior of the units through
either establishing a window sill height of
at least 36" above the adjacent sidewalk or
a conbination of landscaping and
hardscaping to create the same effect.
Applicant Self-Evaluation
T-4 BES (South Burlington Land Development
Regulations, 8.13)
None
None
None
None
Permitted
2 Min., 5 Max.
1 Max.
24' Max.
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(8)Building Breaks (see building breaks figure)
(a)Building Horizontal Façade
Min. 3 every 80'Min. 3 every 80'N/A N/A
3 breaks added for this 63'-
0"wide expansion
(compliant)
(b)Single Span of Horizontal Facade Without a
Break 48' Max.48' Max.N/A N/A 42'-3" (compliant)
(9)Supplemental Building Standards
(a)Awnings, Stoops, Vestibules
N/A N/A
none provided (no
operable public entryways
included on front façade;
compliant)
(D) Block and Street Standards
(1)Blocks (see section 8.04)
(a)Perimeter (see note 3)N/A N/A N/A
(b)Length (see note 3)N/A N/A N/A
(2)Street & Connection Types (see article 11)
(a)Neighborhood Street Narrow N/A N/A N/A
(b )Neighborhood Street N/A N/A N/A
(c)Private commercial way N/A N/A N/A
(d)Support Street N/A N/A N/A
(e)Commercial Street N/A N/A N/A
(f)Avenue N/A N/A N/A
(g)Commercial Boulevard N/A N/A N/A
(h)Destination Street N/A N/A N/A
(i)Market Street and Garden Street N/A N/A N/A
(j)Path N/A N/A N/A
(k)Pedestrian Pass N/A N/A N/A
(l)Alley N/A N/A N/A
(m) All other street types N/A N/A N/A
(4)Curb Cuts (not including street intersections)
(a)On Market Street N/A N/A N/A
(b) On Garden Street N/A N/A N/A
(b)All other streets N/A N/A N/A
(E ) Parking Standards
(1)Parking Amount Requirements
(a)Per Residential Unit N/A N/A N/A
(2) Location & Screening
(a)
N/A N/A N/A
(b)N/A N/A N/A
(c )N/A N/A N/A
(d)
N/A N/A N/A
(e )N/A N/A N/A
(f)
N/A N/A N/A
(3) Off-Site Parking
N/A N/A N/A
N/A N/A N/A
Parking under structures is encouraged
Parking shall only be permitted in compliance with applicable BES standards for building
frontage
(a) Off‐site parking within 600’ may be used to meet parking requirements for Residential
uses.
(b) Off‐site parking within 1200’ may be used to meet parking requirements for non‐
Residential uses.
New parking spaces shall be screened from all streets and the public realm, a minimum
of four (4) feet in height
Prohibited
400' Min. distance between curb cuts
400' Min. distance between curb cuts
100' Min. distance between curb cuts
2 spaces Max.
New construction resulting in additional non-residential gross floor area or residential
units shall meet T-4 Parking Standards
New surface parking shall be set back from the primary street a minimum of 25'
Parking spaces may be leased from the city or a private landowner
Permitted Connection, Not a Street
Permitted, Qualifies as a Street
Permitted, Qualifies as a Street
Permitted, Qualifies as a Street
Permitted, Qualifies as a Street
Permitted, Qualifies as a Street
Permitted, Qualifies as a Street
Permitted, Qualifies as a Street
Permitted, Qualifies as a Street
Permitted, Qualifies as a Street
Permitted Connection, Not a Street
Permitted Connection, Not a Street
Encouraged
2,800' Max.
300' Min., 700' Max.
SP-22-031
Findings of Fact and Decision
13
(F) Supplemental District Standards
(1)Where a T-4 Lot abuts the R4 or R7 Zoning District, the following standards shall apply:
(a) A buffer strip shall be required (see section 8.06E)N/A N/A N/A
(b)
N/A N/A N/A
(c )
N/A N/A N/A
(d)
N/A N/A N/A
(e)
N/A N/A N/A
(f)
N/A N/A N/A
(2)
N/A N/A N/A
(a)
N/A N/A N/A
(b)
N/A N/A N/A
(c)
N/A N/A N/A
(d)
N/A N/A N/A
(e)Such building shall comply with all other provisions of these Regulations.N/A N/A N/A
(3)
N/A N/A N/A
(a)N/A N/A N/A
(b)N/A N/A N/A
(4)
N/A N/A N/A
(5)
N/A N/A N/A
(G) Streetscape Standards
(1)General Standards
(a)
N/A N/A N/A
(b)
N/A N/A N/A
(c )
N/A N/A N/A
(d)Proposed development shall comply with all requirement of Article 11 N/A N/A N/A
(2)Streetscape requirements
(a)Benches N/A N/A N/A
(b)Bicycle Racks for at least 5 bikes
N/A N/A N/A
(c )Street Tree Spacing, on center N/A N/A N/A
Notes
(1)
(2)Upper Story Glazing Shall comply with the following standards:
(3)
No building located within one hundred and fifty feet (150') from the R4 or R7 District
boundary shall exceed four (4) stories in height.
Gateway Area. Within a Gateway Area, corners of buildings located at street intersections
shall include one or more significant architctural features, such as but not limited to, vertical
projections, changes in materials, top-story open spaces, and/or first-floor prominent
features.
Upper Story setbacks. Except where located within a Gateway Area, all stories not
categorized as a rooftop structure in Section 8.06 above the fourth story of any building
shall be set back a minimum of twelve feet (12’) from the primary and secondary building
facades.
Standard does not apply to a building façade abutting an Interstate or Interstate ramp
Such building shall building shall have a frontage greater than 100' and a footprint
greater than 10,000 square feet;
The third story of any building shall be set back a minimum of twelve feet (12’) from the
rear building line; and,
The fourth story of any building shall be set back a minimum of twenty‐four feet (24’)
from the rear building line.
Along Secondary Streets, parking structures within the build-to-zone that do not meet
entrance and/or glazing standards are permitted and shall count towards Frontage
Building requirements, provided that a minimum of 0.5% of the construction cost is
used for original artwork installed on or in front of the building façade facing said
street.
Along Secondary Streets, a Streetfront Open Space, as defined within these Regulations,
shall count towards Frontage Buildout requirements.
Large Single Story Principal Buildings. New large single-story principal buildings shall be
permitted subject to the following requirements:
If a corner lot is 100’ or less in width along the street containing the primary building facade
and greater than two (2) times that width in depth, the required frontage buildout on the
BES shall be reduced by 50% on the street containing the secondary building facade.
No new single-sotry building shall be permitted within one thousand (1,000) linear feet
in any direction from any existing single-story building approved under this subsection;
Such building shall be a minimum of 24' in height and shall have the appearance of two
or more stories;
Such building shall have entries at a frequency of every 50' or less and shall have a
maximum distance between entries of 60'; and,
Small Single Story Principal Buildings. New small single-story principal buildings shall be
permitted subject to the following requirements:
Such building shall have a maximum footprint of 3,500 square feet; and,
Such building shall comply with all other provisions of these Regulations.
Non-hardscape, pervious areas within the front yard shall be predominantly planted
with groundcover or flowering vegetation.
All features proposed within an existing, proposed, or planned public ROW shall comply
with requirements of the Department of Public Works.
Permitted
May be used to meet short-term
requirements of 13.14
50' Max. average
All streetscape features must be consistent within a project and
be compatible with adjacent features erected following adoption
of this code.
(a) Upper story glazing shall be a minimum of 30 percent of the façade on the primary
building facade and 20% on secondary building facades.
(b) 80% of glazing on upper stories shall be taller than wide
(c) The required percentage shall be achieved by multiple openings. Windows may be
ganged horizontally if each grouping (maximum five per group) is separated by a mullion,
column, pier or wall section that is at least 7 inches wide.
(d) Glazing on upper stories shall not be flush with building surface material and shall be
recessed a minimum of 3 inches, except for bay windows and storefronts.
(e) Upper story windows/glazing (not doors) shall be no closer than 30 inches to building
corners (excluding bay windows and storefronts).
SP-22-031
Findings of Fact and Decision
14
DECISION
Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application
#SP-23-002 of South Burlington School District, subject to the following conditions:
1. All previous approvals and stipulations shall remain in full effect except as amended herein.
2. This project shall be completed as shown on the plan submitted by the applicant and on file in the
South Burlington Department of Planning and Zoning as conditioned herein.
3. A digital PDF version of the approved final plan set must be delivered to the Administrative Officer
before issuance of a zoning permit.
4. The plans must be revised to show the changes below and shall require approval of the
Administrative Officer prior to issuance of a zoning permit:
a. Include details for the proposed dumpster enclosure that comply with the standards of
Article 14.07.I, including a locking mechanism, opaque fencing, and fence height that
exceeds the height of the dumpster(s) within.
b. Include a solar-ready roof plan for the proposed building expansion that complies with
the standards of Article 3.18.
5. Prior to issuance of a zoning permit, the applicant must post a landscaping surety for $16,493.91 in
plantings in accordance with the methodology in LDR 17.15.B(1). This bond shall remain in full effect
for three (3) years to assure that the landscaping has taken root and has a good chance of survival.
6. The applicant must regularly maintain all stormwater treatment and conveyance infrastructure.
7. All exterior lighting must be installed or shielded in such a manner as to conceal light sources and
reflector surfaces from view beyond the perimeter of the area to be illuminated.
8. The applicant must obtain a zoning permit within six (6) months from the date of this decision or
this approval expires and is null and void. The applicant may submit a request for an extension to
obtain a zoning permit under the terms outlined in Section 17.04 of the LDRs, but the request must
be submitted prior to the expiration of this approval.
9. The applicant must continue to maintain the approved landscaping in a vigorous growing condition
throughout the duration of the use.
10. The proposed project must adhere to standards for erosion control as set forth in Section 16.03 of
the South Burlington Land Development Regulations. In addition, the grading plan must meet the
standards set forth in Section 16.04 of the South Burlington Land Development Regulations.
11. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and
service modifications must be underground.
12. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use of
the proposed expansion.
13. Any change to the site plan shall require approval by the South Burlington Development Review
Board or the Administrative Officer as allowed by the Land Development Regulations.
14. Bicycle racks must meet the minimum requirements of 13.14 and Appendix G.
SP-22-031
Findings of Fact and Decision
15
Signed on this 19th day of April, 2023 by
____________________________________
Marty Gillies, Acting Administrative Officer
PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a
Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be
accompanied with a $233 filing fee and be filed within 15 days of the date of this decision.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state
permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.