HomeMy WebLinkAboutSD-20-02 - Supplemental - 0010 Mansfield View Lane (4)CIVIL ENGINEERING ASSOCIATES, INC.
10 Mansfield View Lane Phone:802-864-2323
South Burlington, VT 05403 Fax:802-864-2271
E-Mail: dmarshall@cea-vt.com
December 20, 2019
Ms. Marla Keene, PE
Development Review Planner
City of South Burlington Planning & Zoning575 Dorset Street
South Burlington, Vermont 05403
Re:CEA Properties, LLC,Lot 1A at Meadowland Business ParkProposedPUD Preliminary and Final Plat Subdivision Application
Dear Ms. Keene:
Please find enclosed the combined Preliminary and Final Plat application for the
proposed Planned Unit Development of Lot 1A located within the MeadowlandBusiness Park at 10 Mansfield View Lane on behalf of CEA Properties, LLC..
This project seeks to enable the placement of two additional buildings on the 3.07 acre
parcel generally consistent with the approval provided by the City in 2007.
The primary differences from the original approval are that:
1.the two proposed buildings located at the south end of the property have been
shifted further south and east in support of the retention of the healthier of the
two specimen trees in the proposed development
2.A new Mini-park is now proposed to be nested between the three buildings. Therelocation of the buildings allows this common area to be larger than originally
laid out..
3.The access drive to the two proposed buildings has been extended to the
easterly property line.
The most southerly building is proposed to house the Affectionately Cats veterinary
clinic.
Buildings –Building C -The most southerly building is proposed to be one story with a
phase I and Phase II total floor plan of 4,000 SF. Elevations, a rendering and the floor
plan for this building are attached.The total height of the building is set at 22.8 feet tothe main ridge line and 29.8 feet to the cupola. The first floor elevation of 386.10 is 3.8feet above the average existing grade of 382.3 resulting is a maximum height of the
building above average existing grade of 33.6 feet.
Building B -The most westerly of the two proposed buildings is proposed to be verysimilar to the existing building currently housing Civil engineering Associates. Thisbuilding has a footprint of approximately 3,600 SF and has two stories.The first floor
elevation of 387.7 is 2.6 feet above the average existing grade of 385.1. The ridge line
Ms.Marla KeenePage2of5
December 20, 2019
of the building is set at elevation 420.0 resulting is a maximum ridgeline height of the
building above average existing grade of 34.9 feet.The proposed cupola extends to
elevation 426.8 which is 1.7 feet above the 40-foot maximum for pitch rooves in the IODistrict.Based upon the opportunity outlined in Article 3, section 3.07 Height of
Structures subsection D. Waiver of Height Requirements (2)(b), the applicant seeks a
waiver of 1.7 feet from the Development Review Board for the proposed cupola of
Building B as the character of the building and placement on the lot achieves the goal
that the structure will not detract from scenic views from adjacent public roadways andother public rights-of-way.
View Protection Zone -The property is located in the Industrial-Open Space Zoning
District but is not subject to the Hinesburg Road North View Protection Zone overlay.
Residential Buffer -The southwest portion of the 3.07 acre parcel abuts an existing
residential home. This property is owned by South Burlington Realty. This home was
in existing when the original PUD was permitted by the City. The layout of the existingCEA buildings, the adjacent garage and supporting landscaping were all specifically laidout to minimize activities near the home and to provide supplemental landscape
buffering.
Street Access -The existing building shares an access drive with EMV, LLC (Vermont
Eye Laser Vision) to the north. A shared maintenance agreement is in place for this
shared portion of the drive. A copy of the agreement is attached in the applicationpackage. This agreement specially allows but limits access through this area to a
specific vehicle trip end value for land uses associated with the CEA PUD and for the
emergency access to the properties to the east (former Munson properties).
This application and the supporting plans depict and apply the requirements of thataccess agreement which predates the City’s adoption of Article 15, section 15.12
Standards for Roadways, Parking and Circulation subsection (D)(2)of the land
Development Regulations calling for connectivity between lots.
The applicant will extend the shared driveway to the easterly property line limits toenable improved emergency access between the properties.
Fire Access -The site has been designed in a manner that allows for emergency
vehicle access with a looped circulation pattern similar to the original approval.
Stormwater –The property is subject to a State Stormwater permit issued for the
Meadowland Business Park in 2015. Runoff from this lot is directed to 1,200 feet of
grass lined swales that flow ultimately to the 0.7 acre Meadowland stormwater pond on
Lot 7 within the Business Park
Previous soil investigations on the property confirmed that the lower elevations are
comprised of Munson silty clay soils with no appreciable infiltration potential. In
support of strengthening public awareness as it relates to stormwater management and
the supplemental standards set forth in Article 12 of the Land DevelopmentRegulations, the applicant is proposing the construction of a rain garden located
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December 20, 2019
between the two proposed buildings. This rain garden will be underdrained to protect
the plants from extended saturation during periods of high groundwater. ,
Traffic –The original traffic study for the PUD has been updated to reflect the current
traffic levels on Vermont Route 116 (Hinesburg Road) and the reduced trafficgeneration proposed from this project.
The findings and recommendations of the original traffic study remain valid moving
forward with this updated project. No dedicated turning lanes are required on Vermont
Route 116.
Noise –We do not expect noise f4om the two proposed buildings to be any differentthan that experienced today. There have not been any noise complaints in the 11
years of occupation. During the construction phase there was a noise complaint about
the Vermont Eye laser Vision welders to the north working after hours. We proposed
construction hours to be limited to 7 AM to 6 PM Monday through Saturday with nolimitations on interior work once each building is fully enclosed.
Landscaping –The proposed landscaping plans was developed by the Office of
Wagner-Hodgson Landscape Architects The design satisfies the specimen tree
requirements (1 tree per 5 parking spaces).
As the proposed parking areas has more than 28 parking spaces, the internal 10%green space standard 13.06(B)(2) is triggered.A diagram depicting compliance is
attached in the application package.
A Planned Unit Development is allowed to aggregate all of the building values in
determining the required landscaping budget.Based on the estimated constructionvalue for the three buildings of (7,200 (CEA) + 7,200 Proposed plus 4,000 SF) 18,400
SF x $200/SF)$3,680,000 and with the first $250,000 at 3% and the next $250,000 at
2% (That’s $10,500 plus 1% of the remainder (3.68MM -0.5MM = 4.1 MM x 1% =
$31,800)) for a total of $42,300.
The original Phase I CEA landscaping work cost was $14,287. Ignoring inflation the
remaining landscaping budget to be met is $28,013.
This has been achieved as outlined in the attached landscaping schedule.of values.
Open Space Planning –The project now includes a mini-park of approximately 11,000
SF. Although there are no specific design standards for parks in the IO district (and thisis not a designated neighborhood park), staff asked that we utilize the Form Based
Zoning design standards as a tool in developing the program for this project.
The FBZ calls for the open space area to be to at least 6% of the non-residential bldg.
gross floor area.The total for the project as outlined above is 18,400 SF x 6% = 1,104SF We have identified an area of approximately 11,000 SF on the design plans..
Ms.Marla KeenePage4of5
December 20, 2019
The FBZ regulations for open space programs directed us to “Pocket or Mini Park” for
this type of development and the amenities typically include:“…those that differentiate
the space from basic lawn area. Examples include benches, bike racks, trashreceptacles, gazebos, playgrounds or public picnic tables”’
The proposed mini-park includes strategically placed seating areas, picnic tables and
shade trees.
The only numerical standards are:
1 seat for every 750 SF of park size x approx. 1,104 SF =2 seats. Seeing that we are
proposing 10 times more area than what the FBZ calls for,we have balanced the
minimum requirements with the practical use of the site to accommodate a minimum of
6 seating spots plus the 12 seating spots associated with the picnic tables.
Mini Park Budget
In the FBZ up to 30% of the minimum landscaping budget can be used for the open
space improvements including: commissioned sculptures (excluding signs), fountains,
ornamental planters, ornamental or commissioned benches*, and ornamental orcommissioned bicycle racks*, structural or enhanced soils for community gardens,
gazebos for common use, and rain gardens (as restricted in Appendix F). We request
that the DRB recognize that all of the mini park amenities are eligible to fall under the
30% standard. The maximum credit for work in the mini park would be set at $42,300
x 30% =$12,690
Lighting –Site lighting was designed by Ms. Donna Leban, AIA from Light, Space,
Design, LLC. The site lighting is provided through a series of pole mounted LEDluminaires and bollards.All of the luminaires will be placed with mounting heights of nomore than 20-feet and will be programmed to be turned off after 11 PM..
Waiver Request –Based on the provisions outlined in Article 3, section 3.07 Height of
Structures subsection D. Waiver of Height Requirements (2)(b), the applicant seeks a
waiver of 1.7 feet from the Development Review Board for the proposed cupola of
Building B as the character of the building and placement on the lot achieves the goalthatthe structure will not detract from scenic views from adjacent public roadways and
other public rights-of-way.
The south side yard setback is proposed to be reduced from 35’ to 20 feet and the east
rear yard setback from 50’ to 35’to accommodate the retention of the existing tree andto maximize the size of the pocket park.
Project Schedule –The project schedule calls for construction to commence in April
2020 and the south building to be completed by Fall 2020.
We have set up a phasing of the parking and access improvements so as not to
overbuild the pavement surfaces in case the last building program ends up being lessintense than that envisioned with this application.
Ms.Marla KeenePage5of5
December 20, 2019
This completes our general summary of the proposed project.If you should have any
questions, please feel free to contact me at 864-2323 x310.
Respectfully,
David S. Marshall, P.E.Project Engineer
Attachments:
Preliminary Plat Application Package
1 -Preliminary Plan Application1A-Application Fee of $663 ($500 Base Fee +$13 + $50 x 3))
2 -List of Abutters3-Preliminary Plat & Final Application Submittal Requirements Summary
4 -Criteria for Review of PUDs5-Pictures of Existing Building/Property6-Lighting Compliance Narrative and Catalog Cuts
7 -Avg. Existing Grade at Buildings Calculations8-Traffic Impact Assessment
9 -Parking Lot Green space 10% diagram.11 -StormwaterArticle 12 Stormwater Compliance Narrative
Meadowland Business Park –Manner of Discharge DescriptionStormwater Narrative
Peak Flow Summary –Pre and Post DevelopmentHydroCad Wqv and Q1 calculationsWQv Calculation
Soil MappingSoil Description –VeB
1 set of 11" x 17" plans,1 set of full size plansCD of application materials
Final Plat Application Package
Final Plan Application (coincident with the Preliminary Plat application form)Application Fee of $538 ($500 Base Fee +$13 + $25 x 3)
List of AbuttersLegal Documents
Sewer EasementEMV AgreementMunson Emergency Access Agreement
Declaration of Covenants, Easements, Restrictions and Liens For CEA CampusCEA Campus Bylaws
Hard Copy Plans not submitted as they are the same as the Preliminary Plat application plan setCD of application materials
1 set of 11" x 17" plans,3 sets of full size plans, and 1 digital copy
cc:(All w/ enclosures, 11x17 plans);D. kessler.CEA File 06248.00
P:\autocadd projects\2006\06248-2019\3-Permitting\1-Local Applications\2-Preliminary\Keene -Subdiv Prelim and Final Cover Letter.rtf