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HomeMy WebLinkAboutAgenda 07_SD-23-13_10 Mansfield View Ln_animal hospital #SD-23-13 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD-23-13_10 Mansfield View Lane_CEA_SK_2023-11-07.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: October 27, 2023 Application received: 9/29/2023 Boss Babes, LLC – 10 Mansfield View Lane Sketch Plan Application #SD-23-13 Meeting Date: November 7, 2023 Owner/Applicant CEA Properties, LLC 10 Mansfield View Ln South Burlington, VT 05403 Engineer Civil Engineering Associates 10 Mansfield View Ln South Burlington, VT 05403 Property Information Tax Parcel ID: 1095-00010 Industrial Open Space Zoning District 3.01 acres Location Map #SD-23-13 PROJECT DESCRIPTION Sketch plan application #SD-23-13 of Boss Babes, LLC, to subdivide an existing 3.05 acre lot developed with an office into two lots of 1.24 acres (Lot 1A-1) and 1.81 acres (Lot 1A-2) for the purpose of developing a 9,100 sf veterinary hospital on Lot 1A-2, 10 Mansfield View Lane. PERMIT HISTORY The property received PUD approval for a relatively similar project on April 19, 2007 (#SD-07-20 and #SD- 07-21). That approval has expired. The property was also reviewed by the Board for sketch, preliminary and final PUD approval in 2019 and 2020 (#SD-19-30 and #SD-20-02). The Board never issued a decision on the preliminary & final plat application, since satisfactory stormwater mitigation measures could not be produced, but did review that application at multiple meetings and offer substantial feedback. The PUD standards and environmental protection standards sections of the LDR have changed substantially since that time. The current application is a sketch plan for a third iteration of this project. The applicant is requesting elective PUD review and is proposing a General PUD that includes a two-lot subdivision and a waiver of the minimum lot size standards. The applicant will be required to obtain preliminary and final plat approval upon conclusion of this sketch plan review. COMMENTS Development Review Planners Marty Gillies and Marla Keene, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and offer the following comments. As this is a Sketch Plan review, only criteria relevant for review at this stage are addressed. Numbered items for the Board’s attention are in red. The property is located in the Industrial Open Space Zoning District. The application is subject to zoning district and dimensional standards, subdivision standards, PUD standards, the general regulations of Article 3, and the supplemental regulations of Article 13. A) ZONING DISTRICT AND DIMENSIONAL STANDARDS The applicant is proposing to subdivide a lot of 3.05 acres, which currently exceeds the minimum lot size of 3.0 acres required in this Zoning District, into two lots of 1.24 acres and 1.81 acres. The applicant is requesting a waiver from this dimensional standard but is not anticipating requesting a waiver from any other dimensional standard at this time. Staff considers that the building façade that faces the proposed private drive to the north is the front façade of the building – this private drive will have to become a public street in order for the project to meet the regulations – and therefore, the proposed building’s front setback is to the north, the rear setback is to the south, and the side setbacks are to the east and west of the proposed building. The applicant’s ‘Site Improvement Plan’ (sheet C2.0) identifies the rear setback as being to the east of the proposed building; Staff considers that designation to be incorrect – the rear setback will be to the south of the proposed building. However, the existing building location appears to meet the rear setback minimum, as the submitted plan suggests that the distance between the edge of the proposed structure and the south property line is greater than fifty feet. B) GENERAL SUBDIVISION STANDARDS This application will be considered a major subdivision because the proposal includes the creation of a Planned Unit Development. The project also must be reviewed as a major subdivision because it includes the extension of an existing street. #SD-23-13 15.A.05 Pre-Application Sketch Plan Review The applicant has submitted a complete sketch plan application as per the submission requirements outlined in this section and in Appendix E. Board review of these materials is required prior to preliminary or final plat application submission. D. DRB Review Based on the information provided the DRB may provide guidance regarding: (1) Whether the subdivision as presented in concept will also require Master Plan review under Article 15.B, or review as a PUD under Article 15.C. As noted above, the applicant is requesting elective PUD review and is proposing a General PUD – the details of this request will be discussed under the relevant standards in Article 15.C. As per the standards of this section and of Article 15.C.03, the requested General Planned Unit Development can be reviewed as a Major Subdivision, requiring Sketch Plan Review and Preliminary & Final Subdivision Review. The subject application constitutes the required first step – Sketch Plan Review. The standards of this section also require Master Plans for PUDs, except that the DRB may waive Master Plan Review for a PUD of less than four acres to be developed in a single phase of no more than three years. The proposed subdivision is of a 3.05 acre lot and the proposed development will happen in one phase that occurs over no more than three years. As such, the applicant has requested that the DRB waive Master Plan Review. 1. Staff recommends that the Board and applicant discuss the request to waive Master Plan Review for this project, and that the Board provide a response to this request. Standard 15.C.03.B(2) identifies additional submission requirements that are necessary for all proposed PUDs, including narrative descriptions of how the proposed PUD complies with the City’s Comprehensive Plan and how it complies with the intent and characteristics of the PUD type proposed and its specific design standards. Staff considers that these narrative descriptions are not required for Sketch Plan Review but must be included in the preliminary and final subdivision applications. (2) Whether the sketch plan as presented generally conforms to the Official Map, and relevant standards under these Regulations. The relevant standards will be discussed throughout this document. The road connection between Randall Street and Mansfield View Lane is not shown on the Official Map but must still be made – see discussion of the relevant standards under Article 15.A.10.A(1)(c) for a more detailed explanation of this requirement. (3) Considerations for the applicant in preparing their application, including suggested modifications or changes to subdivision design and layout; and any additional information, studies, or supporting documentation to be included with the application. The Board should, at this time, offer any general suggestions that they have to the applicant and identify any supplemental plan sheets, studies, or renderings that the applicant should include in a preliminary or final plat application. Detailed suggestions from Staff regarding subject areas to be discussed are below. 15.A.10 Subdivision Standards A. Applicability #SD-23-13 Any subdivision of land subject to these Regulations must meet applicable subdivision standards under this Article unless modified or waived by the DRB under Section 15.A.01(B). (1) The DRB, in determining compliance with these standards, may require: (a) Disclosure of the intended use and development of all land to be subdivided, including subsequent development plans for any retained portion of the existing tract or parcel to be subdivided. The applicant has indicated their intention is to develop Lot 1A-2 with a one-story, 9,100 sf veterinary hospital and an associated off-street parking area. The applicant does not appear to be proposing to retain or reserve any additional portions of either lot for the explicit purpose of future subdivision or development. 2. Staff recommends that the Board confirm with the applicant that the proposed subdivision does not include the retention of any land for the purpose of future subdivision or development. (b) An independent technical review of the proposed subdivision under one or more standards, prepared by a qualified professional, in accordance with Section 17.08. Technical review can cover any aspect of a project for which the Board needs additional expertise. Typical technical review subject areas are traffic (both congestion and safety) and natural resource impacts, but could include such areas as architectural design or lighting levels. Staff considers that, while the Board retains the right to require this step, an independent technical review of the proposed subdivision does not appear to be necessary at this time. (c) Modification of subdivision layout and design, the phasing of subdivision and development, or other measures necessary to avoid or mitigate the adverse impacts of a proposed subdivision on adjacent properties and uses; the transportation network; public facilities, infrastructure, and services; and environmental resources identified for protection under Article 12. LDR 13.02F, applicable to all projects, requires commercial lots located adjacent to other commercial lots to provide a driveway connection to any adjacent commercial lot. LDR 14.06A(1)(d) directs the Board to consider whether a project will improve and enhance pedestrian connectivity and walkability as a site plan review standard. The purpose statement of the subdivision standards (15.A.01) includes the objectives of establishing and maintaining an integrated, multi-modal transportation network that connects existing and planned development. 15.A.11.D requires that all PUDs maximize connections with adjoining parcels and avoid creating isolated and disconnected enclaves of development, requires the applicant to demonstrate that the subdivision is laid out to connect with and extend existing and planned streets and sidewalks, and requires that off-site improvements necessary to serve the proposed subdivision must be provided in accordance with 15.A.18. Staff considers that the applicant has the opportunity to join Mansfield View Lane with Randall Street, thereby eliminating two dead-end roads and increasing connectivity with adjoining parcels and neighborhoods. The applicant is proposing to extend an existing paved drive along the northern end of the parcel and create a dead-end just 35 feet away from the western terminus of the adjacent dead-end road. Staff considers that the failure to connect Mansfield View Lane with Randall Street will have a negative impact on the transportation network, and recommends that the Board require a modification of the subdivision design to include a full & complete connection of the two identified streets. 3. Staff recommends that the Board discuss with the applicant the various standards that require inter-lot connectivity and how those standards relate to the proposed project, with a focus on the implications of constructing 35 linear feet of road on a neighboring property. #SD-23-13 The project appears to include just a single phase; Staff does not consider the project to otherwise pose an adverse impact on adjacent properties or any other public facilities or services. 15.A.11 General Standards A. Development Suitability. This section pertains to physical or regulatory constraints on certain portions of the land proposed for subdivision, including environmental protection restrictions. Staff considers no such constraints exist on the subject property. This section also addresses calculations of residential density, which does not apply to this project, since the proposed development is a commercial use. C. Development Context. This section pertains to compliance with overlay districts, with other regulations, and with the planned pattern of development. As part of a Major Subdivision application, the applicant must demonstrate that the subdivision conforms to the planned pattern of development, as defined by the district purpose statements and standards or as specified for a type of PUD under Article 15.C. Staff considers that the proposed development is not in strict conformance with the Zoning District Purpose statement, found in Article 6.04.A, which calls for “high-quality, large-lot office, light industrial and research uses” that “preserve the generally open character of the district”. On the other hand, the applicant is proposing a General PUD for this subdivision. Those standards offer a little more flexibility while requiring the PUD to “incorporate preferred settlement patterns” and “planned facilities, services, and infrastructure”. A veterinary hospital is an approved use in the IO Zoning District. 4. Staff recommends the Board discuss the dichotomies between the IO Zoning District standards and the PUD standards and ask the applicant to describe how they might modify the project to demonstrate compliance with these standards. There are no overlay districts or Master Plans applicable to this property. D. Development Connectivity. This section requires that the subdivision is configured to “maximize connections with adjoining parcels and neighborhoods, and to avoid creating isolated and disconnected enclaves of development … the applicant must demonstrate that the subdivision is laid out to connect with and extend existing and planned streets, sidewalks, recreation paths, transit routes, and utility and greenway corridors … Off-site improvements necessary to serve the proposed subdivision must be provided in accordance with 15.A.18”. As detailed under Article 15.A.10.A(1)(c), Staff considers that the applicant is responsible for making the connection between Mansfield View Lane and Randall Street. 15.A.12 Resource Protection Standards There are no identified Resources Hazards on the subject property. In addition to protection of explicitly regulated natural resources, this section requires delineation of and design sensitive to existing natural features such as exceptional existing trees or geologic features. Staff notes that the applicant is proposing to remove two 36” cottonwood trees for the development of an outdoor dog run, and that the removal of these trees appears to be entirely avoidable. 5. Staff recommends that the Board discuss with the applicant strategies for the protection of these trees or request justification for their removal. Staff further considers that the preservation of these trees may be applied as a credit towards the applicant’s minimum landscaping budget. Additionally, the City Arborist reviewed these plans on 10/25/2023 and offered the following comments. There are two 9 inch diameter maple trees at the entrance to the existing parking lot that will be adversely affected by the construction of the new sidewalk. The easiest way to avoid damage #SD-23-13 would be to relocate the sidewalk outside the existing curb which would result in the loss of 2 parking spots (maybe just one if a spot was added on the south end of the parking lot). 6. Staff recommends the Board discuss the comments of the City Arborist with the applicant. 15.A.13 Subdivision Design Process A. Design Process. The design process to be followed by the applicant under this Subsection, in preparing subdivision plans and draft plats included with the application, includes the following steps in order of preference: (1) Delineate and set aside resource areas identified for protection, and other existing site features for consideration under 15.A.12 above. As discussed in 15.A.12 above, there are two 36” cottonwood trees on the subject property that have not been delineated or identified for protection. Staff reiterates the consideration that the applicant should either protect those trees or justify their removal. (2) Layout and configure the proposed street network to: a. connect with and extend existing streets; As discussed in 15.A.11 above, Staff considers that the applicant must meet this standard by making a full and complete connection between Mansfield View Lane and Randall Street. b. define one or more contiguous blocks that meet applicable block standards under 15.A.16 or as otherwise specified for the Zoning District, Transect Zone, or type of Planned Unit Development in which the subdivision is located; and to Given that the proposed project includes the creation of just two new building lots, Staff considers that this criterion is not applicable to this project. c. incorporate allowed Street Types and design standards under 15.A.14, including existing and planned streets, sidewalks, recreation paths, and transit stops. The applicant has proposed a private drive and has not incorporated an identified allowable Street Type. Staff considers that the applicant is required to build the proposed private drive as a public street – the applicable standards are discussed further under Article 15.A.14.C below. (3) Delineate building lots that front on and are oriented to the abutting street or civic space, and that meet applicable lot size and dimensional requirements by Zoning District, Transect Zone or type of Planned Unit Development or Building Type under Article 11.C, as applicable. Two new building lots are proposed as part of this subdivision – Lot 1A-1 fronts on both Hinesburg Road and Mansfield View Lane, while Lot 1A-2 fronts only on the proposed private drive and is ostensibly oriented in that direction. Neither of the proposed lots meet this minimum lot size requirement of the IO Zoning District. As part of the PUD process, described in Article 15.C below, the applicant is requesting a waiver from this minimum lot size requirement. (4) Designate within each block, or as otherwise provided within the subdivision, required civic spaces, parking lots or facilities, and infrastructure and utility corridors or easements #SD-23-13 that meet the requirements of these Regulations, which are to be retained in common or single ownership or dedicated to the City. The applicant has identified the above-listed amenities on the associated plans. The civic space, off-street parking area, and infrastructure elements are discussed in further detail in their respective sections later in this report. (5) Incorporate within block configurations, as applicable, one or more alleys or service lanes, and midblock pedestrian passages as necessary to provide rear, side or shared vehicular and pedestrian access to fronting building lots, civic spaces and designated parking areas or facilities. Given that the proposed project includes the creation of just two new building lots, Staff considers that this criterion is not applicable to this project. 15.A.14 Street Network A. Purpose and Intent. It is the intent of the City to establish and maintain an integrated, interconnected transportation system that efficiently and safely serves all users, including pedestrians, bicyclists, motorists, transit riders and people with disabilities. Accordingly, the applicant must demonstrate that the proposed street network serving the subdivision is consistent with City objectives to: - Maximize network accessibility and connectivity for all transportation modes and users; - Minimize vehicle miles traveled; - Provide for multiple, direct routes and connections between residential neighborhoods, schools, parks, employment, shopping and other activity centers or destinations; Staff considers that compliance with the three above standards is contingent upon full & complete connection of Mansfield View Lane and Randall Street – this street connection will maximize network accessibility, minimize vehicle miles traveled for certain users while not increasing vehicle miles traveled for any users, and provide a second access for the proposed and existing destinations and employment centers along the street. B. Street Layout. The arrangement of streets serving the subdivision must incorporate and extend the network of existing and planned arterial, collector and local streets in the vicinity, including existing and planned streets serving adjoining subdivisions, and as shown on the City’s Official Map. Staff considers that these standards reinforce the point that the applicant must make the street connection between Mansfield View Lane and Randall Street, as this connection will serve to extend the street grid and maximize connectivity. C. Street Design. The street network must incorporate allowed Street Types under Article 11.A, or as specified by Zoning District, Transect Zone or type of Planned Unit Development, which are consistent with the functional class and the pattern and type of development or uses to be served by the street network. Streets must be designed by a Vermont licensed professional engineer and constructed to City specifications. proposed street types and functional classifications must be identified on subdivision plans submitted with the application. #SD-23-13 (1) All streets, including both public and private streets, must be designed and constructed by the applicant or developer to City specifications, unless otherwise specifically authorized by the DRB under final subdivision approval. The applicant has not identified which approved street type this proposed street extension will be developed as. 7. Staff recommends that the Board discuss with the applicant which street type appears to best fit this project. (2) In reviewing master plan and subdivision applications, including applications for Planned Unit Development under Article 15.C, the DRB has the authority to require the design and construction of proposed streets to City standards; the upgrade or improvement of an existing street as necessary to serve the proposed subdivision; and the provision of an irrevocable offer of dedication of one or more streets to the City. Any action to accept an offer of dedication shall be the sole authority of the City Council. (3) Public Streets. The DRB shall require a street to be offered for dedication to the City as a public street in accordance with the following: a. The proposed street will or could provide a future extension to an adjoining unaffiliated property or to another existing, proposed, or planned public street. b. The DRB determines, upon recommendation from the Director of Public Works and Planning & Zoning Director, that the significance of the proposed street within the City’s street network warrants public ownership. c. Any street proposed or offered to be public must be built to public standards as enumerated in these Regulations or associated Public Works Standards and Specifications. The proposed street extension meets all three of these criteria – it will provide an extension to an adjoining property and an existing street and warrants public ownership. (4) Private Streets. The DRB may approve, or require, a proposed street to be a private street, as clearly marked on the subdivision plat and in any applicable legal documents, in accordance with the following: a. The proposed street will serve lots within a commercial subdivision, master plan, or Planned Unit Development. b. The proposed street is a dead end street that cannot connect to an adjacent unaffiliated property or street. While (a) above applies to this project, (b) does not – the proposed street can connect to Randall Street and therefore is not eligible to be a private street. (7) The DRB is authorized to allow modifications of City street types and standards within a Subdivision, Transect Zone Subdivision or Planned Unit Development, at the request of an applicant, if it finds that the proposed modification furthers stated Comprehensive Plan goals and policies specific to the Zoning District, Transect Zone or PUD type in which the street is located, and that such modification is consistent with provisions for public health, safety and welfare and the orderly development of the City. In no case shall a public or private street have a width of less than (20) feet. Staff considers that, while standards of this suggestion overwhelmingly suggest that the applicant must make a street connection between Mansfield View Lane and Randall Street, and #SD-23-13 construct that connection in accordance with a City street type, the Board retains the authority to allow modification of those standards if the applicant were to request a modification that adheres to the stipulations enumerated above. The applicant has not presently requested such a modification; however, Staff considers that both the Board and the applicant ought to be aware of this option and its associated stipulations. 15.A.15 Sidewalks, Bike Lanes, and Recreation Paths A. Purpose and Intent. As necessary to facilitate pedestrian and bicycle access and circulation throughout the subdivision, and to provide direct pedestrian and bicycle connections to adjoining neighborhoods, public parks, transit stops, and other community focal points or destinations in the vicinity (e.g., schools, recreation facilities, civic buildings, shopping and employment centers), the applicant must demonstrate that subdivision layout and design, including the proposed street network, incorporates as applicable: (4) Direct pedestrian access from the street to fronting building lots and civic spaces, and to existing and planned transit stops; (5) Bicycle access to all building lots, and existing and planned transit stops; The applicant is proposing a direct pedestrian access from the private drive extension to the front of the proposed building. The applicant is also proposing to install short-term bike parking facilities at the primary entrance, which will serve to enhance the proposed bicycle access to the building. 15.A.16 Blocks and Lots A. Purpose. The layout and configuration of blocks and building lots in relation to the street network establishes the overall pattern of development, including the creation or extension of walkable, pedestrian-friendly neighborhoods and mixed use developments. As such, the configuration of blocks and building lots represent a fundamental component of subdivision design. Accordingly, the applicant must demonstrate that the proposed subdivision incorporates: (3) Block faces and building lots that, where feasible, are oriented to maximize solar access and gain; (4) Regularly shaped building lots that front on, and minimize lot frontage or width along abutting streets; Staff has included these elements of the Blocks and Lots purpose statement as a guide to the Board in their discussion of the specific standards outlined below. C. Lots. All lots must be laid out to logically relate to topography and their intended use or purpose. Building lots must be laid out within existing and planned street and block configurations, in such a way that they can be developed in full compliance with their intended use and these Regulations. Unless otherwise specified under these Regulations as applicable to the subdivision: (1) All proposed lots must be numbered, as shown on subdivision plans and plats. (2) The arrangement and configuration of lots must allow for the further subdivision of any remaining developable land on the tract or parcel to be subdivided. Where proposed building lots exceed minimum lot area requirements, the DRB may require that such lots be configured and developed in a manner that allows for further subdivision and infill development. Staff considers these standards to be met. #SD-23-13 (4) Unless otherwise specified under these Regulations, a minimum of ten percent (10%) of the total buildable area within the developed portion of any Major Subdivision exceeding two acres in size must be allocated to functionally integrated civic space lots, as shown on the subdivision plan and plat. (a) Required civic space must incorporate one or more allowed Civic Space Types under Article 11.B and meet associated type requirements. (b) Designated civic space lots must have frontage on or pedestrian access from an abutting street. The entrance to a civic space that does not front on an abutting street must be readily visible, apparent, and accessible from the street. (c) Civic space lots must be identified on the subdivision plat, and in associated legal documents, as Civic Space lots to be maintained and managed in single or common ownership. The required Civic Spaces are governed by these standards and the standards of Article 15.C.07.I – the standards from Article 15.C.07.I exempt General PUDs involving a subdivision that creates two or fewer lots from the requirement to provide the required Civic Space on a separate Civic Space lot. The applicant has not provided a separate Civic Space lot and instead located the proposed Civic Space on Lot 1A-2, which is permissible as per this exemption. Article 15.C.07.I also allows General PUDs to meet the Civic Space requirement by providing a combination of Civic Space types and Site Amenity types across the PUD. The applicant has proposed a walking path with public access to the sidewalk along the proposed private drive extension – it appears that this Site Amenity may be classified as a ‘Streetfront Open Space’ or a ‘Snippet/Parklet’ with some modification. Staff considers that the applicant appears to be proposing a circular walking path along the private drive extension as the required civic space for this project. The circular walking path has frontage on the proposed private drive extension and therefore may, with some modifications, be classified as a ‘Streetfront Open Space’ site amenity. This Site Amenity type is a linear open space of at least 50 feet in depth that is located along a secondary street. “Streetfront Open Spaces’ are required to be developed on both sides of the street to which they are adjacent and landscaped in a relatively specific manner – the current proposed civic space does not meet either of these requirements of the ‘Streetfront Open Space’. It is possible that the installation of street trees required for ‘Streetfront Open Spaces’ may not match the intent of the IO Zoning District. 8. Staff recommends that the Board discuss the details of the ‘Streetfront Open Space’ site amenity with the applicant and identify what modifications to the proposed site amenity can be made to achieve compliance with this civic space type. Alternatively, the Board and the applicant can discuss what modifications to the proposed site amenity can be made to achieve compliance with the ‘snippet/parklet’ civic space type. While the proposed walking path is not located on a separate lot, as required per (c) above, Article 15.C.07.I(5)(a) exempts General PUDs of two lots or fewer from this requirement and therefore it is not applicable to this application. (6) All building lots must front on a public or private street, a designated civic space, or a shared courtyard with pedestrian access to the abutting street. The proposed Lot 1A-2 fronts on a private drive – as addressed previously, this private drive must be upgraded to a street and built according to City standards in order to meet this standard. 15.A.18 Infrastructure, Utilities, and Services #SD-23-13 The Director of the Department of Public Works reviewed these plans on 10/24/2023 and offered the following comments. • Do we have a master plan for this area, or has anything been approved that shows how roads will connect in the future? My understanding is that Randall Street will one day be a City Street. If the plan is to connect Randall Street (and associated pedestrian infrastructure) to Mansfield View Lane, that work should be completed as part of this project. • This project presents an opportunity to connect the internal sidewalks in this area to future infrastructure on Hinesburg Road. All sidewalks should be extended to the edge of the property. • Will drinking water infrastructure be connected down to Randall Street so that it loops? • Additional details on stormwater treatment and drainage will be requested in the future. It appears as if water from the west will be routed around the building and then to a discharge point to the north. We will want to evaluate this and downstream infrastructure’s ability to convey water. • Snow storage should be shown on the plans in a future submission. Snow can’t be placed in a location where it would take up volume in stormwater treatment practices or cause runoff to go around stormwater treatment practices. • The applicant should confirm that the pump station will remain private. 9. Staff recommends the Board discuss the comments of the Director of the Department of Public Works with the applicant. B. Potable Water Supply and Wastewater Systems. The Champlain Water District Distribution Division Director reviewed these plans on 10/24/2023 and offered the following comments. 1. The following note must be provided on all plan sheets and detail pages: “All water lines and appurtenances shall be installed in accordance with the Champlain Water District Specifications and Details for the Installation of Water Lines and Appurtenances, current edition, henceforth CWD Specifications.” 1. The project shall be constructed, completed, maintained, and operated in accordance with the approved plans. No changes shall be made to the project without the written approval of the appropriate CWD Division. 2. A Detail page must be submitted as the project proceeds through the City approval process. 3. When a pipe material is specifically noted on the approved project drawings, the contractor/developer shall not have the option of utilizing any other pipe material. 4. Mechanical joint restraints shall be either EBAA Iron MegaLug, Ford Uniflange Series 1400, Romac RomaGrip, or approved equal. 5. Gate valves shall be Mueller, Kennedy, AFC, M&H or approved equal on water distribution mains and Mueller, AFC, or approved equal on CWD Transmission mains. 6. V-Bio polyethylene encasement is required for all ferrous material installations underground. This includes fittings for PVC and HDPE pipe. 7. Cor-Blue T-bolts and nuts are required for underground installations. 8. Tracer wire and termination box specifications are required for all plastic pipes. 9. The appropriate CWD Division shall be notified in advance to inspect all mechanical joint fittings, main line taps, appurtenances, thrust blocks, and water line crossings prior to occurrence of back filling. 10. Concrete thrust blocks shall be installed on caps, tees, hydrants, and bends of 22.5 degrees and greater. Thrust blocks shall be used in conjunction with “Mega-Lug” #SD-23-13 restraining glands or approved equal. Poured in place thrust blocks shall be neatly formed with wooden side forms against undisturbed soil. 11. No water lines shall be installed after November 15 or before April 1 without prior approval of the appropriate CWD Division. The appropriate CWD Division may restrict work before November 15 and after April 1 during adverse weather conditions. CWD does not allow excavating water mains or service lines during the winter months except by special permission. 12. The applicant or project engineer shall be responsible for the submittal of test results to the appropriate CWD Division. Submittal of all test results shall be required prior to the water main being placed into service. 13. Record drawings, prepared by a VT licensed Professional Engineer shall be provided to the appropriate CWD Division in pdf. and Auto-CAD format. Drawings shall include ties to all gate valves and curb stops to sub-meter accuracy. The comments of the Champlain Water District Distribution Division Director are applicable to all projects – the applicant should demonstrate compliance with each of these comments at the next stage of review. C. Fire Protection. The subdivision must be laid out to ensure that adequate fire protection can be provided in accordance with City specifications. The South Burlington Fire Marshal reviewed these plans on 10/24/2023 and offered the following comments. • The access (a private access lane) to the property shall meet the 1990 WB-40 turning templates for SBFD apparatus, enabling FD access per NFPA 1 Chap. 18. • As the property is more that 150 feet off the public way (State Route 116), the property shall have a fire sprinkler system installed for building and life safety protection. Staff considers that these comments reflect the submitted plans’ characterization of the proposed access as a private drive – if the plans were to show the proposed access as a public street, Staff considers that the Fire Marshal’s comments may be considerably different. For the time being, however, Staff considers that these comments apply to the submitted plan set and the applicant should be aware of the Fire Marshal’s feedback regarding these plans. D. Stormwater Facilities. The South Burlington Stormwater Project Manager reviewed these plans on 10/25/2023 and offered the following comments. 1. The proposed project is located in the Potash Brook watershed. This watershed is listed as stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). Please note that Potash Brook is now classified as a warm water stream. 2. As the project proposes to create more than one-half acre of impervious surface, the project is subject to the requirements of section 13.05 of the LDRs. 3. The narrative provided indicates that stormwater from Lot 1A will be conveyed to a grass channel and then to Stormwater Pond 2, as detailed in Permit #4290-INDS.1. The permit states that the WQTS is met via the grass channel, which is not an allowed STP under the 2017 VSMM. Section 13.05(E)(1) states that sites should be treated via Tier 1 practices and if a Tier 1 practice is infeasible, then to use a Tier 2 system. Is it feasible to upgrade the existing wet pond to a Tier 2 practice? If Tier 2 is infeasible, has it been evaluated whether the existing wet pond, which was constructed prior to the current rules, meets the current standards set in the 2017 VSMM? 4. What is the drainage area contributing to the proposed gravel wetland? Please provide modelling for this treatment practice as well. #SD-23-13 5. Please provide information related to the wetland delineation that was completed for this project. This should include the date of the delineation. 6. There are many different stormwater treatment practices and permits associated with this PUD. Please provide an updated master stormwater plan – the most recent plan is from 2019 and does not include the gravel wetland proposed on this lot nor the stormwater treatment on Lot 1G. This plan should include drainage areas, practices, and their associated permit numbers. The overall site plan also does not show the impervious area on Lot 1G. 10. Staff considers the comments of the Stormwater Section indicate there remain substantive issues to be resolved pertaining to stormwater, and recommends the Board clearly and unequivocally direct the applicant to coordinate with the Stormwater Section to establish a path forward prior to the next stage of review. C) GENERAL PUD STANDARDS 15.C.01 Authority and Purpose A. Authority. (1) The Development Review Board (DRB) has the authority under 24 VSA § 4417 to review, and to approve, to approve with modifications and conditions, or to disapprove an application for a Planned Unit Development (PUD). (2) The DRB also has the authority to modify the Land Development Regulations in association with PUD review, subject to the standards and conditions for Planned Unit Development, as specified by PUD type under this Article, in support of more efficient, compact, walkable, and well-planned forms of residential neighborhood, mixed-use, and infill development, and the permanent conservation of resource lands and other open space. (a) In addition to modifications or waivers intended to accommodate site constraints under Section 15.A.01 of the subdivision regulations, this may include modifications of underlying zoning and subdivision regulations pertaining to blocks, building lots, building types, allowed densities of development, and the type and mix of allowed uses. (b) This may also include DRB review and approval of alternative forms of compliance with applicable PUD standards under Section 15.C.04. Pursuant to (2)(a) above, the Board has the authority to modify the LDRs with respect to minimum lot size via the Planned Unit Development mechanism. The applicant is requesting that the Board review this project as a General PUD and consider the request to waive the IO Zoning District minimum lot size standard for this project. B. Purpose. The purpose of a Planned Unit Development (PUD) is to promote a more comprehensive, unified, and integrated form of planned development that may vary from the strict standards of underlying zoning and subdivision regulations, to achieve stated community goals and objectives in conformance with the Comprehensive Plan. Specifically, it is the intent under this Article to allow for types of planned development, in locations appropriate to each type, that: This standard goes on to list several goals of the PUD mechanism – projects that are created via the use of the PUD mechanism must demonstrate that they achieve these goals in exchange for relief from one or more standards of the Land Development Regulations. Staff considers that the proposed subdivision meets the PUD standards, specifically the promotion of efficient use of land, the integration of new development with adjoining neighborhoods, and the encouragement of compatible infill in areas of the City served by municipal water and wastewater. However, the applicant should specifically identify how the application meets the PUD standards as part of their preliminary and final subdivision applications. #SD-23-13 15.C.02 Applicability The applicant has requested the creation of a General PUD under Article 15.C.02.D, which pertains to elective Planned Unit Development. This article allows applicants to elect PUD review for the subdivision and development of any tract or parcel of less than four acres where the General PUD type is allowed under Table 15.C-1 or Section 15.C.07(C). Table 15.C-1 identifies that the General PUD type is allowed in the IO Zoning District and identifies that no other PUD types are allowed in the IO Zoning District. As such, Staff considers that this project is eligible for General PUD review. 15.C.04 PUD Standards Applicable to All PUD Types A. Conformance with the Comprehensive Plan. As part of preliminary and final subdivision review, the applicant must demonstrate that the proposed PUD conforms to the Comprehensive Plan in effect at the time of the application, including the incorporation of applicable planned infrastructure, preferred settlement patterns, and any other clearly stated policies or objectives identified therein. 11. Staff considers that the 2024 Comprehensive Plan will be in effect by January of 2024 at the latest, and recommends the Board remind the applicant that the update of the City’s Comprehensive Plan may include some major revisions, so the applicant should consider how the adoption of the updated South Burlington Comprehensive Plan will affect the forthcoming preliminary and final subdivision applications for this project. B. Conformance with the Master Plan. As noted above, the applicant is requesting that the DRB waive Master Plan review for this application – as such, there is no Master Plan to which the proposed PUD must conform. C. Compliance with Regulations. The proposed PUD must comply with the identified standards for all PUDs and for General PUDs, which supersede any conflicting zoning district, subdivision, or site plan standards. The proposed PUD must also comply with any zoning district, subdivision, or site plan standards that are not superseded by the standards for all PUDs or General PUDs. Additionally, the proposed PUD must comply with other applicable city ordinances and regulations. Veterinary Hospitals are permitted in the IO Zoning District and therefore are allowed within the proposed PUD. Nonetheless, Staff considers that the proposed veterinary hospital includes an outdoor dog run, which may result in the creation of noise with the potential to violate the Public Nuisance Ordinance. Section 3(C)(7) of the Public Nuisance Ordinance expressly prohibits the “keeping or harboring of any dog or cat which by frequent or long continued noise disturbs the comfort or repose of persons in the vicinity”. 12. Staff recommends that the Board and applicant discuss the possibility for violation of this ordinance and strategies for ensuring compliance. The proposed new structure will have to comply with LDR 3.19, requiring the installation of roof- mounted solar panels. 15.C.07 General PUD This section includes the specific submission requirements and specific review standards of the General PUD Type. Staff considers that the rest of the Sketch Plan Review staff comments adequately addresses the contents of this section and therefore considers no additional discussion to be necessary. #SD-23-13 RECOMMENDATION Staff recommends the Board discuss the project with the applicant and conclude the meeting. Respectfully submitted, Marty Gillies, Development Review Planner FMSUDUD W G EX. 5' CHANNEL & WETLAND AREA EXISTING WETLAND BOUNDARY EX. WETLAND AREA & STREAM CHANNEL SO. BURLINGTON REALTY COMPANY, LLC SBRC PROPERTIES, LLC D RVT ROUTE 116 - HINESBURG ROADMEADOWLAND DR I V E MEADOWLAND DRIVE DUBOIS 2 3THOMPSON STREET 1 7 8 10 12 9 11 BOWDOIN ST. 4 5 6 DYNAPOWER GREEN ACRES, INC. DAVIS PENNINGTONBOUCHERSHEAHAN KNOLL CIRCLE BRAINARD SUPERTEMP REALTY, LLC SUMMER ICE JOINT VENTURE, LLC BURLINGTON PROPERTIES LIMITED PARTNERSHIP GARDNER LINES CHASE PROPERTIES & DEVELOPMENT LTD GREEN ACRES, INC. BURLINGTON PROPERTIES, LTD O'BRIEN MEADOWLANDS, LLC PROJECT LOCATION MANSFIELD VIEW L A N E ZONING DISTRICT - VILLAGE COMMERCIAL ZONING DISTRICT - NEIGHBORHOOD RESIDENTIAL ZONING DISTRICT - INDUSTRIAL & OPEN SPACE N/FRYEASSOCIATESN/FCITY OF SO. BURLINGTONSBRC PROPERTIES, LLC. N/F GREENFIELD CAPITAL, LLC N/F GREENFIELD CAPITAL, LLC N/F HRG OFFICE BUILDING, LLC N/F SBRC PROPERTIES, LLC. 1E 1C 1D "AIRPORT APPROA C H Z O N E ""VIEW PROTECTION ZONE""VIEW P R O T E C T I O N Z O N E " "VIEW PROTECTION Z O N E ""AIRPORT APPROACH ZONE"EX. 20' PEDESTRIAN EASEMENT EX. 20' PEDESTRIAN EASEMENT EX. 20' PEDESTRIAN EASEMENT N/F EAST MOUNTAIN VIEW, LLC FU T U R E R O A D EX T E N S I O N SBRC PROPERTIES, LLC. "VIEW PROTECTI O N Z O N E " 1B 1G SBRC PROPERTIES, LLC. 1A D D A C CIVIL ENGINEERING ASSOCIATES, INC. E 10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403 P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com DSM DSM SAL 1" = 150' 23208 C1.0 LOCATION MAP 1" = 2000' CEA PROPERTIES, LLC 10 MANSFIELD VIEW LANE SOUTH BURLINGTON VERMONT 05403 CEA CAMPUS PLANNED UNIT DEVELOPMENT OVERALL SITE PLAN LOT 1A MEADOWLAND BUSINESS PARK SOUTH BURLINGTON, VT M E A D O W L A N D D R .KNOLLMILL POND LN. FOX RUN LANE OAK CREEK DR.BUTLER DRIVEDUBOIS DRIVE CIRCLE HINESBURG ROADCOMMUNI T Y D R . PROJECT LOCATION 116 89 JUN., 2023 09.22.23 DSM SKETCH PLAN SUBMITTAL P:\AutoCADD Projects\2023\23208 - DWA ORAH\1-CADD Files-\dwg\23208 - Site.dwg, 9/22/2023 7:02:37 AM 395W STG G WW W W W W W WWWWFMFMS S S ST ETC ETC S S S S S S S SSSSTUD UD UDUD STUD UDUDUDSUEUEUEUEUEUEUEUE UE UE UE UE UE ST ST UDUDUDUD UDS DAYLIGHT PERFORATED 6" SDR 35 PVC INV. 389.0± EX. SCREENED SOLID WASTE STORAGE DAYLIGHT PERFORATED 6" SDR 35 PVC INV. 393.0± EX. STEPS EX. CURB EX. BOLLARD LIGHTING EXISTING SMH RIM 389.0 INV. 379.6 (6"E) INV. 379.6 (6" S) INV. 379.6 (8" NE) SHELF EL. 380.1 EX. SIDEWALK EX. HVAC & CONCRETE PAD EX. SIDEWALK EX. BIKE RACK EX. YARD DRAIN #2 RIM 395.0± INV. 391.0± EX. YARD DRAIN #3 RIM 390.0± INV. 386.8±RESERVED ACCESSIBLE PARKING SIGNS (2) SIGN "ONE WAY" EX. ELECTRICAL / CONTROL PANEL EX. SIMPLEX PUMP STATION (8'Ø CIRCULAR TANK) RIM=384.8± INV. IN 8" (WEST)=377.5 INV. IN 6" (SOUTH)=377.0 INV. OUT (FM)=379.0 EX. POLE MOUNTED LIGHTING (TYP.) EX. FLUSH CURB 35.0'SETBACK50.0' SETBACK EX. GRASS LINED SWALE EX. 12" HDPE W/ F.E.S. INV. 385.3 EX. 15" HDPE w/ FES INV. 378.8 EX. 6" CAP INV. 383.1SUE UE UE UE UE UE UE UE UE UE UE UEUEUEUE UE UE UE UEOE OEOEOEOEOEOEOEE EES EX. SMH RIM 375.0 INV. IN 1370.4 INV. OUT 370.3WWWWWWWWW S S S S S S SSSSSSSTTTTTTTTEX. GAS METER EX. CB RIM 381.9 INV. 378.5 SUMP 377.3 VERIFY LOCATION OF END OF EX. CONDUIT EX. GATE EX. 60' R.O.W. FUTURE 80.0' R.O.W. EX. YARD DRAIN #1 RIM 394.5± INV. 392.2 35' SETBACK 35' SETBACK 35' SETBACK EXISTING OFFICE BUILDING A 7,200 SF FFE 396.0 1111 EXISTING PAVED DRIVE EXISTING PAVED PARKING DR20' EMERGENCY ACCESS EASEMENT IN FAVOR OF LOT 1 4" CL 52 D.I.EX. GAS SERVICE ±247'±12'±194'±230'±216'±100'±237'±350'EXISTING PAVED DRIVE **SNOW** STORAGE AREAEX. BLOCK WALLEX. BLOCK WALLEXISTING STORAGE BUILDING A1 1,000 SF FFE 392.0 EX. CEA SIGN 6" SDR 35 PVC 8" SD R 3 5 P V C 6" SDR 35 PVC**SNOW STORAGE AREA**12" HDPE12" HDPE 12" HDPE12" HDPE 10 VT ROUTE 116 - HINESBURG ROADMANSFIELD VIEW LANE EXISTING PAVED PARKING 385385 386 389 390 388387 392393 39439839739639350' SETBACK PS 390N/F SO. BURLINGTON REALTY COMPANY, LLC N/F SO. BURLINGTON REALTY COMPANY, LLC N/F HRG OFFICE BUILDING, LLC N/F SBRC PROPERTIES, LLC. "VIEW PROTECTION ZONE" N/F EAST MOUNTAIN VIEW, LLC U E (3) 3"Ø C O N D UI T 1Ø EX. E/T / C S E R VI C E U E EXISTING HOUSE EXISTING GARAGE 6 EX. SWALE + 389.2 EX. GRAVEL PATHEX. FENCE391384398397396395394 39 4 392 392381 381391390389389388388 387 387387386386 386386 385385385385 385384 384384383384 383383 383 382 3 8 2 380 382 379 378 384 380+ 386.2 + 38 5. 4 + 384. 1 + 383 . 5 382.7 + + 3 8 6 . 5 + 383.7 (3) 3"Ø CONDUIT 36" COTTOWOOD 36" COTTOWOOD 12" (8 BOLE) 5" PINE LILAC LILAC LILAC 4" PINE 8" PINE LILAC LILAC LILAC 3" CHERRY 3" CHERRY 6" MAPLE 8" MAPLE 5" CHERRY4" CHERRY 30" MAPLE SPRUCE 6" MAPLE 4" CHERRY 4" CHERRY 4" CHERRY 4" CHERRY 4" CHERRY 4" CHERRY LILAC LILAC C.O.PLANTERSTONE DRIP EDGESTONE DRIP EDGEPLANTERSTONE DRIP EDGESTONE DRIP EDGELILACLILAC JUNIPER 5" 5" TREES PERMITTED TO BE REMOVED IN ORIGINAL APPROVAL TREES PERMITTED TO BE REMOVED IN ORIGINAL APPROVAL EX. SWALE 4" CHERRY 4" PV C S D R 3 5+BC 398.2+ 3 9 3 . 0 +393.93 4" T Y P E K C O P P E R 4" SDR35 PVC385383384EXISTING TREE TO BE REMOVED (TYP.) VI E W E A S E M E N T ( E A S T M O U N T A I N V I E W , L L C ) A C CIVIL ENGINEERING ASSOCIATES, INC. E 10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403 P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com DSM DSM SAL 1" = 20' 23208 C1.1 LOCATION MAP 1" = 2000' CEA PROPERTIES, LLC 10 MANSFIELD VIEW LANE SOUTH BURLINGTON VERMONT 05403 CEA CAMPUS PLANNED UNIT DEVELOPMENT EXISTING CONDITIONS PLAN LOT 1A MEADOWLAND BUSINESS PARK SOUTH BURLINGTON, VT M E A D O W L A N D D R .KNOLLMILL POND LN. FOX RUN LANE OAK CREEK DR.BUTLER DRIVEDUBOIS DRIVE CIRCLE HINESBURG ROADCOMMUNI T Y D R . PROJECT LOCATION 116 89 LEGEND FM UE G ST S T W EXISTING CONTOUR EXISTING CURB EXISTING GRAVEL EXISTING PAVEMENT EXISTING SWALE EXISTING UNDERGROUND ELEC. EXISTING FORCEMAIN EXISTING GAS EXISTING STORM EXISTING GRAVITY SEWER EXISTING TELEPHONE EXISTING WATER EXISTING SEWER MANHOLE EXISTING STORM MANHOLE EXISTING CATCH BASIN EXISTING HYDRANT EXISTING SHUT OFF EXISTING UTILITY POLE EXISTING LIGHT POLE EXISTING GUY WIRE/POLE EXISTING SIGN EXISTING DECIDUOUS TREE EXISTING CONIFEROUS TREE EDGE OF BRUSH/WOODS APPROXIMATE SETBACK LINE APPROXIMATE PROPERTY LINE IRON ROD/PIPE FOUND CONCRETE MONUMENT FOUND S D EXISTING YARD DRAIN OE EXISTING OVERHEAD ELECTRIC JUN., 2023 09.22.23 DSM SKETCH PLAN SUBMITTAL P:\AutoCADD Projects\2023\23208 - DWA ORAH\1-CADD Files-\dwg\23208 - Site.dwg, 9/22/2023 7:03:05 AM DATE: 08.02.2023 S O U T H B U R L I N G T O N , V E R M O N T MEADOWLANDS ANIMAL HOSPITAL COPYRIGHT © 2023 ALL RIGHTS RESERVED DUNCAN • WISNIEWSKI ARCHITECTUREA Professional Corporation DESIGN DEVELOPMENT D u n c a nW i s n i e w s k i A ERUTCETIHCR BURLINGTON, VERMONT T: 802.864.6693 05401 SOUTH CHAMPLAIN STREET A1-1.0 DESIGN - 8g 255 DRAWN: PJC DD 61 sq ft MECHANICAL 116 993 sq ft F.O.H. CIRCULATION 101 DOG SCALE DOG SCALE 115-2 114-2 113-1 66 sq ft ENTRY 100 43 sq ft UTILITY 131 154 sq ft MANAGER 107 133 sq ft ISO 138 183 sq ft DOG WAITING 106 134 sq ft CAT WAITING 104 186 sq ft LAB 144 221 sq ft RETAIL 102 57 sq ft DELIVERY 114 61 sq ft KIDS 103 195 sq ft RECEPTION 105 67 sq ft ADA WC 119 122 sq ft COMFORT RM 113 194 sq ft FOOD/RETAIL STORAGE 124 123 sq ft X-RAY 145 293 sq ft DOCTOR'S OFFICE 133 226 sq ft LAUNDRY / STORAGE 142 120 sq ft CAT KENNELS 134 527 sq ft DOG RUNS 137 184 sq ft SURGERY 141 238 sq ft DENTAL 139 88 sq ft PACK/PREP 140 104 sq ftDOG EXAM11297 sq ftDOG EXAM11189 sq ft CAT EXAM 120 96 sq ft ULTRASOUND 146 103 sq ft BLOOD DRAW/ TRANSITION 118 43 sq ft RECEIVING 115 256 sq ft STAFF ENTRY 150 89 sq ft CAT EXAM 122 89 sq ft CAT EXAM 121 100 sq ft DOG EXAM 109 100 sq ft DOG EXAM 110 100 sq ft DOG EXAM 108 E E E D D 114-1 EFDDDDD 100-2 DDDDDDDBBBA CAA A 138-2 FFFFF150-1 97 sq ft PHARMACY 123124-1 111-1 107-1 112-1 107-2 123-2 123-1 124-2 119-1 120-1 121-1 122-1 110-1 109-1 108-1 116-1 146-1 145-2 145-1 138-1 139-1 135-1 150-3 137-2 137-1 115-1 100-1 141-1 499 sq ft STAFF BREAK 151 147 sq ft QUIET ROOM 153 150-2 AAAA151-2DDDD 151-1 155-1 153-1 154-1 138 sq ft KITCHEN 152 70 sq ft ADA WC w/ SHOWER 155 FRIG. SHELVING, TBD D WDW 3'-0"TYP.DOGWASHFRIG.FRIG.REF.6'-0", TYP.PLUMBINGCONNECTIONEXAM TABLE PROVIDED BY OWNER EXAM TABLE PROVIDED BY OWNER MOBILE EXAM TABLE PROVIDED BY OWNER MOBILE LIFT EXAMTABLE PROVIDED BYOWNER64 64 64REF.DWCOPIERSHELVING, TBD SHELVING, TBD SHELVING, TBD SHELVING, TBD SHELVING, TBD SHELVING, TBD DW SHELVES BY OWNERSHELVES BY OWNER SHELVES BY OWNERSHELVES BY OWNER(OXYGEN)PLUMBINGCONNECTIONPLUMBINGCONNECTIONFLUSHING SYSTEM INTERIOR HOSE BIBB & REEL 15 sq ft JAN. 117FREEZER978 sq ft B.O.H. CIRCULATION 130 118-1 117-1 130-1 142-1 53 sq ft STAFF WC 154 95 sq ft HR ROOM 135 276 sq ftTREATMENT143150-4 134-1 133-2 133-1 132-1 15'-0"63 sq ftELECTRICAL132131-1 WATER FOUNTAIN ADDED 4'-6"9'-0"9'-0"9'-0"9'-0"4'-6"9'-0"4'-6"5'-6"8'-0"9'-6"7'-6"6'-0"6'-0"6'-0"7'-6"6'-6"4'-6"9'-0"9'-0"4'-6"4'-3"EQ, TYP.EQ, TYP.8'-6"8'-6"8'-6"4'-3"63'-0"18'-0" 4'-6"9'-0"4'-6"5'-8"5'-0"4'-6"6'-6"8'-6"9'-0"9'-0"9'-0"32'-0"14'-6"9'-0"8'-6"3'-0"17'-11 3/4"3'-2 1/2" R.O. 10'-9 3/4"6'-0"9'-0"37'-0"8'-6"9'-0"9'-0"9'-0"7'-2"5'-0"9'-6"9'-6"9'-1 1/2" 8" 3'-2 1/2" R.O.6'-8"8'-4"3'-2 1/2"R.O.8'-8 1/2"7'-1"9'-1" SLAB20'-8"SLAB9 1/8"3'-6"5'-7 1/2" R.O. 8"4'-8 1/2"13'-6"3'-6"5'-7 1/2" R.0. 8"1'-8 1/2"EQ, TYP.EQ, TYP. EQ, TYP.EQ, TYP.7'-8 1/4"18'-9 1/8" SLAB 12'-9 1/8"SLAB1'-6"B.O.H. PHARMACYCAGESRECOVERYRECOVERYRECOVERYA5-1.0 1a 1b 1c 1d A5-2.02 A5-2.0 3a 3b 3c 3d A5-2.0 4a 4b 4c 4d A5-2.0 5 A5-2.0 6a 6b 6c 6d A5-3.0 7b 7a 7B A5-3.0 8a 8b 8c A5-3.0 9a 9b A5-3.0 10a 10b 10c 10dA5-3.0 11a 11b 11c 11d A5-3.0 12A5-3.0 13 A5-4.0 14 A5-4.0 15a 15b 15c 15d A5-4.0 16a 16b A5-4.0 17a 17b A5-4.0 18c 18a 18b A5-5.0 19a 19b 19c A5-5.0 20a 20b 20c 20d A5-5.0 20e20f A5-5.0 21b 21c21a A5-6.0 22a 22b 22c A5-6.0 23a 23b A5-6.023c A5-6.024 A5-7.0 25a 25b 25c A5-7.0 26a26b A5-7.0 28b28a A5-7.0 27a 27b 27c A5-8.0 29a 29b 29c 29d A5-8.0 30a 30b 30c 30d A5-8.0 31a 31b 31c 31d A5-4.0 32a 32b A C B D E F 1 2 3.1 3 4 5 6 C E 6 7 8 9 27'-0"11'-0" 10'-0"50'-0" 49'-0"18'-0"45'-0"18'-0"10'-8"34'-0"12'-0"42'-8"34'-0"FIRST FLOOR PLAN Scale: 3/16" = 1'-0"0 10 15 20 FT 395S EX. STEPS EX. CURB EX. BOLLARD LIGHTING EX. SIDEWALK EX. HVAC & CONCRETE PAD EX. SIDEWALK EX. BIKE RACK RESERVED ACCESSIBLE PARKING SIGNS EX. POLE MOUNTED LIGHTING (TYP.) EX. FLUSH CURB 35.0'SETBACK50.0' SETBACK REPLACE EX. STOP SIGN 20' TO BE RELOCATED S NOTE: SIGN SHALL BE RELOCATED AS NECESSARY WHEN REC. PATH IS CONSTRUCTED. PROPOSED SIDEWALK TTTTTTTTEX. GAS METER (4) PROPOSED BIKE RACK ON CONC. PAD SEE DETAIL EX. GATE RELOCATE EX. GATE EX. 60' R.O.W. FUTURE 80.0' R.O.W. 35' SETBACK 35' SETBACK 35' SETBACK PROPOSED PAVED DRIVE EXISTING OFFICE BUILDING A 7,200 SF FFE 396.0 1111 EAST MOUNTAIN VIEW MEDICAL OFFICE BUILDING EXISTING PAVED PARKING AREA EXISTING PAVED DRIVE EXISTING PAVED PARKING ±247'±12'±194'±230'±216'±100'±237'±350'EXISTING PAVED DRIVE **SNOW** STORAGE AREA EXISTING 20' WIDE RECREATION PATH EASEMENT EX. BLOCK WALLEX. BLOCK WALL EXISTING STORAGE BUILDING A1 1,000 SF FFE 392.0 EX. CEA SIGN **SNOW STORAGE AREA**20' SEWER AND DRAINAGE EASEMENT IN FAVOR OF LOT 1A EX. STOP SIGN AND EX. STOP BAR 10 9 VT ROUTE 116 - HINESBURG ROADMANSFIELD VIEW LANE EXISTING PAVED PARKING 385385 386 389 390 388387 392393 39439839739639350' SETBACK 390N/F SO. BURLINGTON REALTY COMPANY, LLC N/F SO. BURLINGTON REALTY COMPANY, LLC N/F HRG OFFICE BUILDING, LLC N/F SBRC PROPERTIES, LLC. "VIEW PROTECTION ZONE" N/F EAST MOUNTAIN VIEW, LLC EXISTING HOUSE EXISTING GARAGE 6 EX. GRAVEL PATH391384398397396395394 39 4 392 392381 381391390389389388388 387 387387386386 386386 385385385385 385384 384384383 384 383383 383 382 3 8 2 380 382 379 378 384 380PLANTERSTONE DRIP EDGESTONE DRIP EDGEPLANTERSTONE DRIP EDGESTONE DRIP EDGEPROPOSED OFFICE BUILDING 9,100 SF FFE 388.85 NEW PAINTED CROSSWALK NEW STOP BAR & STOP SIGN NEW PAINTED CROSSWALK FLUSH CURB 5 4 2 4 5 7 (4) PROPOSED BIKE RACK ON CONC. PAD SEE DETAIL CONCRETE SIDEWALK CRUSHED STONE PATH PROPOSED PAVED PARKING RELOCATED ENCLOSED SOLID WASTE STORAGE FENCED IN DOG RUN STAFF TERRACE FENCED IN DOG RUN EXIST. CURB TO BE RELOCATED 385383384VI E W E A S E M E N T ( E A S T M O U N T A I N V I E W , L L C ) VIEW EASEMENT ( C E A P R O P E R T I E S , L L C ) 20'x32' SHARED SOLID WASTE FACILITY EASEMENT PEDESTRIAN AND VEHICULAR ACCESS EASEMENT IN FAVOR OF LOT 1A.1 D D A C CIVIL ENGINEERING ASSOCIATES, INC. E 10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403 P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com DSM DSM SAL 1" = 20' 23208 C2.0 LOCATION MAP 1" = 2000' CEA PROPERTIES, LLC 10 MANSFIELD VIEW LANE SOUTH BURLINGTON VERMONT 05403 SITE IMPROVEMENT PLAN LOT 1A MEADOWLAND BUSINESS PARK SOUTH BURLINGTON, VT M E A D O W L A N D D R .KNOLLMILL POND LN. FOX RUN LANE OAK CREEK DR.BUTLER DRIVEDUBOIS DRIVE CIRCLE HINESBURG ROADCOMMUNI T Y D R . PROJECT LOCATION 116 89 LEGEND FM UE G ST S T W EXISTING CONTOUR EXISTING CURB EXISTING GRAVEL EXISTING PAVEMENT EXISTING SWALE EXISTING UNDERGROUND ELEC. EXISTING FORCEMAIN EXISTING GAS EXISTING STORM EXISTING GRAVITY SEWER EXISTING TELEPHONE EXISTING WATER EXISTING SEWER MANHOLE EXISTING STORM MANHOLE EXISTING CATCH BASIN EXISTING HYDRANT EXISTING SHUT OFF EXISTING UTILITY POLE EXISTING LIGHT POLE EXISTING GUY WIRE/POLE EXISTING SIGN EXISTING DECIDUOUS TREE EXISTING CONIFEROUS TREE EDGE OF BRUSH/WOODS APPROXIMATE SETBACK LINE APPROXIMATE PROPERTY LINE IRON ROD/PIPE FOUND CONCRETE MONUMENT FOUND S D EXISTING YARD DRAIN OE EXISTING OVERHEAD ELECTRIC PROPOSED PAVEMENT S PROPOSED SEWER MANHOLE PROPOSED CATCH BASIN PROPOSED HYDRANT PROPOSED SHUT OFF PROPOSED SETBACK LINE PROPOSED BOLLARD LIGHT CEA CAMPUS PLANNED UNIT DEVELOPMENT JUN., 2023 09.22.23 DSM SKETCH PLAN SUBMITTAL P:\AutoCADD Projects\2023\23208 - DWA ORAH\1-CADD Files-\dwg\23208 - Site.dwg, 9/22/2023 7:03:16 AM 395W STG G WW W W W W W WWWWFMFMS S S ST ETC ETC S S S S S S S SW W STUD UD UDUD STUD UDUDUDSG G G G G G G G GGUEUEUEUEUEUEUEUE UE UE UE UE UE ST ST UDUDUDUD UDS DAYLIGHT PERFORATED 6" SDR 35 PVC INV. 389.0± DAYLIGHT PERFORATED 6" SDR 35 PVC INV. 393.0± EX. STEPS EX. CURB EX. BOLLARD LIGHTING EX. SIDEWALK EX. HVAC & CONCRETE PAD EX. SIDEWALK EX. BIKE RACK EX. YARD DRAIN #2 RIM 395.0± INV. 391.0± EX. YARD DRAIN #3 RIM 390.0± INV. 386.8±RESERVED ACCESSIBLE PARKING SIGNS (2) SIGN "ONE WAY" EX. POLE MOUNTED LIGHTING (TYP.) EX. FLUSH CURB EX. GRASS LINED SWALE EX. 12" HDPE W/ F.E.S. INV. 385.3 EX. 15" HDPE w/ FES INV. 378.8 S UE UE UE UE UE UE UE UE UE UE UE UEUEUEUE UE UE UE UEOE OEOEOEOEOEOEOEE 20' SWWWWWWWW S S S S S S SSSSSSSTTTTTTTTEX. GAS METER EX. CB RIM 381.9 INV. 378.5 SUMP 377.3 EX. GATE EX. YARD DRAIN #1 RIM 394.5± INV. 392.2 EXISTING OFFICE BUILDING A 7,200 SF FFE 396.0 MEDICAL OFFICE BUILDING PARKING AREA EXISTING PAVED DRIVE EXISTING PAVED PARKING EXISTING PAVED DRIVE **SNOW** STORAGE AREAEX. BLOCK WALLEX. BLOCK WALL EXISTING STORAGE BUILDING A1 1,000 SF FFE 392.0 EX. CEA SIGN 8" SD R 3 5 P V C **SNOW STORAGE AREA**12" HDPE12" HDPE 38 9 12" HDPE12" HDPE +391.5 10 9 MANSFIELD VIEW LANE EXISTING PAVED PARKING 385385 386 389 390 388387 392393 394398397396393PS 390N/F SO. BURLINGTON REALTY COMPANY, LLC N/F SO. BURLINGTON REALTY COMPANY, LLC N/F SBRC PROPERTIES, LLC. "VIEW PROTECTION ZONE" N/F EAST MOUNTAIN VIEW, LLC U E U E EXISTING HOUSE EXISTING GARAGE EX. SWALE + 389.2 EX. GRAVEL PATH391384398397396395394 394 392 392381 381391390389389388388 387 387387386386 386386 385385385385 385384 384384383 384 383383 383 382 3 8 2 380 382 379 378 384 380+ 386.2 + 385. 4 + 384. 1 + 383 . 5 382.7 + + 3 8 6 . 5 + 383.72%2%PLANTERSTONE DRIP EDGESTONE DRIP EDGEPLANTERSTONE DRIP EDGESTONE DRIP EDGEEX. SWALERE-ESTABLISH PRE-EXISTING DRAINAGE SWALE+BC 398.2+ 3 9 3 . 0 +393.9FDFDFD FDFDFDFDFDFDFDFDFDFDFD FDWWWWWW CB #1 RIM 383.6 INV. 379.0 (15" S) INV. 379.0 (15" W) INV. 379.0 (15" N)STSTTO BE REMOVED ST ST ST ST STSTSTSTSTSTSTSPROPOSED OFFICE BUILDING 9,100 SF FFE 388.85 CB #2 RIM 384.3 INV. 379.4 (15" S) INV. 379.4 (15" N) CB #3 (5' DIA.) RIM 385.0 INV. 380.3 (15" S) INV. 381.6 (15" SW) INV. 380.2 (15" E) CB #4 RIM 386.0 INV. 380.6 (15" NW) INV. 380.6 (15" SW) INV. 380.5 (15" NE) CB #6 RIM 386.0 INV. 381.1 (15" NE) CB #5 RIM 386.5 INV. 383.5 (15" NE) 15" F.E.S. INV. 381.070 L.F. - 15" HDPE26 L.F . - 15" H D P E 151 L.F. - 15" HDPE 10 L.F. - 12" HDPE 9 L.F. - 12" HDPE CB #9 (2'x2') RIM 383.8 INV. 381.1 (12" E) INV. 381.2 (15" NE) YD #2 RIM 384.6 INV. 382.0 (12" W) YD #1 RIM 384.6 INV. 382.0 (12" W) YD #3 RIM 384.0 INV. 381.3 (12" W) FOOTING DRAIN INV. 381.5 FOOTING DRAIN INV. 382.5 CB #8 (2'x2') RIM 383.9 INV. 381.0 (15" S) INV. 381.0 (15" N) CB #7 RIM 385.0 INV. 381.8 (12" E) INV. 380.6 (15" S) INV. 380.6 (15" N)ST9 L.F. - 12" HDPE F.F. 385.85 + 385.4 + 385.0 + TC 384.0 BC 384.0 + 384.5 + TC 385.0 BC 384.5 + TC 384.8 BC 384.3 + + TC 385.4 BC 384.9 387.0 + + 387.0 385.0 + 385.0 + 385.0 + 385.0 +385.0 + + 385.0 + 385.0 + 385.6 + 385.6 385.81 + 385.81 + + F.F. 385.85 F.F. 385.85 + F.F. 385.85 + + F.F. 385.85 + 384.1 + 385.8 + 385.8 + 386.0 386.2 + + 386.0 + 385.0 384.2 + 384.7 + 385.3 + + 384.9 + 385.0 + 385.5 + 385.9 385.0 + 385.0 + 389.0 + 389.0 + + 389.0 385383384154 L.F. - 15" HDPE76 L.F. - 15" HDPE56 L.F. -15" HDPE15 L.F. - 12" HDPE + 385.86 385.36 + TC 385.34 BC 385.34 + TC 385.18 BC 385.18 + TC 385.5 BC 385.5 + + F.F. 385.85 387.5 + 387.7 + 40 L.F. - 12" HDPE 13 L.F. - 12" HDPE388 3 8 6 38 4 385 3 8 4386387 386385385 384 385 384 383 383 384 382 385 385 38738938838695 L.F. - 15" HDPE20'x32' SHARED SOLID WASTE FACILITY EASEMENT FOOTING DRAIN INV. 382.5 D ST ST D PROPOSED OUTLET STRUCTURE DMH#1 RIM 383.5 INV. 378.2 (6" W) INV. 380.5 (15" E) WEIR 382.4 DMH#2 RIM 382.5 INV. 380.1 (15" N) INV. 380.1 (15" W) INV. 380.2(15" S) 135 L.F. - 15" HDPE TYPE 1 STONE SPILLWAY PROPOSED GRAVEL WETLAND #1 SEE DETAIL SHEET C4.4 NEW CLEANOUT W/20 L.F. OF 6" PERF. PVC AND 40 L.F. OF 6" SOLID PVC TO MANHOLE STRUCTURE 18" PERF. HDPE HYDRAULIC INLET RISER W/GRATE FOREBAY 16 L.F. - 15" HDPE 384 384 384383 382381 381 382 383 A C CIVIL ENGINEERING ASSOCIATES, INC. E 10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403 P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com DSM DSM SAL 1" = 20' 23208 C2.1 LOCATION MAP 1" = 2000' CEA PROPERTIES, LLC 10 MANSFIELD VIEW LANE SOUTH BURLINGTON VERMONT 05403 CEA CAMPUS PLANNED UNIT DEVELOPMENT SITE GRADING & DRAINAGE PLAN LOT 1A MEADOWLAND BUSINESS PARK SOUTH BURLINGTON, VT M E A D O W L A N D D R .KNOLLMILL POND LN. FOX RUN LANE OAK CREEK DR.BUTLER DRIVEDUBOIS DRIVE CIRCLE HINESBURG ROADCOMMUNI T Y D R . PROJECT LOCATION 89 116 LEGEND FM UE G ST S T W EXISTING CONTOUR EXISTING CURB EXISTING PAVEMENT EXISTING SWALE WETLANDS WETLANDS BUFFER EXISTING UNDERGROUND ELECTRIC EXISTING FORCEMAIN EXISTING GAS EXISTING STORM EXISTING GRAVITY SEWER EXISTING TELEPHONE EXISTING WATER STREAM EXISTING SEWER MANHOLE EXISTING STORM MANHOLE EXISTING CATCH BASIN EXISTING HYDRANT EXISTING SHUT OFF EXISTING UTILITY POLE EXISTING LIGHT POLE EXISTING GUY WIRE/POLE EXISTING SIGN EXISTING DECIDUOUS TREE EXISTING CONIFEROUS TREE EDGE OF BRUSH/WOODS APPROXIMATE SETBACK LINE APPROXIMATE PROPERTY LINE IRON ROD/PIPE FOUND CONCRETE MONUMENT FOUND S D EXISTING YARD DRAIN OE EXISTING OVERHEAD ELECTRIC FM G ST S T W UE PROPOSED CONTOUR100 PROPOSED CURB PROPOSED PAVEMENT PROPOSED SWALE PROPOSED UNDERGROUND ELEC. PROPOSED FORCEMAIN PROPOSED GAS PROPOSED STORM PROPOSED GRAVITY SEWER PROPOSED TELEPHONE PROPOSED WATER S PROPOSED SEWER MANHOLE PROPOSED CATCH BASIN PROPOSED HYDRANT PROPOSED SHUT OFF PROPOSED LIGHT POLE PROPOSED SETBACK LINE PROPOSED SIGN NOTE: Contours shown are based upon a compilation of topographic survey information and existing LiDAR data. The contractor shall be responsible for field verifying existing conditions and report any discrepancies to the engineer prior to beginning work in that area. PROPOSED BOLLARD LIGHT PROPOSED YARD DRAIN JUN., 2023 07.03.23 JDL STORMWATER REVISIONS 09.22.23 DSM SKETCH PLAN SUBMITTAL P:\AutoCADD Projects\2023\23208 - DWA ORAH\1-CADD Files-\dwg\23208 - Site.dwg, 9/22/2023 7:03:28 AM 395W G WWW W W W WWWFMFMFMS S ST ETC S S S S SWSSS STUD UD STSTUDUDSG G G G G GUEUEUEUEUEUE UE UE UE ST UDUDUDS ST EXISTING SMH RIM 389.0 INV. 379.6 (6"E) INV. 379.6 (6" S) INV. 379.6 (8" NE) SHELF EL. 380.1 EX. ELECTRICAL / CONTROL PANEL EX. SIMPLEX PUMP STATION (8'Ø CIRCULAR TANK) RIM=384.8± INV. IN 8" (WEST)=377.5 INV. IN 6" (SOUTH)=377.0 INV. OUT (FM)=379.0 EX. 6" CAP INV. 383.1 8" GATE VALVE & 20' STUB (CAPPED) S UE UE UE UE UE UE UE UEUEUE UE UEOEOEOEOEOEOE EEEE ES EX. SMH RIM 375.0 INV. IN 1370.4 INV. OUT 370.3WWWWWWW S S S S SSSSSTTTTTT S EX. SMH RIM 367.8 VERIFY LOCATION OF END OF EX. CONDUIT CONNECT EX. CONDUIT TO EX. UTILITY POLE EXISTING OFFICE BUILDING A 7,200 SF FFE 396.0 EAST MOUNTAIN VIEW MEDICAL OFFICE BUILDING EXISTING PAVED PARKING AREA EXISTING PAVED DRIVE 20' SANITARY SEWER & DRAINAGE EASEMENT IN FAVOR OF LOT 1A 4" CL 52 D.I.EX. GAS SERVICE 2" SDR 21 PVCFORCE MAINEXISTING STORAGE BUILDING A1 1,000 SF FFE 392.0 GAS SERVICE 6" SDR 35 PVC 8" SD R 3 5 P V C 6" SDR 35 PVCFOX RUN LANE 9 VT ROUTE 116 - HINESBURG ROADMANSFIELD VIEW LANE 385 385 386 389 390 388387 392393 394398397396393PS 390ZONING DISTRICT - VILLAGE COMMERCIAL ZONING DISTRICT - NEIGHBORHOOD RESIDENTIAL ZONING DISTRICT - INDUSTRIAL & OPEN SPACE "VIEW PROTECTION ZONE" UE(3) 3"Ø C O N D U I T 1Ø EX. E/T / C S E R V I C E UE EXISTING HOUSE EXISTING GARAGE EX. SWALE EX. GRAVEL PATH391384398397396395394 394 392 392381 381391390389389388388 387 387387386386 386386 385385385385 385384 384384383 384 383383 383 382 3 8 2 380 382 379 378 384 380(3) 3"Ø CONDUIT U E C.O. EX. SWALE 4" P V C S D R 3 5 0+00 3 4" T Y P E K C O P P E R 4" SDR35 PVCFDFD FDFDFDFDFDFDFDFDT T UE 8"x8" TAPPED TEE (2")2" TYPE K COPPERWATER SERVICEPROPOSED TRANSFORMER & TELE/COMM PEDESTALS WWWW STST ST STSTSTSTSTSPROPOSED OFFICE BUILDING 9,100 SF FFE 388.85 CUT AND CAP EXIST. ABANDONED 6" (S) EX. INV. 378.4± 8" C900 PVC INV. 380.047 L.F. - 6" SDR35 PVC (2.0%MIN. SLOPE)47 L.F. - 6" SDR 35 PVC (2.0% MIN. SLOPE)3853833840+00 0+50 388 3 8 6 38 4 385 3 8 4386387 386385385 384 385 384 383 383384 382 385 385 38738938838695 L.F. - 15" HDPE20' UTILITY EASEMENT IN FAVOR OF GMP D ST D EXISTING HYDRANT EXISTING CURB STOP CONNECT TO EXISTING 8" STUB CAP 0+00 0+50 1+00 383 386 389 390 380 383 386 389 390 386.8386.1382 381 384 385 387 388 380 381 382 384 385 387 388 378 375 378 377 376 379 375 376 377 379 8" GATE VALVE & VALVE BOX 8"x8" TEE A C CIVIL ENGINEERING ASSOCIATES, INC. E 10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403 P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com DSM DSM SAL 1" = 30' 23208 C2.2 LOCATION MAP 1" = 2000' CEA PROPERTIES, LLC 10 MANSFIELD VIEW LANE SOUTH BURLINGTON VERMONT 05403 CEA CAMPUS PLANNED UNIT DEVELOPMENT SITE UTILITY PLAN LOT 1A MEADOWLAND BUSINESS PARK SOUTH BURLINGTON, VT M E A D O W L A N D D R .KNOLLMILL POND LN. FOX RUN LANE OAK CREEK DR.BUTLER DRIVEDUBOIS DRIVE CIRCLE HINESBURG ROADCOMMUNI T Y D R . PROJECT LOCATION 89 116 LEGEND FM UE G ST S T W EXISTING CONTOUR EXISTING CURB EXISTING PAVEMENT EXISTING SWALE WETLANDS WETLANDS BUFFER EXISTING UNDERGROUND ELECTRIC EXISTING FORCEMAIN EXISTING GAS EXISTING STORM EXISTING GRAVITY SEWER EXISTING TELEPHONE EXISTING WATER STREAM EXISTING SEWER MANHOLE EXISTING STORM MANHOLE EXISTING CATCH BASIN EXISTING HYDRANT EXISTING SHUT OFF EXISTING UTILITY POLE EXISTING LIGHT POLE EXISTING GUY WIRE/POLE EXISTING SIGN EXISTING DECIDUOUS TREE EXISTING CONIFEROUS TREE EDGE OF BRUSH/WOODS APPROXIMATE SETBACK LINE APPROXIMATE PROPERTY LINE IRON ROD/PIPE FOUND CONCRETE MONUMENT FOUND S D EXISTING YARD DRAIN OE EXISTING OVERHEAD ELECTRIC FM G ST S T W UE PROPOSED CONTOUR100 PROPOSED CURB PROPOSED PAVEMENT PROPOSED SWALE PROPOSED UNDERGROUND ELECTRIC PROPOSED FORCEMAIN PROPOSED GAS PROPOSED STORM PROPOSED GRAVITY SEWER PROPOSED TELEPHONE PROPOSED WATER S PROPOSED SEWER MANHOLE PROPOSED CATCH BASIN PROPOSED HYDRANT PROPOSED SHUT OFF PROPOSED LIGHT POLE PROPOSED SETBACK LINE PROPOSED SIGN PROPOSED BOLLARD LIGHT SCALE: 1"= 3' VERTICAL 1"=30' HORIZONTAL WATER LINE PROFILE JUN., 2023 09.22.23 DSM SKETCH PLAN SUBMITTAL P:\AutoCADD Projects\2023\23208 - DWA ORAH\1-CADD Files-\dwg\23208 - Site.dwg, 9/22/2023 7:03:39 AM 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 September 22, 2023 Ms. Marla Keene, P.E., Development Review Planner City of South Burlington Planning & Zoning 575 Dorset Street South Burlington, VT 05403 Re: CEA Properties, LLC - 10 Mansfield View Lane General Planned Unit Development - Lot 1A - Meadowland Business Park Sketch Plan Review Application Dear Ms. Keene: Please find enclosed the Application for Subdivision Sketch Plan Review on behalf of CEA Properties, LLC for the proposed planned unit development (PUD) of the existing 3.06-acre Lot 1A, located at 10 Mansfield View Lane in the Meadowland Business Park. The PUD was previously approved under SD-07-20 and SD-07-21 on April 19, 2007; however, the full build-out was not completed prior to the expiration of the previous approval. The concept of a PUD with 3 buildings on one parcel was submitted to the City in 2020 as Sd-20-02 but was eventually withdrawn as stormwater mitigation measures could not be produced. CEA Properties, LLC seeks approval for a proposed PUD to include the construction of one (1) additional building and related site improvements. The existing office use will remain. The proposed use includes a 9,100 square foot one and one-half story veterinary hospital (Building B). Since the recent modifications eliminated the ability to place multiple structures on one parcel, this application is seeking approval for a two-lot subdivision with a minimum lot size waiver. The property is located in the Industrial- Open (IO) Space Zoning District and is not encumbered by any overlay districts. Please refer to enclosed plan set for additional detail. Proposed Features The proposed parking and building is setback behind the existing buildings using those structures as screening from Route 116 (Hinesburg Road). The goal of the design is to create shared infrastructure us opportunities to reduce lot coverage including:  Shared Access from VT route 116 (Hinesburg Road) Ms. Marla Keene, P.E. Page 2 of 4 September 22, 2023  Shared parking (the CEA parking lot will be used for overflow parking needs of the veterinary hospital).  Shared solid waste enclosure  Shared open space amenity  Large vehicle circulation is enhanced with the connectivity of what would otherwise be two dead-end parking lots. The entry to the veterinary hospital is located at the northwest corner of the building for visual cue and orientation purposes. This is where the proposed bike rack is located. The fenced dog runs are located in the southeast corner furthest away from the activity area (Vermont Laser Eye Vision) to the north. Access & Parking The existing and proposed buildings will continue to be accessed via the existing, private Mansfield View Lane access, shared with the East Mountain View medical office complex located to the north. The entry drive into the Building B area has a width of 24 feet. A future connection with those properties to the east is proposed to be constructed all the way to the east property line with a dedicated 20’ wide access. This access includes a number of traffic calming components including a curving layout and a speed table at the pedestrian crossing. Stormwater The current State stormwater authorization issued for the Meadowland Business Park, Stormwater Discharge Permit #4290-INDS.1, provides coverage for the full build-out of Lot 1A. Runoff from office building rooftops and parking lots receives Water Quality treatment in the Meadowland Business Park grass channel #1 with stormwater pond #2 providing treatment in accordance with the Channel Protection treatment standard, as depicted on enclosed Sheet SW1 – Proposed Stormwater Treatment Plan, and as referenced in the enclosed permit. This proposed infill project will slightly exceed the authorized impervious surface area. As such, this application proposes supplemental stormwater management practices to conform with the requirements of the State. Stormwater Rules adopted by the City in the LDRs. Sheet C2.1 depicts the proposed location of a gravel wetland at the south end of the parking lot. Ms. Marla Keene, P.E. Page 3 of 4 September 22, 2023 Amenities The project has been laid out to create a common area on the north side of the proposed building. This is still a work in progress as to the potential addition of supplemental street furniture and landscaping. Compliance This application is submitted fr consideration under the General PUD standards as allowed within the Industrial-Open Space (I-O) district in which this property resides. The design of this project follows many of the paths that the application in 2020 took as it related to demonstrating compliance with the LDRs. This project, to be successful, requires a waiver from the Development Review Board as it relates to minimum lot size. This was not the case in 2020 when multiple buildings are enabled through a Planned Unit Development Review process. We understand that this planning tool was removed from the LDRs and we have pursued this path at the behest and guidance of the Planning & Zoning Staff. This design is an attempt to provide a reasonable balance of infill and open space features. The lot coverage for each of the lots is 20% below what is otherwise allowed in the Industrial Open Space zoning district, The smallest proposed lot for this proposed subdivision (Lot 1A-1 at 1.24 acres) is 240% the size of the adjacent lot to the south (0.5 acres). Through the proposed integrated design, we are looking for concurrence from the Development Review Board that the goals of the I-O district can still be achieved with this lot configuration as enabled within 15.C.01 (A)(2). The applicant is seeking a waiver from the need to undertake concurrent Master Plan review as allowed in 15.C.03 (A)(1)(a) Planned Unit Development Review as the project as the property “…is of less than four (4) acres, to be developed in a single phase of no more than three (3) years.” Ms. Marla Keene, P.E. Page 4 of 4 September 22, 2023 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 or via email at dmarshall@cea-vt.com. Respectfully, David S. Marshall, P.E. Project Engineer Enclosures: Sketch Plan Application and Application Fee of $595.00 ($363.00 Base Fee + $182 (9,100 SF x $0,02/SF) + $50 (2 lots x $25/lot)) List of Abutters Responses to Sketch Plan Application Submittal Requirements Copy of Meadowland Business Park Stormwater Discharge Permit #4290-INDS.1, Plan Set: 1 - C1.0 Overall Site Plan 1 digital copy 2 - C1.1 Existing Conditions Plan 3 - A2-3.0 Rendering 4 - A0-1.0.- Axial Renderings 5 - A2-1.0 North & West Elevations 6 - A2-1.0 South & East Elevations 7 - A1-1.0 Floor Plan 8 - C2.0 Proposed Conditions Site Plan 9 - C2.1 Proposed Grading & Drainage Plan 10 - C2.2 Site Utility Plan Sheet SW1 – Permitted Meadowland Business Park Stormwater Treatment Plan cc: CEA File 23208.00 (w/ enclosures, 11x17 plans) P:\AutoCADD Projects\2023\23208 - DWA ORAH\3-Permitting\1-Local Applications\1-Sketch\Keene - PUD Sketch Cover Letter.docx Application Submittal Requirements as Extracted from Appendix E Sketch Plan - Plan Requirements 1. Date, true north arrow and scale (numerical and graphic). The preferred scale shall be not more than one hundred (100) feet to the inch, or not more than sixty (60) feet to the inch where lots have less than one hundred (100) feet of frontage. Please refer to enclosed Sheets C1.0 – C2.2. 2. Location map, showing relation of subject property to adjacent properties and surrounding area. Please refer to Sheet C1.0, Overall Site Plan. 3. Boundaries and area of existing subject property(ies), proposed property lines, continues properties, boundaries of all zoning districts, transects, and overlay districts, and all designations on the City's Official Map, and lots within the proposed subdivision numbered. Please refer to Sheet C1.0, Overall Site Plan. 4. Location of existing restrictions on land, such as easements and covenants. Please refer to enclosed Sheet P1, Proposed PUD CEA Properties, LLC. 5. Existing water courses & buffers, wetlands & buffers, base flood elevations if located in an area of special flood hazard, wooded areas, ledge outcrops, and other natural features. Please refer to Sheet C1.1, Existing Conditions Plan. 6. Existing and proposed open space. Please refer to Sheet C1.1 Existing Conditions Plan and Sheet C2.0, Site Improvement Plan. 7. Existing and proposed contours at a maximum vertical interval of two (2) feet. Please refer to Sheet C2.1, Site Grading & Drainage Plan. 8. Existing and proposed structures. Please refer to Sheet C2.0, Site Improvement Plan. 9. Location, type, and width of existing and proposed streets and block layout (including roadways, sidewalk, recreation path). Please refer to Sheet C2.0, Site Improvement Plan. 10. Location of existing septic systems and wells. This application includes existing and proposed municipal water and sewer connections. Please refer to Sheet C2.2, Site Utility Plan. Sketch Plan Submittal Information 11. Completed application form; one (1) full-sized, one (1) reduced [11" x 17"], and one (1) digital copy of plans; and a list of the owners or record of abutting property owners Enclosed. 12. Name and address of the owner of record, applicant, and owners of record of abutting properties; and name and address of engineer(s), architect(s), landscape architect(s) preparing plans, plan preparation date, and date and description of all revisions shown on all plan sheets Please refer to enclosed plan set and the abutters list 13. Narrative accompanying the application to include the following: (a) description of the project; (b) demonstration of compliance with applicable review standards; (c) list of submission elements; and (d) list of any changes made to plans from previous submittals under the same application. Please refer to enclosed cover letter. DATE: 08.02.2023 S O U T H B U R L I N G T O N , V E R M O N T MEADOWLANDS ANIMAL HOSPITAL COPYRIGHT © 2023 ALL RIGHTS RESERVED DUNCAN • WISNIEWSKI ARCHITECTUREA Professional Corporation DESIGN DEVELOPMENT D u n c a nW i s n i e w s k i A ERUTCETIHCR BURLINGTON, VERMONT T: 802.864.6693 05401 SOUTH CHAMPLAIN STREET A2-3.0 DESIGN - 8g 255 DRAWN: PJC DATE: 08.02.2023 S O U T H B U R L I N G T O N , V E R M O N T MEADOWLANDS ANIMAL HOSPITAL COPYRIGHT © 2023 ALL RIGHTS RESERVED DUNCAN • WISNIEWSKI ARCHITECTUREA Professional Corporation DESIGN DEVELOPMENT D u n c a nW i s n i e w s k i A ERUTCETIHCR BURLINGTON, VERMONT T: 802.864.6693 05401 SOUTH CHAMPLAIN STREET A0-1.0 DESIGN - 8g 255 DRAWN: PJC NORTHEAST AXON Scale: 3/32" = 1'-0"1 NORTHWEST AXON Scale: 3/32" = 1'-0"2 SOUTHEAST AXON Scale: 3/32" = 1'-0"4 SOUTHWEST AXON Scale: 3/32" = 1'-0"3 DATE: 08.02.2023 S O U T H B U R L I N G T O N , V E R M O N T MEADOWLANDS ANIMAL HOSPITAL COPYRIGHT © 2023 ALL RIGHTS RESERVED DUNCAN • WISNIEWSKI ARCHITECTUREA Professional Corporation DESIGN DEVELOPMENT D u n c a nW i s n i e w s k i A ERUTCETIHCR BURLINGTON, VERMONT T: 802.864.6693 05401 SOUTH CHAMPLAIN STREET A2-1.0 DESIGN - 8g 255 DRAWN: PJC F D DDDDE H H HHH DDD HHHHHHH D D E E E WEST ELEVATION Scale: 3/16" = 1'-0"2 1 12 6 3 6 43 2 3 1 66 4 4 42 4 6 7 75 CA DDDD G GGGGGG D NORTH ELEVATION Scale: 3/16" = 1'-0"1 1 1 2 6 3 6 7 4 5 T.O. 1ST FLOOR SLAB 100'-0"(385.85 SITE ELEV.) T.O. ROOF SHEATHING 110'-10" T.O. CLERESTORY ROOF SHEATHING 116'-2" ELEVATION NOTES: CORRUGATED VERTICAL METAL SIDING, (CHAMPAGNE METALLIC) FIBER CEMENT PANELS, PRE-PAINTED 6x6 WOOD PRE-FABRICATED COLUMN NOT USED 1 3 4 5 6 7 8 FIBER-CEMENT SHIP LAP SIDING, VARIOUS WIDTHS SYNTHETIC TRIM, VARIOUS WIDTHS 9 METAL TRIM, VARIOUS SIZES2 METAL ROOF FLASHING/TRIM NOT USED G GGGGGGG DATE: 08.02.2023 S O U T H B U R L I N G T O N , V E R M O N T MEADOWLANDS ANIMAL HOSPITAL COPYRIGHT © 2023 ALL RIGHTS RESERVED DUNCAN • WISNIEWSKI ARCHITECTUREA Professional Corporation DESIGN DEVELOPMENT D u n c a nW i s n i e w s k i A ERUTCETIHCR BURLINGTON, VERMONT T: 802.864.6693 05401 SOUTH CHAMPLAIN STREET A2-2.0 DESIGN - 8g 255 DRAWN: PJC FFFF A D SOUTH ELEVATION Scale: 3/16" = 1'-0"3 1 4 12 7 6 3 6 T.O. 1ST FLOOR SLAB 100'-0"(385.85 SITE ELEV.) T.O. ROOF SHEATHING 110'-10" T.O. CLERESTORY ROOF SHEATHING 116'-2" HH HHH A AA D D H HHH H B B BA D D F AA EAST ELEVATION Scale: 3/16" = 1'-0"4 1 4 1 2 7 6 3 6 ROOF MEMBRANE ON INSIDE FACE OF WALL 4 3 27 3 1 6 6 4 ELEVATION NOTES: CORRUGATED VERTICAL METAL SIDING, (CHAMPAGNE METALLIC) FIBER CEMENT PANELS, PRE-PAINTED 6x6 WOOD PRE-FABRICATED COLUMN NOT USED 1 3 4 5 6 7 8 FIBER-CEMENT SHIP LAP SIDING, VARIOUS WIDTHS SYNTHETIC TRIM, VARIOUS WIDTHS 9 METAL TRIM, VARIOUS SIZES2 METAL ROOF FLASHING/TRIM NOT USED