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Minutes - Development Review Board - 05/06/2014
The South Burlington Development Review Board held a regular meeting on Tuesday, 6 May 2014, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset St. MEMBERS PRESENT: T. Barritt, Chair; M. Behr, B. Miller, D. Parsons, J. Smith, J. Wilking ALSO PRESENT: R. Belair, Administrative Officer; T. Meaker, William Wilson, J. & B. Bradley, M. Janswold, G. & B. Allen, B. Wilson, P. O’Leary, R. Jeffers, G. Lang, H. Tremblay, M. Choppa, A. Gill, N. Hyman, L. Michaels, S. Erics, A. Hergenrother, S. Homsted, B. Avery, P. Kahn, G. Bartlett 1. Announcements: Mr. Barritt welcomed new Board member John Wilking. 2. Preliminary & Final Plat Application #SD-14-11 of Elizabeth & Joel Bradley for a planned unit development to add one dwelling unit to an accessory structure on two lots developed with a retail building and a mixed use building (general office, personal service & 4 dwelling units), 1197 & 1203 Williston Road: Mr. Barritt noted that everything had been resolved in terms of traffic issues. Mr. Belair said staff had no further issues. Mr. Miller moved to close the hearing. Ms. Smith seconded. Motion passed unanimously. 3. Final Plat Application #SD-14-12 of Thomas & Pamela Meaker to resubdivide two adjoining lots such that one lot will be reduced in area and the other lot will be increased in area, 21 & 25 Gilbert Street: Neither the Board nor staff had any issues with the application. Mr. Miller moved to close the hearing. Mr. Parsons seconded. Motion passed unanimously. 4. Site Plan Application #SP-14-07 of William Wilson to amend a previously approved plan for a 1,450 sq. ft. medical office building. The amendment consists of converting the building to general office use, 2-4 San Remo Drive: Mr. Wilson said the previous tenant was a chiropractor who was in the building for 18 years. The new tenant will be a mortgage company. Mr. Belair noted the building is in the design review district. The Board can require an upgrade to the exterior of the building, but staff has no recommendation to do that. Mr. Wilson said they just put in new windows and doors. The building has an ADA access inside. The plan is to put an access ramp across the back. The Board will see those plans this summer. No other issues were raised. Mr. Miller moved to close the hearing. Ms. Smith seconded. Motion passed unanimously. 5. Final Plat Application #SD-14-10 of South Village Communities, LLC, to amend a previous plan for Phase I of a 334 unit planned unit development. The amendment consists of amending condition #8 of final plat approval #SD-08-04 to allow lots #31 and #32 to have a curb cut onto a public street, 1840 Spear Street: Ms. Jeffers showed the location on the plan and noted there were no planned curb cuts due to an oversight. The plan is for one curb cut on Chipman and the other on Frost. No issues were raised. Mr. Miller moved to close the hearing. Mr. Parsons seconded. Motion passed unanimously. 6. Design Review Application #DR-14-02 of University Mall, LLC, to amend a previously approved Master Signage Permit. The amendment consists of including additional colors to the list of approved colors, 155 Dorset Street: Ms. Tremblay said the plan is to add purple and orange to the color list as they are the colors in the logo of the new tenant. Mr. Barritt asked to restrict those colors to this building. The applicant had no issue with that. No other issues were raised. Mr. Miller moved to close the hearing. Ms. Smith seconded. Motion passed unanimously. 7. Continued Sketch Plan Application #SD-14-08 of Hergenrother Industries for a planned unit development to: 1) subdivide a 34.5 acre lot into two lots of 1.4 acres and 33.1 acres, and 2) construct a 25,000-27,000 sq. ft. general office building on the 1.4 acre lot, 255 Kennedy Drive: Mr. Wilking noted that Mr. Hergenrother is currently a tenant in a building he manages. He did not see any conflict of interest. Members agreed. Mr. Michaels showed the location of the proposed development with existing streets. He noted that the DRB had asked to see a future concept with connectivity to Old Farm Road and Eldridge. He then showed the location of parking for the Hergenrother building and noted other buildings will have underground parking as well. A 1.5 acre park will serve two condo associations. There will be a walking trail around the stormwater area to connect to other paths and trails. They will try to maintain as many trees in front and around the stormwater pond as possible. The hope is to reduce parking and create a shared parking situation. There will be “day use” and “evening use” types of buildings. Mr. Michaels said it will be their responsibility to prove there is enough parking when they come back with the other uses. Mr. Wilking said he can foresee future problems. Mr. Hergenrother said two floors of the building will be for agents who are out of the building a good deal of the time. Mr. Barritt asked if the applicant had talked with the people at Windridge. Mr. Michaels said they talked with both condo associations. They had no issues and were pleased with the plan. The proposed park will serve those condos. Mr. Behr said he sees this as the first piece of build-out of this area. He felt the applicant is asking for a “leap of faith.” He didn’t want to see this set a precedent with regard to setbacks. He added that he liked the plan for this building and the pedestrian friendliness. He just wanted to raise a “yellow flag.” Mr. Michaels stressed that they want this to look good. Mr. Parsons had no issue with the setback waivers as it is where the city is going with regard to pedestrian access. He also had no big issue with the parking waiver. Mr. Barritt felt the setbacks and building height were OK. No other issues were raised. 8. Continued Sketch Plan Application #SD-14-01 of Willowbrook Homes, LLC, for a planned unit development consisting of: 1) the subdivision of a 29.39 acre parcel developed with one single family dwelling into two lots of 5.3 acres and 24.09 acres, and 2) developing the 5.3 acre parcel with nine single family dwellings, 1675 Dorset Street: Mr. O’Leary showed the previous plan. He noted that the new plan has slid the main entrance to the south. He showed the connection to the 60-foot right-of- way and noted that Mr. Conner had suggested better definition of the backyards. Mr. O’Leary also showed a potential connection to Dorset Farms. He noted they have another potential plan (sketches 1 and 2) to respond to Mr. Conner’s comments. #1 slides the road further south with the connection to the 60-foot right-of-way squared off. #2 shows the road continued to Dorset Farms and other potential roads connecting to the 60-foot right-of-way. Every unit would back up to open space. Mr. O’Leary said they prefer the curved road. He stressed that they have rights only to this piece of property. Mr. Behr said that when you have a property this big, it is important to lay the groundwork for what may come down the road. He didn’t want to preclude a good development. He liked sketch #2 which allows for more flexibility. Mr. Barritt noted that Mr. Klugo feels the city isn’t served well by these “slivers.” He agreed and felt this will continue to happen. Mr. Behr said you can’t force a master plan. He felt that what has been shown gives him confidence this will be developed with coherence, and that’s the best the Board can get. Mr. O’Leary noted the owner is adamant about avoiding Act 250. Mr. Parsons felt it is important to work within the existing regulations. Mr. Allen, a trustee for the property at 155 Dorset Street, noted that is a private right-of-way and the city is not a grantee. He noted that the meadow floods 4 or 5 times a year. The culvert under the right-of-way is undersized for existing conditions. Mr. Allen also felt that the connection to Dorset Farms will be a shortcut for people going to Burlington. He said he wouldn’t want live with all that traffic. He also felt that 9 houses in a cluster are not in keeping with what is there now. Mr. Hyman showed the location of his house and noted he is totally flooded now. He felt the development could impact the ability of water to flow under the culvert. Mr. Barritt said the engineer has to figure out how to handle the water. He suggested Mr. Hyman may want to have an engineer look at the plans for him. Mr. Behr said nothing in the LDRs to prevent the Board from viewing this positively. The Board just needs to be comfortable that the next steps can be handled comfortably. He felt that what the Board has been shown provides that framework. Mr. Miller agreed. Mr. Wilking felt the development had the potential to be better, possibly with something to buffer the view. He felt either version of the road was OK. Members were OK with the applicant going to preliminary plat. 9. Continued Sketch Plan Application #SD-14-13 of Halverson Development to amend a previously approved planned unit development consisting of: 1) a 9,356 sq. ft., 275 seat restaurant, 2) a 71 room hotel (Comfort Suites), and 3) an 89 room hotel. The amendment consists of razing the 275 seat restaurant building and constructing a 9200 sq. ft. retail and restaurant building, 1 Dorset Street: Mr. Belair advised that the applicant had asked for a continuance until 20 May. Mr. Miller moved to continue #SD-14-13 until 20 May 2014. Ms. Smith seconded. Motion passed unanimously. 10. Minutes No minutes were presented. 11. Other Business: Extension Requests: a. Request for extension approval, 27 Commerce Avenue: Mr. Miller moved to grant a 6-month extension to SD-13-27, 27, Commerce Avenue. Ms. Smith seconded. Motion passed unanimously. b. Request for extension approval, 66 Bowdoin Street: Mr. Miller moved to grant a 6-month extension to SD-13-24, 66 Bowdoin Street. Mr. Parsons seconded. Motion passed unanimously. As there was no further business to come before the Board, the meeting was adjourned at 9:05 p.m. Clerk May 20, 2014, Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. #SD-14-11 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING ELIZABETH & JOEL BRADLEY, 1197/1203 WILLISTON ROAD PRELIMINARY AND FINAL PLAT APPLICATION #SD-14-11 FINDINGS OF FACT AND DECISION Preliminary & final plat application #SD-14-11 of Elizabeth & Joel Bradley for a planned unit development to add one (1) dwelling unit to an accessory structure on two (2) lots developed with a retail building and a mixed use building (general office, personal service & 4 dwelling units), 1197 & 1203 Williston Road. FINDINGS OF FACT 1. Elizabeth & Joel Bradley filed application #SD-14-11 to amend a previously approved planned unit development to add one (1) dwelling unit to an accessory structure on two (2) lots developed with a retail building and a mixed use building (general office, personal service & 4 dwelling units), 1197 & 1203 Williston Road. 2. The application was received on March 20, 2014. 3. The subject properties are located in the Commercial 1/Residential 12 Zoning District, and Traffic Overlay Zone 2A. 4. The applicant submitted a survey plat entitled, “P.U.D. Site Plan EMB Properties, LLC & JDB Properties, LLC 1197 & 1203 Williston Road, South Burlington, Vermont, prepared by Civil Engineering Associates, Inc., dated 11/14/13. 5. The DRB held a public hearing on May 6, 2014, and the applicants represented themselves. Applicants Elizabeth and Joel Bradley own property at 1197 and 1203 Williston Road. Today, these are two separate lots, each under separate corporate ownership. This application considers them as one lot for purposes of PUD review. Each property has a principal building upon it, one housing the Frame Game shop (1203), and the other (1197) with a tax preparer, a hair salon, and four existing dwelling units. This second property also has a rear outbuilding, for which the applicants seek ex post facto approval for conversion to another dwelling unit (a one bedroom apartment). LAND DENSITY The property is located in the C1/R12 zoning district, and is 0.57 acre in size. In this district, all land area may be applied to density for the residential uses. Up to 12 dwelling units are permissible per acre of land; with 0.57 acres, six (6) units could be allowed. Four (4) dwelling units are existing, so the property will conform with one (1) additional dwelling unit being proposed. The Board finds this criterion satisfied. DIMENSIONAL REQUIREMENTS Lot coverage is at 80% today, which is existing nonconforming under the LDR’s; 70% coverage is permitted #SD-14-11 - 2 - under the current LDRs. No changes are proposed to any buildings, nor upon the land. Existing building coverage is at 33%; 40% coverage is permitted, so the property conforms in this regard. 31 parking spaces are required; 32 spaces are provided. Here is the breakdown: 5 dwelling units x 2.25 spaces/unit = 11.25 = 12 spaces 650 sq ft of general office x 3.5 spaces/1000 sq ft = 2.25 = 3 spaces 950 sq ft of personal services x 4 spaces/1000 sq ft = 3.8 = 4 spaces 3000 sq of retail space x 4 spaces/1000 sq ft = 12 spaces TOTAL REQUIRED PARKING = 31 SPACES TOTAL PARKING PROVIDED = 32 SPACES The rear building, where the residential conversion is proposed, sits very close to the rear property line. However, the building already exists; this is purely a conversion of existing interior space; no changes are proposed to the building or site. The Board finds these criteria satisfied. TRAFFIC These properties lie within Traffic Overlay Zone 2A, where there is a limit on the number of “trips” or “vehicle trip ends” (motor vehicles either entering or exiting a site) that are permitted during the weekday afternoon peak hour (4-6 pm) of traffic on the adjacent roadway. Section 10.02 of the LDRs only allows 20 peak hour trips per 40,000 sq ft of land area. The applicable calculations below are for the ‘traffic budget’ for these properties, and both existing and proposed peak hour trips, Per the LDRs, the professional reference used for peak hour trips is the Institute of Transportation Engineers (ITE) Trip Generation Manual (here, 9th edition, 2012). 0.57 acre = 24,829 sq ft of total land area 24,829 sq ft/40,000 sq ft = 0.621 as a factor to apply to permissible peak hour trips 0.621 x 20 = 12.42 afternoon peak hour trips permitted from these properties. This is the traffic ‘budget’, or the baseline for comparison between existing, proposed, and permitted land uses and the traffic they generate. Existing afternoon peak hour trips per the ITE Manual are as follows: ITE CODE TRIP GENERATION RATE # UNITS/SQ FT SPACE TOTAL TRIPS 220/apts. 0.62/unit 4 2.48 710/office 1.49/1000 sq ft 650 sq ft 0.97 918 hair salon 1.45/1000 sq ft 950 sq ft 1.38 826 specialty retail* 2.71/1000 sq ft 3000 sq ft 8.13 TOTAL EXISTING/GRANDFATHERED PEAK HOUR TRIPS: 12.96 As noted above, the baseline traffic budget for these properties is 12.42 afternoon peak hour trips. According to ITE guidelines, there exists today 12.96 afternoon peak hour trips, and this is considered the grandfathered right to peak hour traffic. When the 0.62 new peak hour trips generated by the new dwelling unit were added to the 12.96 trips #SD-14-11 - 3 - otherwise permitted as the grandfathered right, then the properties had a new peak hour trip rate of 13.58. Since the existing peak hour traffic already exceeded the budget of 12.42 peak hour trips, the LDRs did not allow any further increase in traffic generation at this site in this overlay district. This would have prohibited the additional dwelling unit. However, the LDRs allow for actual traffic counts to substitute for the vehicle trip estimates from the ITE Manual that would otherwise govern in these cases. Landowner Bradley engaged the engineering firm Lamoureux & Dickinson to conduct actual traffic counts at the site on the times and days suggested by the traffic consultant retained via independent technical review, Georges Jacquemart of BFJ, Inc.. Based on those counts, the average afternoon peak hour traffic was found to be 9 PM peak hour vehicle trip ends. According to the applicant’s engineer, adding in the projected 0.62 peak hour trips created by the fifth apartment brought the site to a total of 10 afternoon peak hour trips. This is less than the 12.42 peak hour trips allowed for the property in this traffic overlay district. Mr. Jacquemart reviewed this information, found it reasonable, and confirmed the conclusion that actual peak hour vehicle trips generated by all uses on this property (including the additional dwelling unit proposed in this application) will remain under the cap of 12.42. Therefore, based on traffic issues, the dwelling unit is, in fact, approvable under the traffic overlay section of the LDRs, and the new baseline for any future applications at this site (including the additional dwelling unit) is now 10 PM peak hour vehicle trip ends. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD shall require site plan approval. Section 14.06 establishes the following general review standards for all site plan applications: The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. No changes are proposed to the site nor any buildings upon it. Section 13.01(G) (5) requires that bicycle parking or storage facilities are provided for employees, residents, and visitors to the site. A bicycle rack is depicted on the plan, now on the west side of the building. The hand drawn site plan by Beth Bradley shows a bike rack and snow storage area, as required, and also a screened “trash area” located in between the new apartment and adjoining garage at the rear of the property. The Board finds these criteria satisfied. Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Already covered above. The Board finds this criterion satisfied. Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. No changes are proposed to the site nor any buildings upon it. The Board finds this criterion satisfied. #SD-14-11 - 4 - Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The Board finds this criterion satisfied. The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. No changes are proposed to the site nor any buildings upon it. The Board finds this criterion satisfied. Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No changes are proposed to the site nor any buildings upon it. The Board finds this criterion satisfied. In addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations: The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. No changes are proposed to the site nor any buildings upon it. The Board finds this criterion satisfied. Electric, telephone and other wire-served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. Already covered above. The Board finds this criterion satisfied. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). A screened “trash area” is shown on the plan. The Board finds this criterion satisfied. Landscaping and Screening Requirements No changes are proposed to the site nor any buildings upon it. The Board finds this criterion satisfied. #SD-14-11 - 5 - 15.18 Criteria for Review of PUDs, Subdivisions and Master Plans A. General Standards. In all zoning districts of the City, the DRB shall make findings of fact on a PUD, subdivision and/or Master Plan in keeping with the standards for approval of subdivisions in Article 15 and/or site plans and conditional uses in Article 14. PUD, subdivision and Master Plan applications in the Central District shall meet the standards and criteria applicable in the appropriate sub-district and shall be consistent with the Comprehensive Plan goals for the City Center. For PUD, subdivision and/or Master Plan applications within the SEQ, IO and R1-Lakeshore districts, the DRB shall also make positive findings with respect to the project’s compliance with the specific criteria in this section. The general standards applicable to all PUDs, subdivisions and Master Plans are: (1) Sufficient water supply and wastewater disposal capacity is available meet the needs of the project in conformance with applicable State and City requirements, as evidenced by a City water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit from the Department of Environmental Conservation. The applicant shall obtain any needed final water or wastewater allocations from the City before any zoning permit may be issued for the project. (2) Sufficient grading and erosion controls will be utilized during construction and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. In making this finding, the DRB may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. (3) The project incorporates access, circulation and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. In making this finding the DRB may rely on the findings of a traffic study submitted by the applicant, and the findings of any technical review by City staff or consultants. (4) The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. In making this finding the DRB shall utilize the provisions of Article 12 of these Regulations related to wetlands and stream buffers, and may seek comment from the Natural Resources Committee with respect to the project’s impact on natural resources. (5) The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. (6) Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. (7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for approval including, but not be limited to, minimum distance between structures, street width, vehicular access from two directions where possible, looping of water lines, water flow and pressure, and number and location of hydrants. All aspects of fire protection systems shall be designed and installed in accordance with applicable codes in all areas served by municipal water. (8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. #SD-14-11 - 6 - (9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. (10) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). No changes are proposed to the site nor any buildings upon it. Adding a dwelling unit in a mixed use zoning district is consistent with the comprehensive plan. The Board finds these PUD criteria satisfied. OTHER Applicant is responsible for obtaining any additional water or sewer allocations that may be needed from the City for the additional dwelling unit. DECISION Motion by___________________, seconded by_______________________ to approve preliminary and final plat application #SD-14-11 of Elizabeth & Joel Bradley, subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plan shall be submitted to the Administrative Officer prior to recording the final plat plan. a. The plat shall be revised to include the seal and signature of the land surveyor. 4. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 5. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the one (1) additional dwelling unit will generate 0.62 additional vehicle trip ends during the P.M. peak hour. 6. The final plat plan (survey plat) shall be recorded in the land records within 180 days or this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording. 7. The applicant shall obtain any needed final water or wastewater allocations from the City before any #SD-14-11 - 7 - zoning permit may be issued for the project. 8. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 9. All exterior lighting shall be shielded and downcast. 10. A Certificate of Occupancy must be obtained from the Administrative Officer prior to any occupancy or use of the structure or use approved herein. Tim Barritt– yea nay abstain not present Mark Behr – yea nay abstain not present Art Klugo – yea nay abstain not present Bill Miller – yea nay abstain not present David Parsons yea nay abstain not present Jennifer Smith – yea nay abstain not present Motion carried by a vote of X – Y – Z Signed this ____ day of __________________ 2014, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. P:\AutoCADD Projects\2013\13187\1-CADD Files-13187\Dwg\13187-PUD.dwg, 11/14/2013 4:12:33 PM, tcowan P11. Purpose of this plan is to depict proposed PUD boundaries and visibleimprovements at 1197 and 1203 Williston Road.2. The subject properties were conveyed to:EMB Properties, LLC by deed dated August 28, 2007 (Volume 794, Page 512), andJDB Properties, LLC by deed dated October 14, 2011 (Volume 1032, Page 45).3. Field survey was conducted during autumn of 2013, and consisted of a closedtraverse utilizing an electronic total station.4. Bearings shown are from Grid North, Vermont Coordinate System of 1983, basedon Reference Plat A.5. Williston Road (U.S. Rte. 2) has a record right of way of four rods (66'). Sidelineshown is based upon monuments found and on referenced state highway planscirca 1955. The State of Vermont was conveyed certain slope rights and certainrights for drop inlets and drainage pipes on subject land near Williston Road per deedVolume 41, Page 41 (1956).6. Locations shown of underground utilities are approximate only, based on surfaceindications observed and/or various reference maps.7. Being outside the scope of this survey, Civil Engineering Associates hasundertaken no investigation whatsoever with respect to whether the property andeach component there of is in compliance with local or state permits.A. "Preliminary Plat of Survey - South Burlington Central School", dated May 12,2004 prepared by Civil Engineering Associates, Inc. South Burlington Land Records.B. "Property Survey for City of South Burlington School District - Williston Road",revised date 16 November 1982, prepared by Palmer Company Ltd.South Burlington Land Records - Plat Slide 163.C. "Parcels to be Conveyed by Alice Stannard et al. to Town of South Burlington",dated May 1968, prepared by Harvell Associates. South Burlington Land RecordsV. 80, Pg. 89.D. "ALTA/ACSM ... Dana B. Alling Trust ... McDonald's Corp." dated Jan 11, 2005,prepared by Button Professional Land Surveyors, PC. S. Burlington Land RecordsSlide 449.4.2116PROJECTLOCATION #SD-14-12 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING THOMAS & PAMELA MEAKER – 21 & 25 GILBERT STREET FINAL PLAT APPLICATION #SD-14-12 FINDINGS OF FACT AND DECISION Final plat application #SD-14-12 of Thomas & Pamela Meaker to resubdivide two (2) adjoining lots such that one lot will be reduced in area and the other lot will be increased in area, 21 & 25 Gilbert Street. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. Thomas & Pamela Meaker seek to resubdivide two (2) adjoining lots such that one lot will be reduced in area and the other lot will be increased in area, 21 & 25 Gilbert Street. 2. The owners of record of the subject properties are Thomas & Pamela Meaker. 3. The application was received on March 24, 2014. 4. The subject property is located in the Residential 4 Zoning District. 5. The survey plat submitted is entitled, “Thomas & Pamela Meaker 21 & 25 Gilbert Street, South Burlington, Vermont”, prepared by Button Professional Land Surveyors, PC; and dated 11/12/2013. 6. The DRB held a public hearing on May 6, 2014 and the applicants were represented by _________________. Zoning District & Dimensional Requirements: Residential 4 Zoning District Required Existing Proposed Min. Lot Size 9500 S.F. 26,080 and 24,503 S.F 40,241 and 10,342 S.F. Max. Building Coverage 20% 7.6% and 6.4% 5.5% and 15.2% Max. Overall Coverage 40% 10% and 10.6% 6.5% and 25.2% Min. Front Setback 30 ft 26.6 ft and 14.8 ft No change Min. Side Setback 10 ft. 11.7 ft and 8.1 ft No change Min. Rear Setback 30 ft. > 30 ft No change, and 30.7 ft Pre-existing non-complying Zoning compliance #SD-14-12 - 2 - The proposed changes in land area are as follows: Location Existing land area Proposed land area 21 Gilbert Street: 26,080 sq ft 40,241 sq ft 25 Gilbert Street: 24,503 sq ft 10,342 sq ft Both lots will remain conforming with minimum lot size requirements. Nothing else changes in regard to existing conformance or lack thereof with the LDRs, and no nonconformance would be increased or created by this change in lot size and boundary. No actual development upon the land is proposed; this is just moving the boundary between these two adjoining lots. A proper survey and table has been submitted to illustrate and explain all aspects of this proposal. 15.18 Criteria for Review of PUDs, Subdivisions and Master Plans A. General Standards. In all zoning districts of the City, the DRB shall make findings of fact on a PUD, subdivision and/or Master Plan in keeping with the standards for approval of subdivisions in Article 15 and/or site plans and conditional uses in Article 14. PUD, subdivision and Master Plan applications in the Central District shall meet the standards and criteria applicable in the appropriate sub-district and shall be consistent with the Comprehensive Plan goals for the City Center. For PUD, subdivision and/or Master Plan applications within the SEQ, IO and R1-Lakeshore districts, the DRB shall also make positive findings with respect to the project’s compliance with the specific criteria in this section. The general standards applicable to all PUDs, subdivisions and Master Plans are: (1) Sufficient water supply and wastewater disposal capacity is available meet the needs of the project in conformance with applicable State and City requirements, as evidenced by a City water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit from the Department of Environmental Conservation. (2) Sufficient grading and erosion controls will be utilized during construction and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. In making this finding, the DRB may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. (3) The project incorporates access, circulation and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. In making this finding the DRB may rely on the findings of a traffic study submitted by the applicant, and the findings of any technical review by City staff or consultants. (4) The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. In making this finding the DRB shall utilize the provisions of Article 12 of these Regulations related to wetlands and stream buffers, and may seek comment from the Natural Resources Committee with respect to the project’s impact on natural resources. (5) The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. (6) Open space areas on the site have been located in such a way as to maximize #SD-14-12 - 3 - opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. (7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for approval including, but not be limited to, minimum distance between structures, street width, vehicular access from two directions where possible, looping of water lines, water flow and pressure, and number and location of hydrants. All aspects of fire protection systems shall be designed and installed in accordance with applicable codes in all areas served by municipal water. (8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. (9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. (10) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). As noted above, no actual land development is proposed on either lot. The only change being made is the location of the boundary line between these two existing, developed residential properties. The Board finds all of these criteria satisfied. DECISION Motion by___________________, seconded by_______________________ to approve final plat application #SD-14-12 of Thomas & Pamela Meaker subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The final plat plan (survey plat) shall be recorded in the land records within 180 days or this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording. Prior to recording the final plat plan, the applicant shall submit a copy of the survey plat in digital format. The format of the digital information shall require approval of the South Burlington GIS Coordinator. 4. Any change to the final plat plan shall be approved by the Development Review Board. Tim Barritt– yea nay abstain not present Mark Behr – yea nay abstain not present Art Klugo – yea nay abstain not present Bill Miller – yea nay abstain not present David Parsons yea nay abstain not present Jennifer Smith – yea nay abstain not present Motion carried by a vote of X – Y – Z #SD-14-12 - 4 - Signed this ____ day of __________________ 2014, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. #SP-14-07 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING ABJ, INC. – 2 & 4 SAN REMO DRIVE SITE PLAN APPLICATION #SP-14-07 FINDINGS OF FACT AND DECISION ABJ, Inc., hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 1,450 square foot medical office building. The amendment consists of converting the building to general office use, 2 & 4 San Remo Drive. A hearing on this application was held on May 6, 2014 and the applicant was represented by William Wilson. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking to amend a previously approved plan for a 1,450 square foot medical office building. The amendment consists of converting the building to general office use, 2 & 4 San Remo Drive. 2. The owner of record of the subject property is ABJ, Inc. 3. The subject property is located in the Central District 2 Zoning District and the City Center Design Review District 2. 4. The application was received on March 4, 2014. 5. The plans submitted consist of a four (4) page set of plans, page one (1) entitled “Wilson Office Complex 2 San Remo Drive South Burlington, VT” prepared by Trudell Consulting Engineers, and dated 02/07/14. DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements CD-2 Zoning District Required Proposed Min. Lot Size None 11,912 SF Max. Building Coverage 40% 12.5% Max. Overall Coverage 90% 60.4% ♠Min. Front Setback 20 ft.* & 32 ft.* 6.5 ft./>20 ft. Min. Side Setback 10 ft. >10 ft. Max. Building Height 35 ft. 16 ft. #SP-14-07 - 2 - √ Zoning Compliance ♠ Pre-existing non-conforming * 20 ft. from Dorset Street and 32 ft. from the center of San Remo Drive. No changes to the building or site are proposed, other than new downcast LED lights on the building and a new bike rack. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD shall require site plan approval. Section 14.06 establishes the following general review standards for all site plan applications: The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. No changes to the building or site are proposed, other than new downcast LED lights on the building and a new bike rack. Snow storage areas and utility infrastructure are shown on the site plan. Chapter 14.06 of the South Burlington Land Development Regulations states the following: Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. The existing parking lot is located on the side of the building, and no changes are proposed. Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. No changes to the building or site are proposed. Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. No changes to the building or site are proposed. #SP-14-07 - 3 - Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No changes to the building or site are proposed. In addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations: The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Public streets and sidewalks already exist along both front yards of this property, and in front of both adjoining properties. No additional interconnections will serve any useful purpose. Electric, telephone and other wire-served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Residential scale ‘totes’ are proposed to be stored along the north side of the building. Landscaping No additional landscaping is proposed or required. Lighting Pursuant to Appendix A.9 of the Land Development Regulations, luminaries shall not be placed more than 30’ above ground level and the maximum illumination at ground level shall not exceed an average of three (3) foot candles. Pursuant to Appendix A.10(b) of the Land Development Regulations, indirect glare produced by illumination at ground level shall not exceed 0.3 foot candles maximum, and an average of 0.1 foot candles average. Any new lighting will be required to be shielded and downcast. Parking No changes are proposed to the building or site, other than as noted above. Parking requirements for the new general office use are lower than for the prior medical office. There are six (6) existing #SP-14-07 - 4 - parking spaces on site. A medical office requires five (5) parking spaces per 1000 sq. ft. of office space; a general office requires 3.5 parking spaces per 1000 sq. ft. of gross floor area. The medical office was 1450 sq. ft. in size; this required 7.25 parking spaces; the general office has 1490 gross sq. ft. of space; this requires 5.22 spaces. The existing six parking spaces satisfy the LDRs. The subject property falls within Design District 2 of the City Center Design Review Overlay District. The applicant is not proposing any changes to the building or site other than new LED exterior lights and a new bike rack. The Board makes note that the building is in good repair so therefore the Board determines not to invoke the option of requiring changes or upgrades to the building design per Section 11.01(D)(1)(g): For applications involving a change of use with no construction, relocation, enlargement or alteration subject to review, other than a change of use pursuant to Section (2) below, the Development Review Board may require design improvement in accordance with these regulations to the exterior of the building, the costs of which do not exceed $7,000 or 10% of the assessed value of the building, whichever is greater. TRAFFIC The change in use will reduce the estimated traffic generation, based on the ITE Manual, from 5.18 PM peak hour vehicle trip ends (vtes) to 2.16 vtes. DECISION Motion by ______________, seconded by ___________, to approve site plan application #SP-14- 07 of ABJ, Inc., subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the plan and shall be on file in the South Burlington Department of Planning and Zoning. 3. The applicant shall obtain a zoning permit for within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the change in use will generate zero (0) additional vehicle trip ends during the P.M. peak hour. #SP-14-07 - 5 - 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy and/or use of the newly converted space. 6. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Signed on this _______ day of _____________________, 2014 by ____________________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. SSSSSSSSSSSEXISTING BUILDINGWW W DORSET STREET SAN REMO DRIVEWOOD DECKEXIST. YEW HEDGE EXIST. YEW HEDGECONCRETE SIDEWA L K CONCRETE BIKE PAT H CONCRETE SIDEWALKTV PEDESTALTV PEDESTALGAS SERVICETELEPHONE PEDESTALMTC PADTELEPHONEPEDESTALMTC PADPAVED PARKING AREACONCRETE WALKEXISTINGILLUMINATED SIGNEXISTING STOP SIGN"NO PARKING" SIGNCONCRETE SIDEWALKFLUSH CURB (TYP.)FRONT ENTRANCESTEPS ELECTRIC METER8 x 8 PTRETAININGWALLCBCBCBCBC.S.N/F ABJ, INC.0.27 AC.N/F AOSREALTY, LLC.WROOF ELEV. = 324.55'FFE DOORSILL=311.46'FFE DOORSILL=310.18'FFE DOORSILL=311.15'FFE GARAGEDOOR=303.50'N/F CHURCH OFCHRIST OF SOUTHBURLINGTONN/F MALONEDORSET STREETPROPERTIES, LLC.SMHSMHGAS VALVEEMHPEDESTRIAN POLEUP UP UP UPUPUP WATER VALVEEXISTING BUILDINGCONC.STEPSTREE (TYP.)ELEC.PEDESTALUP UP UPCONC.STEPSUPS S S S S S S SSSS50' R.O.W. 32' REQ'D SETBACK EXISTING LUMINAIRESTO BE REMOVEDEXIST. 7'SETBACKRELOCATE EXISTING PLASTICTRASH STORAGE BINS ATBASEMENT LEVEL UNDER RAMPEXIST. 6.5'SETBACKPROPOSED BIKERACK6PROPOSED VAN ACCESSIBLEHANDICAP PARKING SIGN309 309308308308307307 307306306 306 305304305TCE CONTROLPOINT #3ELEV.=307.18PROPOSED GOOSENECK LUMINAIRESNOWSTORAGEAREA20' REQ'DSETBACKSheet TitleProject TitleUse of These Drawings1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.They are not intended as construction drawings unless notedas such.2. Only drawings specifically marked “For Construction” areintended to be used in conjunction with contractdocuments, specifications, owner/contractor agreementsand to be fully coordinated with other disciplines, includingbut not limited to, the Architect, if applicable. TheseDrawings shall not be used for construction layout. ContactTCE for any construction surveying services or to obtainelectronic data suitable for construction layout.3. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.4. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings and have met with allapplicable parties/disciplines to insure these plans areproperly coordinated with other aspects of the Project. TheOwner and Architect, are responsible for any buildingsshown, including an area measured a minimum five (5) feetaround any building.5. It is the User's responsibility to ensure this copy contains themost current revisions.Field Book:Project Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERSNo. 8917CIVILJENNIFER ANN DESAUTELSSTATE OF VERMONT PROFES SIONALENGINEERLI CENSED325Wilson Office Complex2 San Remo DriveSouth Burlington, VTSite PlanC2-0102/07/141" = 10'2014014NPCJAD0FeetGraphic Scale10 10 20 30 40PROJECT INFORMATION:1. OWNER OF RECORD: ABJ, INC.77 O'BRIEN COURTWILLISTON, VERMONT 054952. TAX PARCEL ID: 1490-000023. PHYSICAL ADDRESS 2 SAN REMO DRIVE OF PROPERTY: SOUTH BURLINGTON, VERMONT 054034.PARCEL SIZE: 0.27 ± ACRES5. ZONING DISTRICT: CENTRAL DISTRICT 26. LOT COVERAGE: REQUIRED: 40% FOR BUILDINGS ONLY90% FOR ALL IMPERVIOUS EXISTING: 12.5% BUILDING60.4% TOTAL IMPERVIOUS7. FRONT YARD COVERAGE: REQUIRED: 30% EXISTING: 20.8% (SAN REMO DRIVE)50.8% (DORSET ST.)8. FLOOR AREA RATIO (F.A.R.) REQUIRED: 0.5 FLOOR AREA RATIO (F.A.R.) EXISTING: 0.139. PARKING REQUIRED: (3.5 SPACES/1000 GFA) x 1450 SQ.FT. = 6 SPACES PARKING PROVIDED: 6 SPACES(NON-STRIPED)15°±TrueMagneticLEGENDSEWER MANHOLE (SMH)CATCH BASIN (CB)VALVECURB STOP (CS)ELECTRIC METER (EM)SIGNTV/TELEPHONE PEDESTAL (TV/TP)PROPERTY LINEEASEMENTSBUILDING SETBACKSTREE/HEDGE LINEUNDERGROUND POWERUPGDWSSTORM DRAINAGEPAVED DRIVE OR ROADSEWER MAINSAND SERVICESPAVED DRIVE OR ROADWITH CURBWATER MAINSAND SERVICESLIQUID PROPANEOR NATURAL GASTCE CONTROL POINTMAG NAILSURVEY NOTES:1. THE PURPOSE OF THE EXISTING CONDITIONS PLAN IS TO DEPICT PERTINENT EXISTING CONDITIONS AS OF THEDATE OF SURVEY, 01/13/14.2. BEARINGS SHOWN ARE BASED UPON VERMONT GRID NORTH.3. VERTICAL DATUM IS BASED ON NAVD88 (GEIOD 12).4. COORDINATE SYSTEM IS BASED ON VERMONT STATE PLANE (U.S. SURVEY FEET).5. HORIZONTAL AND VERTICAL CONTROL ESTABLISHED WITH RTK GPS OBSERVATIONS FROM THE RICHMONDCORS STATION. A TRIMBLE R6 RTK GPS UNIT WAS EMPLOYED FOR THESE OBSERVATIONS.6. 6. THE LOCATION OF EXISTING UNDERGROUND UTILITIES AND IMPROVEMENTS SHOWN ARE BASED ONRESEARCH, UTILITY PLANS PROVIDED BY OTHERS, AND/OR SURFACE EVIDENCE ENCOUNTERED AND WEREOBTAINED IN A MANNER CONSISTENT WITH THE ORDINARY STANDARD OF PROFESSIONAL CARE AND HAVENOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR THE DESIGN ENGINEER. ADDITIONAL UTILITIES NOTSHOWN MAY EXIST. ENGINEER SHALL BE NOTIFIED IF ANY DISCREPANCIES ARE ENCOUNTERED. ACTUALLOCATION OF UNDERGROUND UTILITIES MAY VARY. DIGSAFE MUST BE CONTACTED PRIOR TO ANYEXCAVATION. CALL 1-888-DIG SAFE (344-7233).7. PERIMETER BOUNDARIES SHOWN ARE BASED ON PLAN BY BUTTON PROFESSIONAL LAND SURVEYORS TITLES"BOUNDARY SURVEY LANDS OF ABJ, INC." AND DATED 1/15/14.FLOOD LIGHTPROJECT LOCATIONBOLLARDTO BE REMOVEDELECTRIC MANHOLE (EMH)PROPOSED LUMINAIRE #SD-14-10 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SOUTH VILLAGE COMMUNITIES, LLC – 1840 SPEAR STREET FINAL PLAT APPLICATION #SD-14-10 FINDINGS OF FACT AND DECISION Final plat application #SD-14-10 of South Village Communities, LLC to amend a previously approved plan for Phase I of a 334 unit planned unit development. The amendment consists of amending condition #8 of final plat approval #SD-08-04 to allow lots #31 and #32 to have a curb cut onto a public street, 1840 Spear Street. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. South Village Communities, LLC seeks to amend a previously approved plan for Phase I of a 334 unit planned unit development. The amendment consists of amending condition #8 of final plat approval #SD-08-04 to allow lots #31 and #32 to have a curb cut onto a public street, 1840 Spear Street. 2. The owners of record of the subject properties is South Village Communities, LLC. 3. The application was received on February 28, 2014. 4. The subject property is located in the Southeast Quadrant Zoning District. 5. The plat submitted is entitled, “South Village Spear Street & Allen Road South Burlington, VT Phase I Subdivision Plat”, prepared by Civil Engineering Associates, Inc., dated July, 2004, and last revised on 2/25/14. 6. The DRB held a public hearing on May 6, 2014 and the applicant was represented by Robin Jeffers. 7. The applicant seeks to amend prior approvals for Phase 1 of this mixed use development, located off of Spear Street and Allen Street East, in the Southeast Quadrant Zoning District. Specifically, they seek relief from condition #8 of the decision in preliminary plat application #SD-08-03 and final plat application #SD-08-04 that prohibited curb cuts onto public streets for a number of the residential lots on public streets that also fronted on private streets; these lots were to use those private streets (all shown as lanes on the final plat) for access. 8. Lots #31 and #32 were included in that list in condition #8, even though they are corner lots that only front on public streets. This prior prohibition, as written, prevents access to these two duplex lots on the corner of Frost Street and Chipman Street. #SD-14-10 - 2 - 9. Applicant states that, “…we request curb cuts may be on both streets”. The applicant has submitted a design for the two (2) duplexes to be constructed on these lots which is attractive and proposes that each unit have its curb cut on the street it faces resulting in only one (1) curb cut per street per unit. DECISION Motion by___________________, seconded by_______________________ to approve final plat application #SD-14-10 of South Village Communities, LLC subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. Condition #8 of final plat approval #SD-08-04 is hereby amended to not include lots #31 and #32. 4. Each duplex unit developed on either lot #31 or #32 may have a curb cut but only one (1) curb cut per street per unit is permitted. These curb cuts cannot be internally connected, i.e. via a circular driveway. Tim Barritt– yea nay abstain not present Mark Behr – yea nay abstain not present Art Klugo – yea nay abstain not present Bill Miller – yea nay abstain not present David Parsons yea nay abstain not present Jennifer Smith – yea nay abstain not present Motion carried by a vote of X – Y – Z Signed this ____ day of __________________ 2014, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. THIS PLAT DEPICTS THE PROPOSED SUBD IVISIONOF A PORTION OF THE SUBJECT PROPERTY BASEDUPON OUR SURVEY OF THE ENTIRE PROPERTY.REFERENCE SHALL BE MADE TO OUR PLAT TITLED:“DOWNING -CALKINS REVOCABLE TRUST - SOUTHVILLAGE - PLAT OF SURVEY”, DATED MARCH 23 ,2005, RECORDED IN THE SOUTH BURL INGTON LANDRECORDS.TO THE BEST OF MY KNOWLEDGE & BEL IEF THISPLAT PROPERLY DEP ICTS A PROPOSEDSUBDIVISION OF LAND SURVEYED UNDER MYDIRECT SUPERVISION . EX ISTING BOUNDARIESSHOWN ARE BASED UPON OUR ANALYS IS OFRECORD & PHYSICAL EVIDENCE RECOVERED ANDARE IN SUBSTANTIAL CONFORMANCE WITH THERECORD. THIS PLAT IS IN SUBSTANTIALCOMPLIANCE WITH 27 VSA 1403. THIS STATEMENTVALID ONLY WHEN ACCOMPANIED BY MY OR IGINALSIGNATURE & SEAL (ABOVE) .___________________________________________TIMOTHY R. COWAN VT LS 597 P:\AutoCADD Projects\2001\01243\1-ACAD LATEST DRAWINGS\01243-PHASE-I-CD-pl adjustment.dwg, 11/15/2013 10:45:59 AM, tcowan #DR-14-02 DR_14_02_155DorsetStreet_UniversityMall_ffd 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD MASTER SIGNAGE PERMIT #DR-14-02 UNIVERSITY MALL, LLC - 155 DORSET STREET FINDINGS OF FACT AND DECISION Design review application #DR-14-02 of University Mall, LLC to amend a previously approved Master Signage Permit. The amendment consists of including additional colors to the list of approved colors, 155 Dorset Street. Pursuant to Section 6 of the City of South Burlington Sign Ordinance, the erection, alteration, or relocation of any sign within this district shall require design review by the Development Review Board (DRB). Section 8 of the Sign Ordinance requires all property owners within the DS/CC Sign District to obtain a Master Signage Permit. Based on testimony provided at the public hearing held on May 6, 2014 and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. Applicant University Mall, LLC filed design review application #DR-14-02 to amend a Master Signage Permit, 155 Dorset Street. The subject property falls within the Dorset Street/City Center Sign District and is subject to the South Burlington Sign Ordinance adopted June 3, 2002 and last amended May 3, 2010. 2. The application was received on, March 13, 2014. 3. The owner of record of the subject property is University Mall, LLC. 4. The Development Review Board held a public hearing on May 6, 2014. The applicant was represented by ______________. 5. The applicant submitted renderings of the proposed sign (a 189.64 square foot building mounted sign with pin-mounted individual letters for the name “Party City” and a flush mounted board for the tagline below). 6. The sign colors as presently approved under design review approval #DR-05-07 are red, white, blue, and green; with accent colors for logos and graphics limited to yellow and black. The application before the Board here seeks to add orange and purple to that approved palette of sign colors. DESIGN REVIEW CRITERIA In reviewing an application for signage, the Board has considered the following: (a) Consistent Design The design of a sign must be compatible and harmonious with the design of buildings on the subject property and nearby. The design of all signs on a property shall promote consistency in terms of color, #DR-14-02 DR_14_02_155DorsetStreet_UniversityMall_ffd 2 graphic style, lighting, location, material and proportions. The property hosts several buildings and a number of tenants. The applicant has established consistency through common design practices, while still allowing each business to use its own colors, logos, and styles. The sign will be installed and illuminated in a manner similar to the other signs on these buildings: pin mounted letters with both internal/halo and face-lighting, and a flush mounted board with face lighting. The Board finds these criteria satisfied. (b) Promotion of City Center Goals Signs shall be designed and located in a manner which reinforces and respects the overall stated goals of the sign district and City Center Plan, including a high aesthetic quality and pedestrian orientation. The DRB finds that the proposed signs are of high aesthetic quality and are visually pleasing. Pedestrians will be able to see the signs. The Board finds these criteria satisfied. (c) Color & Texture The color and texture of a sign shall be compatible and harmonious with buildings on the property and nearby. The use of a maximum of three (3) predominant colors is encouraged to provide consistent foreground, text and background color schemes. The currently approved Master Signage Permit allows the use of red, white, blue, and green for sign face colors and yellow and black for accent and logos colors. The request is to add orange and purple to the list of approved colors for sign faces. No limitation on font or font types shall be required. The Board finds these criteria satisfied. (d) Materials Used- Signs shall be designed and constructed of high-quality materials complimentary to the materials used in the buildings to which the signs are related. The sign mounted on the bases will be of a sturdy suitable material. These materials are weather-resistant, very commonly used, and appropriate for the district. The Board finds that the materials are of high-quality and fitting for the urban environment envisioned in the City Center design district. The Board finds these criteria satisfied. Pursuant to Section 20 of the Sign Ordinance, all signs shall be of substantial and sturdy construction, kept in good repair, and painted or cleaned as necessary to maintain a clean, safe, and orderly appearance. All signs shall be kept in good repair; landscaping surrounding the freestanding signs shall be kept trimmed and neat and shall not obscure the text of the signs. These criteria shall be enforced. The proposed sign is of substantial and sturdy construction and as previously stated; materials are weather-resistant and high quality. The Board finds these criteria #DR-14-02 DR_14_02_155DorsetStreet_UniversityMall_ffd 3 satisfied. (e) Wall Mounted Signs Section 10 of the Sign Ordinance governs the size and location of wall-mounted signs and shall be enforced by the Code Officer. Pursuant to Table 10-1 of the Sign Ordinance, a wall-mounted sign for a multi-tenant building or a multi-building lot with a master signage permit in any district with freestanding or landscape sign shall not exceed 15% of the area of the façade to which it is attached or 100 sq. ft., whichever is smaller. Pursuant to Table 10-1 of the Sign Ordinance, the total area of all wall-mounted signs on the subject property shall not exceed 10% of the area of principal public façade of each building. Section 10(c) states that a wall-mounted sign shall not project above the roof or parapet of the building nor below the top of any first floor doorway unless permitted through the design review approval process. Pursuant to Section 10(d), a wall-mounted sign shall not cover any opening or project beyond the top or end of any wall to which it is attached. Section 10(g) stipulates that a wall-mounted sign shall not project from the wall in excess of 9”. The Code Officer shall ensure that these requirements are met at the time of application of individual signs. The Board finds these criteria satisfied. (f) Freestanding Signs – N/A DECISION Motion by ___________, seconded by __________, to approve Design Review Application #DR-14-02 of University Mall, LLC, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The sign colors as presently approved under application #DR-05-07 are red, white, blue, and green; with accent colors for logos and graphics limited to yellow and black. Orange and purple are hereby approved to the list of approved sign colors. 3. The applicant shall obtain sign permits consistent with the master sign approval and specific standards of the Sign Ordinance in effect at the time of application from the Code Officer prior to any changes to signs on the property 4. Illuminated signs shall be limited to internal or external illumination, and shall comply with the requirements of the Sign ordinance. #DR-14-02 DR_14_02_155DorsetStreet_UniversityMall_ffd 4 5. There are no limitations on font or font type. 6. Pursuant to Section 20 of the Sign Ordinance, all signs shall be of substantial and sturdy construction, kept in good repair, and painted or cleaned as necessary to maintain a clean, safe, and orderly appearance. 7. All signs shall be kept in good repair; landscaping surrounding the freestanding signs shall be kept trimmed and neat and shall not obscure the text of the signs. Tim Barritt yea nay abstain not present Mark Behr yea nay abstain not present Art Klugo yea nay abstain not present Bill Miller yea nay abstain not present David Parsons yea nay abstain not present Jennifer Smith yea nay abstain not present Motion carried by a vote of X– 0 – 0 Signed this ____ day of __________________ 2014, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b)(4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. The Master Signage Plan The University Mall 155 Dorset Street Date: 3/11/14 Location: The University Mall 155 Dorset Street Type of Signs: 1. Exterior Wall Mounted Signs - All signs must be a channel letter, a fabricated three dimensional letter that is a front lighted letter with a translucent face and/or a back lighted letter, an illuminated reverse channel letter with an open or translucent back so that light from letter is directed against the surface behind the letter, producing a halo lighting effect around the letter. 2. Exterior Canopy Signs – All letters will be metal fabricated individually cut out. They will sit on top of the roof canopy. 25’ 1/8” square feet. 3. Exterior Free Standing Sign - They will have cabinet style signs. The fabricated sign panel will have halo illuminated push through letters, and the cabinets will be mounted to columns. 9’ 3/8” square feet. Letter Style: Letter styles can be a serif, non-serif or a corporate logo typestyle EXAMPLES ONLY: Serif non-serif style SIGNS SIGNS Colors: Face colors red, white, blue, purple, orange and green Accent colors for logos or graphics yellow and black Mounting Method: Attach letter directly to wall or a letters mounted on a raceway painted to match the color of the wall in which it is attached or painted Duranodic bronze color. Regarding the two canopy signs at the building entries, the cut out letters will be attached with custom 90 degree angle brackets which are secured into the back of each letter and screwed to a pressure treated board attached to the roof. Regarding the internally lit pylon sign cabinets for the two main road signs (5’2” wide x 1’2” high), and the one minor building entry sign (7’9” wide x 1’3” high) they will be attached with 8 stainless steel fasteners per cabinet to the new columns. Square Footage Existing Signs: Sears Auto Center 156’ allowable Height 28’ 36” upper case letter height 16’ length 48 sq feet x 2 = 96 square feet 30” lower case letter height 18’ length 45 sq. ft x 2 = 90 sq. ft Total 186 sq. ft. iParty 106.5’ Height of bldg 20 sq. ft. Allowable = 200 sq. ft channel letter. 54.2 + 27.21 = 81.41 Total Sq. ft. 13 Side Sign 4’ x 27’ 1 ¼” = 108.4 / 2 = 54.2 sq. ft. Front Sign 2’10” x 19’ 2 ½” = 54.42 / 2 = 27.21 sq. ft. Hannaford 172’ allowable Height 20 sq. ft. (E3) Sign size: logo 6’ x 7’ Sign size: Height = 48” upper case letters, Length 20” ft. 42 sq. ft.+ 80 sq. ft = 122 sq. ft. Applebee’s 76’ allowable Height 18” ft. Sign Size Small letters – 9 ½”. Length = 7 ft. = 5.5 sq. ft. Sign Size Large letters – 28”. Length = 12 ft. = 28 sq. ft. Sign Size Small letters – 9 ½”. Length = 5 ft. = 3.95 sq. ft. Total 37.45 sq. ft. JC Penny 320’ allowable Height 24’ Sign Size (a) Height 4’ Length 23’ = 92 sq. ft Sign Size (b) Height 4’ Length 23’ = 92 sq. ft. Sign Size (c) Height 18” Length 24” illuminated box 3 sq. ft. Bon Ton 252’ allowable Height 24’ Sign Size Height 4’ Length 25’ = 100 sq. ft. Total of 200 sq. feet Kohl’s Sign Size 96.8 sq. ft. 8085 wall area Sears Pkg Garage 582’ allowable Height 33’ (E10) Sign Size Height 4’ Length 19’ = 76 sq. ft. 57 sq. ft. Total sq = 133 sq. ft. New Signs Sign Type 1 major 19’3” x 15 7/8” sign 25.47 sq. ft Facade 28’x 18’ = 504 sq. ft x 10% = 50.4 sq. ft. Sign Type 2 minor 78 ¼” x 15” sign 8.15 sq. ft. Facade 10’5” x 10’9” = 112 sq. ft x 10% = 11.2 sq. ft. Site Type 3 pylon 60 ½” x 14” 5.88 sq. ft. Max height 15’ Max sq. ft. 80 1 face computed area 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com MEMORANDUM TO: South Burlington Development Review Board FROM: Ray Belair, Administrative Officer RE: Agenda #6 Application #DR-14-02 DATE: April 25, 2014 Design review application #DR-14-02 of University Mall, LLC to amend a previously approved Master Signage Permit. The amendment consists of including additional colors to the list of approved colors, 155 Dorset Street. The applicant is requesting to add two (2) more colors to the list of four (4) colors already approved for the property. The design review criteria state that “the use of a maximum of three (3) predominant colors is encouraged to provide consistent foreground, text and background color schemes”. The Board a few years ago approved a new Master Signage Permit for a nearby property with multi- tenants without a restriction on the number of colors focusing instead on prohibiting neon-type colors and consistency among free-standing signs. The Board should discuss this request, and if acceptable decide whether these two (2) additional colors should apply to the entire U-Mall property or only to the building with the new tenant that is prompting the need for the Master Signage Permit change. 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com MEMORANDUM TO: South Burlington Development Review Board FROM: Ray Belair, Administrative Officer RE: Agenda #7 Application #SD-14-08 DATE: April 25, 2014 Continued sketch plan application #SD-14-08 of Hergenrother Industries for a planned unit development to: 1) subdivide a 34.5 acre lot into two (2) lots of 1.4 acres & 33.1 acres, and 2) construct a 25,000 – 27,000 sq. ft. general office building on the 1.4 acre lot, 255 Kennedy Drive. This application was continued from the last meeting in order to provide the applicant the Board more information about the future plans of the remaining property. The applicant submitted a letter dated April 25, 2014 and a rendering of the development plans for the remaining lands. These are included in the packet for the May 6th meeting. The staff comments for the project at hand was in the last packet and can be accessed via this link: http://tinyurl.com/kxvuufm VIA ELECTRONIC MAIL AND U.S. MAIL April 25, 2014 South Burlington Development Review Board C/O Mr. Raymond Belair, Administrative Officer South Burlington Planning and Zoning 575 Dorset Street South Burlington, VT 05403 Re: Sketch Plan Application #SD-14-08 Hergenrother Industries Dear Development Review Board, In response to your request at the April 15, 2014 Sketch Plan Hearing (the “Hearing”), for Sketch Plan Application #SD-14-08 (the “Application”), an application of Hergenrother Industries for a planned unit development to subdivide an existing 34.5 acre lot into two (2) lots of 1.4 acres and 33.1 acres, constructing an office building and associated improvements on the 1.4 acre lot (the “Project”), we understand that the South Burlington Development Review Board (the “DRB”) would like to better understand the context of the proposed 1.4 acre lot, and how the Project fits into future plans for the remaining adjacent acres of land on the West Side of Old Farm Road (the “Remaining Lands”). Further to this request, we hope that the attached color rendering, as well as testimony provided by Larry Michaels, at the upcoming public hearing will be sufficient for the DRB’s understanding. Attached you will find a color rendering of the most recent development plan for a portion of the Remaining Lands. To be clear, we would like to reiterate a few points for the record: 1. Not A Definitive Representation: This plan is very much a working draft, with numerous and continued considerations that are being incorporated. As part of the zoning process, significant changes can result. In addition to zoning considerations, changing markets can also require flexibility in project planning. Given this, we want to affirm in writing that this plan is not a definitive representation of what will be proposed, but rather is a concept, provided at the request of the DRB, to better understand the eventual context of the Project that is now proposed. 2. Remaining Lands: While portions of the remaining lands are shown as undeveloped in the attached, this is not intended to suggest that the remaining lands not colored for development in the attached drawing will remain indefinitely as open space. The boundaries of the area currently being planned for development are shown on the attached drawing. Land outside of those boundaries will remain open for future development, in accordance with applicable zoning regulations and land use laws. South Burlington Development Review Board April 25, 2014 2 Please know that we appreciate your work and effort toward understanding the context of the Project, so that the requested waivers, intended to help the eventual larger development consolidate space, build in line with City goals for Form Based code, and develop compactly, can be accepted. We hope that with this additional understanding, the DRB has enough information to process the current Application, and we look forward to presenting our future plans when they are refined. Sincerely, Andrew Gill, Project Coordinator Enclosure O’BRIEN HOME FARM | SITE CONCEPT04.25.2014 STORMWATER OPEN SPACE / TRAILS PARKING OLD FARM ROAD KIMBALL AVENUEKE N N E D Y D R I V E INI T I A L P H A S E FU T U R E D E V E L O P M E N T EXISTING BUILDINGS EXISTING BUILDINGS EXISTING BUILDING EXISTING BUILDING RESIDENTIAL PARK MIXED-USE OFFICE / APARTMENT / COMMERCIAL CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING & ZONING Report updated May 2, 2014 Plans received: January 8, March 28, 2014 Willowbrook Homes, LLC SKETCH PLAN APPLICATION #SD-14-01 Agenda #8 Meeting Date: May 6, 2014 PROJECT DESCRIPTION Sketch plan application #SD-14-01 of Willowbrook Homes, LLC for a planned unit development consisting of: 1) the subdivision of a 29.39 acre parcel developed with one (1) single family dwelling into two (2) lots of 5.3 acres and 24.09 acres and, 2) developing the 5.3 acre parcel with nine (9) single family dwellings, 1675 Dorset Street. COMMENTS Administrative Officer Ray Belair, and Planner, Temporary Assistant Lee Krohn, AICP (“Staff”) have reviewed the plans submitted on January 8, 2014 and revisions submitted March 28, 2014 and offer the following comments. Zoning District & Dimensional Requirements This property is 29.39 acres in size, and lies within the Village Residential, Neighborhood Residential, and Natural Resource Protection sub districts of the Southeast Quadrant. There is one single family home on the CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch property today, set well back off of Dorset Street in the NRP subdistrict. The applicant proposes to subdivide the property into two lots: a 5.3 acre parcel along the road in the VR subdistrict, which would have nine new homes on footprint lots, developed as a PUD; and the remaining 24.09 acres with the existing home to the rear. As a sketch plan review, this hearing will cover the basic elements of lot layout and project design, with many more specific details to come in preliminary, final, and PUD plan review. Note that the proposed site plan has been revised to try to address the Board’s concerns noted in the first meeting in March. The homes are now laid out along a semi circular road instead of a linear configuration; and as noted above, roadway connections and rights of way are now designed to satisfy the LDRs. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. According to Section 15.13(B)(1) of the South Burlington Land Development Regulations, the existing public utility system shall be extended to provide the necessary quantity of water, at an acceptable pressure, to the proposed dwelling units. According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider or developer shall connect to the public sewer system or provide a community wastewater system approved by the City and the State in any subdivision where off-lot wastewater is proposed. Applicant shall obtain preliminary water/ wastewater allocation approvals prior to submittal of a final plat. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. Grading, drainage, and erosion control plans will be submitted as part of the preliminary plat application, and will be submitted to the Director of Public Works for review. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. There is a driveway serving the existing single family home. An upgraded and slightly realigned access road is proposed to serve the new homes; this would then continue into the property as a driveway serving the existing home. A proposed 50’ right of way is shown to facilitate possible, future internal connections to the adjoining properties to the south and the north. As a part of preliminary and final plat review, this road, and all other relevant aspects (roadway, sidewalks, stormwater, and the like) will all be submitted to DPW staff for review. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch The LDRs require that proposed roadway connections to adjoining properties be built as a part of such projects. A road is shown serving the new homes and continuing north to the property line, and also westerly to the new subdivided property line. A 50’ wide right of way is shown through the rest of the property, which could become a connector road to the existing subdivision to the south if/when future development occurs on the rest of this property. This should satisfy the requirements of the LDRs, as the parcel to be developed includes the roadway connectors, and the remaining land with the existing home, and which is not being developed now, shows a right of way that could become a road later, and which links to an existing right of way in the adjoining subdivision. The relevant portion of Section 15 of the LDRs is as follows: (4) Connections to adjacent parcels. If the DRB finds that a roadway extension or connection to an adjacent property may or could occur in the future, whether through City action or development of an adjacent parcel, the DRB shall require the applicant to construct the connector roadway to the property line or contribute to the cost of completing the roadway connection. (a) In any such application, the DRB shall require sufficient right-of-way to be dedicated to accommodate two (2) lanes of vehicle travel, City utilities, and a ten-foot wide grade-separated recreation path. The applicant has proposed an alternate cured road that terminates at the northern property line, and proposes a future right-of-way connection to Dorset Farm. No connection is provided to the property to the south. Said southern property may have some wetland and/or deed limitations. Staff recommends the applicant provide additional information on this. 1. The Board should review the proposed revised road layout with the applicant to determine if connections to adjacent properties are adequately addressed. (A)(4)The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. No wetlands or other natural resources are identified, although there appears to be a stream running north- south through the property, identified on the plan as, “Existing Zoning Boundary”. 2. The applicant should confirm (and show on plans as needed) in any preliminary plat submittal whether any wetlands or streams (and associated buffer areas) are located on or near the site. (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. Pursuant to Section 9.01 of the Land Development Regulations, the Southeast Quadrant District (SEQ) is hereby formed in order to encourage open space preservation, scenic view and natural resource protection, wildlife habitat preservation, continued agricultural use, and well as planned residential use in the largely undeveloped area of the City known as the Southeast Quadrant. The open character and scenic views offered in this area have long been recognized as very special and unique resources in the City and worthy of protection. The location and clustering of buildings and lots in a manner that in the judgment of the Development Review Board will best preserve the open space character of this area shall CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch be encouraged. The proposal calls for nine (9) new single family homes. The project is located within the VR subdistrict, which allows for up to eight (8) units per acre (with the transfer of development rights); the proposal is well below this maximum. Compatibility of the proposed development with planned development patterns is further assessed under the SEQ standards. (A)(6)Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. See discussion under SEQ standards. (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The South Burlington Fire Chief shall review the plans as they progress through preliminary and final review. (A)(8)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. See discussion above and under SEQ standards. (A)(9)Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: 14.06(B)(1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. 14.06(B)(2) Parking 14.06(B)(3)Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch 14.06(B)(4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. See below under SEQ Standards for discussion. 14.06(C)(1) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. 14.06(C)(2) Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. See below under SEQ Standards for discussion. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Electric, telephone and other wire-served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Landscaping and Screening Requirements Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to planned unit development review. The minimum landscape requirement for this project is determined by Table 13-9 of the South Burlington Land Development Regulations. The costs of street trees are above and beyond this minimum landscape requirement. When a planting plan is submitted as part of preliminary and final plat review, it will be submitted to the City Arborist for review and comment. E911 Addresses The applicant shall submit a proposed name for this street, and E911 addresses for the proposed project, in conformance with the E911 addressing standards, with the final plat application. Other Pursuant to Section 15.08 (D) of the LDRs, the applicant shall submit homeowner’s association legal documents with the final plat application. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch The final plat application shall include a Certificate of Title as required in Section 15.17 of the LDRs. Pursuant to Section 15.17 of the South Burlington Land Development Regulations, prior to issuance of the first zoning permit or start of utility or road construction, the applicant shall submit all appropriate legal documents including easements (e.g. irrevocable offer of dedication and warranty deed for proposed public roads, utility, sewer, drainage, water, and recreation paths, etc.) to the City Attorney for approval and recorded in the South Burlington Land Records. Prior to the start of construction of the improvements described in the condition above, the applicant shall post a bond which covers the cost of said improvements. Pursuant to Section 15.14(E)(2) of the South Burlington Land Development Regulations, within 14 days of the completion of required improvements (e.g. roads, water mains, sanitary sewers, storm drains, etc.) the developer shall submit to the City Engineer, “as-built” construction drawings certified by a licensed engineer. Southeast Quadrant District This proposed subdivision is located in the southeast quadrant district. Therefore it is subject to the provisions of Section 9 of the SBLDR. 9.06 Dimensional and Design Requirements Applicable to All Sub-Districts The following standards shall apply to development and improvements within the entire SEQ: A. Height. (1) The maximum height of any occupied structure in the SEQ-NRP, SEQ-NRT, or SEQ-NR sub-district shall not exceed forty-five feet (45’); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub-districts. (2) The maximum height of any occupied structure in the SEQ-VR or SEQ-VC sub-district shall not exceed fifty feet (50’); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub-districts. Building heights must remain below these limitations. The table of dimensional requirements shall also apply to each structure. B. Open Space and Resource Protection. (1) Open space areas on the site shall be located in such a way as to maximize opportunities for creating usable, contiguous open spaces between adjoining parcels This applicant is principally concerning the five (5) acre portion of the lot adjacent to Dorset Street, and as such, open space will be discussed for this area. Since the new homes on the front lot are proposed as footprint lots within a PUD, it is presumed that the rest of that land is owned in common. No details are yet provided at this sketch plan level on any plans for use or maintenance of that common land, although a loop sidewalk is proposed as an amenity for the homeowners. The land common land within that sidewalk loop might be very useful as a community garden, and/or various types of light recreation. CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch Now that the homes have been relocated on the lot, much of the common, open land is now in the northeasterly corner, rather than on the south side of the property. Staff recommends that the applicant further refine the placement and delineation of open space on the lot. Specifically: a. If this generally layout is deemed acceptable by the Board, that the proposed road curve be moved to the southwest and have a somewhat sharper angle . By doing so, some undefined space in the SW corner of the 5 acre lot could be better allocated. b. With the relocation of the road, the common green area on the NE corner of the property could be made larger. Staff would recommend this area be more clearly delineated to create space for the “backyards” and for “common use”. Having this separation and delineation would create better conditions for all homeowners there. 3. The Board should discuss the provision and location of open space on the property now as part of sketch plan review. 4. The Board should discuss if this is sufficient; and as in other cases, should also discuss what form of delineation, if any, is appropriate or necessary to define private and common land. 5. The Board should also discuss possible future plans for this open space area to be usable to future homes that may be located on the property development on site. (2) Building lots, streets and other structures shall be located in a manner consistent with the Regulating Plan for the applicable sub-district allowing carefully planned development at the average densities provided in this bylaw. See below under the subdistrict. (3) A plan for the proposed open spaces and/or natural areas and their ongoing management shall be established by the applicant. The Board should discuss this now as part of sketch plan review. Section 9 of the SBLDR states that “a range of parks should be distributed through the SEQ to meet a variety of needs including children’s play, passive enjoyment of the outdoors, and active recreation.” Furthermore, “parks should be provided at a rate of 7.5 acres of developed parkland per 1,000 population per the South Burlington Capital Budget and Program” and “a neighborhood or mini park of 10,000 square feet or more should be provided within a one-quarter mile walk of every home not so served by an existing City park or other publicly-owned recreation area.” No formal park is proposed here, but as noted, now that the homes have been relocated on the lot, much of the common, open land is now in the northeasterly corner, rather than on the south side of the property. See above under Open Space. CITY OF SOUTH BURLINGTON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch (4) Sufficient grading and erosion controls shall be employed during construction and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. In making this finding, the Development Review Board may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. The project shall adhere to erosion control standards in Section 16.03 of the LDRs. The grading plan shall meet the standards in Section 16.04 of the LDRs. The applicant will submit relevant plans as part of preliminary and final plat review. (5) Sufficient suitable landscaping and fencing shall be provided to protect wetland, stream, or primary or natural community areas and buffers in a manner that is aesthetically compatible with the surrounding landscape. Chain link fencing other than for agricultural purposes shall be prohibited within PUDs; the use of split rail or other fencing made of natural materials is encouraged. As previously stated, no wetlands are shown on the plans. The preliminary plat plans shall either include delineated wetlands or a statement from a qualified wetlands expert that the property has no wetlands. C. Agriculture. The conservation of existing agricultural production values is encouraged through development planning that supports agricultural uses (including but not limited to development plans that create contiguous areas of agricultural use), provides buffer areas between existing agricultural operations and new development, roads, and infrastructure, or creates new opportunities for agricultural use (on any soil group) such as but not limited to community-supported agriculture. As noted above, the open, common land offers opportunity for these on this and on the adjoining land. D. Public Services and Facilities. In the absence of a specific finding by the Development Review Board that an alternative location and/or provision is approved for a specific development, the location of buildings, lots, streets and utilities shall conform with the location of planned public facilities as depicted on the Official Map, including but not limited to recreation paths, streets, park land, schools, and sewer and water facilities. (2) Recreation paths, storm water facilities, sidewalks, landscaping, utility lines, and lighting shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. (3) Recreation paths, utilities, sidewalks, and lighting shall be designed in a manner that is consistent with City utility plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. (4) The plan shall be reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for evaluation including, but not limited to, minimum distance between structures, street width, vehicular access from two directions where possible, looping of water lines, water flow and pressure, and number and location of hydrants. E. Circulation. The project shall incorporate access, circulation and traffic management strategies sufficient to prevent unsafe conditions on adjacent roads and sufficient to create connectivity for CITY OF SOUTH BURLINGTON 9 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch pedestrians, bicycles, vehicles, school transportation, and emergency service vehicles between neighborhoods. In making this finding the Development Review Board may rely on the findings of a traffic study submitted by the applicant, and the findings of any technical review by City staff or consultants. (1) Roads shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. (2) Roads shall be designed in a manner that is consistent with City roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. (3) The provisions of Section 15.12(D)(4) related to connections between adjacent streets and neighborhoods shall apply. These are all relevant for discussion at this early sketch plan stage. Issues to consider include: • How and whether roadway locations and designs are consistent with SEQ standards, especially as there is no road shown on the City’s Official Map; and • All aspects of street design, sidewalks, and recreation paths on this site and as connected to adjoining sites. While these may be considered as part of preliminary plat review, it may also warrant advance review by the Bike-Ped Committee so that any recommendations may be included in the preliminary plat. 6. The Board should discuss the proposed roads, paths, and sidewalks system on the property. D. Parks Design and Development. (1) General standards. The SEQ has an existing large community park, the Dorset Street Park Complex. Parks in the SEQ may be programmed as neighborhood parks or mini-parks as defined in the Comprehensive Plan. Mini parks in the SEQ should be a minimum of 10,000 square feet, with programming approved by the South Burlington Recreation Department. Such parks are to be located through the neighborhoods in order to provide a car-free destination for children and adults alike, and to enhance each neighborhood’s quality of life. They shall be knitted into the neighborhood fabric as a focal point in the neighborhood, to add vitality and allow for greater surveillance by surrounding homes, local streets and visitors. Each park should be accessible by vehicle, foot, and bicycle and there should be a park within a quarter-mile of every home. (2) Specific Standards. The following park development guidelines are applicable in the SEQ- NRT, SEQ-NR, SEQ-VR, and SEQ-VC districts: (a) Distribution and Amount of Parks: (i) A range of parks and open space should be distributed through the SEQ to meet a variety of needs including children’s play, passive enjoyment of the outdoors, and active recreation. (ii) Parks should serve as the focus for neighborhoods and be located at the heart of residential areas, served by public streets and fronted by development. CITY OF SOUTH BURLINGTON 10 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch (iii) Parks should be provided at a rate of 7.5 acres of developed parkland per 1,000 population per the South Burlington Capital Budget and Program. (iv) A neighborhood or mini park of 10,000 square feet or more should be provided within a one-quarter mile walk of every home not so served by an existing City park or other publicly-owned developed recreation area. (b) Dedication of Parks and Open Space: Parks and protected open space must be approved by City Council for public ownership or management, or maintained permanently by a homeowners’ association in a form acceptable to the City Attorney. (c) Design Guidelines (i) Parks should be fronted by homes and/or retail development in order to make them sociable, safe and attractive places. (ii) Parks should be located along prominent pedestrian and bicycle connections. (iii) To the extent feasible, single-loaded roads should be utilized adjacent to natural open spaces to define a clear transition between the private and public realm, and to reinforce dedicated open space as a natural resource and not extended yard areas. Already addressed above. 9.08 SEQ-NR &NRT Sub-District; Specific Standards No land development is proposed on the NR portion of this property. 9.09 SEQ-VR Sub-District; Specific Standards The SEQ-VR sub-district has additional dimensional and design requirements, as enumerated in this Section. A. Street, Block and Lot Pattern (1) Development blocks. Development block lengths should range between 300 and 400 linear feet; see Figure 9-2 for example. If longer block lengths are unavoidable blocks 400 feet or longer must include mid-block public sidewalk or recreation path connections. (2) Interconnection of Streets (a) Average spacing between intersections shall be 300 to 400 feet. (b) Dead end streets (e.g. culs de sac) are discouraged. Dead end streets shall not exceed 200 feet in length. (c) Street stubs are required at the end of dead end streets to allow for future street connections and/or bicycle and pedestrian connections to open space and future housing on adjoining parcels per section 15.12(D)(4). The new access road serving the new homes is less than 300 feet long. As noted above, the issue of street stubs has now been addressed. CITY OF SOUTH BURLINGTON 11 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch (3) Street Connection to Adjoining Parcels. Street stubs are required to be built to the property line and connected to adjacent parcels per section 15.12(D)(4) of these Regulations. Posting signs with a notice of intent to construct future streets is strongly encouraged. (4) Lot ratios. Lots shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended. As footprint lots on a single PUD parcel, this criterion is not applicable but the Board may wish to discuss the layout of the homes with the intent of the lot ratio requirement in mind and determine if the intent of having the homes closer together is met. 7. The Board should discuss the layout of the homes to discuss consistency with the intent of the lot ratio requirements. B. Street, Sidewalk & Parking Standards (1) Street dimensions and cross sections. Neighborhood streets (collector and local) in the VR sub-district are intended to be low-speed streets for local use that discourage through movement and are safe for pedestrians and bicyclists. Dimensions for public collector and local streets shall be as set forth in Tables 9-3 and 9-4, and Figures 9-8 and 9-9 below. (2) Sidewalks (a) Sidewalks must be a minimum of five feet (5’) in width with an additional minimum five-foot planting strip (greenspace) separating the sidewalk from the street. (b) Sidewalks are required on one side of the street, and must be connected in a pattern that promotes walkability throughout the development. The DRB may in its discretion require supplemental sidewalk segments to achieve this purpose. (3) Street Trees; see Section 9.08(B)(3) (4) On-street parking; see Section 9.08(B)(4). (5) Intersection design. Intersections shall be designed to reduce pedestrian crossing distances and to slow traffic; see Figure 9-6 and Section 9.08(B)(5). (6) Street and sidewalk lighting. Pedestrian-scaled light fixtures (e.g., 12’ to 14’) shall be provided sufficient to ensure pedestrian safety traveling to and from public spaces. Overall illumination levels should be consistent with the lower-intensity development patterns and character of the SEQ, with lower, smoother levels of illumination (rather than hot-spots) and trespass minimized to the lowest level consistent with public safety. All of these details will be addressed in preliminary and final plat review. C. Residential Design (1) Building Orientation. Residential buildings must be oriented to the street. Primary entries for single family and multi-family buildings must face the street. Secondary building entries may open onto garages and/or parking areas. (Special design guidelines apply to arterial streets). (2) Building Façades. Building facades are encouraged to employ a theme and variation approach. Buildings should include common elements to appear unified, but façades should be varied from one building to the next to avoid monotony. Front porches, stoops, and balconies that create semi-private space and are oriented to the street are encouraged. CITY OF SOUTH BURLINGTON 12 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD-14-01_WillowbrookHomesLLC_1675DorsetSt_sketch (3) Front Building Setbacks. In pedestrian districts, a close relationship between the building and the street is critical to the ambiance of the street environment. (a) Buildings should be set back fifteen feet (15’) from the back of sidewalk. (b) Porches, stoops, and balconies may project up to eight feet (8’) into the front setbacks. Porch, stoop and balcony areas within the front setback shall not be enclosed or weatherized with glazing or other solid materials. (4) Placement of Garages and Parking. See Section 9.08(C)(4) and Figure 9-7. (5) Mix of Housing Styles. A mix of housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and affordability is encouraged within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near-identical units. This matter should be reviewed in detail during preliminary plat review, including a discussion of how the required “mix” of housing styles will be addressed. Staff also recommends that the first buildings have facades that address Dorset Street and the new street. All of these key details of roadway/sidewalk design, street trees, street lighting, and house design will be addressed fully in preliminary and final plat design. That said, and as always, it is worth exploring these at this early stage for informational purposes. OTHER Utility cabinets- The sketch plan does not yet show this level of detail. As with other site elements noted above, these will be addressed in preliminary and final plat review. NOTICE OF CONDITIONS There are “footprint” lots proposed around several of the units. For purposes of planning and zoning, all lots will be considered one lot. Eventually, as part of final plat review, the applicant will be required to record a “Notice of Condition” to this effect which has been approved by the City Attorney prior to recording the final plat plans. RECOMMENDATION The Board should consider whether this revised site plan better meets the intent and language of the LDRs, work through all of these matters at this sketch plan stage, in order to provide clear and helpful guidance to the applicant in preparing preliminary and final plans for subsequent review. Respectfully submitted, ________________________________ Ray Belair, Administrative Officer #SD-14-13 1 SD_14_13_Halverson_amendment_May2014 MEMORANDUM TO: South Burlington Development Review Board FROM: Ray Belair, Administrative Officer, and Planner Temporary Assignment Lee Krohn, AICP RE: May 20, 2014 Agenda #2, Sketch Plan Application #SD-14-13, One Dorset Street DATE: May 16, 2014 Continued sketch plan application #SD-14-13 of Halverson Development to amend a previously approved planned unit development consisting of: 1) a 9,356 sq. ft. 275 seat standard restaurant, 2) a 71 room hotel (Comfort Suites), and 3) an 89 room hotel. The amendment consists of razing the 275 seat restaurant building and constructing a 8,666 sq. ft. retail & restaurant building and an 1,800 sq. ft. retail building, 1 Dorset Street. The differences from before in this revised plan are: Building A has been reduced in size by 61 sq. ft. to 8,666 sq. ft. The issue with the building being within the Interstate Highway Overlay District has been resolved. The dumpster location has been changed to place it further away from the hotel. The applicant has specified the setback waivers requested to allow both buildings to be 10 feet from both Williston Road and Dorset Street. A parking space waiver of five (5) spaces or 1.9% is now being requested. LEASE LINE Although a ground or land lease is proposed here, in a slightly different configuration than shown before, the property will still be considered one lot for purposes of planning and zoning (both legally, in terms regulatory requirements or limitations, as well as functionally, in terms of access, circulation, parking, etc). Thus, these lease lines are informational only, and not related to any aspect of regulatory review. DIMENSIONAL REQUIREMENTS, Commercial – 1 Zoning District: Required Existing Proposed Minimum lot size: 40,000 sq ft 244,503 sq ft 244,503 sq ft Building coverage: 40% max 17.1% 17.6% Total coverage: 70% max 67.7% 67.2% Parking: 264 spaces 267 259 (72 on site) The basic dimensional requirements are satisfied. The applicant seeks waivers from standards for both the 30% coverage limit and the 50 foot building setback along both Dorset Street and Williston Road. Front yard coverage impact on Williston Road increases from 89% to 97.7%; and only slightly on Dorset Street, from 54.9% to 55%. Proposed setbacks for all new buildings are 10 feet, not 50 feet as the base standard indicates. The Board had indicated support previously for the setback waiver, as it helps to create a street presence, and other projects in the vicinity have been granted similar waivers toward the same goal. Staff supports both requests. PARKING The new parking requirement is 264 spaces and 259 spaces are proposed. As noted above, the applicant seeks a waiver of five (5) parking spaces, or 1.9% of that required. RECOMMENDATION Staff believes that this new proposed plan satisfies the intent and standards of the LDRs, and recommends that the Board allow the project to proceed to preliminary and final plat review. Sheet TitleProject TitleUse of These Drawings1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.They are not intended as construction drawings unless notedas such.2. Only drawings specifically marked “For Construction” areintended to be used in conjunction with contractdocuments, specifications, owner/contractor agreementsand to be fully coordinated with other disciplines, includingbut not limited to, the Architect, if applicable. TheseDrawings shall not be used for construction layout. ContactTCE for any construction surveying services or to obtainelectronic data suitable for construction layout.3. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.4. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings and have met with allapplicable parties/disciplines to insure these plans areproperly coordinated with other aspects of the Project. TheOwner and Architect, are responsible for any buildingsshown, including an area measured a minimum five (5) feetaround any building.5. It is the User's responsibility to ensure this copy contains themost current revisions.Field Book:Project Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERSHalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTSite PlanC2-0205/08/20141"=20'12-052RMPSMM0FeetGraphic Scale20 20 40 60 80GENERAL NOTES:1. SEWER LATERAL CONNECTIONS ARE SHOWN FOR CLARITY. CONTRACTOR TO CONSULT WITH ENGINEER ANDSUPPLY BENDS, CLEANOUTS, ETC. AS NECESSARY TO FACILITATE PROPER CONNECTION BETWEENFOUNDATION WALL AND SEWER MAIN LINE.2. CONTRACTOR IS RESPONSIBLE FOR COORDINATION WITH ALL RELEVANT PARTIES (INCLUDING, BUT NOTLIMITED TO OWNER, ARCHITECT AND UTILITY COMPANIES) TO DETERMINE FINAL LAYOUT AND DESIGN.3. DESIGN AND CONSTRUCTION OF PEDESTRIAN WALKS, RAMPS AND DECKS BETWEEN BUILDINGS ANDPARKING LOTS IS PROVIDED BY THE ARCHITECT AND INCORPORATED INTO THE BUILDING DESIGN.4. ALL CURB STOP VALVES TO BE INSTALLED WITH ACCESS COVER AT FINISHED GRADE.5. ALL WATER LINE TAPS SHALL BE LIVE TAPS; EXISTING WATER LINE MUST REMAIN IN SERVICE DURINGCONNECTION, UNLESS INDICATED OTHERWISE.6. REPLACE CURB, AND PAVEMENT AT ORIGINAL LOCATIONS AND GRADES EXCEPT AS NOTED FORCOORDINATION WITH NEW WALKS. RESTRIPE PARKING AS SHOWN.7. SEWER INVERTS FOR BUILDING, MANHOLES, AND GREASE TRAP WILL BE ESTABLISHED WITH FIELD VERIFICATIONFROM CONTRACTOR.8. THERE ARE NO PROPOSED CHANGES TO EXISTING STORMWATER CONVEYANCE.9. PAVEMENT WITHIN PROJECT SITE SHALL COMPLY WITH BITUMINOUS PAVEMENT SECTION DETAIL ON C8-01.APPLY PAVEMENT JOINT DETAIL ON C8-01, WITH PARKING LOT OVERLAY.10. FOR HEAVY SNOW EVENTS, SNOW WILL BE TRUCKED OFF-SITE.CONSTRUCTION NOTES:1. CONTRACT DOCUMENTS:THESE PLANS WERE PREPARED BY TRUDELL CONSULTING ENGINEERS (TCE) AND ARE INTENDED TO BE USED INCONJUNCTION WITH THE STANDARD GENERAL CONDITIONS OF THE CONSTRUCTION CONTRACT, #C-700 PREPARED BY THE ENGINEERS JOINTCONTRACT DOCUMENTS COMMITTEE (EJCDC), LATEST EDITION. COPIES ARE AVAILABLE AT WWW.NSPE.ORG/EJCDC2. UNDERGROUND IMPROVEMENTS: THE LOCATION OF EXISTING UNDERGROUND UTILITIES AND IMPROVEMENTS SHOWN ARE ASSUMED BASED ONRESEARCH, UTILITY PLANS PROVIDED BY OTHERS, AND/OR SURFACE EVIDENCE AVAILABLE AND WERE OBTAINED IN A MANNER CONSISTENTWITH THE ORDINARY STANDARD OF PROFESSIONAL CARE AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR THE DESIGNENGINEER.3. DIFFERING SUBSURFACE OR PHYSICAL CONDITIONS: IF CONTRACTOR BELIEVES THAT ANY SUBSURFACE OR PHYSICAL CONDITION AT ORCONTIGUOUS TO THE SITE THAT IS UNCOVERED OR REVEALED EITHER: (1) IS OF SUCH A NATURE AS TO ESTABLISH THAT ANY “TECHNICAL DATA”ON WHICH CONTRACTOR RELIED IS MATERIALLY INACCURATE; OR (2) IS OF SUCH A NATURE AS TO REQUIRE A CHANGE IN THE PLANS/CONTRACT DOCUMENTS; OR (3) DIFFERS MATERIALLY FROM THAT SHOWN OR INDICATED IN THE PLANS/CONTRACT DOCUMENTS; OR (4) IS OFAN UNUSUAL NATURE, AND DIFFERS MATERIALLY FROM CONDITIONS ORDINARILY ENCOUNTERED AND GENERALLY RECOGNIZED AS INHERENTIN WORK OF THE CHARACTER PROVIDED FOR IN THE PLANS/CONTRACT DOCUMENTS; THEN CONTRACTOR SHALL, PROMPTLY AFTER BECOMINGAWARE THEREOF AND BEFORE FURTHER DISTURBING THE SUBSURFACE OR PHYSICAL CONDITIONS OR PERFORMING ANY WORK IN CONNECTIONTHEREWITH (EXCEPT IN AN EMERGENCY), NOTIFY OWNER AND ENGINEER ABOUT SUCH CONDITION. CONTRACTOR SHALL NOT FURTHER DISTURBSUCH CONDITION OR PERFORM ANY WORK IN CONNECTION THEREWITH (EXCEPT AS AFORESAID) UNTIL RECEIPT OF WRITTEN ORDER TO DO SO.4. UTILITIES: PRIVATE AND PUBLIC UTILITIES SUCH AS ELECTRIC, TELEPHONE, GAS, CABLE, FIBER OPTIC ETC. ARE THE RESPONSIBILITY OF THERESPECTIVE UTILITY COMPANY. ANY INFORMATION SHOWN BY TCE SHOULD BE CONSIDERED PRELIMINARY (USUALLY TO ASSIST WITHPERMITTING). FINAL DESIGN, CONSTRUCTION AND MAINTENANCE ARE THE RESPONSIBILITY OF RESPECTIVE UTILITY COMPANIES. COMPLIANCEWITH EASEMENTS AND REGULATIONS (STATE AND LOCAL) ARE THE RESPONSIBILITY OF RESPECTIVE UTILITY COMPANY.5. DIGSAFE: IN ACCORDANCE WITH VERMONT STATE LAW (VSA TITLE 30 CHAPTER 86 AND PSB RULE 3,800) THE CONTRACTOR SHALL BERESPONSIBLE TO CONTACT DIGSAFE SYSTEMS, INC. “DIGSAFE”. AT LEAST 48 HOURS , EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS,BUT NOT MORE THAN 30 DAYS BEFORE COMMENCING EXCAVATION ACTIVITIES, EXCEPT IN AN EMERGENCY. THE CONTRACTOR SHALL BERESPONSIBLE FOR PRE-MARKING THE SITE AND MAINTAINING DESIGNATED MARKINGS. FOR MORE INFORMATION ON DIGSAFE REQUIREMENTSSEE WWW.DIGSAFE.COM6. JOBSITE SAFETY: NEITHER THE PROFESSIONAL ACTIVITIES OF TRUDELL CONSULTING ENGINEERS (TCE), NOR THE PRESENCE OF TCE OR ITSEMPLOYEES AND SUB CONSULTANTS AT A CONSTRUCTION SITE, SHALL RELIVE THE GENERAL CONTRACTOR AND ANY OTHER ENTITY OF THEIROBLIGATIONS, DUTIES AND RESPONSIBILITIES INCLUDING, BUT NOT LIMITED TO, CONSTRUCTION MEANS, METHODS, SEQUENCE, TECHNIQUES ORPROCEDURES NECESSARY FOR PERFORMING, SUPERINTENDING OR COORDINATING ALL PORTIONS OF THE WORK OF CONSTRUCTION INACCORDANCE WITH THE CONTRACT DOCUMENTS AND ANY HEALTH OR SAFETY PRECAUTIONS REQUIRED BY ANY REGULATORY AGENCIES. TCEAND ITS PERSONNEL HAVE NO AUTHORITY TO EXERCISE ANY CONTROL OVER ANY CONSTRUCTION CONTRACTOR OR OTHER ENTITY OR THEIREMPLOYEES IN CONNECTION WITH THEIR WORK OR ANY HEALTH OR SAFETY PRECAUTIONS. THE CLIENT AGREES THAT THE GENERALCONTRACTOR IS SOLELY RESPONSIBLE FOR JOBSITE SAFETY, AND WARRANTS THAT THIS INTENT SHALL BE MADE EVIDENT IN THE CLIENT'SAGREEMENT WITH THE GENERAL CONTRACTOR. THE CLIENT ALSO AGREES THAT THE CLIENT, TCE AND TCE'S CONSULTANTS SHALL BEINDEMNIFIED AND SHALL BE MADE ADDITIONAL INSURED UNDER THE GENERAL CONTRACTOR'S GENERAL LIABILITY INSURANCE POLICY.7. CODES AND STANDARDS COMPLIANCE:TCE SHALL EXERCISE USUAL AND CUSTOMARY PROFESSIONAL CARE IN ITS EFFORTS TO COMPLY WITHCODES, STANDARDS, REGULATIONS, AND ORDINANCES IN EFFECT. THE OWNER ACKNOWLEDGES THAT SUCH REQUIREMENTS MAY BE SUBJECTTO VARIOUS AND CONTRADICTORY INTERPRETATIONS. TCE, THEREFORE, WILL ITS REASONABLE PROFESSIONAL EFFORTS AND JUDGMENT TOINTERPRET APPLICABLE REQUIREMENTS AS THEY APPLY TO THE PROJECT. TCE, HOWEVER, CANNOT AND DOES NOT WARRANT OR GUARANTEETHAT THE PROJECT WILL COMPLY WITH ALL INTERPRETATIONS OF SUCH REQUIREMENTS.8. CONSTRUCTION OBSERVATION: TCE MAY VISIT THE PROJECT AT APPROPRIATE INTERVALS DURING CONSTRUCTION TO BECOME GENERALLYFAMILIAR WITH THE PROGRESS AND QUALITY OF THE CONTRACTOR'S WORK AND TO DETERMINE IF THE WORK IS PRECEDING IN GENERALACCORDANCE WITH THE CONTRACT DOCUMENTS. THE OWNER HAS NOT RETAINED TCE TO MAKE DETAILED INSPECTIONS OR TO PROVIDEEXHAUSTIVE OR CONTINUOUS PROJECT REVIEW AND OBSERVATION SERVICES. TCE DOES NOT GUARANTEE THE PERFORMANCE OF, AND SHALLNOT HAVE RESPONSIBILITY FOR, THE ACTS OR OMISSIONS OF ANY CONTRACTOR, SUB-CONTRACTOR, SUPPLIER OR ANY OTHER ENTITYFURNISHING MATERIALS OR PERFORMING ANY WORK ON THE PROJECT. TCE SHALL NOT SUPERVISE, DIRECT OR HAVE CONTROL OVER THECONTRACTOR'S WORK NOR HAVE ANY RESPONSIBILITY FOR THE CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURESOF THE CONTRACTOR. IF THE OWNER DESIRES MORE EXTENSIVE PROJECT OBSERVATION OR FULL-TIME PROJECT REPRESENTATION, THE OWNERSHALL REQUEST SUCH SERVICES BE PROVIDED BY TCE AS ADDITIONAL SERVICES.9. UTILITIES SHOWN ARE APPROXIMATE AND DO NOT NECESSARILY REPRESENT ALL UTILITIES LOCATED ON OR ADJACENT TO THE AREA SURVEYED.THE CONTRACTOR SHALL FIELD VERIFY ALL UTILITY CONFLICTS. ALL DISCREPANCIES SHALL BE REPORTED TO THE ENGINEER.10. ALL EXISTING UTILITIES NOT INCORPORATED INTO THE FINAL DESIGN ARE TO BE REMOVED OR ABANDONED AS INDICATED ON THE PLANS.11. THE CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS (WITH TIES) FOR ALL UNDERGROUND UTILITIES. THOSE PLANS SHALL BE SUBMITTED TO THEOWNER AT THE COMPLETION OF THE PROJECT.12. THE CONTRACTOR SHALL REPAIR/RESTORE ALL DISTURBED AREAS (ON OR OFF THE SITE) AS A DIRECT OR INDIRECT RESULT OF THECONSTRUCTION.13. ALL GRASSED AREAS SHALL BE MAINTAINED UNTIL FULL VEGETATION IS ESTABLISHED.14. MAINTAIN ALL TREES OUTSIDE OF CONSTRUCTION LIMITS.15. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK NECESSARY FOR COMPLETE AND OPERABLE FACILITIES AND UTILITIES.16. IN ADDITION TO THE REQUIREMENTS SET IN THESE PLANS AND SPECIFICATIONS, THE CONTRACTOR SHALL COMPLETE THE WORK INACCORDANCE WITH ALL PERMIT CONDITIONS, LOCAL PUBLIC WORKS STANDARDS AND ALL CONSTRUCTION SAFETY REGULATIONS.17. ANY DEWATERING NECESSARY FOR THE COMPLETION OF THE SITEWORK SHALL BE CONSIDERED AS PART OF THE CONTRACT AND SHALL BE THECONTRACTOR'S RESPONSIBILITY.18. IF THERE ARE ANY CONFLICTS OR INCONSISTENCIES WITH THE PLANS OR SPECIFICATIONS, THE CONTRACTOR SHALL CONTACT THE ENGINEERFOR VERIFICATION BEFORE WORK CONTINUES ON THE ITEM(S) IN QUESTION.19. ALL SYSTEM COMPONENTS (TANKS, PIPES, JOINTS) SHALL BE WATERTIGHT.LEGENDPROPOSEDEXISTINGWITH CURBPROPERTY LINEBUILDING SETBACKSTREE LINESEWER MANHOLE (SMH)SEWER CLEANOUT (CO)CATCH BASIN (CB)TRANSFORMERMTC ORVALVE/CURBSTOPFIRE HYDRANT (HYD)END CAPUTILITY POLETELEPHONE MANHOLETELEPHONE PEDESTALLUMINAIREPAVED DRIVE OR ROADUNDERGROUND POWERGDWSAND SERVICESSEWER MAINSAND SERVICESWATER MAINSUNDERGROUNDTELEPHONENATURAL GASSTORM DRAINAGEPAVED DRIVE OR ROADTOPOGRAPHIC CONTOURSSITE Sheet TitleProject TitleUse of These Drawings1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.They are not intended as construction drawings unless notedas such.2. Only drawings specifically marked “For Construction” areintended to be used in conjunction with contractdocuments, specifications, owner/contractor agreementsand to be fully coordinated with other disciplines, includingbut not limited to, the Architect, if applicable. TheseDrawings shall not be used for construction layout. ContactTCE for any construction surveying services or to obtainelectronic data suitable for construction layout.3. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.4. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings and have met with allapplicable parties/disciplines to insure these plans areproperly coordinated with other aspects of the Project. TheOwner and Architect, are responsible for any buildingsshown, including an area measured a minimum five (5) feetaround any building.5. It is the User's responsibility to ensure this copy contains themost current revisions.Field Book:Project Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERSHalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTOverall Site PlanC2-0105/08/20141"=20'12-052RMPSMM0FeetGraphic Scale30 30 60 90 120NOTES:1. OWNER: LARKIN FAMILY PARTNERSHIP, LLCLARKIN REAL ESTATE410 SHELBURNE ROADBURLINGTON, VT 05401-5039 APPLICANT: HALVORSEN DEVELOPMENT1877 SOUTH FEDERAL HIGHWAY, SUITE 200BOCA RATON, FL 334322. ZONED:CI/IHO3. COVERAGE CALUCLATIONS: TOTAL PARCEL AREA 244,503 SFEXISTINGBUILDING 41,820 SF 17.1%PAVEMENT 107,810 SF 44.1%SIDEWALKS 15,954 SF 6.5%TOTAL IMPACTS165,584 SF67.7%FRONT YARD (WILLISTON RD.) 7,900 SFTOTAL IMPACT 7,035 SF 89.0%FRONT YARD (DORSET ST.) 26,870 SFTOTAL IMPACT 14,740 SF 54.9%PROPOSEDBUILDING 42,930 SF 17.6%PAVEMENT 100,255 SF 40.0%SIDEWALKS 20,934 SF 8.6%TOTAL IMPACTS164,119 SF67.2%FRONT YARD (WILLISTON RD.) 7,900 SFTOTAL IMPACT 7,718 SF 97.7%FRONT YARD (DORSET ST.) 26,870 SFTOTAL IMPACT 14,768 SF 55.0%FRONT YARD WAIVERREQUESTED4. PARKING REQUIRED: 89 ROOM HOTEL 89 SPACES8 EMPLOYEES 8 SPACES71 ROOM HOTEL 71 SPACES8 EMPLOYEES 8 SPACESRETAIL 43 SPACESRESTAURANT 27 SPACES 264 SPACES CURRENT EXISTING PARKING SD #12-33 267 SPACES (80 SPACES ON SITE) PROPOSED PARKING (THIS APPLICATION) 259 SPACES (72 SPACES ON SITE)5. PERIMETER PROPERTY LINE INFORMATION TAKEN FROM PLANENTITLED "BOUNDARY SURVEY-LARKIN TARRANT HOEHL PARTNERSHIP"BY KREBBS & LANSING CONSULTING ENGINEERS, INC. DATED JAN. 13,1998, REVISED FEB. 2, 1998.A PLAN ENTITLED "ALTA/ACSM LAND TITLE SURVEY FOR HALVORSENREAL ESTATE CORPORATION AND CHICAGO TITLE INSURANCECOMPANY SURVEY OF RESTAURANT GROUND LEASE" BY GREENERENGINEERING, P.C., DATED NOVEMBER 2012.6. EXISTING TOPOGRAPHIC AND UTILITIES INFORMATION FROM PLANENTITLED "UTILITY PLAN-HOWARD JOHNSON'S" BY KREBBS & LANSINGCONSULTING ENGINEERS, INC. DATED DEC. 22, 1997, REVISED 3/20/98.ADDITIONAL INFORMATION BASED ON FIELD OBSERVATIONSCONDUCTED BY TCE ON DECEMBER 6 , 2012.LOCATION MAPPROPOSED TRASH,RECYCLING &COMPOSTINGENCLOSURE ONCONCRETE PADAMENDEDGROUNDLEASE LINE50' BUILDINGSETBACKMALL ACCESS15' SETBACK 30'SETBACK50' BUILDINGSETBACKEXISTING DETENTION BASIN50' IHO 2 ZONE: INTERSTATE HIGHWAY OVERLAY 2 (IHO2)ZONE: COMMERCIAL 1N/FFINARD SEARSN/FSTATE OF VERMONTU.S. ROUTE 2SNOW STORAGEPROPOSED LEASE LINEEXISTINGPARKING4" D.I.DORSET STREETWILLISTON ROADEXISTING TREE(TYP.)CHAIN LINKFENCESTATE OF VERMONT INTERSTATE 89 RAMP F EXIT 14EORIGINAL GROUN D LE ASEEXISTING RETAININGWALLEXISTING SIDEWALK50' BUILDINGSETBACKZONE: INTERSTATE HIGHWAYOVERLAY 2 (IHO2)ZONE: COMMERCIAL 1RESTAURANT2200 SFRETAIL2464 SFEXISTING HOTEL 71 ROOMSPROPOSED TREE(TYPICAL)RETAIL1800 SFRETAIL4002 SFOUTDOORPATIOSEATINGPROPOSEDBIKE RACK 317Sheet TitleProject TitleUse of These Drawings1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.They are not intended as construction drawings unless notedas such.2. Only drawings specifically marked “For Construction” areintended to be used in conjunction with contractdocuments, specifications, owner/contractor agreementsand to be fully coordinated with other disciplines, includingbut not limited to, the Architect, if applicable. TheseDrawings shall not be used for construction layout. ContactTCE for any construction surveying services or to obtainelectronic data suitable for construction layout.3. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.4. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings and have met with allapplicable parties/disciplines to insure these plans areproperly coordinated with other aspects of the Project. TheOwner and Architect, are responsible for any buildingsshown, including an area measured a minimum five (5) feetaround any building.5. It is the User's responsibility to ensure this copy contains themost current revisions.Field Book:Project Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERSHalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTExisting ConditionsC1-016/14/20131" = 20'2012052-1RMPDAB0FeetGraphic Scale20 20 40 60 80SURVEY NOTES:1. THE PURPOSE OF THE EXISTING CONDITIONS PLAN(S) IS TO DEPICTPERTINENT EXISTING CONDITIONS.2. ALL EXISTING SITE INFORMATION IS BASED ON A PLAN TITLED"ALTA/ACSM LAND TITLE SURVEY FOR HALVORSEN REAL ESTATECORPORATION AND CHICAGO TITLE INSURANCE COMPANY,SURVEY OF RESTAURANT GROUND LEASE" PREPARED BY GRENIERENGINEERING, DATED NOVEMBER 2012. THE ABOVE MENTIONEDPLAN WAS PROVIDED ELECTRONICALLY AS WAS ADDITIONAL SITEINFORMATION FROM LLEWELLYN HOWLEY INCORPORATED. NOFIELD WORK WAS PERFORMED TO VERIFY THIS INFORMATION.3. UTILITIES SHOWN ARE APPROXIMATE AND DO NOT NECESSARILYREPRESENT ALL UTILITIES LOCATED ON OR ADJACENT TO THE AREASURVEYED. THE CONTRACTOR SHALL FIELD VERIFY ALL UTILITYCONFLICTS. ALL DISCREPANCIES SHALL BE REPORTED TO THEENGINEER.PROJECT INFORMATION:1. OWNER OF RECORD: Larkin Family Partnership410 Shelburne RoadBurlington, VT 054012. TAX PARCEL ID: (Building) 0570-00001(Land) 0570-00001L3. PHYSICAL ADDRESS One Dorset Street OF PROPERTY: South Burlington, VT 054034. PARCEL SIZE: PARCEL AREA = 244,503 SQ. FT.LEASE AREA = 53,910 SQ. FT.5. ZONING DISTRICT: Commercial District, Interstate Highway Overlay District, Traffic Overlay Zone 3APPLICANT:HALVORSEN DEVELOPMENT1877 SOUTH FEDERAL HIGHWAY, SUITE 200BOCA RATON, FL 33432PHONE: (561) 367-9200LOCATION MAPLEGENDEXISTINGWITH CURBBUILDING SETBACKSTREE LINESEWER MANHOLE (SMH)SEWER CLEANOUT (CO)CATCH BASIN (CB)TRANSFORMERMTC ORVALVE/CURBSTOPFIRE HYDRANT (HYD)END CAPUTILITY POLETELEPHONE MANHOLETELEPHONE PEDESTALLUMINAIREPAVED DRIVE OR ROADUNDERGROUND POWERTUPGDWSAND SERVICESSEWER MAINSAND SERVICESWATER MAINSUNDERGROUNDTELEPHONENATURAL GASSTORM DRAINAGEPAVED DRIVE OR ROADTOPOGRAPHIC CONTOURSSITENOTES:1. ADDITIONAL TOPOGRAPHIC SURVEY CONDUCTED BY TRUDELLCONSULTING ENGINEERS ON DEC. 6, 2012.2. LOCATED DIG SAFE UTILITIES (VT. GAS SYSTEM, FIBER OPTIC, WATER,UNDERGROUND POWER & TELEPHONE) ON SEPT. 12, 2013.