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HomeMy WebLinkAboutMinutes - Development Review Board - 10/21/2014 The South Burlington Development Review Board held a regular meeting on Tuesday, 21 October 2014, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT – T. Barritt, Chair; M. Behr, B. Miller, D. Parsons, J. Smith, J. Wilking ALSO PRESENT: R. Belair, Administrative Officer; P. Conner, Director of Planning & Zoning; S. Fahim, Design Review Board; L. Michaels, V. Hunt, S. Dopp, A. Gill, J. Hodson, S. Homsted, J. Henning, A. Krebs, D. Bell, B. Smith, J. Larkin, D. Hostmacher, R. Hillman, D. White, M. Bettenhauer, L. Murphy, D. Marshall 1. Additions, deletions, or changes in order of agenda items: No changes were made to the agenda. 2. Announcements: Mr. Barritt noted that he and Ms. Smith had participated in the walk at the end of Iby Street on Saturday. 3. Design Review Application #DR-14-10 of Matt Wamsganz for design approval to replace an existing stockade fence with a six foot high white vinyl fence, 31 San Remo Drive: Ms. Hunt said she and Mr. Wamsganz will be splitting the cost of the fence which runs between their properties. She showed a picture of the existing fence which is in bad shape. The plan will also extend the fence 20 feet. Ms. Hunt showed what the design of the new fence will look like and what it will enclose. It was suggested that the approval be for a 7 foot fence as there will be space under the fence and decorative caps on top. Ms. Hunt agreed to this. No issues were raised. Mr. Miller moved to close the hearing on #DR-14-10. Ms. Smith seconded. Motion passed unanimously. 4. Continued Design Review Application #DR-14-08 of Val Hunt for after-the-fact approval to eliminate the requirement that siding be installed on the new wall approved under design review approval #DR-13-03, 340 Dorset Street: Ms. Hunt showed a picture of a mock-up of what complete framing of the windows will look like. Mr. Barritt read comments from a Design Review Board member regarding the sign. Mr. Barritt noted this seems to be just what the applicant is proposing. Members were OK with it. Mr. Miller moved to close #DR-14-08. Mr. Parsons seconded. Motion passed unanimously. 5. Sketch Plan Application #SD-14-24 of O’Brien Farm Road, LLC, for a planned unit development to develop 24 acres with 245 dwelling units and 55,410 sq. ft. of commercial space in to buildings, 255 Kennedy Drive: Mr. Michaels provided an overview of the project. He showed the proposed extension of Eldridge Street. He also stressed that 4 O’Brien family members live on Old Farm Road and are committed to being good neighbors. The intent of the project is to provide a “community” in the hope that this housing will keep people from having to leave South Burlington. They are committed to build something affordable housing and are talking with Champlain Housing to see how this can be accomplished. Mr. Michaels then showed some potential parking areas and an area of trails that residents are now using. He said there will not be a “clear cut” look. They also have a floating easement with the city for a potential future park area. Mr. Michaels showed a stormwater feature and noted that it could have some benches and other amenities around it. Mr. Gill said they can dead-end Old Farm Road with a hammerhead. Mr. Conner noted that the Public Works Director has said to let the traffic study identify where the pressure points are. The applicant then showed the area of commercial buildings where there will be underground parking. Buildings would be 3 or 4 stories. They would hope to have 5 stories where the ground is the lowest. Mr. Michaels said they are looking at a potential type of hotel and would prefer 5 stories for that. Mr. Barritt asked if the project would involve any TDRs. Mr. Gill said it would not. Mr. Michaels said they would want to make the park available to non-residents of the development and to figure out a way to utilize the barn in that regard. He then showed another potential park area that could be connected with a trail. Mr. Barritt questioned whether one 1.5 acre park is sufficient. Mr. Michaels suggested another area for a small park. Mr. Michaels said that Tilley Drive will reduce a lot of pressure on Hinesburg Road. He showed how people will eventually be able to go via foot/bicycle all the way to the Whales Tales. Mr. Gill said they are looking for Master Plan approval for the commercial area. They can seek approvals for the single family and town homes individually. They could set landscape boundaries. He asked if the Board is open to a longer phasing plan. Mr. Belair said it is do-able. The sewer allocation may have a 10-year maximum for the allocation. In the past, the Board has given a 5-year approval. Mr. Barritt noted there are a lot of waivers being asked for. Mr. Gill said the parking waiver is below 25%, which is approvable. He added that the plan cries out for shared parking between the residential and commercial areas. Mr. Michaels showed one area that could become a parking deck in the future. Mr. Gill noted that the setback waivers are mostly for the front yard, which goes along with bringing the buildings closer to the road. Mr. Wilking felt this was one area where you can expand on height and still not block any views. He felt that waiver was appropriate. Mr. Wilking questioned why the road is narrower than it is further down. Mr. Homsted said the feedback is that at this point “narrower is better.” The road would be designed at 24 feet, except where there is parking on both sides. Mr. Michaels added that this helps to slow down traffic. Public Works has said this is OK. Mr. Conner said staff will work closely with Public Works on this. Members asked for a photo simulation from Old Farm Road in order to address the proposed height waivers. Mr. Behr asked for more information about the stormwater area. Mr. Homsted said that as they go into more detail, they will be able to decide on a possible fountain, paths, etc. Mr. Behr suggested a possible connection from the new city street. Mr. Henning, a resident of Old Farm Road, said he had no beef with the project but he was concerned with the danger for walkers and bicyclists. He noted the road is a “speedway” now. You also can’t get off Old Farm Road at rush hour unless you are turning right. He also noted that there appears to be no buffer between the proposed single family homes and existing homes. He suggested a possible fence, and asked the Board to “take care of the people who are already there.” Ms. Krebs, a resident of Lancaster, said she hears the word “community” but sees a line of houses with commerce at the end. There appears to be no room for local conveniences. She wanted to see a “village model.” Mr. Michaels said the city is investing in a City Center, and the aim is not to compete with that. Their goal is to develop something that meets the needs of existing and new residents. Another resident asked where people using the proposed park would be able to park their cars if they don’t live in the neighborhood. She was also concerned with people exiting onto Stonington Circle, which is a small street. Mr. Barritt said there will be a traffic study done as part of this process. A Treetop resident said the roads keep getting worse in the city. She felt they need to figure out if the roads can handle this development. Mr. Barritt noted receipt of a letter from the Weiners regarding traffic concerns and concerns with buffering. Another Treetop resident asked about the height waivers. Mr. Belair noted the regulations allow for 35 feet with a flat roof and 40 with a pitched roof. The Board can grant waivers if some criteria are met. Mr. Michaels said what they are asking for won’t affect views from Treetops. Mr. Barritt added that the Board is asking for elevation drawings to see if buildings would extend above the tree line. The applicant agreed to come back with a second Sketch Plan Review. Mr. Miller then moved to continue #SD-14-24 until 2 December 2014. Mr. Behr seconded. Motion passed unanimously. 6. Preliminary plat application #SD-14-25 of Halvorsen 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: 1) razing the 275 seat restaurant building, and 2) constructing an 11,242 sq. ft. retail building, 1 Dorset Street: Ms. Bell showed the site location and the specific property which is part of a PUD. She showed the lease line for this property, which they propose to straighten out. The current building is 9360 sq. ft. with 80 parking spaces in the front yard. Ms. Bell then showed the proposed plan of 1.2 acres to be developed. The existing restaurant will come down and a new building will be set up near the curb. It would be 9750 sq. ft. with a mezzanine. It is a corner lot, encumbered by the Interstate Highway Overlay District requiring a 50-foot setback around the property line. They are asking for relief from that setback to 17 feet on Dorset Street and 9 feet on Williston Road. Ms. Bell said they will be improving overall lot coverage from 68% to 65.8%. Front yard coverage would improve from 59% to 45.2% on Dorset Street. She stressed that to get parking to the rear and side of the building, they had to move the building forward. Ms. Bell noted that the current building uses over 8000 gpd of wastewater capacity. The proposed project will use on about 300 gpd. Regarding grading, Ms. Bell noted the parcel drains to Centennial Brook. They have worked with the state, city and Agency of Transportation regarding managing stormwater. They have a general agreement. She showed a grass swale and small catch basins. Regarding access, Ms. Bell said they are respecting the 55-foot width of the access to the hotel. They are asking to reduce the mountable curb height from 4 inches to 2 inches to address tractor trailer access to the site. Ms. Bell noted the Fire Department supports this request. The access serves three buildings. To address circulation, a vehicle can take an immediate right turn into the parking lot. They propose a “Do Not Block Entrance” sign to prevent backup onto Dorset Street. Mr. Barritt noted that Public Works feels traffic flow is not optimum. Mr. Behr felt the public would not respect the “Do Not Block Entrance” sign. Other members agreed. Mr. Barritt said he felt the applicant should have come back with a sketch plan, as this plan is completely different from what the Board saw as a sketch earlier. Ms. Bell said the only difference is the absence of one building. Mr. Conner encouraged the Board to look at the totality of the waivers as to what is being done creatively. He added that staff is OK with the setback waivers. Mr. Barritt then addressed the issue of there being only one entrance from the parking lot and no entrance on a public street. He cited the number of students who walk or bike down from UVM. Mr. Behr added the city wants to create a pedestrian connection to move people from a sidewalk into a building. He felt there is no benefit to having a building up to the street otherwise. He also noted there are many people who walk across from the Holiday Inn. Mr. Hostmacher, representing the prospective tenant, said this is a security issue. A second entrance would require two check-out locations. They also lose shelving space. He added that CVS doesn’t usually have 2 entrances. He suggested taking the entrance shown and sliding it to the corner. This would create an entrance from the parking lot and Dorset St. The Board then addressed the issue of parking lot width ratio. Mr. White said they feel this section of the ordinance does not apply. He read the regulation and noted they dispute the “building line” interpretation. He said they would have no parking in the lot that is at the “building line,” so, in their opinion, the standard doesn’t apply. Mr. Conner said the concern is with visibility of parking. He felt they could add more building along Dorset St. or reduce parking. Mr. White said that without conceding the point, there is an alternative if they have parking to the side of the building. Mr. Belair read from the regulations regarding the “average length of a building that fronts on 2 streets.” Mr. Murphy, representing the applicants, said there are 2 frontages here. If the purpose is to say you want to block 50% of the parking, they are blocking all the parking from Williston Road, and if you take the hotel into consideration, they are blocking an additional half of the parking from Dorset Street. He added that parking would be much less visible than it is now. Mr. White said that as staff reads this, they are getting no credit for blocking parking from Williston Road. He felt they fully meet the requirement. The Board felt they would like to speak with the City Attorney on this issue. Regarding landscaping, Ms. Bell said there are 2 options they would like to pursue for additional landscaping and some larger plants to make up for the deficit up to full value. Regarding lighting, Ms. Bell showed the pole fixture and 2 municipal goosenecks. She also showed the points on the sidewalk where staff feels they are over .3 and the average of .1. Ms. Bell said no one could ascertain where the light is coming from at this location because of the existing fixtures. She said their intent is to get adequate lighting at one corner of the building. Mr. Belair said there is no provision to waive the standard. Mr. Conner asked the DRB to reaffirm the location of the dumpster. Ms. Bell showed how it would be screened and the landscaping that would be near it. Mr. White asked the Board’s reaction to his building entrance idea. A majority felt it was “OK but not ideal.” Mr. Behr preferred a Williston Rd. entrance as this is the gateway to the city. Mr. Miller then moved to continue #SD-14-25 to 18 November 2014. Ms. Smith seconded. Motion passed unanimously. 7. Preliminary and Final Plat Application #SD-14-27 of South Village Communities, LLC, to amend a previously approved plan for a three phase, 334 unit planned unit development. The amendment consists of subdividing three duplex (#39, 39A & 40) into two triplex lots, 69,73, 83, 87, 95 & 101 south Jefferson Road: The applicant was comfortable with the draft decision. Mr. Miller moved to close #SD-14-27. Mr. Parsons seconded. Motion passed unanimously. 8. Continued Sketch Plan Application #SD-14-23 of Synergy Development, LLC, to subdivide a 3.62 acre parcel developed with a single family dwelling into four lots ranging in size from 0.5 acres to 1.7 acres, 1741 Spear Street: Mr. Belair advised that the applicant has asked to continue to 4 November 2014. Mr. Miller moved to continue #SD-13-23 until 4 November 2014. Mr. Parsons seconded. Motion passed unanimously. 9. Continued Miscellaneous application #MS-14-07 of Grandview Farm, Inc., for after-the-fact approval to place 3,800 cubic yards of fill on an undeveloped lot, 596 Meadowland Drive: Mr. Marshall said this is on lot 3 of the Meadowland Business Park. The fill is from a construction site. They have no issue with the findings of fact. Mr. Barritt reminded the applicant that the pre-existing grade will be the grade before the addition of the fill for all development purposes. Mr. Marshall said the fill will remain on the site and be used for possible grading if there is future development. It will be reseeded and planted until them. He had no issue with the designation of the pre-existing grade. Mr. Miller moved to close #MS-14-07. Ms. Smith seconded. Motion passed unanimously. 10. Minutes of 2 and 16 September and 7 October 2014: Mr. Miller moved to approve the Minutes of 2 and 16 September and 7 October 2014 as written. Mr. Boucher seconded. Motion passed unanimously. 11. Other Business: Mr. Conner noted the new format for agendas/minutes and agenda packets. In the future, all attachments will be placed with minutes, so that someone can search a topic all the way back. As there was no further business to come before the Board, the meeting was adjourned by common consent at 10:30 p.m. Clerk November 18, 2014, Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. DR-14-10 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD DESIGN REVIEW #DR-14-10 CHAMPLAIN OIL – 31 SAN REMO DRIVE FINDINGS OF FACT AND DECISION Matt Wamsganz, hereinafter the applicants, seeks design approval to replace an existing stockade fence with a six (6) foot high white vinyl fence, 31 San Remo Drive. The Development Review Board held a hearing on October 21, 2014 to consider this application. The applicant was represented by Val Hunt. Based on testimony provided at the public hearing, and the plans and supporting materials in the application file, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant requests design approval to replace an existing stockade fence with a six (6) foot high white vinyl fence, 31 San Remo Drive. 2. The owner of record of the subject property is Tony Cairns. 3. The application was received and deemed complete on September 12, 2014. 4. The subject property is located in City Center Design Review Overlay District 2. 5. The plans and photos submitted illustrate the existing building and proposed changes. Design Review In reviewing the application, the Board has considered the following: 11.02 Site Design for City Center Design Review District ……… C. Walls, fences or other screening features: Such elements, if used, shall be employed in a skillful manner and in harmony with the architectural context of the development. Such features should be used to enhance building appearance and to strengthen visual linkages between a building and its #DR-14-01 2 surroundings. The applicant proposes to replace the existing, 6’ high wooden stockade fence on the northeast perimeter of the property with new, 6’ white vinyl fence and also add 22 feet of the same as new fencing to the west side of the existing fence. The fence would be located 6”-8” off the ground. New white fencing would serve to update the property and strengthen visual linkages with some properties along Dorset Street. The 344 Dorset Street building to the north and the 340 Dorset Street building to the south both use white materials in their signage and building materials. The Board finds this criterion satisfied. DECISION Motion by ________________, seconded by ________________, to approve design review application #DR-14-10 of Matt Wamsganz 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 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. 4. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the new fence. 5. Any change to this design plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Tim Barritt– yea nay abstain not present Mark Behr – 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 John Wilking – 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 #DR-14-01 3 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. APPROXIMATE PROPERTY LINE Existing Champlain Oil Maintenance Building 1490 00031 SAN REMO DRIVEExisting 20' R.O.W. 340 Dorset Street Property 0570 00340 35 San Remo Drive Property 1490 00035 344 Dorset Street Property 0570 00344 PROPOSED WHITE VINYL FENCE TO REPLACE EXISTNG WOOD STOCKADE FENCE ADDITIONAL 24' OF NEW WHITE VINYL FENCE AT SOUTH END (NO EXISTING FENCE) 1" = 30'Sept. 26, 2014Scale:Date:Drawn by:MJW 1410 C1.0 CHAMPLAIN OIL COMPANY, INC. P.O. BOX 2126 SOUTH BURLINGTON, VT 05407 820-864-5380 www.champlainoil.com PROPOSED FENCE REPLACEMENT 31 San Remo Drive So. Burlington, Vermont 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 #4, October 21st meeting Application #DR-14-08, DATE: October 17, 2014 Val Hunt, hereafter referred to as the applicant, is requesting after-the-fact approval to eliminate the requirement that siding be installed on the new wall approved under design review approval #DR-13-03, 340 Dorset Street. In response to the discussion of the application at the Board’s October 7th meeting, the applicant has submitted several photos and a hand-drawn sketch showing the installation of new white trim around the sign itself and new Azak white trim along the windows where it intersects the bottom of the sign. The review criteria can be found in the October 7th DRB packet online. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_14_24_255KennedyDrive_O'BrienFamilyLtd_sketch_O ct_21_mtg DEPARTMENT OF PLANNING & ZONING Report preparation date: October 17, 2014 Application received: August 22, 2014 O’BRIEN FAMILY LIMITED PARTNERSHIP & O’BRIEN HOME FARM, LLC - 255 KENNEDY DRIVE SKETCH PLAN APPLICATION #SD-14-24 Agenda #5 Meeting date: October 21, 2014 Owners/Applicants O’Brien Family Limited Partnership & O’Brien Home Farm, LLC 1855 Williston Road South Burlington, VT 05403 Contact Andrew Gill, Project Coordinator (802) 658-5000 Project Engineer Krebs & Lansing Consulting Engineers, Inc. 164 Main Street Colchester, VT 05446 Property Information Tax Parcels 1260-0200 and 0970-00255 R-12 and C1-LR Zoning Districts ~50 acres total Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_24_255KennedyDrive_O'BrienFamilyLtd_sketch_Oct_21_mtg.doc PROJECT DESCRIPTION Sketch plan application #SD-14-24 of O’Brien Farm Road, LLC for a planned unit development to develop 24 acres with 245 dwelling units and 55,410 sq. ft. of commercial space in two (2) buildings, 255 Kennedy Drive. COMMENTS The staff notes herein reflect a review of the major topics for review and are, at this stage, intended to review the basic concept and site design, as well as to advise the applicant as to any potential problems and concerns relating to those major issues. For the purposes of a focused sketch plan discussion, staff has tried to narrow the discussions to the central issues that seem to present themselves at this early stage of the project: PUD, lot coverage, setbacks, building height, parking, wetland, access, parks and phasing. Additional items, including but not limited to the specific requirements for landscaping, traffic and other issues certainly warrant a full review and will be addressed in detail at a later stage. Administrative Officer Ray Belair, Planner Temporary Assignment Dan Albrecht and Director of Planning & Zoning Paul Conner, all herein after referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments with respect to these issues: OVERVIEW The applicant’s letter of August 18, 2014 provides the details of their proposal. In summary, the applicant is seeking approval for a PUD to construct: -245 dwelling units on ~24 acres in R-12 District via a mix of single-family homes (17 units), 16 two- family dwellings (32 units) and six (6) multi-family dwellings (196 units), and -55,410 SF of commercial space in two (2) buildings predominantly in the R-12 District with a small portion in the C1-LR District. The applicant proposes to move simultaneously through the Master Plan and some phases of preliminary plat review process for development Staff encourages the Board to review the proposal beginning at the broad scale and then looking into the more detailed requests therein. PUD The LDRs concerning PUDs state in part as follows: CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_24_255KennedyDrive_O'BrienFamilyLtd_sketch_Oct_21_mtg.doc 15.01 Purpose It is the purpose of the provisions for subdivision and Planned Unit Development (PUD) review to provide for relief from the strict dimensional standards for individual lots in these Regulations in order to encourage innovation in design and layout, efficient use of land, and the viability of infill development and re-development in the City’s Core Area, as defined in the Comprehensive Plan. It is the further purpose of this Article to coordinate site plan, conditional use and subdivision review into a unified process. The Development Review Board shall administer these regulations for the purpose of assuring orderly growth and coordinated development in the City of South Burlington and to assure the comfort, convenience, safety, health and welfare of its citizens. 15.02 Authority and Required Review A. Authority (1) Pursuant to Section 4413 through Section 4421 of 24 VSA Chapter 117, as amended, the Development Review Board shall have the authority to review and approve, approve with conditions or deny an application for subdivision of land pursuant to the standards in these Regulations. (2) In accordance with the provisions of Subsections (3) and (12) of Section 4407 of Title 24 VSA Chapter 117, the Development Review Board shall have the authority to review and approve, approve with modifications, or deny Planned Unit Developments and Planned Residential Developments (PUDs). (3) In conjunction with PUD review, the modification of these Land Development Regulations is permitted subject to the conditions and standards in this Article and other applicable provisions of these Regulations. (4) Notwithstanding section 15.02(A)(3), however, the following standards shall apply to all PUDs: (a) with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary, and, in no case shall the DRB permit the location of a structure not in compliance with Section 15.03(D). (b) In no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. (c) In no case shall the DRB permit the location of parking not in compliance with Section 14.06 (B) (2). (5) Pursuant to this Article, the South Burlington Development Review Board shall have the further authority to review and approve, approve with modifications, or deny a Master Plan reviewed in conjunction with a PUD. A Master Plan shall be a binding sub-part of a PUD approval and shall not be construed as a separate land development review procedure from the PUD procedures set forth in this Article. (6) The modification of the maximum residential density for a zoning district shall be permitted only as provided in the applicable district regulations and/or for the provision of affordable housing pursuant to Section 13.14 of these Regulations. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_24_255KennedyDrive_O'BrienFamilyLtd_sketch_Oct_21_mtg.doc Access and Circulation Access to the project area is proposed via three routes as follows:  from the south via a new city road “A” intersecting with Eldridge Street  from the north-west via the creation of a new city road “B” intersecting with Kennedy Drive.  from the north-east via a connection to Old Farm Road The Circulation within the development would be via these two new city roads. On page 9, section V. 3, the applicant acknowledges the potential for impacts on traffic from this project. The applicant indicates that as part of future applications, “a complete traffic study will be submitted for Board review(.) and (r)ecommendations of that study will be incorporated into the project.” Staff generally feels that the road network is in keeping with the intent of the regulations. Road layout for single family homes: staff recommends that the applicant work with the Director of Public Works to determine whether “hammer-head” turn arounds would be viable as an a less land- consumptive alternative. Staff recommends that the traffic study be undertaken relatively early in the process and that it include items such as: signal warrant analysis at the intersection of “Road B” with Kennedy Drive, analysis of whether Kennedy Drive has sufficient pavement width to accommodate a future turn lane, shorter-term designs for entry and exit at Road B, and needed changes at Eldridge Street, phasing of road completion, and anticipated demands from future phases of the project. Staff also recommends that the applicant and traffic study determine whether a full connection to Old Farm Road is warranted at this stage; the two other proposed connections may be sufficient to handle this phase of the development, while a completed connection to Old Farm Road may create additional challenges at the Old Farm Road / Kimball Ave connection. Staff will continue to work with the applicant to address these issues. Parks & Recreation The applicant proposes 2-3 areas of common open space.  A 1.4 acre park, (Lot 9) near the intersection of Eldridge Street and new City Road “A”,  A smaller 0.25 acre green space area to serve the sixteen single-family homes at the south end of the development.  Stormwater areas adjacent to wetland areas “E” and “F” Staff has had preliminary discussion with the applicant regarding these areas and discussed the following:  whether the 1.4 acre proposed park should be public or private, what it’s character should be, and who the likely users are (on site and off-site)  Opportunities to link this park to future phases of the development towards Old Farm Road and CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_24_255KennedyDrive_O'BrienFamilyLtd_sketch_Oct_21_mtg.doc possible Open Spaces in that area  How to increase availability of Open Spaces to residents and employees overall, including creative and interactive design of the stormwater areas, and enhancements to open spaces located on individual lots  Opportunities for the installation of walking paths to connect various parts of this phase of development to future phases and off-site paths  Overall sufficiency and character of open space Staff recommends that the applicant meet with the City’s Recreation & Leisure Arts Committee to discuss the proposed parks in greater detail. Wetland Encroachment & Stormwater The project proposes encroachment into two, Class III wetland areas (labeled F & G on the site plan). See page ten for details. The applicant asks to be allowed to development wetland area “F” to convert it from a drainage ditch to a more effective stormwater treatment practice. Three small wetland areas are also proposed to be encroached in the area of the single family home portion of the development. The applicant asks to be allowed to encroach in the buffer and the wetland itself in this area as well. The applicant argues that “(t)he loss of negligible functions and values of these designated areas will be offset by the installation of landscaping, stormwater treatment and other mitigation measures.” Staff recommends that the Board consider this request, and supports an encroachment that would result in an enhancement to the water conveyance and ecological functions of the area, especially where such encroachment could be designed as an attractive, natural-feeling, interactive space. Kennedy Drive Corridor The proposed project largely seeks to retain a treed corridor along Kennedy Drive, while allowing for the road connection, stormwater facilities, and buildings. Staff supports the retention of trees as much as possible. Project Phasing On page 3 of their letter, the applicant details its request for permit and/or master plan approvals to remain in place for up to eight (8) years. Parking relationship to the site Parking on the property appears to comply with the requirements for parking to be located to the side and rear of 3+ unit buildings. Regarding the north-eastern portion of the property where building lots may have frontage on both Road A and Old Farm Road, staff concurs with the applicant’s proposal to have the parking to the rear of buildings on Road A. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_24_255KennedyDrive_O'BrienFamilyLtd_sketch_Oct_21_mtg.doc REQUESTED WAIVERS The applicant has submitted a series of waiver requests for the Board to consider and provide feedback on. Lot Coverage Overall coverage limits, as noted in Appendix C, Uses and Dimensional Standards, of the LDRs, are as follows for the R-12 and C1-LR districts Land Use Lot #s Maximum site Coverage Proposed Single-family #10 - #25 40% 13.4% - 32.4% Two-family Lot #8 and some units in Lot #7 40% 25.7% for Lot #8 Multi-family (R12/C1-LR) Some triplexes in Lot #7 plus five apartment buildings in Lots #4, #5 and #6. 60% / 70% Lot #4 – 47.5% Lot #6 (R12 district) – 68.5% Non-residential (R12/C1-LR) Lot #5 and Lot #29 60% / 70% Lot #5- 50.6% Lot #29-t.b.d Note: Lot #7 includes 1 single housing unit The applicant’s letter provides details on the individual coverage for each lot for the development (see Lot Coverage Table starting on page 4 of Appendix A). One lot, Lot #6 in the R-12 District, which contains two (2) Multi-Family buildings has a lot coverage of 68.5% which exceeds the coverage limit of 60% for Multi-Family buildings. Citing 15.02 (A) (4) (b), the applicant notes that within a PUD the DRB may modify the maximum coverage for individual lots as long as total site coverage does not exceed the allowable limit for the zoning district. As noted on page 5 of the applicant’s letter, the proposed total site coverages are 37.20% for the R-12 District and 49.80% for the C1-LR District. Setback Waivers Page 7 of the applicant’s letter details the setback waivers requested for various lots. -Waivers of the 30 ft. front yard setback requirement are requested on twenty-one lots. 19 of those requests are for a 10 ft. setback while one is for a 14 ft. setback (lot#8) and the other (lot #7) is for a 5 ft. setback. -A waiver of the 30 ft. rear yard setback is also requested for lot #7. Staff notes that while the principles of a PUD and “street friendly development” may be referenced to obtain flexibility in setbacks, the applicant’s invocation -- “in conformance with the City’s form-based CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_24_255KennedyDrive_O'BrienFamilyLtd_sketch_Oct_21_mtg.doc code direction” -- is perhaps premature given that the project area is not located within the City’s initial preliminary City Center Form Based Code District, let alone have such regulations yet been adopted either in this District or City-wide. Height Waivers Page 7 and Appendix A, page 6 of the applicant’s letter details the height waivers requested for various buildings. - Four 39 ft. tall, multi-family buildings (#1, #4, #6 and #7) are proposed in the development on lots 4 and 6. Each would require a waiver of 4 ft. to the LDR’s 35 ft. limit for flat-roofed buildings. - Two, 61 ft. tall flat-roofed commercial buildings (#2 and #3) and one, 50 ft. tall commercial building (#5) are proposed on Lot 5. Setback waivers of 26 ft. and 15 ft. would be required to the LDR’s 35ft. limit for flat-roofed buildings. Pursuant to Section 3.07(D) (2) (b) the Board may grant a waiver to building heights in the R-12 and C1- LR Districts as follows: (b) For structures proposed to exceed the maximum height for structures specified in Table C-2 as part of a planned unit development or master plan, the Development Review Board may waive the requirements of this section as long as the general objectives of the applicable zoning district are met. A request for approval of a taller structure shall include the submittal of a plan(s) showing the elevations and architectural design of the structure, pre-construction grade, post-construction grade, and height of the structure. Such plan shall demonstrate that the proposed building will not detract from scenic views from adjacent public roadways and other public rights-of-way. The Board should ask the applicant to provide the plan(s) as noted above. The Board may also wish to require a photo-simulation and/or balloon test of the proposed buildings that would exceed the 35ft. limit and a Board site visit to determine whether or not they would “detract from scenic views from adjacent public roadways and other public rights-of-way.” As the project is located on a slope, the additional height requested may not have any significant detrimental effect on these views; a photo-simulation and/or balloon test will verify this. Parking Waivers Page eight of the applicant’s letter (and Appendix A-page 12) provides details on the proposed parking and requested waivers. Pursuant to 13.01 (N) (2), the Board may grant a waiver: (2) Waivers. Where the Development Review Board determines that a proposed land use or structure is adequately served by existing or proposed parking facilities, the Development Review Board may waive the off-street parking space requirements stipulated in Tables 13-1 through 13-6, by no more than twenty-five percent (25%).  A parking space waiver is requested for Lot 4 Based on 68 units, the required parking would be 2.25 spaces per unit if parking is assigned for a total of 153 spaces. If parking is not assigned, only 2 spaces per unit is required and the total required CITY OF SOUTH BURLINGTON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_24_255KennedyDrive_O'BrienFamilyLtd_sketch_Oct_21_mtg.doc would drop to 136 spaces. 116 offsite parking spaces are proposed therefore a waiver of either 37 spaces (24.18%) or 20 spaces (13.07%) would be needed. Please note the applicant’s request for a 25 space waiver incorrectly includes 12 proposed street spaces in the calculation.  A parking space waiver is requested for Building 5 on Lot 5. Based on 41 units, the required parking would be 2.25 spaces per unit if parking is assigned for a total of 92.25 spaces. If parking is not assigned, only 2 spaces per unit is required and the total required would drop to 82 spaces. 77 offsite parking spaces are proposed therefore a waiver of either 15.25 spaces (16.53%) or 5 spaces (5.42%) would be needed. Please note the applicant’s request for a 4.25 space waiver incorrectly includes 11 proposed street spaces in the calculation.  A waiver concerning 14.06(B) Relationship of Proposed Structures to the Site is sought to accommodate unscreened parking on corner lots See page 9 of the applicant’s letter for details. Staff is generally supportive of these waivers as there will be opportunities for sharing of parking, the project is located near to two transit routes, and the property is located in a dense, mixed use environment that will support pedestrian and bicycle access. RECOMMENDATION Staff recommends that the applicant work with Staff and the Development Review Board to address the issues herein. There are several items which must still be addressed as part of a more detailed, engineered preliminary plat application. Respectfully submitted, ________________________________ Ray Belair, Administrative Officer O’BRIEN HOME FARM | PHASE ONE PLAN SCALE: 1” = 100’ 08.19.2014 KENNEDY DRIVEPEDESTRIAN TRAILSOLD FARM ROADKIMBA L L A V E N U E O’BRIEN HOME FARM | SITE CONCEPT07.21.2014SCALE 1”=200’MIXED-USE OFFICE / APARTMENT / COMMERCIALLOW DENSITY RESIDENTIAL (SINGLE FAMILY)LOW DENSITY RESIDENTIAL(COTTAGES)MEDIUM DENISTY RESIDENTIAL(TOWN HOUSES)HIGH DENSITY RESIDENTIAL(APARTMENTS)MIXED USE (COMMERCIAL/OFFICE)OPEN SPACE PARKWOODED AREAS/TRAILS O’BRIEN HOME FARM | TYPICAL ROAD SECTION AT TOWNHOMES SCALE: 1/8” = 1’ 07.21 .2014 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, October 21st meeting Application #SD-14-25, Halvorsen DATE: October 17, 2014 Preliminary plat application #SD-14-25 of Halvorsen 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; 1) razing the 275 seat restaurant building, and 2) constructing 11,242 sq. ft. retail building, 1 Dorset Street. The staff comments for this preliminary plat application highlight the major issues to be discussed and resolved by the Board since the current proposal differs significantly from the sketch plan last reviewed by the Board. Staff will not ask the other departments to review these plans until the major issues have been resolved. 50' BUILDINGSETBACK U.S. ROUTE 24"6"UPUPUP314 311 312 312314 315 315314313313 EXISTING CONCRETE CURB ANDSIDEWALK4 D.I. 4"TELEPHONEPEDESTALDORSET STREETWILLISTON ROADEXISTINGELECTRICALEQUIPMENTEXISTING TREE(TYP.)GUARD RAILGAS METERSUTILITYPOLE (TYP.)DROPCURBGRAVELAPRONEXISTINGHOTEL SIGNBASEBRICK PLANTERCHAIN LINKFENCEEXISTING STREETGOOSENECKLIGHTING (TYP.)EXISTINGDOUBLELANTERNLIGHTING (TYP.)4"6"10"UP UP UP UPUPUPUPUPUPUP UPUPUPUPUPUPUPUPUPUTUTUTUTUTUTUT UTUTUTUTFOFOFOFOFOFOFO FOFOFOFOFOFOFOFOUTUTUTTTTTSSSWWWWWWW12" DISS S SUPUP FOTELEPHONEMHELEC. MHT 2"EXISTING ELECTRICALEQUIPMENTINTERST ATE 89 OFF R A MP EXISTING RETAINING WALLEXISTING SIDEWALKEXISTINGBOLLARD (TYP.)SMHr=315.3iIN=309.9iIN=310.7± (6" STEEL)iIN=309.8± (4" STEEL)iOUT=309.76"4" STEEL6" STEEL6"15" R C P i=308.4010"6"EXISTINGRESTAURANT275 SEATSG G G G G G G G G GGGGGGGGGGGG GGGGGGGGGGGW 12" DI12" AC50' BUILDINGSETBACKZONE: I NTE R S T AT E HI G H W A Y OVERL A Y 2 (I H O 2)ZONE: C O M M ER CI AL 13/4" STEEL314315314 G WW W W W W W WW W W W W 24" DI 24" DI 24" DI EXISTING HOTEL 71 ROOMSMTCAPPROXIMATE LOCATIONEXISTING 2" WATERSERVICECAP REMAINING SERVICEPREVIOUSLYAPPROVED HOTEL89 ROOMS#SD 12-33312 31 3 313 311 313 SMHr=315.5iIN=309.8 (4" STEEL)iOUT=310.4± (4" STEEL)iOUT=310.4± (6" STEEL)C.O.R=314.05i=307.60WWWWWWWDDDD12"12"CURRENT LEASE LINECBRIM=314.00i=310.40C.S.CONTROLPOINT # 1100ELEV.=315.80CONTROLPOINT # 1005ELEV.=314.64CONTROLPOINT # 1004ELEV.=312.06CONTROLPOINT # 1170ELEV.=312.67CBRIM=314.00i=310.5012-052HalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTExisting ConditionsC1-0108/22/141" = 20'14-091NPCSMMSheet 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.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. 9022ENVIRONMENTALSHANE M. MUL LENSTATE OF VERMONT PROFE S SIONALENGINEERLI CENSEDField Book:0FeetGraphic Scale2020406080SURVEY NOTES:1. 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 RUGGIANO ENGINEERING, INC. LIMITEDFIELD WORK WAS PERFORMED TO VERIFY THIS INFORMATION.2. 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.3. PERIMETER PROPERTY LINE INFORMATION TAKEN FROM PLANENTITLED "BOUNDARY SURVEY-LARKIN TARRANT HOEHLPARTNERSHIP" BY KREBBS & LANSING CONSULTING ENGINEERS,INC. DATED JAN. 13, 1998, REVISED FEB. 2, 1998.4. A PLAN ENTITLED "ALTA/ACSM LAND TITLE SURVEY FORHALVORSEN REAL ESTATE CORPORATION AND CHICAGO TITLEINSURANCE COMPANY SURVEY OF RESTAURANT GROUND LEASE"BY GREENER ENGINEERING, P.C., DATED NOVEMBER 2012.5. EXISTING TOPOGRAPHIC AND UTILITIES INFORMATION FROM PLANENTITLED "UTILITY PLAN-HOWARD JOHNSON'S" BY KREBBS &LANSING CONSULTING ENGINEERS, INC. DATED DEC. 22, 1997,REVISED 3/20/98.LOCATION MAPNTSSPEAR STREETDORSET STREETWILLISTON ROADEAST AVE ROUTE 2INTERSTATE 89BURLINGTONSOUTHBURLINGTONSITEEXIT 14NOTES: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, 2013.3. PROJECT IS SUBJECT TO EASEMENTS. REFER TO PLAN ENTITLED"ALTA/ACSM LAND TITLE SURVEY FOR HALVORSEN REAL ESTATECORPORATION" DATED NOVEMBER 2012 BY GRENIERENGINEERING, P.C. 12-052HalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTOverall Site PlanC2-0108/22/141" = 30'14-091RMP/NPCSMM0FeetGraphic Scale30306090120ZONING INFORMATION:1. ZONING: COMMERCIAL 1/INTERSTATE HIGHWAY OVERLAY 22. COVERAGE CALCULATIONS: TOTAL PARCEL AREA: 244,503 SF (5.61 AC.)LEASE AREA: 53,910 SF (1.24 AC.)EXISTINGBUILDING 41,820 SF 17.1%PAVEMENT 108,831 SF 44.3%SIDEWALKS 15,954 SF 6.5%TOTAL IMPACTS166,155 SF68.0%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 41,950 SF 17.1%PAVEMENT 105,836 SF 43.3%SIDEWALKS 13,328 SF 5.4%TOTAL IMPACTS161,114 SF65.8%FRONT YARD (WILLISTON RD.) 7,900 SFTOTAL IMPACT 3,417 SF 43.4%FRONT YARD (DORSET ST.) 26,870 SFTOTAL IMPACT 12,143 SF 45.2%FRONT YARD WAIVER REQUESTED FOR DORSET & WILLISTON ROAD3. PARKING REQUIRED: 89 ROOM HOTEL 89 SPACES8 EMPLOYEES 8 SPACES71 ROOM HOTEL 71 SPACES8 EMPLOYEES 8 SPACESRETAIL 57 SPACES 233 SPACES CURRENT EXISTING PARKING SD #12-33 267 SPACES (80 SPACES ON SITE) PROPOSED PARKING (THIS APPLICATION) 233 SPACES (57 SPACES ON SITE) .EXISTING HOTEL71 ROOMS50' BUILDINGSETBACKMALL ACCESS50' IHO 2U.S. ROUTE 2PROPOSED LEASE LINEDORSET STREETWILLISTON ROADINTERSTATE 89 OFF RAMPORIGINAL GROUN D LEASEZONE: INTERSTATE HIGHWAYOVERLAY 2 (IHO2)ZONE: COMMERCIAL 1PREVIOUSLY APPROVED HOTEL89 ROOMS#SD 12-331DAB09/29/14PROPOSED COMMERCIAL BUILDING9,750 S.F.1,492 S.F. MEZZANINE57 PARKING SPACESSheet 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.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. 9022ENVIRONMENTALSHANE M.MULLE NSTATE OF VERMONT PROFE SSIONAL ENGINEERLI CENSEDField Book:15°±TrueMagneticN/F TEKRAMPARTNERSN/FCHAMPLAINOIL COMPANYN/F GREERFAMILY LTDPARTNERSHIPN/F UNIVERSITYMALL, LLCSNOWSTORAGE22.5'17.3'9.5'Entrance & Building Dist. toProperty Line 12-052Sheet 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.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. 9022ENVIRONMENTALSHANE M.MULLE NSTATE OF VERMONT PROFE SSIONAL ENGINEERLI CENSEDField Book:HalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTSite PlanC2-0208/22/141" = 20'14-091RMP/NPCSMM0FeetGraphic Scale2020406080PREVIOUSLYAPPROVED HOTELNOTES:1. NO LARGE SNOW LOADING IS SHOWN ONSITE.MANAGEMENT COMPANY WILL BE REQUIRED TOREMOVE SNOW FROM SITE AFTER SIGNIFICANTSNOW EVENTS.2. INSTALL NEW TRANSFORMER AND CONDUITSUCH THAT ELECTRICAL SERVICE IS NOTINTERRUPTED.EXISTINGPROPOSEDEXISTINGMUTCD R10-730"24"EXISTING(RELOCATED)1DAB09/29/14Entrance & Signage 12-052Sheet 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.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. 9022ENVIRONMENTALSHANE M.MULLE NSTATE OF VERMONT PROFE SSIONAL ENGINEERLI CENSEDField Book:HalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTEPSC PlanC5-0108/22/141" = 20'14-091NPCSMM0FeetGraphic Scale2020406080Entrance1DAB09/29/14PREVIOUSLYAPPROVED HOTEL1. THIS PROJECT IS ELIGIBLE FOR THE CONSTRUCTION GENERAL PERMIT AS ALOW RISK PROJECT. AS SUCH, THE FEATURES SHOWN ARE FOR ILLUSTRATIVEPURPOSES, AND THE CONTRACTOR SHALL CONFORM TO THE MEANS ANDMETHODS OF ANR'S LOW RISK SITE HANDBOOK FOR EROSION PREVENTIONAND SEDIMENT CONTROL (2006).2. TOTAL AMOUNT OF EARTH DISTURBANCE AT ANY ONE TIME MAY NOT EXCEEDTWO (2) ACRES. ALL AREAS OF DISTURBANCE MUST HAVE TEMPORARY ORFINAL STABILIZATION WITHIN 21 DAYS OF THE INITIAL DISTURBANCE. AFTER THISTIME, ANY DISTURBANCE IN THE AREA MUST BE STABILIZED AT THE END OFEACH WORK DAY. THE FOLLOWING EXCEPTIONS APPLY:a.STABILIZATION IS NOT REQUIRED IF WORK IS TO CONTINUE IN THE AREAWITHIN THE NEXT 24 HOURS AND THERE IS NO PRECIPITATION FORECASTFOR THE NEXT 24 HOURS,b.STABILIZATION IS NOT REQUIRED IF THE WORK IS OCCURRING IN ASELF-CONTAINED EXCAVATION (I.E. NO OUTLET) WITH A DEPTH OF 2 FEETOR GREATER (E.G. HOUSE FOUNDATION EXCAVATION, UTILITYTRENCHES).3. IF THE PROJECT'S EARTH DISTURBANCE EXTENDS PAST OCTOBER 15 ORCOMMENCES BEFORE APRIL 15, WINTER SEASON EROSION CONTROLSTANDARDS AS SPECIFIED IN THE LOW RISK SITE HANDBOOK FOR EROSIONPREVENTION AND SEDIMENT CONTROL MUST BE FOLLOWED.4.PROJECT AREA DEFINED AS PROPERTY OF LEASE LINES AS APPLICABLE. USEEXISTING FENCING WHERE AVAILABLE AS LIMIT OF DISTURBANCE (LOD)BOUNDARY. PROVIDE BARRIER TAPE FOR REMAINDER OF LODDEMARCATION.NOTES: 12-052Sheet 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.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 ENGINEERSField Book:HalvorsenDevelopmentSouth Burlington, VTLandscaping PlanL1-011" = 20'14-091NPCSMM0FeetGraphic Scale2020406080PLANT LISTNOTES:1. PARKING AREA AND DRIVE 27,000 SFLANDSCAPE ISLANDS 2,700 SF (10%) - 10 % REQUIRED57 PARKING SPACES, INCLUDING 4 ACCESSIBLE PARKING SPACES - 3REQUIRED12 DECIDUOUS TREES WITHIN OR NEAR PERIMETER OF PARKING AREAS -11 REQUIRED2. ALL PLANTING AREAS SHALL BE EXCAVATED TO A DEPTH OF 3' OR DEPTHOF LARGEST ROOT BALL, WHICHEVER IS DEEPER.BACKFILL WITH BLEND OF CLEAN FILL AND ORGANIC MATERIAL ASAPPROVED BY LANDSCAPE ARCHITECT.NO COARSE GRAVEL OR PAVEMENT BASE MATERIAL SHALL BE USED ASBACKFILL IN PLANTING AREAS.LANDSCAPING NARRATIVE:THE CONCEPT FOR THE LANDSCAPING PLAN AROUND THE RECONSTRUCTEDBUILDING INCLUDES THE GENERATION OF A NUMBER LANDSCAPE ISLANDS ADJACENTTO THE BUILDING AND PARKING LOT WHERE LITTLE LANDSCAPING CURRENTLY EXISTS.PLANTS SPECIES ARE SELECTED TO PROVIDE BOTH A VISUAL BUFFER FOR THE PARKINGAREA, TO ADD TO THE VISUAL INTEREST OF THE SITE AND COMPLIMENT THE BUILDINGARCHITECTURE. THE PROPOSED PLANTS INCLUDE A MIX OF DECIDUOUS ANDEVERGREENS VEGETATION, INCLUDING DECIDUOUS SHADE TREES AND SHRUBS,EVERGREEN SHRUBS AND GROUNDCOVER, PERENNIAL PLANTS AND GRASSES. INADDITION TO THEIR SELECTION FOR VISUAL INTEREST, DIVERSITY AND SHADE, ONLYSALT TOLERANT PLANTS ARE BEING PROPOSED.THERE ARE A NUMBER OF TREES ADJACENT TO THE SITE, THAT ARE PRESENT ALONG THEHIGHWAY EXIT RAMP AND ALONG BOTH WILLISTON RD. AND DORSET ST., WHICHHAVE BEEN PLANTED AS PART OF RECENT ROAD IMPROVEMENTS. TREES BEINGPLACED AT THE PERIMETER OF THE PARKING AREA ARE INTENDED TO COMPLEMENTTHE EXISTING VEGETATION TO REMAIN. IN ADDITION, EMPHASIS HAS BEEN PLACEDON SCREENING BUILT ELEMENTS IN THE IHO OVERLAY DISTRICT FROM THE INTERSTATE.THE LANDSCAPING THAT IS OCCURRING AROUND THE EXISTING BUILDING WILL BEREMOVED WHEN THE BUILDING IS DEMOLISHED AND REPLACED WITH PLANTS SHOWNON THE LANDSCAPING PLAN, INSTALLED IN A COHESIVE MANNER WITH SIZES ANDQUANTITIES APPROPRIATE FOR THE SITE'S SCALE.08/22/14L-001LAST REVISED 03/15/20132013 TRUDELL CONSULTING ENGINEERSTREE PLANTING DETAIL4" SAUCER RIMBACKFILL WITH EXCAVATEDMATERIAL. IF SOIL ISPREDOMINATELYCLAY OR GRAVELINCORPORATEORGANIC MATERIAL ASDIRECTED AND APPROVEDBY LANDSCAPE ARCHITECTPLANT PIT WIDTH3X BALL DIA.NOTES:* STAKE ONLY IN EXTREMELY WINDY CONDITIONS AS APPROVED BY LANDSCAPE ARCHITECT * IF KNOWN, PLANT THIN BARKED TREES WITH THE SAME SUN ORIENTATION OR WRAP WITH WHITE POLYPROPYLENE WRAP * BURLAP: LOOSEN, CUT, & REMOVE NATURAL BURLAP FROM TOP 1/2 OF ROOT BALL. REMOVE SYNTHETIC BURLAP * WIRE BASKETS: CUT AWAY BOTTOM RINGS. PARTIALLY BACKFILL THEN REMOVE REMAINING WIRE. * PLANT TREE TO EXPOSE ROOT FLARE, MAIN ORDER ROOT, AND IN SAME ORIENTATION AS TREE WAS GROWN. DO NOT PLANT TOO DEEP * 3" LAYER SHREDDED BARK MULCH (TO BE APPROVED BY LANDSCAPE ARCHITECT) OVER PERMEABLE WEED FABRIC. DO NOT PLACE NEXT TO TREE TRUNK6" CLEARANCE2' DIA.MULCH RINGSLOPE GROUNDTO DRAINDIG TREE PIT ONLY ASDEEP AS ROOT BALLL-002LAST REVISED 03/15/20132013 TRUDELL CONSULTING ENGINEERSBALL AND BURLAP SHRUBFROM TOP 1/3 OF ROOT BALL*LOOSEN, CUT, & REMOVE BURLAPCONTINUOUS WHEN USED IN BEDS.WEED BARRIER FABRIC TO BE*SHREDDED BARK MULCH ANDGROWNWHICH SHRUB HAD PREVIOUSLY*PLANT SHRUB AT SAME DEPTH ATARCHITECT) OVER PERMEABLE WEED(TO BE APPROVED BY LANDSCAPE3" LAYER SHREDDED BARK MULCH3" SAUCER RIMFABRIC. DO NOT PLACE CLOSE TOMAIN STEM.PLANT PIT WIDTH 3XBALL DIA.NOTES:BACKFILL WITH EXCAVATEDMATERIAL. IF SOIL IS PREDOMINATELYCLAY OR GRAVEL INCORPORATEORGANIC MATERIAL AS DIRECTEDAND APPROVED BY LANDSCAPEARCHITECT1BJO09/29/14Add Plantings &Update Plant List xFOEXI STI NGSI DEWALKFFE=315.70* Z = LUMINAIRE MOUNTING HEIGHT A.F.G.*HUBBELL IS NOT RESPONSIBLE FOR THE PERFORMANCEOF LUMINAIRE MANUFACTURED BY OTHERSNOT TO SCALECORNICE DETAILFOR PRICING CONTACTNESCO40 Hudson RdCanton, MA 02021Tel: 781-828-9494Fax: 781-575-1398E-Mail: CVSplans@nescoweb.comPOLE SPEC FOR CIMARRON:SINGLE FIXTURESSS-XX-XX-X-A2-XXTWIN FIXTURE 180 DEGREE APARTSSS-XX-XX-X-C2-XX*****GREENVILLE, SC29607Graphic Scale01. THIS LIGHTING DESIGN IS BASED ON LIMITED INFORMATION SUPPLIED BY OTHERS TO HUBBELL LIGHTING. SITE DETAILS PROVIDED HEREON ARE REPRODUCED ONLY AS A VISUALIZATION AID. FIELD DEVIATIONS MAY SIGNIFICANTLY AFFECT PREDICTEDPERFORMANCE. PRIOR TO INSTALLATION, CRITICAL SITE INFORMATION (POLE LOCATIONS, ORIENTATION, MOUNTING HEIGHT, ETC.) SHOULD BE COORDINATED WITH THE CONTRACTOR AND/OR SPECIFIER RESPONSIBLE FOR THE PROJECT.2. LUMINAIRE DATA IS TESTED TO INDUSTRY STANDARDS UNDER LABORATORY CONDITIONS. OPERATING VOLTAGE AND NORMAL MANUFACTURING TOLERANCES OF LAMP, BALLAST, AND LUMINAIRE MAY AFFECT FIELD RESULTS.3. CONFORMANCE TO FACILITY CODE AND OTHER LOCAL REQUIREMENTS IS THE RESPONSIBILITY OF THE OWNER AND/OR THE OWNER'S REPRESENTATIVE.ADCNORTHPLANRREVISED FROM DRAWING NUMBER(S):DRAWING NO.SCALEDATEAP'VDDW'NTITLEANGLE(S)REFERENCEHUBBELLHubbell Lighting, Inc.701 MILLENNIUM BLVD180 02709/23/2014NOT A CONSTRUCTION DOCUMENT - FOR DESIGN PURPOSES ONLYX0,0Y40 20 40 801" = 40'CVS #10690SOUTH BURLINGTON, VT147124114716531CD23D90D904OC5OC67OCOC8OC9S210S411S61213S614S615S6S61617S618S6S61920S621S622S6S62324S60.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.4 0.6 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.4 0.6 0.8 0.9 0.7 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 0.7 0.9 1.2 1.1 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 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0.3 1.0 2.0 2.7 2.5 2.0 2.0 2.0 2.5 3.0 2.9 2.7 2.0 1.9 2.0 2.3 2.7 2.6 2.1 1.4 1.1 1.0 1.1 1.0 0.7 0.4 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.8 1.7 2.1 2.1 1.8 1.7 1.8 2.5 2.9 3.0 2.6 1.9 1.6 1.7 2.2 2.7 2.6 2.1 1.4 1.0 1.1 1.1 1.0 0.7 0.4 0.1 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.7 1.4 2.0 2.0 1.6 1.7 1.7 2.4 2.9 3.0 2.5 2.1 1.6 1.7 2.3 2.6 2.6 2.0 1.4 1.1 1.0 1.1 1.0 0.7 0.4 0.1 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.8 1.3 1.8 1.9 1.8 2.0 2.1 2.4 2.9 3.1 2.8 2.0 1.7 1.8 2.2 2.7 2.7 2.2 1.7 1.3 1.2 1.2 1.0 0.7 0.4 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.8 1.3 1.7 1.8 1.9 1.9 2.2 2.5 3.0 3.1 2.9 2.3 2.1 2.2 2.4 2.8 2.6 2.2 1.8 1.4 1.3 1.2 1.0 0.8 0.4 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.8 1.3 1.4 1.4 1.5 1.5 1.8 2.4 3.1 3.5 3.2 2.6 2.2 2.2 2.5 2.7 2.4 2.2 1.7 1.3 1.1 0.9 0.9 0.8 0.4 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 0.9 0.9 0.9 1.0 1.1 1.6 2.8 3.6 3.9 3.5 3.1 2.6 1.9 2.0 2.0 2.1 2.3 2.2 1.6 0.9 0.7 0.6 0.5 0.3 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.3 0.4 0.5 0.8 2.0 5.5 6.2 6.4 6.3 6.0 5.2 2.0 1.7 1.6 1.8 3.0 5.0 4.2 0.9 0.4 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.6 3.2 18.3 18.8 18.9 19.0 18.7 18.0 23.5 32.5 32.8 33.3 16.3 17.9 16.6 0.8 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.10.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 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ScheduleLuminaire Location SummaryLumNoLabelXYZOrientCalculation SummaryTilt1C45618428332.1030SymbolLabelQtyDescription2D65422028180LabelDescription03D9059122828900UnitsAvgMaxMinAvg/MinArrangementLum. WattsLum. Lumens4Max/MinCVS PARKING1.0 FC MINIMUMFcLMFLDDBFLLFD905162212.3628005OC59929210.59006OC60729210.5900C1CL1-60L-4K-4-BC (Hubbell Ltg)SINGLE140.396567OC6152920.9500.9501.00010.59008OC6230.9032926.40.82.958.0010.59009OC63129210.590010S2529.839D1CL1-60L-4K-5M (Hubbell Ltg)SINGLE140.8120380.9500.9501.0000.903D902CL1-90L-4K-5M (Hubbell Ltg)SINGLE207.8185220.9500.9501.0000.903OC5EVO 41/29 8AR 120SINGLE48.931080.9500.9501.0000.903S21ECVLXWET-2-120-4K-2780GROUPN.A.N.A.N.A.N.A.N.A.0.903S41ECVLXWET-4-120-4K-2780GROUPN.A.N.A.N.A.N.A.N.A.0.903S613ECVLXWET-6-120-4K-2780GROUPN.A.N.A.N.A.N.A.N.A.0.903295.11113.660011S4657.569295.09213.660012S6587.844295.09313.660013S6640.573295.09213.660014S6581.844295.09313.660015S6575.844295.09313.660016S6569.844295.09313.660017S6563.844295.09313.660018S6557.844295.09313.660019S6551.844295.09313.660020S6545.844295.09313.660021S6539.844295.09313.660022S6533.844295.09313.660023S6646.573295.09213.660024S6652.573295.09213.6600CVS PAR K I N G 1.0 FC M I N I M U M Illuminan c e ( F c ) Average = 2 . 3 6 Maximum = 6 . 4 Minimum = 0.8Avg/Min Ratio = 2.95Max/Min Ratio = 8.00 Civil Engineering Land Surveying Landscape Architecture Environmental Services 478 Blair Park Road Williston, VT 05495 802 879 6331 www.tcevt.com TRUDELL Landscape Architecture PRICE/ KEY SCIENTIFIC NAME COMMON NAME QUAN. SIZE PLANT* TOTAL TREES AF Acer x freemanii Autumn Blaze Maple 5 2 1/2"-3" $580.00 $2,900.00 'Autumn Blaze' GTI Gleditsia triacanthos Imperial Honeylocust 4 2 1/2"-3" $737.50 $2,950.00 'Imperial' MSAT Malus sargentii Tina Sargent Crabapple 1 2 1/2"-3" $580.00 $580.00 'Tina' NYS Nyssa sylvatica Black Tupelo 4 2 1/2"-3" $562.50 $2,250.00 SR Syringa reticulata Ivory Silk 4 2 1/2"-3" $687.50 $2,750.00 'Ivory Silk' Japanese Tree Lilac SHRUBS AM Aronia melanocarpa Autumn Magic Chokeberry 7 3 gal. $50.00 $350.00 'Autumn Magic' CAR Clethra alnifolia Red Summersweet 29 3 gal. $52.50 $1,522.50 'Ruby Spice' IGS Ilex glabra 'Densa'Inkberry 17 3 gal.$62.50 $1,062.50 IV Ilex verticillata Jim Dandy & Berry Nice 18 3 gal.$62.50 $1,125.00 'Jim Dandy & Berry Nice' Winterberry PF Potentilla fruiticosa Goldstar Cinquefoil 18 3 gal. $37.50 $675.00 'Goldstar' PMT Potentilla fruiticosa Mango Tango Potentilla 24 3 gal.$37.50 $900.00 'Mango Tango' PO Physocarpus opulifolius Red Leaf Ninebark 16 5 gal.$67.50 $1,080.00 'Diablo' RHA Rhus aromatica 'Gro-Low'Dwarf Fragrant Sumac 8 3 gal.$50.00 $400.00 SMP Syringa meyeri 'Palibin'Dwarf Korean Lilac 6 7 gal. $107.50 $645.00 TOTAL $19,190.00 PLANT LIST Halvorsen Development 2014091 Prepared by Trudell Consulting Engineers Ben Oxender 9/30/2014 12-052HalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTBuilding Line ExhibitC10-0209/24/20141" = 30'14-091RMP/NPCSMM0FeetGraphic Scale30 30 60 90 120ZONING INFORMATION:1. ZONING: COMMERCIAL 1/INTERSTATE HIGHWAY OVERLAY 22. COVERAGE CALCULATIONS: TOTAL PARCEL AREA: 244,503 SF (5.61 AC.)LEASE AREA: 53,910 SF (1.24 AC.)EXISTINGBUILDING 41,820 SF 17.1%PAVEMENT 108,831 SF 44.3%SIDEWALKS 15,954 SF 6.5%TOTAL IMPACTS166,155 SF68.0%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 41,950 SF 17.1%PAVEMENT 105,836 SF 43.3%SIDEWALKS 13,328 SF 5.4%TOTAL IMPACTS161,114 SF65.8%FRONT YARD (WILLISTON RD.) 7,900 SFTOTAL IMPACT 3,417 SF 43.4%FRONT YARD (DORSET ST.) 26,870 SFTOTAL IMPACT 12,143 SF 45.2%FRONT YARD WAIVER REQUESTED FOR DORSET & WILLISTON ROAD3. PARKING REQUIRED: 89 ROOM HOTEL 89 SPACES8 EMPLOYEES 8 SPACES71 ROOM HOTEL 71 SPACES8 EMPLOYEES 8 SPACESRETAIL 57 SPACES 233 SPACES CURRENT EXISTING PARKING SD #12-33 267 SPACES (80 SPACES ON SITE) PROPOSED PARKING (THIS APPLICATION) 233 SPACES (57 SPACES ON SITE) .EXISTING HOTEL71 ROOMS50' BUILDINGSETBACKMALL ACCESS50' IHO 2U.S. ROUTE 2PROPOSED LEASE LINEDORSET STREETWILLISTON ROADINTERSTATE 89 OFF RAMPORIGINAL GROUN D LEASEZONE: INTERSTATE HIGHWAYOVERLAY 2 (IHO2)ZONE: COMMERCIAL 1PREVIOUSLY APPROVED HOTEL89 ROOMS#SD 12-33Add Dimensions1DAB09/29/14PROPOSED COMMERCIAL BUILDING9,750 S.F.1,492 S.F. MEZZANINE57 PARKING SPACESSheet 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.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 ENGINEERSField Book:15°±TrueMagneticN/F TEKRAMPARTNERSN/FCHAMPLAINOIL COMPANYN/F GREERFAMILY LTDPARTNERSHIPN/F UNIVERSITYMALL, LLCSNOWSTORAGE17.3'17.3'9.5'BUILDING LINEBUILDING LINE CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim DEPARTMENT OF PLANNING & ZONING Report preparation date: October 17, 2014 Application received: September 5, 2014 1 DORSET STREET PRELIMINARY PLAT APPLICATION #SD-14-25 Agenda #6 Meeting Date: October 21, 2014 Owners Krislin 111, LLC Larkin Family Partnership P.O. Box 1278 410 Shelburne Road Plattsburg, NY 12901 S Burlington, VT 05403 Applicant Halvorsen Development 1877 South Federal Highway, Ste. 200 Boca Raton, FL 33432 Contact Debra Bell TCE 478 Blair Park Road Williston, VT 05495 Property Information Tax Parcel 0570-00001 5.6 acres Commercial 1/Res 12 Zoning District Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc PROJECT DESCRIPTION Preliminary plat application #SD-14-25 of Halvorsen 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; 1) razing the 275 seat restaurant building, and 2) constructing 11,242 sq. ft. retail building, 1 Dorset Street. COMMENTS Administrative Officer Ray Belair and Planner Temporary Assignment Dan Albrecht, referred to herein as Staff, have reviewed the plans submitted on September 5, 2014 and have the following comments. OVERALL The application before the Board differs substantially from the most recent sketch plan that the Board had reviewed with the applicant. Staff and the applicant discussed whether the applicant would like to return to sketch or proceed to preliminary plat, understanding that with substantial proposed changes, the applicant is proceeding at their own expense. The applicant agreed that they understood, and elected to proceed to this stage. The application before the Board now seeks to replace the existing former Friendly’s building with a single- building pharmacy located at the corner of Williston Road and Dorset Street. The most recent sketch plan discussed with the Board had included two smaller buildings, one along Williston Road to the corner of Dorset Street, and one along Dorset Street. Zoning District & Dimensional Requirements Table 1. Dimensional Requirements C1 Zoning District Required Proposed Existing  Min. Lot Size 40,000 SF 5.61 acres 5.61 acres  Max. Building Coverage 40% 17.1% 17.1%  Max. Overall Coverage 70% 65.8% 68% ♣ Min. Front Setback (Williston Road) 50 ft. 17 ft. ~100 ft. ♣ Min. Front Setback (Dorset Street) 50 ft. 9 ft. ~52 ft.  Min. Side Setback 10 ft. >10 ft. ~62 ft.  Min. Rear Setback 30 ft. >30 ft. >30 ft. ♣ Front yard coverage (Williston Road) 30% 43.4% 89.0% ♣ Front yard coverage (Dorset Street) 30% 45.2% 54.9% - zoning compliance ♣ -waiver requested The Board, as part of its review of the previous proposal, had found the current front yard coverage along Dorset Street to be 63.8% and found the proposed lowering of the front yard coverage to 45.2% to be acceptable in its progression towards the 30% maximum as only a portion of the site is being redeveloped. Similarly, staff notes that the existing front yard coverage along Williston Road is 89% and therefore the proposed coverage of 43.4% is a major improvement. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc The Board had also previously indicated at a setback waiver would be appropriate as buildings along Dorset Street have generally been supported to be closer to the street to promote pedestrian-friendly activity. The same is true for Williston Road. See notes below, however, concerning operable entrances. Staff notes that the front yard lot coverage figures may change depending on the discussion below concerning building / parking lot placement. 1. The Board should decide whether to grant the requested Front Setback waivers and the Front yard coverage waivers. SUBDIVISION CRITERIA Pursuant to Section 15.18 of the South Burlington Land Development Regulations, subdivisions shall comply with the following standards and conditions: Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. According to Section 15.13 of the South Burlington Land Development Regulations, the existing public water system shall be extended so as to provide the necessary quantity of water, at acceptable pressure. 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. Given that the final type of building, its size and type of use has not yet been confirmed it would be premature to ask the Public Works Department to review the application. It is anticipated, however, that this proposed conversion from a restaurant to a retail / pharmacy use would not likely require additional water or wastewater for the PUD. 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. The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. 1. Access Prior to approval of the construction of the Homewood Suites hotel the curb cut was 70 feet wide. In approving the plan for the hotel the Board approved a 55 ft. wide entrance. Access to the subject lot is proposed to remain as a 55 ft. foot wide, shared entry and exit drive from Dorset Street. This entry drive would be shared by the existing hotel, the hotel under construction and the proposed CVS. The entry and exit are separated by a 12 ft. wide curb reveal reduction. 2. Circulation & Traffic CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc Staff from Planning & Zoning and DPW feel that users of the CVS parking lot should be directed to exit the parking lot at its SW corner rather than be allowed to exit at its SE corner which would have the potential to create collisions with vehicles entering the property. Also at issue is the potential for back-ups on Dorset Street if property entry is blocked. While staff supports the use of signage and pavement markings to guide drivers, staff encourages the applicants to design the curbs to provide actual physical hardscape to influence circulation patterns, while at the same time allowing for truck & fire access. Staff does note that the change from a restaurant use to a retail use would not likely be an increase in p.m. peak hour trips. 2. The Board should discuss the proposed circulation patterns on the property and whether additional measures should be undertaken by the applicant. 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. There are no wetlands or unique natural features on the site. 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. Staff considers the proposed project to be compatible with the planned development patterns of the C1- R12 Zoning District. Staff supports the varied architecture and the presence of the building along Williston Road. See the notes below, however, concerning operable entrances. 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. This is among the densest and most urban areas in the City. Large areas of open space would be uncommon and unfitting. Still, there is a large swath of open land along the property’s boundary with the Interstate. No development is permitted in this overlay district. As noted for previous applications concerning this property, the applicant is also proposing to keep green space along its southern boundary which is shared with the University Mall. 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. Given that the final type of building, its size and type of use has not yet been confirmed it would be premature to ask the Fire Chief to review the application. The fire chief has preliminarily examined the proposal with the applicant, however, and given oral guidance. 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. The Board has already discussed the issues, proposals, and possibilities for shared access with abutting CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc properties. Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. Previous plans and discussions of the property showed a need for a pedestrian connection to the mall property to the south. A connection is shown along the eastern edge of the parking area. The Board found this acceptable. Given that the final type of building, its size and type of use has not yet been confirmed it would be premature to ask the Public Works Department to review the application. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). Staff considers the proposed use of this property to be in conformance with the South Burlington Comprehensive Plan. 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: Relationship of Proposed Structures to the Site (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. Applicant has shown pedestrian connections between buildings and from the sidewalks to the building. No operable entry is proposed along either sidewalk, however. Staff strongly recommends the application be modified to include an operable entrance along one of these streets. As an example, staff points to the recently-constructed CVS in Williston which has fully operable doors (both entry & exit) on the both parking lot and street sides of the building. 3. The Board should discuss whether to require a second operable entrance. Parking requirements total 233 spaces and are calculated as follows: -For the 71 room hotel with eight (8) employees, 79 spaces are required and are on site. -For the 89-unit extended stay hotel with sixteen (16) employees 97 spaces are required and are on site. -For the proposed 11,242 SF retail store, 57 spaces are required and are proposed. Four (4) parking spaces are marked as handicapped-accessible. The total proposed parking spaces are 233 which match the amount required. Note that the Board previously approved a 267 space parking plan in a prior proposal which included a restaurant instead of a pharmacy. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc Though the applicant has not requested a waiver from the parking requirements, staff would support such a waiver if the site layout were to be adjusted. Staff’s experience with similar uses indicates that a lower number of parking spaces per 1,000 feet would not result in a parking crunch. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. (i) The parking area is necessary to meet minimum requirements of the Americans with Disabilities Act; (ii) The parking area will serve a single or two-family home; (iii) The lot has unique site conditions such as a utility easement or unstable soils that allow for parking, but not a building, to be located adjacent to the public street; (iv) The lot contains one or more existing buildings that are to be re-used and parking needs cannot be accommodated to the rear and sides of the existing building(s); or, (v) The principal use of the lot is for public recreation. (c) Where more than one building exists or is proposed on a lot, the total width of all parking areas located to the side of building(s) at the building line shall not exceed one half of the width of all building(s) located at the building line. Parking approved pursuant to 14.06(B)(2)(b) shall be exempt from this subsection. (d) For through lots, parking shall be located to the side of the building(s) or to the front of the building adjacent to the public street with the lowest average daily volume of traffic. Where a lot abuts an Interstate or its interchanges, parking shall be located to the side of the building(s) or to the front adjacent to the Interstate. Parking areas adjacent to the Interstate shall be screened with sufficient landscaping to screen the parking from view of the Interstate. Staff notes that the basic intent of the above section is to regulate and limit the amount of space dedicated to parking between buildings along a street. The applicant makes the argument that this proposal meets the above requirements in a letter to staff dated October 1, 2014 (included in packet). Staff does not believe that the proposed parking lot width / building width ratio meets criterion 2(c) above despite applicant’s arguments to the contrary. CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc Staff believes that the standards should be interpreted as follows: Step 1: Measure the combined width of the buildings along the street. The LDRs include a definition for building width. Staff feels that a reasonable interpretation of the this definition (see below) for a corner lot would be to take either a building’s width along the street in question, or to provide an average of the two sections of building along the two streets. For the purposes of this review, staff has used the more generous calculation of the average of the two sections of building. Building width: the average length of a building measured along the side most closely parallel to its adjacent public street(s). Step 2: Measure the combined width of:  the parking lot located south of the proposed retail building and north of the Homewood Suites hotel and,  the full parking lot located to the south of the Homewood Suites hotel. Step 3: determine whether the ratio of building width to parking lot width meets the standards contained in the regulation. Using this method, staff’s calculations are as follows: Building width: 155 ft. (Homewood Suites) + 102.5 ft. [75 ft. + 130 ft. / 2] (retail building) = 257.5 ft. total Parking lot areas: 120 ft. (south of retail building) + 60 ft. (south of Homewood suites) = 180 ft. Ratio: The width of parking lot areas is greater than half the width of buildings and therefore the requirement is not met. Criterion (d) above also requires that there be sufficient landscaping to “screen the parking from view of the interstate”. Staff is unable to ascertain whether this requirement is being met. 4. The Board should discuss with the applicant compliance with parking areas being in compliance with this criterion and whether there is adequate landscaping to screen the parking from the interstate. 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. The height of the proposed building is two stories with the top floor consisting of a small mezzanine and 28 ft. high which is below the limit of 35 ft. for this zoning district. 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. CITY OF SOUTH BURLINGTON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc 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. 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. The Board has already discussed the issues, proposals, and possibilities for shared access with abutting properties. 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). The plans show proposed dumpsters or other waste facilities, adequately screened. Landscaping Pursuant to Section 13.06(A) of the Land Development Regulations, landscaping and screening shall be required for all uses subject to site plan and PUD review. Section 13.06(B) of the Land Development Regulations requires parking facilities to be curbed and landscaped with appropriate trees, shrubs, and other plants including ground covers. Pursuant to Section 13.06(B) (4) of the Land Development Regulations, snow storage areas must be shown on the plans. The plans show adequate snow storage areas for the subject property. Landscaping budget requirements are to be determined pursuant to Section 13.06(G) (2) of the SBLDR. The landscape plan and landscape budget shall be prepared by a landscape architect or professional landscape designer. The applicant submitted a landscaping plan and itemized budget. Based on $1,779,020 in building costs, the plans shall include a minimum of $25,490 in new trees and shrubs. The applicant is proposing a landscape value of $19,910 and has asked for a 22% waiver in required costs arguing that the parcel lot area and the available open space preclude them meeting the requirement in full. The LDRs do not make any provision for a waiver from the minimum landscaping requirement. They only allow for the granting of a credit for existing trees or for site improvements other than tree planting as long as the objectives of this section are not reduced. CITY OF SOUTH BURLINGTON 9 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc Staff notes that there are several options available to the applicant to meet the landscaping budget requirement. First, the applicant could plant more shrubs along the northern and eastern side of the building itself. Second, as this part of a PUD, the applicant could provide more plantings on the hotel portions of the property. A third option would be to add landscaping to further screen the parking from the interstate off-ramp, as required, but may also exist depending on the stormwater swale design. 5. The Board should discuss whether to require the additional landscaping required or grant a credit. The proposed parking areas contain more than twenty (20) parking spaces, and therefore should be landscaped in accordance with Section 13.06(B) of the Land Development Regulations. The site plan shows proposed landscaping on the interior of the proposed parking area. 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. The applicant has submitted details on luminaries. The criterion for the average direct glare at ground level is met at 2.36 foot candles (Fc). Staff cannot access the project’s compliance with the indirect glare average illumination of 01. Fc as this data is not provided. Staff notes that indirect glare at ground level shall not exceed 0.3 Fc maximum, and 0.1 Fc average. The maximum standard is exceeded at several points just outside of the southeast edge of the parcel boundary just north of the proposed entrance drive and no information has been submitted regarding the average indirect glare. 6. The Board should discuss with the applicant how the lighting plan should be revised to provide additional detail on the average indirect glare at ground level and how to adjust the lighting to not exceed 0.3 Fc outside of the property line. INTERSTATE HIGHWAY OVERLAY DISTRICT A new dumpster enclosure is proposed within the Interstate Highway Overlay District (IHO). This type of use is not contemplated within this district in the regulations. As part of the previous sketch plan review, the Board felt that given the context of the proposed development with innovate features such as buildings along the streets, operable entrances, and hidden parking areas, and that the existing encroachment in the IHO District would be reduced with the project, that this new dumpster enclosure would be acceptable if the landscaping requirement discussed above was being met. 7. The Board should review this interpretation in the context of the present application. Other The boundary of the property as shown on the site plan does not match the property boundary as shown on the survey plat. The site plan should be revised to reflect the correct location of the property CITY OF SOUTH BURLINGTON 10 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_25_5DorsetStreet_Halvorsen_CVS_prelim.doc boundary. RECOMMENDATION Staff recommends that the Development Review Board discuss the issues identified above and pose any questions of the applicant or other potentially interested parties before closing the hearing. Respectfully submitted, _______________________________ Ray Belair, Administrative Officer Copy to: Debra Bell, TCE #SD-14-27 1 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SOUTH VILLAGE COMMUNITIES, LLC – 1840 SPEAR STREET PRELIMINARY & FINAL PLAT APPLICATION #SD-14-27 FINDINGS OF FACT AND DECISION South Village Communities, LLC, hereinafter referred to as the applicant, seeks to amend a previously approved plan for a three (3) phase, 334 unit planned unit development. The amendment consists of subdividing three (3) duplex lots (#39, 39A, & 40) into two (2) triplex lots, 69, 73, 83, 87, 95, & 101 South Jefferson Road. The Development Review Board held a public hearing on October 21, 2014. Robin Jeffers represented the applicant. Based on testimony provided at the above mentioned public hearing 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 The applicant seeks preliminary and final plat approval to amend a previously approved plan for a three phase, 334 unit planned unit development. The amendment consists of subdividing three (3) duplex lots (#39, 39A, & 40) into two (2) triplex lots, 69, 73, 83, 87, 95, & 101 South Jefferson Road. 1. The owner of record of the subject property is South Village Communities, LLC. 2. The subject property is located in the Southeast Quadrant (SEQ) Zoning District. 3. The cover sheet of the plan set submitted is entitled “Spear Street and Allen Road, South Burlington, VT”, prepared by Civil Engineering Associates, Inc., dated June, 2013, and last revised 11/14/13. 4. The applicant is seeking a reversion of the following element of a previously approved proposal, #SD-13-37: Resubdivide lots #39 and #40 into three lots (creating new lot 39A); and then Shorten lots #39, #39A, and #40 by approx. 2’ to 113.5’; That Findings and Decision noted, in part: Dimensional Standards: Minimum lot sizes for single family homes remain consistent with prior approvals for this project, and are all above the minimum approved lot size of 3600 sq ft. The applicant has proposed that lots #39 and #40, previously approved for triplexes, become three lots, each with a duplex. Although there is no change in the development density based on #SD-14-27 2 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc number of dwelling units, this does require a waiver of the minimum lot size for each lot. The new plan shows lot #39 at 0.20 acre; lot #39A at 0.19 acre; and lot #40 at 0.21 acre. The Master Plan approval is silent on the issue of minimum lot sizes for duplex lots. The Board has the authority under the PUD provisions of the bylaw to issue a waiver on these lot sizes if it deems them consistent with the standards. As precedent, several other lots were previously approved as multi-unit dwellings on lots smaller than the 0.55 acre/dwelling lot size base requirement in the LDRs: lots #31 and #32 are each only 0.23 acre in size, lot #46 is only 0.26 acre, and lot #45, a triplex, is only 0.30 acre. Based on this, the Board finds that granting these lot size waivers for duplex lots #39, #39A, and #40 acceptable and consistent with applicable standards and prior approvals for this project. Based on this, the Board finds that granting the subdivision of three (3) duplex lots (#39, 39A, & 40) into two (2) triplex lots, 69, 73, 83, 87, 95, & 101 South Jefferson Road is acceptable and consistent with applicable standards and prior approvals for this project. The Board also finds that as the number of units are not changing, a Master Plan amendment is not required. Site Plan Standards Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) 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. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. (c) 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. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. (e) 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. (f) 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. There are no changes to the above criteria in relation to this application. #SD-14-27 3 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (a) 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. (b) 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. (c) 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). (d) Landscaping and Screening Requirements There are no changes to the above criteria in relation to this application. SUBDIVISION CRITERIA Pursuant to Section 15.18 of the South Burlington Land Development Regulations, subdivisions 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. (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. (A)(3) The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. (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. (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. (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. #SD-14-27 4 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc (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. (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. (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. (A)(10) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board finds that the proposed amendment meets the above criteria. 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 Southeast Quadrant Zoning District. 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. The Table of Uses and Dimensional Standards (Appendix C) also specifies the maximum building height for the SEQ Sub-Districts, applicable at the time of zoning permit issuance. Section 3.07(C) Maximum height related to projects with Master Plan approval, also applies. 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. (2) Building lots, streets and other structures shall be located in a manner consistent with the Regulating Plan for the applicable subdistrict allowing carefully planned development at the average densities provided in this bylaw. The Board finds that the proposed amendment meets the above criteria. #SD-14-27 5 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc 9.07 Regulating Plans A. Description and Regulatory Effect. The regulatory text of this Article is supplemented with illustrations, officially known as the Regulating Plan, illustrating the dimensional and design concepts. The Regulating Plan contains basic land planning and neighborhood design criteria that are intended to foster attractive and walkable neighborhood development patterns. Design criteria and guidelines set forth below are intended to address basic neighborhood design relationships related to scale, connectivity, and overall orientation that promote pedestrian friendly development as follows in Section 9.07(C). The Regulating Plan is an illustrative guide; it does not have the same force of regulation as does the text in this bylaw. However, the Development Review Board will refer to both the Regulating Plan and the text of this section in its project reviews B. General Provisions (1) The Regulating Plan shall apply to new development within the SEQNRT, SEQ-NR, SEQ-VR and SEQ-VC sub-districts. (2) All residential lots created on or after the effective date of this bylaw in any SEQ sub-district shall conform to a standard minimum lot width to depth ratio of one to two (1:2), with ratios of 1:2.5 to 1:5 recommended. C. Street, Block and Lot Patterns (1) Overall Criteria: Development criteria within the Street, Block and Lot Pattern section are intended to provide pedestrian-scaled development patterns and an interconnected system of streets that allow direct and efficient walking and bicycling trips, and decrease circuitous vehicular trips. (2) Street Design: The intention of street design criteria is to provide a system of attractive, pedestrian- oriented streets that encourage slower speeds, maximize connections between and within neighborhoods, and contribute to neighborhood livability. (3) Building Design: The intention of the building design guidelines is to ensure that new housing and commercial development reinforce a pedestrian-friendly environment, while allowing creativity in design. (3) A plan for the proposed open spaces and/or natural areas and their ongoing management shall be established by the applicant. (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. (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. 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 #SD-14-27 6 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc agricultural use (on any soil group) such as but not limited to community-supported agriculture. Provisions that enhance overall neighborhood and natural resource values rather than preservation of specific soil types are strongly encouraged. 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. (1) Sufficient water supply and wastewater disposal capacity shall be available to 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) 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 of adjacent roads and sufficient to create connectivity for 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. The Board finds that the proposed amendment meets the above standards and do not constitute a change where applicable. #SD-14-27 7 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc 9.09 SEQ-VR Sub-District; Specific Standards The SEQ-NR 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 500 linear feet. If longer block lengths are unavoidable blocks 500 feet or longer must include mid-block public sidewalk or recreation path connections. (2) Interconnection of Streets. Average spacing between intersections shall be 300 to 500 feet. Dead end streets (e.g. cul-de-sacs) are discouraged. Dead end streets may not exceed 200 feet in length. 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). (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) Lots shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended. 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. 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. 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) Street trees are required along all streets in a planting strip a minimum of five feet wide. Street trees shall be large, deciduous shade trees with species satisfactory to the City Arborist. Street trees to be planted must have a minimum caliper size of 2.5 to 3 inches DBH, and shall be planted no greater than thirty feet (30’) on center. (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). #SD-14-27 8 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc (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. The Board finds that the proposed amendment meets the above standards and do not constitute a change where applicable. 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). A minimum of thirty five percent (35%) of translucent widows and surfaces should be oriented to the south. (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. (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. Buildings should be set back twenty-five feet (25’) from the back of sidewalk. Porches, stoops, and balconies may project up to eight feet (8’) into the front setbacks. (4) Placement of Garages and Parking. See Section 9.08(C)(4) and Figure 9-7. The front building line of the garage must be set behind the front building line of the house by a minimum of eight feet. Rear Alleys are encouraged for small lot single-family houses, duplexes, and townhouses. (5) Mix of Housing Styles. A mix of housing types is encouraged within neighborhoods and developments. Housing types should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of identical housing types. The Board finds that the above residential design standards do not apply as the project had a prior approval and the proposed modification are minor in nature and are consistent with the original Master Plan and preliminary/final plat approvals. DECISION Motion by _______________, seconded by _________________, to approve Preliminary and Final Plat Application #SD-14-27 of South Village Communities, LLC, subject to the following conditions: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plat submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. #SD-14-27 9 SD_14_27_69_et_al_SouthJeffersonRoad_South Village Communities_LLC_ffd.doc 3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 5. 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 Director of Planning and Zoning. 6. All mylars shall be recorded prior to any zoning permit issuance. Tim Barritt– yea nay abstain not present Mark Behr – 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 John Wilking – 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: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRECP 5 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality). ECADorset StreetSpear Stre e tAllen RoadNowlandFarm RoadU.V.M.FarmsCOMMUNITIES, LLC.SOUTH VILLAGETHISPLATDEPICTSTHEPROPOSEDSUBDIVISIONOFAPORTIONOFTHESUBJECTPROPERTYBASEDUPONOURSURVEYOFTHEENTIREPROPERTY.REFERENCESHALLBEMADETOOURPLATTITLED:“DOWNING-CALKINSREVOCABLETRUST-SOUTHVILLAGE-PLATOFSURVEY”,DATEDMARCH23,2005,RECORDEDINTHESOUTHBURLINGTONLANDRECORDS.TOTHEBESTOFMYKNOWLEDGE&BELIEFTHISPLATPROPERLYDEPICTSAPROPOSEDSUBDIVISIONOFLANDSURVEYEDUNDERMYDIRECTSUPERVISION.EXISTINGBOUNDARIESSHOWNAREBASEDUPONOURANALYSISOFRECORD&PHYSICALEVIDENCERECOVEREDANDAREINSUBSTANTIALCONFORMANCEWITHTHERECORD.THISPLATISINSUBSTANTIALCOMPLIANCEWITH27VSA1403.THISSTATEMENTVALIDONLYWHENACCOMPANIEDBYMYORIGINALSIGNATURE & SEAL (ABOVE).___________________________________________TIMOTHY R. COWAN VT LS 597SOUTH VILLAGESOUTH BURLINGTONSHELBURNELEGENDSITESEE SHEET S1.3AFOR LOTS 11, 11A & 11BSOUTH BURLINGTON, VTALLEN ROADSPEAR STREET &P:\AutoCADD Projects\2001\01243\1-ACAD LATEST DRAWINGS\01243-PHASE-I-Plat 2-25-14.dwg, 2/27/2014 2:27:39 PM, tcowan     Subject:  Synergy Development 1741 Spear Street        Ray,    I’d like to go ahead and continue to the next hearing, since I don’t think we’ll have a new site plan ready  by this Friday.  I can drop off a $50 check to your office.      Thank you.  Jenn    Jennifer A. Desautels, P.E. Project Engineer e. jenn.desautels@tcevt.com p. 802.879.6331 x109 c. 802.370.4270 Civil Engineering Land Surveying Landscape Architecture Environmental Services 478 Blair Park Road, Williston, Vermont 05495 www.tcevt.com