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Minutes - Development Review Board - 02/17/2015
The South Burlington Development Review Board held a regular meeting on Tuesday, 17 February 2015, in the Conference Room of the South Burlington Police Station, 19 Gregory Drive. MEMBERS PRESENT: T. Barritt, Chair; B. Miller, J. Smith, D. Parsons, J. Wilking ALSO PRESENT: R. Belair, Administrative Officer; P. Gibbs, S. Vock, D. Shenk, D. Marshall, P. Boisvert, J. Greene, P. Simon, E. Farrell, A. Parker, C. Carpentier, L Barker, T. McKenzie, D. Bell, D. Fenstermacher, R. Dean, J. Owens, M. DeCrescente, J. Menden, D. Hillman, T. burke, B. smith, B. Hillman, J. Hodgsen, B. Rabinowitz 1. Additions, deletions or changes in order of agenda items: No changes were made to the agenda. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: There were no announcements. 4. Continued conditional use application #CU-14-11 of Brad Rabinowitz to amend a previously approved plan to expand a single family footprint. The amendment consists of: 1) revising the landscaping plan, 2) raising the elevation of the top of wall at the edge of the patio, and 3) revising the driveway layout, 17 Twin Brook Court: Mr. Rabinowitz said they changed everything outside of the permeable permit to comply with shoreland regulations. No issues were raised by the Board. Mr. Miller moved to close #CU-14-11. Ms. Smith seconded. Motion passed unanimously. 5. Site plan application #SP-15-02 of Corporation of the Presiding Bishop of The Church of Latter-day Saints to amend a previously approved plan for a 275 seat place of worship. The amendment consists of: 1) constructing stormwater management improvements, and 2) revising the landscaping plan due to the stormwater improvements, 400 Swift Street: Mr. Gibbs said this is a 2.5 acre site. In order to meet state requirements, they have to make the proposed improvements. There is a dry swale on either side of the driveway. Stormwater from the parking lot will go through the swales to be discharged into the system. They are taking down some trees which will be replaced. As part of the plan, they are upgrading the dumpster enclosure and adding one handicapped parking space. The plan has been reviewed by the Stormwater Superintendent. No issues were raised. Mr. Miller moved to close #SP-15-02. Mr. Wilking seconded. Motion passed unanimously. 6. Final Plat Application #SD-15-01 and #DR-14-05 of Blackbay Ventures VIII, LLC, for a planned unit development to: 1) remove an existing single family dwelling, 2) construct four 3-unit multi-family dwellings, and 3) establish boundary line with adjoining property, 135 Hinesburg Road: Mr. Shenk reviewed the changes since the last hearing including: both 6-foot and 7-foot wide porches (the porch closest to Hinesburg Rd. is 7 feet); adding gutters, enclosing the rear steps, adding an Arborvitae hedgerow on the Iby Street side (the hedge is on the applicant’s property but on the other side of the fence). Neighbors are in favor of this, reducing the lighting plan from 10-foot to 8-foot poles, providing a 20-foot recreation easement along Hinesburg Road. They have also responded to some Public Works comments. With the encouragement of staff, they are using 5 feet of city land for the project. The city won’t use it, and the aim was to have the applicant use it to improve Market Street. After the DRB has approved the plan, it will go to the City Council for their process. Ms. Parker asked about plantings near the fence. Mr. Shenk said it will be hedge that is green all year. Mr. Carpentier liked the design changes and the back porches. He was concerned with where deliveries will take place (as vehicles might block Market St.) and where visitors will park. The applicant said there is room on the street for parking and no regulation against it. Mr. Barker asked where snow will be placed. The applicant said there is a designated area for snow storage which he indicated. Mr. Barker was also concerned with snow melting and water getting into their basement. Mr. Vock said all flow is away from Iby Street. Mr. Barritt added there is every indication that the water on the applicant’s property will be taken care of. Mr. Miller then moved to close #SD-15-01 and #DR-14-05. Mr. Parsons seconded. Motion passed unanimously. 7. Final Plat Application #SD-15-02 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, 2) constructing 11,242 sq. ft. retail building, and 3) constructing a 10’x 55’ detached accessory structure, 1 Dorset Street: Ms. Bell noted the Fire Chief wants the island to be flush so they can drive fire trucks over it. She showed members details of how this will be accomplished. Ms. Bell then noted changes made to elevations on the Interstate site of the building. The applicant noted that because this is the pharmacy side of the building, they can’t have windows for security reasons. They have therefore varied the kinds of brick to make it more aesthetically pleasing. Ms. Bell added that there will also be landscaping to break up that side of the building with plantings. Ms. Bell said they worked with staff regarding the secondary structure. They created more visual interest with arches and a gable. Mr. Barritt felt it was an improvement. Mr. Parsons asked about landscaping in front of this structure. Ms. Bell said it will be 4-6 feet high and send out shoots to create a thicket. She showed what a driver would see from the road. Mr. Wilking objected to the regulation which results in the need for the second building. He felt landscaping could have been just as effective. Mr. Barritt asked about a sign on the building to direct drivers to the signalized intersection. Mr. Belair said such a sign would not be subject to the Sign Ordinance. Ms. Smith felt there should be more green space at the Dorset St. /Williston Rd. corner and that you should be able to see around the corner as this is the gateway to the city. Ms. Bell said they had to push the building up so parking could be in the rear. The building is 40 feet off the pavement at the corner. No other issues were raised. Mr. Miller moved to close #SD-15-02. Ms. Smith seconded. Motion passed unanimously. 8. Site Plan Application #SP-15-03 of University of Vermont Medical Center to amend a previously approved plan for an 8,664 sq. ft. medical office building. The amendment consists of expanding the facility by 5,5334 sq. ft. in two phases of 5,065 sq. ft. in phase 1 and 469 sq. ft. in phase 2, 35 Joy Drive: Mr. Simon identified the building as a dialysis center. The proposed expansion will be used as a facility to train patients to do their dialysis at home. This reduces hospital stays, reduces infection and provides independence. They have met with staff for a technical review and also met with the abutter (Catholic Diocese). A low chain link fence is recommended between the properties because of cut-through traffic and the drop from one property to the next. The applicant is proposing a retaining wall along the back with the fence. Mr. Simon said trip ends will actually be reduced as people will be doing their treatments at home. There is more parking required than needed. The applicant proposes not to do all of it but to designate an area where parking could be added if needed. The applicant noted that with regard to stipulation #7, the configuration proposed is the same as the existing configuration and the Fire Chief has no problem getting through the parking lot now. Members agreed to change the stipulation to read: The applicant shall provide the Administrative Office with confirmation from the fire Chief that the fire truck access is acceptable. Mr. Greene then reviewed the lighting including location of poles and 2 new lights on the retaining wall. Existing lights will be switched out to match the new LEDs. No other issues were raised. Mr. Miller moved to close #SP-15-03. Mr. Wilking seconded. Motion passed unanimously. 9. Continued preliminary & final plat application #SD-14-41 of SBRC Properties, LLC, to subdivide an undeveloped lot of 39.7 acres into four lots ranging in size from 3.0 acres to 29.1 acres, 284 Meadowland Drive: Mr. Marshall said there will be parking on one side of the street only. This will be signed. Mr. Barritt asked about street lights. Mr. Marshall said there will be a light at the intersection but none in the business park. In the draft decision, #3A, the Department of Public Works was added as well as the Fire Department. No other issues were raised. Mr. Miller moved to close #SD-14-41. Mr. Parsons seconded. Motion passed unanimously. 10. Continued Preliminary and Final Plat Application k#SD-14-42 of Adam Hergenrother for BlackRock Construction for a planned unit development to construct two general office buildings of 18,500 sq. ft. and 12,000 sq. ft., 284 Meadowland Drive: Mr. Marshall said they changed the orientation slightly since sketch plan review in order to screen parking from the road. There is also stormwater infrastructure between the building and the road. Building one will be built in Phase I, building 2 later on. They are building more parking than required for Phase 1. Staff is suggesting more advanced design to mitigate the impervious area in case building 2 doesn’t get built. Mr. Marshall explained how that would integrate with the stormwater system for best management. The City Arborist has asked for a continuous planting strip along the bio-swale. Members were OK with parking and mitigation. Members had no issue with the 5.5 foot height waiver. Mr. Marshall reviewed the 2 rec paths and crossing of Randall Street to another rec path. Mr. Belair said they will need to see on the plan what will be built in Phase 1 and what is for Phase 2. Members asked to continue the hearing to get details of the bio-swale and phasing. Mr. Miller moved to continue #SD-14-42 until 3 March 2015. Ms. Smith seconded. Motion passed unanimously. 11. Continued sketch plan application #SD-14-43 of F&M Development Co, LLC, to amend a previously approved planned unit development consisting of: 1) 425 residential units in eight buildings, 2) a 91-unit congregate housing facility, and 3) a 4,430 sq. ft. expansion of an indoor recreation facility. The amendment consists of 1) resubdividing lots #1 and #10 to reduce the size of lot #10 and increase the size of lot #1, 2) removal of a four foot fence on lot #10, 3) after the fact reduction in the size of the community gardens on lot #1, and 4) revising the landscaping on lot #10, 25 Bacon Street: Mr. Farrell noted that Mr. Kochman is OK with the removal of the berm and the fence. Mr. Farrell also noted they get a lot of requests for an off-leash (attended) dog area but few requests for garden space. There will still be a small garden space for those who want to use it. No issues were raised. Mr. Miller moved to close #SD-14-43. Mr. Wilking seconded. Motion passed unanimously. 12. Minutes of 3 February 2015: Mr. Miller moved to approve the Minutes of 3 February 2015 as written. Mr. Parsons seconded. Motion passed unanimously. 13. Other Business: There was no other business. As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:35 p.m. , Clerk ____________________________, Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. CU-14-11 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING BRAD RABINOWITZ – 17 TWIN BROOK COURT CONDITIONAL USE APPLICATION #CU-14-11 FINDINGS OF FACT AND DECISION Conditional use application #CU-14-11 of Brad Rabinowitz to amend a previously approved plan to expand a single family footprint. The amendment consists of: 1) revising the landscaping plan, 2) raising the elevation of the top of wall at the edge of the patio, and 3) revising the driveway layout, 17 Twin Brook Court. The Development Review Board held a public hearing on January 6, 2015 and February 17, 2015. The applicant represented himself. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant, Brad Rabinowitz, seeks conditional use approval to amend a previously approved plan to expand a single family footprint. The amendment consists of: 1) revising the landscaping plan, 2) raising the elevation of the top of wall at the edge of the patio, and 3) revising the driveway layout, 17 Twin Brook Court. 2. The owner of record of the subject property is RR Charlebois, Inc. 3. The subject property is located in the Lakeshore Neighborhood Zoning District. 4. The application was received on December 4, 2014. 5. The plans submitted consist of a two (2) page set of plans, page one (1) entitled, “Twin Brook Cottage South Burlington, Vermont”, prepared by Brad Rabinowitz Architect., dated 11/7/13, and last revised on 02/12/15. PROJECT DESCRIPTION Applicant Brad Rabinowitz, seeks conditional use approval to amend a previously approved plan to expand a single family footprint. The amendment consists of: 1) revising the landscaping plan, 2) raising the elevation of the top of wall at the edge of the patio, and 3) revising the driveway layout, 17 Twin Brook Court. The original plan (#CU-13-06) was approved on January 8, 2014. CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING CU_14_11_17 Twin Brook Court_Brad Rabinowitz_amendment_ffd.doc Table 1. Dimensional Requirements LN Zoning District Required Originally Approved Proposed Min. Lot Size 12,000 SF 23,422 SF No change Max. Building Coverage 20 % 8.8 % No change Max. Overall Coverage 40 % 20.37 % 27.0% Min. Front Setback 20 ft. 36 ft No change Min. Side Setback 10 ft. >10 ft. No change Min. Rear Setback 30 ft. >30 ft. No change √ Zoning Compliance Section 12.01(D) Pre-Existing Structures along Lake Champlain and within Queen City Park Section 12.01(D) of the SBLDR includes all lands within one hundred fifty feet horizontal distance of the high water elevation of Lake Champlain. The expansion and reconstruction of pre-existing structures on these lands may be approved by the DRB as a conditional use provided the requirements of the underlying zoning district and the following standards are met: a) The structure to be expanded or reconstructed was originally constructed on or before April 24, 2000. No change to previously approved structure. b) The expanded or reconstructed structure does not extend any closer, measured in terms of horizontal distance, to the applicable high water elevation or stream centerline than the closest point of the existing structure. No change to previously approved structure. c) The total building footprint area of the expanded or reconstructed structure shall not be more than fifty percent larger than the footprint of the structure lawfully existing on April 24, 2000. No change to previously approved structure. d) An erosion control plan for construction is submitted by a licensed engineer detailing controls that will be put in place during construction or expansion to protect the associated surface water. The applicant’s previously approved erosion control plan is still in effect. The Board finds that this criterion is satisfied. e) A landscaping plan showing plans to preserve maintain and supplement existing trees and ground cover vegetation is submitted and the DRB finds that the overall plan will provide a visual and vegetative buffer for the lake and/or stream. The applicant proposed a variety of changes to the landscaping plan previously approved in #SD- 13-06. These changes are outlined in the applicant’s letter dated November 13, 2014 and detailed in CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING CU_14_11_17 Twin Brook Court_Brad Rabinowitz_amendment_ffd.doc the plan submitted. In summary, these changes include substitutions of some of the American Elder with Winterberry, the addition of Cinnamon fern, the substitution of some Virginia Rose with low bush blueberries and last the removal of dead and dying trees and the addition of new trees. After consultation with staff of the Lakes and Ponds Program of the Vermont Agency of Natural Resources the applicant also submitted updated plans via email on February 12, 2015 which included the use of pervious pavers for portions of the driveway and parking area. This changed the overall lot coverage slightly from 25.27% to 27.0%. The Board notes and appreciates the applicant’s consultation with State officials. The Board finds these changes acceptable and that this criterion is satisfied. CONDITIONAL USE CRITERIA Pursuant to Section 12.01(D) of the South Burlington Land Development Regulations () Pre-existing structures along Lake Champlain and within Queen City Park), the proposed structure shall be reviewed as a conditional use and shall meet the following standards of Section 14.10(E): 14.10(E) General Review Standards. The Development Review Board shall review the proposed conditional use for compliance with all applicable standards as contained in these regulations. The proposed conditional use shall not result in an undue adverse effect on any of the following: (1) The capacity of existing or planned community facilities. This project will have no adverse effect upon community facilities. This criterion is satisfied. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. The Board finds the proposed project consistent with the stated purpose of the Lakeshore Neighborhood District, which is “to encourage residential use at densities and setbacks that are compatible with the existing character of the lake shore neighborhoods located in the vicinity of Bartlett Bay Road and Homes Road.” This criterion is satisfied. (3) Traffic on roads and highways in the vicinity. This project will have no adverse effect on traffic on roads and highways in the vicinity. This criterion is satisfied. (4) Bylaws and ordinances then in effect. The project is consistent with current bylaws and ordinances in effect. This criterion is satisfied. (5) Utilization of renewable energy resources. This project will not affect renewable energy resources. This criterion is satisfied. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING CU_14_11_17 Twin Brook Court_Brad Rabinowitz_amendment_ffd.doc Section 12.01 (C) (2) General Stream and Surface Water Protection Standards (4) New uses and encroachments within stream buffers. The encroachment of new land development activities into the City’s stream buffers is discouraged. The DRB may authorize the following as conditional uses within stream buffers, subject to the standards and conditions enumerated for each use. The DRB may grant approvals pursuant to this section as part of PUD review without a separate conditional use review. (a) Agriculture, horticulture and forestry including the keeping of livestock, provided that any building or structure appurtenant to such uses is located outside the stream buffer. (b) Clearing of vegetation and filling or excavating of earth materials, only to the extent directly necessitated for the construction or safe operation of a permitted or conditional use on the same property and where the DRB finds that: i. There is no practicable alternative to the clearing, filling or excavating within the stream buffer; and ii. The purposes of this Section will be protected through erosion controls, plantings, protection of existing vegetation, and/or other measures. (c) Encroachments necessary to rectify a natural catastrophe for the protection of the public health, safety and welfare. (d) Encroachments necessary for providing for or improving public facilities. (e) Public recreation paths, located at least ten (10) feet from the edge of channel of the surface water. (f) Stormwater treatment facilities meeting the Vermont Agency of Natural Resources stormwater treatment standards, and routine maintenance thereof, including necessary clearing of vegetation and dredging. Evidence of a complete application to the VANR for coverage under the applicable permitting requirements shall be required to meet this criterion for encroachment into a stream buffer. (g) Roadways or access drives for purposes of crossing a stream buffer area to gain access to land on the opposite side of the buffer, or for purposes of providing safe access to an approved use, in cases where there is no feasible alternative for providing safe access and the roadway or access drive is located at least ten (10) feet from the edge of channel of the surface water. (h) Utility lines, including power, telephone, cable, sewer and water, to the extent necessary to cross or encroach into the stream buffer where there is no feasible alternative for providing or extending utility services. (i) Outdoor recreation, provided any building or structure (including parking and driveways) appurtenant to such use is located outside the stream buffer. (j) Research and educational activities provided any building or structure (including parking and driveways) appurtenant to such use is located outside the stream buffer. (k) Hydro-electric power generation The applicant’s previously approved erosion control measures, designed by a licensed professional engineer, includes vegetated rip-rap and additional re-vegetation of a slope within the stream buffer. The Board finds that the proposed changes and substitutions in plantings, the removal of dead and dying trees, the replacement with new trees and the use of pervious pavers meets the requirement of subsection (b) above. This criterion is satisfied. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING CU_14_11_17 Twin Brook Court_Brad Rabinowitz_amendment_ffd.doc DECISION Motion by _______________, seconded by ___________, to approve conditional use application #CU- 14-11 of Brad Rabinowitz, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the 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. Any change to the approved 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 Brian Breslend – 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– x – 0. Signed this ____ day of __________________ 2015, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. (10) VA(10) VA(1) AR(1) CC(4) IV(4) SC(25) OCD(20) TOBCCAB(9) AP(9) J(8) IV(6) SC105.5'2(1) TREETO BE REMOVED(4-5) DEAD TREESTO BE REMOVEDPLANT SCHEDULE FOR TWIN BROOK COTTAGEBOTANICAL / COMMON NAMEQTY / SIZE AT PLANTINGTREESAR Acer rubrum / Red Maple 1 / 2 ½-3” cal.CC Carpinus caroliniana / American Hornbeam 1 / 2-2 ½” cal.TO Thuja occidentalis 'Emerald Green' / Arborvitae 20 / 4-5' hgt.SHRUBSIV Ilex verticillata 'Berry Heavy' / Female Winterberry 10 / 3-4' hgt.IV Ilex verticillata 'Jim Dandy' / Male Pollinator Winterberry 2 / 2-3' hgt.SC Sambucus canadensis / American Elderberry 10 / 5gVA Vaccinium angustifolium / Lowbush Blueberry 20 / 1gGROUNDCOVERAP Andromeda polifolia 'Breton Blue' / Bog Rosemary 9 / 3gJ Juniperus horizontalis / Groundcover Juniper 9 / 2gOC Osmunda cinnamomea / Cinnamon Fern 25HARDSCAPE NOTESA. PATIO AND RAMPDry laid bluestone pavers over 12” of drainagestone foundation.B. STONE SEAT WALLDry laid local stone wall, 18” high for seating atpatio.C. BOULDER RIP-RAP BANKBank stabilization and erosion control with localboulders interspersed throughout bank.Fill plant pockets with native lowbush blueberry.D. STEPPING STONE PATHLocal field stone path through drifts of fern.T.O. SEAT WALL107.0'T.O. RIP-RAP WALL/PATIO105.5'103.0'TYPE IV RIP RAP SLOPEDRAINAGE FABRICUNDER COMPACTEDSTONE FILLDRY-LAID STONESEAT WALLDRY-LAIDSTONE PATIOEXISTINGBEACHLOW BUSH BLUEBERRY PLANTED IN SOILPOCKETS OF RIP RAPL1.1Planting Plan1"=10'-0"ABC11.13.14DATE:REVISIONS:SCALE:DRAWN BY:SHEETPROJECT NAMESHEET TITLETwin Brook CottageTwin Brook Court South Burlington, Vermont© OWNERSHIP AND COPYRIGHT STATEMENT OF CYNTHIA KNAUF LANDSCAPE DESIGN, INC. This schematic design and construction bid set are exclusively owned by Cynthia Knauf Landscape Design, Inc., which retains all rights, including copyrights, in these documents. They have been prepared by Cynthia Knauf Landscape Design, Inc., based on information, documents, and design specifications provided by Civil / Structural Engineer and Architect, Cynthia Knauf Landscape Design, Inc. is not responsible for any alterations or adjustments to the schematic design and construction bid set during any phase of construction which are not preapproved and authorized in writing by Cynthia Knauf Landscape Design, Inc.ARCHITECT200 Main Street, Burlington, Vermont 05401Tel: (802) 658-0430 / Fax: (802) 863-6876Email: office@bradrabinowitzarchitect.comBrad Rabinowitz, ArchitectSCALE: 1" = 10'TYPICAL VEGETATED RIP-RAP SLOPE AND SEAT WALL AT PATIONTS2 0+001+850+501+50#'#'##Approximate locaccess easementhe benefit ofCharlebois. Map S118, Plat of SubdivTrono ConstructioPreserve existing cedarhedgePreserveexisting cedartreePreserveexisting treesPreserveexisting treePreserveexisting treePreserveexisting hedgePreserve existingtree linePreserve existingtree line. Installsilt fence andbarrier fenceprior tocommencing anywork.Remove existingVegetated rip rap.Use 14 Vermont NativeVirginia Rose (Rosa Virginia)planted approximately 5 ft.on center at base of rip rapslope in gaps. 2 ft. spread B &B.Revegetation of Slope withNative SpeciesUse 8 Vermont NativeAmerican Elder plantedapproximately 5 ft. on center,3'-4' high B & B.Revegetation of Slope withNative SpeciesUse 14 Vermont NativeAmerican Elder plantedapproximately 5 ft. on center,3'-4' high B & B.Border Informal HedgeUse 20 Vermont NativeAmerican Arborvitae plantedapproximately 5 ft. on center,4'-5' high.StabilziedConstructionEntranceTo be razedRevegetation of Slope withNative SpeciesUse 30 creeping juniper(juniperus horizontalis)planted 3' o.c. with 18"spreads.Revegetation of Slope withNative SpeciesUse 15 creeping juniper(juniperus horizontalis)planted 3' o.c. with 18"spreads.xTop of Wall =105.5'xTop of Wall =105.5'CharleboisSawabiniN/FGarciaN/F50'fromstreamCL20'frontyard150'fromelev.102'10'sideyardAA84°20'37".PLANTING SCHEDULEDescriptionVirginia Rose (Rosa Virginia)Flowering Crabapple (Malus baccata)American Elder (Sambucus conadensis))Grey Dogwood (Cornus race)2' spread1.5-2" cal3'-4' high2' high3563318size QL a k e C h a m p l a i nÁExisting Setback- see Krebs & Lansing Dwg X.1Green Shaded Areais added footprint to50% max increase..Grey Shaded Areais Existing FootprintExisting & NewFirst Floor El.107.9'ProposedTerraceEl.105.5'0'92#8'49#.-HIGHPOINT.WATER DRAINSIN BOTHDIRECTIONS.STUDY:PAVERS & CONCRETEEDGE.JAN. 7,2015R8'-6"R8'-0"ÁSITE DATAEXISTING BUILDING FOOTPRINT.......................1,376 sfALLOWABLE ADDITION = 50% = 688 sf 2,064 max footprintPROPOSED TOTAL FOOTPRINT..........................2,056 sfEXISTING TOTAL ROOF OVERHANG..................1,747 sfALLOWABLE ADDITION = 50% = 874 sf 2,621 max overhangPROPOSED TOTAL OVERHANG.........................2,493 sfTOTAL SITE AREA...............................................23,423 sfTOTAL PROPOSED BUILDING.............................2,056 SF = 8.8%TOTAL PROPOSED PARKING, ETC....4,2807 SFBUILDING + SITE COVERAGE............................6,336 SF = 27.0%NOTE:2,496 SF OF THE LISTED 4,208HARDSCAPE IS PERVIOUS PAVINGDesign:SOUTH BURLINGTON, VERMONTDRAWING TITLE:TWIN BROOK COTTAGEBRAD RABINOWITZ ARCHITECT200 MAIN STREET BURLINGTON, VERMONT 05401802 658 0430 T 802 863 6876Fwww.bradrabinowitzarchitect.comDATEREVISION 2/12/2015 9:23:00 AM Z:\201321\Revit\TwinBrookCottage.rvtAs indicatedS.111/07/13Site Plan)4''05*#&''#+5+0%4'#5'1((11624+06 Revision Issue February 12, 2015 3/32" = 1'-0"1Site Copy 110.21.14 REVISION10.23.14 REVISION11.5.14 REVISION02.12.15 REVISION #SP-15-02 SP_15_02_400SwiftStreet_ChurchofLatterDaySaints_amend_SW_landscaping_ffd.doc - 1 – CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CORPORATION OF THE PRESIDING BISHOP OF THE CHURCH OF LATTER-DAY SAINTS – 400 SWIFT STREET SITE PLAN APPLICATION #SP-15-02 FINDINGS OF FACT AND DECISION Corporation of the Presiding Bishop of The Church of Latter-day Saints, hereafter referred to as the applicant, is requesting site plan review to amend a previously approved plan for a 275 seat place of worship. The amendment consists of: 1) constructing stormwater management improvements, and 2) revising the landscaping plan due to the stormwater improvements, 400 Swift Street. The Development Review Board held a public hearing on Tuesday, February 17, 2015. Peter Gibbs 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 1. Corporation of the Presiding Bishop of The Church of Latter-day Saints, hereafter referred to as the applicant, is requesting site plan review to amend a previously approved plan for a 275 seat place of worship. The amendment consists of: 1) constructing stormwater management improvements, and 2) revising the landscaping plan due to the stormwater improvements, 400 Swift Street. 2. The owner of record of the subject property is Corporation of the Presiding Bishop of The Church of Latter-day Saints. 3. The subject property is located in the Residential 2 Zoning District. 4. The plans submitted consist of a three (3) page set of plans, page one (1) entitled, “The Church of Jesus Christ of Latter-Day Saints South Burlington Stormwater Retrofit 2010” prepared by Piascik Engineering, dated October 7, 2010. Zoning District & Dimensional Requirements Table 1. Dimensional Requirements R-2 Zoning District Required/Limit Existing Proposed Min. Lot Size 22,000 SF 126,381 SF No change Max. Building Coverage 20% 13% No change Max. Overall Coverage 40% 50% No change Min. Front Setback 30 ft. >30 ft. Min. Side Setback 10 ft. 10 ft. Min. Rear Setback 30 ft. 30 ft. #SP-15-02 SP_15_02_400SwiftStreet_ChurchofLatterDaySaints_amend_SW_landscaping_ffd.doc - 2 – Maximum Building Height 35 ft (flat roof) 50 ft zoning compliance Pre-existing non-conforming 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: B. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. Section 13.01(G) (5) requires that bicycle parking or storage facilities are provided for employees, residents, and visitors to the site. A bicycle rack is appropriately located on the plans. With regards to the adequacy of parking areas, the South Burlington Planning Commission approved a Findings of Fact & Decision on March 18, 1997 which found that “92 spaces are required and 118 spaces including five (5) handicapped spaces and a bike rack will be provided.” Information noted on Sheet C1.0 submitted with the current application note that “(f)ield conditions indicate only 116 spaces” and the plans show only four (4) handicapped spaces. The plan indicates that the applicant will remove existing striping and re-stripe at least 3 spaces to provide the required fifth handicap space. A two (2) space waiver is necessary to make the existing 116 spaces compliant. The Board hereby grants a waiver of two (2) parking spaces or 1.7% resulting in 116 parking spaces for the property, five (5) of which must be handicapped spaces. (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. Parking is located to the rear of the building. No changes to parking are requested. This criterion is met. B. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. No changes are proposed to the building. B. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The plans submitted detail that this criterion is met. C. (1) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. #SP-15-02 SP_15_02_400SwiftStreet_ChurchofLatterDaySaints_amend_SW_landscaping_ffd.doc - 3 – New landscaping valued at $9,600 is proposed to replace dead and dying trees and trees impacted by the proposed stormwater improvements. The Board finds that this criterion is met. C. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No changes are proposed to structures with the exception of replacing wooden fencing with screen chain link fencing for the dumpster enclosure. The Board finds that this criterion is met. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The reservation of land is not necessary. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. No changes are proposed. C. Disposal of Wastes. 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). Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall not be required to be fenced or screened. As detailed in the plans, the applicant will remove an existing wooden fence around the dumpster and replace it with a chain link fence. This criterion is met D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. According to a letter submitted by the applicant’s landscape architect, the architect met with the City Arborist on December 9, 2014 at the property. The proposed stormwater improvements and the presence of several dead or dying trees necessitate landscaping improvements. The City Arborist reviewed the submitted plans and provided the following comments to staff in an email dated February 4, 2015: #SP-15-02 SP_15_02_400SwiftStreet_ChurchofLatterDaySaints_amend_SW_landscaping_ffd.doc - 4 – Tree Planting Details and Specifications should be included in the plans otherwise the plans are fine. The Board finds that the applicant shall comply with the City Arborist’s comments. Other – Public Works/Stormwater The Department of Public Works provided comments to staff via email on February 12, & 13, 2015 and indicated that they had no comments. DECISION Motion by___________________, seconded by _______________ to approve Site Plan Application #SP- 15-02 of Corporation of the Presiding Bishop of The Church of Latter-day Saints, subject to the following conditions: 1. All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The plans shall be revised to comply with the comments of the City Arborist per the memo dated February 4, 2015. 4. 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 should meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. The South Burlington Stormwater Superintendent shall visit the site as construction progresses to ensure compliance with this criterion. 5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications should be underground. 6. The Board hereby grants a waiver of two (2) parking spaces or 1.7% resulting in 116 parking spaces for the property, five (5) of which shall be handicapped spaces. 7. Prior to zoning permit issuance for construction of the project, the applicant shall post a $9,600 landscaping bond. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 8. 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. #SP-15-02 SP_15_02_400SwiftStreet_ChurchofLatterDaySaints_amend_SW_landscaping_ffd.doc - 5 – 9. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use of the stormwater improvements. 10. Any change to the site plan shall require approval of the South Burlington Development Review Board or the Administrative Officer. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Brian Breslend 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 __________________ 2015, 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 VRCP 76 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). #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING BLACKBAY VENTURES VIII, LLC. --- 135 HINESBURG ROAD FINAL PLAT APPLICATION #SD-15-02 AND DESIGN REVIEW APPLICATION #DR-14-05 FINDINGS OF FACT AND DECISION Final Plat application #SD-15-01 & Design Review application #DR-14-05 of Blackbay Ventures VIII, LLC and the City of South Burlington for a planned unit development to: 1) remove an existing single family dwelling, 2) construct four (4) three (3) unit multi-family dwellings, and 3) establish boundary line with adjoining property, 135 Hinesburg Road. The Development Review Board held a public hearing on February 17, 2015. David Shenk represented the Blackbay Ventures VIII, LLC. Based on the plans and materials contained in the document file for this application, the Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The project consists of Final Plat application #SD-15-02 & Design Review application #DR-14-05 of Blackbay Ventures VIII, LLC and the City of South Burlington for a planned unit development to: 1) remove an existing single family dwelling, 2) construct four (4) three (3) unit multi-family dwellings, and 3) establish boundary line with adjoining property, 135 Hinesburg Road. 2. The owners of record of the subject properties are Blackbay Ventures VIII, LLC, South Burlington City Center, LLC and the City of South Burlington. 3. The subject property is located in the Central District 3 and the City Center Design Review Overlay District 3. 4. The application was received on January 8, 2015. 5. The plan set submitted consists of a 21 page set of plans. Page one (1) is entitled “Black Bay Ventures VIII Buildings 1-4 Elevations”, prepared by G4 Design Studios, and dated December 30, 2014. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 2 Zoning District & Dimensional Requirements: Table 1. Dimensional Requirements CD3 Zoning District Required Existing Proposed Min. Lot Size N/A 33,228.8 ft.2 No change Max. Building Coverage 50% 5.6% 26.5% Max. Total Coverage 80% 7.7% 72.7% ** Min. Front Setback 57 ft. Hinesburg Rd. 0 ft. Market St. 9 ft. Hinesburg Rd. / ??? 1 ft. Market St; 39.7 ft. Hinesburg Rd Min. Side Setback (multi-family) 5 ft. 299.8 ft. 20 ft. Min. Rear Setback 5 ft. 29.9 51.4 ft. Max. Building Height 35 ft. ? 32 ft. Max. Density 25 units/acre 1.3 units/acre 15.79 units/acre Floor Area Ratio 0.5 ? 0.47* zoning compliance Building coverage is for the overall PUD. * Includes only finished area; this is consistent with the LDRs. ** The building encroaches five (5) into the Market Street right-of-way anticipating that the City will deed this additional land to the Blackbay Ventures VIII, LLC prior to recording the final plat plan. The applicant has also requested a setback waiver from Hinesburg Road. ? Unknown but not relevant as existing building is to be removed. NOTE: Total lot area of 0.763 acres is upon merger of two smaller existing lots. The Board finds these requirements are met but that a correction is needed. The table above notes a 39.7 ft setback from Hinesburg Road to match the notation on Sheet C1.1. However, the zoning requirements table on that same sheet is incorrect, first by stating that the required front setback for Hinesburg Road is 0’-80’ when it is actually 57’ and secondly, the table indicates a proposed setback of 41.7 ft. when 39.7 ft. is shown on the plans. The Board finds the proposed setbacks of 1 ft. from Market Street and 39.7 ft from Hinesburg Road acceptable but the Blackbay Ventures VIII, LLC shall correct the Zoning Requirements table on Sheet C.1 to indicate that the required front setback for Hinesburg Road is actually 57 ft. and the proposed setback is 39.7 ft. prior to recording of the Final Plat plan. SECTION 8: CENTRAL DISTRICT (CD) 8.01 General Purpose of the Central District 8.02 Establishment of Sub-Districts 8.03 Prohibited Uses – All Districts 8.04 Dimensional Requirements in All Districts 8.05 Specific Sub-District Regulations #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 3 8.01 General Purpose of the Central District The Central District is hereby formed in order to encourage the location of a balanced and coordinated mixture of residential, commercial, public and private uses adjacent to Dorset Street that support the city center goals and objectives contained in the Comprehensive Plan. It is designed to promote efficient use of land by concentrating mixed uses within a well- defined Central District. This will provide a pedestrian-oriented circulation network that minimizes vehicular traffic. It also encourages the traditional town center pattern of appropriately scaled buildings facing onto a well-defined and active public street. Innovative site planning and master planning are encouraged to maximize uses, shared parking, public open space and pedestrian amenities which create an aesthetically pleasing and socially active community center on and around Dorset Street. To this end, all applications involving ten (10) or more acres of land in any Central District shall require a Master Plan approval pursuant to Article 15 of these Regulations. 8.02 Establishment of Sub-Districts The Central District is divided into four (4) sub-districts - Central District 1, Central District 2, Central District 3 and Central District 4. Permitted and Conditional Uses and dimensional standards vary by sub-district as established in Sections 8.06 through 8.10 of these Regulations. The subject parcel is located in the CD 3 District. 8.03 Prohibited Uses - All Districts Proposed are multi-family dwellings, so these prohibitions do not apply. 8.04 Dimensional Requirements in All Districts A. Purpose. The general intent of the building setbacks in the Central District is to require all buildings to front on to public streets and to require that parking facilities are located in the center of the blocks to the greatest extent practicable, occupy only minimal frontage on public streets, and are thoroughly screened from view from public streets and rights-of-way. The Board finds that this criterion is met. The buildings all front on Market Street and the building that corners both Market Street and Hinesburg Road is appropriately designed as well. Parking is screened by the buildings and by landscaping and fencing. B. Location of buildings and structures. (1) All buildings and structures, with the exception of parking facilities, are required to be constructed within an allowable building envelope. The maximum depth of allowable building envelopes shall be eighty (80) feet and, in general, shall be measured from the nearest planned public street right-of-way as shown on the South Burlington Official Map. The Board finds that this criterion is met. Buildings are located within the 80 foot depth measured from Market Street. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 4 (2) The Development Review Board may approve a building, a portion of which extends beyond the building envelope provided the building contains a minimum of two (2) stories and the overall site design of the property is found to be in conformance with the intent and purpose of the Central District. The Board finds that the overall design and layout is consistent with the purposes of the Central District and therefore approves the waiver and authorizes a 17.3 ft. encroachment into the front setback along Hinesburg Road. The building closest to Hinesburg Road is setback 39.7 feet which is a 17.3 ft. encroachment. (3) Exemption for master planned buildings and structures. Buildings and structures whose footprint, parking, and access are subject to and reviewed in conjunction with an approved master plan in the Central District 1 shall be exempt from requirements for the maximum depth of an allowable building envelope. N/A C. Special Standards for Setbacks (1) Side yard setbacks shall be a minimum of five (5) feet, or between zero (0) and five (5) feet if a fire wall is provided. The Board finds that this criterion is met. Buildings will be 12’ – 14’ apart, and the ‘outer’ setbacks are more than that, satisfying this standard. (2) The front yard setback area along Dorset Street, Brookwood Drive and Sherry Road shall be restricted to the following uses or improvements: (a) landscaping and green space (b) access drives (c) pedestrian oriented improvements including but not limited to sidewalks, plazas, benches, and bicycle racks. (d) utility services provided they are placed underground. Appurtenant facilities such as transformers and amplifiers may be installed at ground level where such is in accordance with Section 13.18 of these Regulations (utility cabinets and structures). N/A D. Location of Parking Areas and Structures (1) Multi-level parking garages and decks may be constructed within an allowable building envelope, and/or outside of an allowable building envelope if located in the center of a block. (2) Surface parking may be provided within the allowable building envelope if it is located behind a building and is hidden from view from the public street. (3) The Development Review Board may approve surface parking which is within the allowable building envelope and which is not hidden from view from the public street by a building, provided: #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 5 (a) the subject parking represents the smallest practicable portion of the total parking required for the property, (b) the area encompassed by the subject surface parking represents a significantly minor portion of the total allowable building envelope area existing on the property, (c) the Blackbay Ventures VIII, LLC has sought parking waivers from the DRB to reduce the amount of surface parking required, and (d) the overall site design of the property is found to be in conformance with the intent and purpose of the Central District. The Board finds that these criteria are met. Parking is located within the site and behind all of the buildings, with varied landscaping /screening proposed on the Hinesburg Road end. E. Parking Requirements (1) The parking requirements of Table 13 are required in the Central District. These standards may be met on-site or off-site if the parking facility is located within seven hundred (700) feet of the main entrance of the establishment and is approved by the Development Review Board. (2) The Development Review Board may accept a contribution to the parking trust fund to establish a municipal parking lot in lieu of parking spaces. The amount of the contribution shall be based on a per space fee set by the City Council. (3) The Development Review Board may further reduce the amount of parking required, up to a maximum of eighty percent (80%) of the number of spaces required, in conjunction with an approved master plan upon a showing by the Blackbay Ventures VIII, LLC that the master plan includes viable provisions for off-site employee parking and transportation and construction of mass transit stops within the master planned area sufficient to further reduce parking demand. (4) Parking lots located in the centers of blocks shall be connected with openings between lots to allow traffic flow between lots. The Board finds that these criteria are met. According to Table 13-1 of the LDRs, 24 parking spaces are required where the parking spaces are to be in common with no reserved spaces; 25 spaces are provided. Other standards do not apply here. F. Density. Height, coverage, setbacks, floor area ratios (F.A.R.) and the maximum size of units will govern the density of the Central District. The F.A.R. is the ratio of building square footage to lot size. For example, a 5,000 square foot building on a 5,000 square foot lot has an F.A.R. of 1.0. A 2,500 square foot building footprint on 2 floors (5,000 square feet total) on a 5,000 square foot lot also has an F.A.R. of 1.0. A one story 2,500 square foot building on a 5,000 square foot lot has an F.A.R. of 0.5. The Board finds that this criterion is met. According to the Blackbay Ventures VIII, LLC, this project has a floor area ratio of +- 0.47 which is under the 0.5 limit in this zoning district. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 6 8.05 Specific Sub-District Regulations C. Central District 3 and 4 (1) Allowable Building Envelopes in Central District 3 and 4: Allowable building envelopes shall be in accordance with Section 8.04(B), with the exception of Dorset Street, Brookwood Drive and Sherry Road. Along Dorset Street, the envelope is measured from a point ten (10) feet west of the right-of-way line, thereby creating a minimum ten (10) foot front yard setback from Dorset Street. Along Brookwood Drive and Sherry Road, the envelope is measured from a point thirty-two (32) feet from the centerline of the roadway right-of-way. The Board finds that this criterion is met. (2) Lot Coverage in Central District 3 and 4: The maximum coverage of commercial development and mixed residential/commercial development shall be forty percent (40%) for buildings and ninety percent (90%) overall (including buildings, parking, walks, plazas, garages, etc.). The maximum coverage for residential development shall be fifty percent (50%) for buildings only and eighty percent (80%) overall. Where a multi-level parking structure is to be constructed on a lot, the maximum allowable coverage for buildings shall be ninety percent (90%). The Board finds that this criterion is met. (3) Density in Central District 3 and 4: The base maximum density of development shall not exceed an F.A.R. of 0.5. The Development Review Board may explicitly approve development up to an F.A.R. of 0.7 as a bonus for the provision of special, public-oriented amenities such as parks, courtyards, pedestrian ways, etc. The maximum residential density shall be twenty-five (25) units per acre (minimum unit size of five hundred (500) square feet). The Board finds that this criterion is met. Figure 8-3, Allowable Building Envelope (Typical), CD-3 #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 7 DESIGN REVIEW [DESIGN REVIEW APPLICATION #DR-14-05] These findings also discuss the project’s compliance with the City’s Design Review standards contained in the LDR’s. 11.01 City Center Design Review Overlay District CCDR A. Purpose. A City Center Design Review Overlay District (CCDR) is hereby formed in order to promote development of the proposed South Burlington City Center as an attractive and cohesive area in which the citizens of South Burlington can take pride. It is the intent of this overlay district to ensure that the design of future development is aesthetically and functionally compatible with the desired character for this area of the City, as stated in the Comprehensive Plan. It is recognized that good design will help create and maintain a sense of place for the community, promote its self-awareness, and strengthen the business and civic elements of the community. B. Comprehensive Plan. These regulations hereby implement the relevant provisions of the City of South Burlington adopted comprehensive plan and are in accord with the policies set forth therein. C. City Center Design Review Overlay Districts and Purpose Statements. The CCDR Overlay District is divided into the following three (3) sub-zones as depicted on the South Burlington Overlay Districts Map: Design District 1, Design District 2, and Design District 3. This project is located within Design District 3. (3) Design District 3 - This area generally includes land located on the west side of Dorset Street and also on the far eastern section of Market Street. This area is planned to be a transitional area between the higher density, more intensely developed portions of City Center and adjoining residential neighborhoods. The design of buildings in this zone should be compatible with the adjoining residential character. Therefore, building materials should include wood/vinyl, as well as brick and stone, and consist predominantly of natural, subdued colors. Also, pitched roofs are highly recommended. ………………….. …………………. F. Criteria for Approval. Prior to granting design plan approval, the Development Review Board shall find that any development or activity specified in Section (D) above shall conform substantially to the following design criteria: (1) Building Design (a) Consistent design. Building design shall promote a consistent organization of major elements; and decorative parts must relate to the character of the design. All sides of a building shall be designed so that they are compatible in terms of material, window treatments, architectural accents, cornice/parapet design, etc. In Design Districts 1 and 3, the design of a building should consider the design features of other structures in the area so as not to be harshly discordinate with other nearby buildings. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 8 (b) Materials used. High quality, attractive materials shall be used on all buildings. Natural, indigenous materials of stone and masonry are highly encouraged, if not required. Specific requirements for each Design District are as follows: (iii) Design District 3. Natural, indigenous materials of stone, masonry and wood shall predominate. Examples of acceptable materials include red brick, indigenous stone (i.e., granite, limestone, and marble), architectural concrete and wood clapboard/shingles (synthetic materials such as vinyl siding may be used in place of wood provided it is of high quality and closely resembles wood clapboard/shingles). Other materials may be used as an architectural accent provided they are harmonious with the building and site. Examples of unacceptable materials include metal skin and laminated wood (e.g., T-111). Architectural elevations and design details were submitted. The Board finds that these criteria are met. (c) Colors and textures used. The color and texture of the building shall be harmonious with the building itself and with other buildings on the site and nearby. Colors naturally occurring from building materials and other traditional, subdued colors are encouraged. More than three (3) predominant colors are discouraged. Color pairings are proposed for each building that are traditional and subdued. The Board finds that this criterion is met. (d) Windows and doors. Window and door treatment (i.e., the arrangement of windows and doors into a pattern) shall be a careful response to the buildings interior organization as well as the features of the building site. The treatment of windows and doors shall be in a manner that creates a rhythm that gives necessary order and unity to the facade, yet avoids monotony. In Design Districts 1 and 2, for sides of buildings that front or face a public street, existing or planned, the majority of the first floor’s facade area shall consist of see-through glass in order to promote pedestrian activity, however, the windows and/or doors should be of a human scale so as to welcome, not overwhelm, the pedestrian. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 9 (e) Use of “human-scaled” design elements. Larger buildings shall incorporate the use of design elements, such as pilasters, colored or textured bands, or window and door treatments, in order to reduce the larger building’s apparent overall size and, therefore, avoid a large or long monotonous appearance. (f) Roofs as a design element. Roofs shall be part of, or define, the style of a building. They shall be used creatively to break up long facades and potentially long roof lines. Specific requirements for each Design District are as follows: (ii) Design District 3. For one-story structures, the minimum and maximum slope of a pitched roof shall be 8 on 12 and 12 on 12, respectively. For structures of two (2) or more stories, the minimum and maximum slope of a pitched roof shall be 5 on 12 and 12 on 12, respectively. Only a small portion of roof area may be flat provided it is not visible from the public street, existing or planned, or does not detract from the overall design and harmony of the building. Where portions of a roof are flat, architectural elements such as cornices and parapets shall be included to improve the appearance and provide interest. Large, low-slope (i.e., less than 5 on 12) gable forms are discouraged. The Board finds that the criterion F.1 (d)-(f) above are met. Inappropriate Roof Treatment – Monotonous Appropriate Roof Treatments #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 10 (g) Orient buildings to the public street. Buildings shall be designed in a manner that relates the building to the public street in order to protect the integrity of city blocks, present an inviting street front and promote traditional street patterns. In Design Districts 1 and 2, new buildings shall be built to the street property line. The Development Review Board may approve building locations, or portions thereof, that are set back from the street property line, provided, the Development Review Board finds the overall site layout to be in conformance with the City Center goals. The primary entrance to buildings shall be designed as such and shall be oriented directly on the public street rather than facing parking lots. The upper floors of taller buildings (i.e., floors four (4) and up) may need to be “stepped back” or otherwise sited to avoid creating a “canyon” effect and to maintain a pedestrian friendly public edge. In all Design Districts, for existing buildings undergoing renovation, improvements shall be done to relate the building better to the public street. Such improvements could include the installation of doors and windows along the sides of the building facing the public street, or the construction of walkways between the building and street. The Board finds the project’s proposed orientation to the street acceptable. The Board notes that the front porches facing Market Street are 6 ft. wide and 7 ft. wide and therefore usable to the residents and that this criterion is met. (h) Conceal rooftop devices. Rooftop mechanical equipment and appurtenances to be used in the operation or maintenance of a structure shall be arranged so as to minimize visibility from any point at or below the roof level of the subject structure. Such features, in excess of one foot in height, shall be either enclosed by outer building walls or parapets, or grouped and screened in a suitable manner, or designed in themselves so that they are balanced and integrated with respect to the design and materials of the building. Not applicable. No rooftop devices are shown. (i) Promote energy efficiency. Where feasible, the design of a building should consider solar energy and the use of natural daylight by capturing the sun’s energy during the winter and providing shade during the summer. The Board finds the project promotes energy efficiency and that this criterion is met. (j) Pedestrian promenade along Market Street. In Design District 1, the provision of a covered pedestrian promenade along Market Street is required in order to protect pedestrians from inclement weather and promote walking. Any pedestrian canopy, or portion thereof, that is proposed to be located within or encroach into the public R.O.W. shall meet the specifications identified in the City Center Streetscape Guidelines. An Blackbay Ventures VIII, LLC may elect to incorporate a covered pedestrian promenade as a component of the building and completely on the Blackbay Ventures VIII, LLC’s property, provided the promenade is at least 10 feet high and 8 feet deep. The Development Review Board may waive the requirement for a covered pedestrian promenade or canopy on a building or portion thereof if the Development Review Board finds that the block on which the building is located is adequately covered by other existing promenades/canopies. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 11 This criterion is not applicable as the project is not located in Design District 1. 11.02 Site Design for City Center Design Review District A. Landscape and plantings. Significant trees and vegetation should be preserved in its natural state insofar as practicable. Any grade changes should be in keeping with the general appearance of neighboring developed areas. Landscape plantings and amenities shall be well designed with appropriate variations and shall be included as an integral enhancement of the site and, where needed, for screening purposes. In particular, parking areas shall be well screened by berms, plantings, or other screening methods to minimize their visual impact. Planting islands shall be used to break up larger expanses of paved parking areas. The Board finds that the project’s proposed landscaping and plantings meet this criterion. B. Integrate special features with the design. Storage areas, machinery and equipment installation, service areas, truck loading areas, garbage and refuse collection areas, utility connections, meters and structures, mailboxes, and similar accessory structures shall be positioned in such a way to minimize visibility from the public street, existing or planned. Such features shall be incorporated within or designed as part of the building on the site, not added as an afterthought. HVAC equipment should not be pad mounted at grade. Utility connections shall be installed underground and utilities shall co-exist to the greatest extent possible. As noted, a mailbox is shown by the entrance drive, and the dumpster is at the other end of the site, near Hinesburg Road. No HVAC nor other utility cabinets are shown on the plans. The Board finds that this criterion is met. 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 surroundings. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 12 As noted, a 6 ft. solid-wall stockade fence will be installed along the rear of the parking lot. The dumpster will be screened of unknown materials. A retaining wall is also shown at the back edge of the parking lot meeting the five (5) foot setback requirement. The project will also plant 64 shrubs along the southern edge of the property line between the fence and the property line. The Board finds that the project’s proposed screening features meet this criterion. D. Accessible open space. When providing open space on a site, it shall be designed to be visually and physically accessible from the public street. Open space should add to the visual amenities of the vicinity by maximizing its visibility for persons passing by or overlooking the site from neighboring properties. If open space is intended for active use, it should include such elements as benches, shade trees, and refuse containers and be so designed to maximize its accessibility for all individuals, including the disabled, and encourage social interaction. The siting of open space on a lot shall also consider the potential impact of buildings, both existing and potential, on shadow casting and solar access. There is little open space on the site. The Board finds that the project’s proposed establishment of a landscaped visual open space at the corner of Market Street and Hinesburg Road serves to make the project compliant with this criterion. E. Provide efficient and effective circulation. With respect to vehicular and pedestrian circulation, special attention shall be given to the location and number of access points to public streets and sidewalks, to the separation of vehicles and pedestrians, to the arrangement of parking areas and to service and loading areas, and to the location of accessible routes and ramps for the disabled. Site design shall also provide for interconnections, both vehicular and pedestrian, between adjacent properties. A single access drive serves the property. The parking lot is in a logical location, and as required in the LDRs. Direct access is provided to the street/recreation path/sidewalk from each dwelling unit. The Board finds that this criterion is met. F. Outdoor Lighting. Outdoor lighting shall be designed to be both aesthetically pleasing and functional. The lighting type or types shall be metal halide, compact fluorescent and/or induction lamps and shall be of a white color with a Color Rendering Index (CRI) of seventy (70) or greater recommended. Light fixtures shall be appropriately shielded to preclude glare and overall illumination levels should be evenly distributed. Downcast LED light fixtures are specified throughout both pole mounted and on or within the porch overhangs. The Board finds that this criterion is met but requires that the Blackbay Ventures VIII, LLC submit an updated lighting plan prior to recording of the Final Plat plan. G. Provide for nature’s events. Attention shall be accorded to design features which address the affects of rain, snow and ice at building entrances and on sidewalks, and to provisions for snow and ice removal from circulation areas. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 13 The elevations submitted indicate that along the front porches a gutter is included added to shed water from the front steps. Along the rear porches and steps which will likely receive the most use, the porch and steps are completely covered. The Board finds that this criterion is met. H. Make spaces secure and safe. With respect to personal safety, all open and enclosed spaces should be designed to facilitate building evacuation, and provide reasonable accessibility by fire, police or other emergency personnel and equipment. The Fire Chief submitted the following comments to staff in a letter dated 2/12/15: We have reviewed the plans for the proposed construction of the 4 three unit buildings at 135 Hinesburg Road. We have the following recommendations: 1. Compliance with all requirements of Vermont Fire and Building Safety Codes and standards as enforced by the South Burlington Fire Marshal’s Office. 2. Provide an emergency key box(s), location to be specified by SBFD. 3. Trees, fences and floral outcroppings should be placed so as not to interfere with the deployment of the aerial ladder, hoselines, portable ladders and other firefighting equipment. 4. Parking enforcement is a must at this property due to the narrow profile of the driveway. Parking in other than assigned parking spaces should be prohibited to permit access of emergency vehicles. At this point these seem to be the major issues which present themselves. As this project moves forward additional items may surface which can be dealt with as needed with the assistance of the developer and South Burlington Fire Marshal’s office. Should you need any further assistance on this project please feel free to contact me. Sincerely, Douglas S. Brent The applicant shall comply with the Fire Chief’s recommendations above. I. Streetscape improvements. Applicant for new development shall be responsible for implementing streetscape improvements (e.g., sidewalks, street lighting, street trees, etc.) within the portion of the public street ROW directly fronting the parcel of land for which development is proposed. Such streetscape improvements shall be in accord with the specifications contained in the City Center Streetscape Design Guidelines. BOUNDARY LINE The application also seeks to clarify an unclear property boundary between the adjoining landowners. The boundary shown is mutually agreeable between the two (2) parties as evidenced by the application being signed by both parties. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 14 PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (a) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. The Blackbay Ventures VIII, LLC shall obtain final wastewater allocation prior to permit issuance. (b) 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 Public Works Department reviewed the submitted plans and found them acceptable. The Board finds that this criterion is met. (c) The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The Board finds that this criterion is met. The project will be served by one curb cut on Market Street. The curb cut is located approximately 360 feet from the intersection of Market Street and Hinesburg Road. (d) The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. No wetland, streams, wildlife habitat or unique natural features are located on the site. (e) 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. The Board finds that the design and orientation of the proposed buildings is compatible with other buildings in the District and with the overall purpose of the District to create a mix of uses coupled with a pedestrian-friendly environment. (f) 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 criterion is being met within the constraints of the property. (g) 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. See Fire Chief’s comments above. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 15 (h) 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 finds that the proposed project has been designed in manner that is compatible with the extension to adjacent landowners of the named services and infrastructure noted above. The project includes construction of several concrete walkways from the four proposed buildings to connect to a future multi-use path along Market Street and construction of a concrete walkway to connect to an existing sidewalk along the west side of Hinesburg Road. The project will also install the sub-base for the City’s future multi-use path. The plans also indicate the presence of a 20 ft. wide recreation path easement along Hinesburg Road. Extensive landscaping along the project’s frontage with Market Street and Hinesburg Road is proposed. The project as proposed is compatible with the extension of services and infrastructure referenced in this criterion. (i) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. The Board finds that this criterion is met. See comments for item (h) above. (j) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board finds that this criterion is met. The project establishes four appropriately scaled buildings with a pedestrian-friendly design as called for in the Central District 3. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (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. Chapter 14.06 of the South Burlington Land Development Regulations states the following: Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 16 The four proposed buildings align lengthwise along Market Street and the proposed parking is located behind them. However the east side of the easternmost building faces Hinesburg Road and thus is considered the front side of a building as well. While no building screens the parking lot from being viewed from Hinesburg Road or from the adjacent sidewalk, the project proposes extensive landscaping along that portion of the property which will screen the parking lot to some degree from being viewed. Note that according to the regulations in Chapter 8.04, Section D. Location of Parking Areas and Structures, paragraph (3): (3) The Development Review Board may approve surface parking which is within the allowable building envelope and which is not hidden from view from the public street by a building, provided: (a) the subject parking represents the smallest practicable portion of the total parking required for the property, (b) the area encompassed by the subject surface parking represents a significantly minor portion of the total allowable building envelope area existing on the property, (c) the Blackbay Ventures VIII, LLC has sought parking waivers from the DRB to reduce the amount of surface parking required, and (d) the overall site design of the property is found to be in conformance with the intent and purpose of the Central District. The overall maximum lot coverage is 80 percent and the development proposes 72.7 percent. Approximately 46% of the development is covered by the parking lot and internal sidewalks. A total of 24 spaces are required based upon the number of housing units. 25 are provided although one is a Handicap Only space. The Board finds that the provisions of Chapter 14.06 and Chapter 8.04 are met so as to allow the project to proceed as planned. (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. Not applicable to this project (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. Not applicable to this project (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. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 17 Not applicable to this project (b) 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 Board finds that this criterion is met. The proposed buildings are similar in height and scale to others in the zoning district. The proposed easternmost building is consistent with others along Hinesburg Road (c) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. The Board finds that this criterion is met. (d) 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. The Board finds that this criterion is met. (e) 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. The Board finds that this criterion is met. 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. The Board finds that this criterion is met. The project’s curb cut is proposed to be located with half on Blackbay Ventures VII, LLC’s land and half on South Burlington City Center LLC’s land, thereby providing opportunity in the future and no future reservation of land is required at this time. (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. The plans submitted indicate these lines shall be underground. The Board finds that this criterion is met. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 18 (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). The Board finds that this criterion is met. A screened dumpster area is shown on the plan. (d) Landscaping and Screening Requirements. 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. The applicant is proposing to add a row of 64 Arborvitae plants 4-5 ft. in height at planting along the southerly boundary between the proposed fence and the property line to screen the fence from the adjoining neighbors. Building construction cost is estimated at $1,742,400. Required minimum landscaping is calculated as follows: First $250,000 x 3% = $7500. Next $250,000 x 2% = $5000. Balance of $1,242,400 x 1% = $12,424. Minimum required landscaping budget = $24,924; The landscaping plan dated January 8, 2015 estimates costs of $30,395. The Board finds that this criterion is met. The landscaping plan proposed was reviewed by the City Arborist who indicated in an email to Staff on February 2, 2015 that all of his recommendations made during Preliminary Plat Review were addressed. The Board finds that the Blackbay Ventures VIII, LLC has met the criteria outlined in Section 13.06(A). Stormwater As shown in the email conversation excerpted below, the Blackbay Ventures VIII, LLC corresponded with the Department of Public Works to address the Department’s concerns and the Blackbay Ventures VIII, LLC adequately addressed the Department’s concerns. From: Tom Dipietro Sent: Thursday, February 05, 2015 1:48 PM To: ray Cc: Justin Rabidoux Subject: RE: BlackBay Ventures VIII, 135 Hinesburg Road - Stormwater Submittal and Responses to DPW Comments #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 19 Ray, I’ve reviewed the material that Peter provided. They have adequately addressed my comments and have made appropriate updates to the plans. I have no further comment. The Blackbay Ventures VIII, LLC requested that we provide them written approval for connection to the future market street project. I will not be providing this. I’ve previously informed them of this fact. My recommendation is that they continue to be part of the public process related to the design of Market Street. The City and its consultants are aware of their desire to connect to the future drainage system under Market Street and we are doing our best to accommodate this request. -Tom Thomas J. DiPietro Jr. Deputy Director Department of Public Works City of South Burlington From: Peter Smiar [mailto:psmiar@cea-vt.com] Sent: Wednesday, November 05, 2014 5:20 PM To: Tom Dipietro Cc: dshenk@shenkenterprises.com; John Logan; Justin Rabidoux; ray Subject: BlackBay Ventures VIII, 135 Hinesburg Road - Stormwater Submittal and Responses to DPW Comments Hi Tom, Thanks for meeting with us last week to review this project. Please see below responses to your stormwater related review comments embedded in the original message in blue. We are submitting this information in conjunction with the Final Plat application for the project. The final application is being submitted to zoning shortly. Please see attached stormwater treatment plan sheet and details, updated grading plan, and attachments to support the responses below. Tom DiPietro Wrote: I reviewed the Blackbay Ventures VIII, LLC, “12 Unit Housing Project”, located at 135 Hinesburg Road. The project plans were dated March 26, 2014 and last updated on April 25, 2014. I’d like to provide the following comments: · The project is on a 0.76 acre lot. The state of Vermont Department of Environmental Conservation (DEC) requires that projects creating greater than 1 acre of impervious area obtain a 3-9015 stormwater permit. Projects that disturb greater than 1 acre of land are required to obtain a Construction General Permit from Vermont DEC. It does not appear that this project will be required to obtain either of these state permits. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 20 No operational permit will be required by the DEC. The project will however require coverage under GP 3-9020 for runoff during construction activity since there is disturbance proposed within the City ROW along Market Street and on the adjoining lot to the west, which places the total disturbance over the 1 acre DEC permitting threshold. It is expected that the project will qualify as a Low-Risk category project under the 3-9020 permit program. · In order to evaluate the proposed stormwater drainage system, the Blackbay Ventures VIII, LLC must provide the following additional information: · Hydrologic modeling for the stormwater drainage system. I’d be interested in reviewing modeling results for the 1 year, 10 year and 25 year storm events. Overall System Description The proposed stormwater system has been designed to infiltrate all runoff from the proposed project during the 10 –year storm event (3.2”, 24-hr). This is accomplished by directing runoff from the rear half of the building rooftops, rear sidewalks, and rear parking lot to an underground infiltration system located under the parking lot at the southwest corner of the property. Runoff from the front half of the rooftops (along Market Street) will drain directly to the proposed drip edge infiltration trenches. In the event that gutter and downspouts are required to collect runoff, a 6” storm collection line will be installed along the front of the buildings in order to provide a connection point to the infiltration chamber system. The western portion of the proposed entry drive (900 sf) will sheet flow to the existing forested disconnection area located to the west of the project. From here, runoff travels approximately 600’ across infiltrative sandy soils with very flat slopes and frequent surface depressions. As such no increase in runoff to Potash Brook is expected due to this arrangement. Once the South Burlington Realty lands are developed, this runoff would be routed to the treatment system of the SBR development. Modeling Please find attached “Black Bay Proposed” modeling results for the 10 and 25 year storms. The underground chamber systems and drip edge infiltration trench have been sized to infiltrate the 10 –year storm event. The infiltration drip edge has been sized based upon a typical contributing drainage area of building rooftop that drain toward the ROW. Generally half of the building rooftop area drains to the infiltration drip edge. The drip edge has been sized per foot length of rooftop in the attached modeling. Note that the capacity of the treatment system has been increased above the required 10-year storm flow treatment target in order to provide treatment for a portion of the proposed Q-25 runoff volume. During the South Burlington Q-25 event (4.0” in 24 hours), the pre-routed runoff peak discharge rate from the site is 3.6 cfs (before treatment). The system provides partial infiltration and peak flow detention to provide a discharge rate of 1.3 cfs during the Q-25 event. This exceeds the stormwater treatment standards established in the city codes. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 21 Existing conditions runoff modeling is not included for this project due to the fact that runoff calculations for the underlying Adams loamy sands with forested land cover result in runoff rates very close to zero. For the purposes of this design the existing runoff rate during the 10 year event is taken to be zero. As requested during our recent meeting, please find attached a hydrocad (.hcp) file for inclusion into the model for the Market Street redevelopment project. o Information related to existing soils. Two test pits are shown on sheet C1.0 . Information related to these test pits should be provided as well as the results of any infiltration testing that took place. Two soil test pits were performed by CEA in the area of the proposed infiltration systems. The results of the test pits have been added to the accompanying sheet SW1-Proposed Stormwater Treatment Plan. The design infiltration rate is based upon the lower range of values achieved via field testing associated with a geotechnical report by GeoDesign dated 7- 19-13 for the Market Street Reconstruction Project (see accompanying relevant pages) which established a field infiltration rate of 14.2 in./hour at a test location on the north side of Market Street. The proposed design for the Blackbay project uses a factor of safety of 2 (design rate=7 in./hour) for the proposed system. These infiltration rates are consistent with other projects that we have undertaken in Adams soils. o Elevation information for the following: § Building foundation drain and foundation drain outlet. The foundation drain outlet has been added to the proposed plans. The elevation of this outlet where its daylights is 315.0’. This allows for a foundation drain elevation at the buildings at approximately 9’ below the first floor finished floor elevation, which corresponds to the anticipated basement slab elevations. § Subsurface infiltration system bottom elevation. There are two infiltration system chamber beds, system #1 has bottom elevation of 317.0’ at the bottom of the stone layer, system #2 has a bottom of stone elevation of 318.4’. These systems were designed to follow the contours of the groundwater table across the site (with typical 3’ separation) § Existing groundwater elevation. The existing estimated seasonal high groundwater elevation is 313.0’ at TP#1, and 315.3 at TP#2. The GeoDesign Market Street report referenced above features a high water table depth of 310.8’ at TP#4, #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 22 which indicates a gradient to the north and west away from the Iby Street homes and toward the Potash Brook Tributary, which has a water surface elevation of approximately 303’ at the outlet of the culvert under Market Street. Please find attached GeoDesign map Exploration Location Plan Figure 2 dated 7-18-13 with CEA notes added. · Provide information related to the depth of stone beneath the underground infiltration facility. The depth of stone under the proposed infiltration chambers is 6”, please refer to accompanying detail sheets C2.2 and C2.3. · There is a “Drip Edge at Building w/ Underdrain” detail on sheet C2.0 and a “Drip Edge & Foundation Drain Detail” on sheet C2.1. Please clarify which will be used. The detail on sheet C2.1 shows a sand layer and impermeable liner that is not present in the detail on sheet C2.0. We apologize for confusion with the multiple details, we had been exploring different options for how to best treat roof runoff along the Market Street side of the project. To keep things simple we have opted for a simple stone drip edge trench along the drip line of the buildings (See detail sheet C2.0). The proposed infiltration trench drip edge does not have an underdrain in order to maximize infiltration. · Provide elevation information for the proposed new retaining wall on the property’s southern boundary. Top and bottom of wall elevations have been added to the proposed grading plan. The wall ranges from 5.5’ at the western portion of the wall to 1.5’ toward the eastern side of the site. Note that the eastern portion of the wall has been eliminated and replaced with a typical 6” concrete curb. · Will the proposed new retaining wall have an underdrain? Yes, the wall will have an underdrain along the base of the north side of the wall. The depth of the underdrain will range from 1 to 2’ below the existing grade. Blackbay VIII has entered into an agreement with South Burlington Realty (SBR) to allow the drain to be daylighted to SBR lands. SBR has agreed to maintain this outlet when development of its property occurs. · Provide a description of where water discharging from the subsurface infiltration systems will flow during large storm events. During events larger than the 10-year event, runoff from the rooftop infiltration trenches will overflow via sheet flow to the Market Street ROW and be collected in a downstream catch basin of the municipal collection system. The infiltration chamber system overflow has been designed with two future potential connection options: 1.) A 15” overflow pipe to convey runoff to the west to overflow to the adjacent property, #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 23 which is owned by South Burlington Realty. This overflow is only active during rainfall events larger than the 10-year event. This arrangement has been agreed to by South Burlington Realty. 2.) A second future overflow pipe will be installed to the edge of the Market street roadway and capped. This pipe been designed to allow a direct connection to the future drainage collection system at Market Street. Both the pipe to SBR lands and the pipe connection to the City system discharge form the same control structure, so outlet characteristics are the same, regardless of discharge point. It should be noted that in the interim period where the South Burlington Realty lands are not yet developed and the City’s Market Street Project has not been built, both outlet pipes will be capped in order to detain additional runoff. This arrangement results in complete infiltration of the 25-year event. This is demonstrated in the accompanying “Blackbay Interim Q25” model which shows no overflow from the system with the pipe outlets eliminated from the model. As part of this review, the Blackbay Ventures VIII, LLC hereby requests written confirmation to be included in the zoning approval documents that allows the future pipe connection to the future municipal storm collection system along Market Street. Please let us know if any additional information is required in support of this request. · There is an area designated for snow storage at the east end of the property. Where will snowmelt from this area flow? The grading in this area has been adjusted to ensure that runoff flows west onto the Blackbay property. Please refer to sheet C1.3. · The DRB should include a condition requiring the Blackbay Ventures VIII, LLC to regularly maintain all stormwater treatment and conveyance structures on-site. The Blackbay Ventures VIII, LLC has no objection to this condition. This concludes our responses. We appreciate your review of this submittal and please feel free to contact our office with any questions or if any additional information is required. Thanks, Peter Peter Smiar, P.E. The Board finds that criteria regarding stormwater facilities are met. Snow Storage Pursuant to Section 13.06(B) (4) of the Land Development Regulations, snow storage areas must be shown on the plans. Snow storage areas are shown on the plans although staff has concerns on whether it is large enough to accommodate snow storage given the size of the parking lot. The Board finds that this criterion is met. OTHER Transfer of 5 ft. wide portion of Market Street from City to Blackbay Ventures VIII, LLC #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 24 The Board finds that, in order to facilitate adequately sized porches on the front of the buildings, the City and Blackbay Ventures VIII, LLC shall adhere to the following conditions: Blackbay Ventures VIII, LLC shall obtain the 5' portion of Market Street from the City prior to recording of the Final Plat plan. This will require the City to follow the statutory process to discontinue the portion of Market Street to be conveyed. Blackbay Ventures VIII, LLC shall cause 5 ft. portion to be surveyed and a plat be produced for recording with the order of discontinuance. Blackbay Ventures VIII, LLC will reimburse the City for its legal costs. DECISION Motion by _______________, seconded by ______________ to approve Final Plat application #SD-15-01 and Design Review application #DR-14-05 of Blackbay Ventures VIII, LLC subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. The Board approves a 17.3 ft. encroachment of the easternmost building into the front yard setback requirement along Hinesburg Road. 3. Blackbay Ventures VIII, LLC shall obtain final wastewater and water allocation prior to issuance of the zoning permit for each building. 4. Blackbay Ventures VIII, LLC shall obtain a 5' portion of the City’s land on the south side of Market Street adjacent to the property prior to recording of the Final Plat plan. 5. Blackbay Ventures VIII, LLC shall cause 5 ft. portion to be surveyed and a plat be produced for recording with the order of discontinuance. 6. Blackbay Ventures VIII, LLC will reimburse the City for its legal costs relating to the property conveyance. 7. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 8. Prior to issuance of a zoning permit for the first building, the recreation path easement deed shall be submitted to the City Attorney for approval and recorded in the South Burlington Land Records. 9. The applicant shall obtain a zoning permit for the first building within six (6) months of this approval. The Development Review Board grants a period of five (5) years for approval of the remaining buildings. At such time as the five years is reached and the applicant has not sought a zoning permit for any of these approved buildings, they shall be eligible, per Section 17.04 of the South Burlington Land Development Regulations, for one (1) extension #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 25 to an approval if the application takes place before the approval has expired and if the Development Review Board determines that conditions are essentially unchanged from the time of the original approval. In granting such an extension, the Development Review Board may specify a period of time up to one (1) year for the extension. 10. The applicant shall adhere to all recommendations and requirements of the City of South Burlington Water Department, City Engineer, Director of Public Works, Stormwater Utility Superintendent, and Fire Chief. 11. Prior to permit issuance, the applicant shall post a $24,924 landscaping bond. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 12. 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. 13. All exterior lighting shall be shielded and downcasting. 14. The mylars shall be recorded prior to any zoning permit issuance. 15. A digital PDF version of the full set of approved final plans shall be delivered to the Administrative Officer before any zoning permit may be issued for the subject property. 16. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to recording the final plat plan. a. The plans shall be revised to shall correct the Zoning Requirements table on Sheet C.1 to indicate that the required front setback for Hinesburg Road is actually 50 ft. and the proposed setback is 39.7 ft. prior to recording of the Final Plat plan. b. The plans shall be revised to indicate a 1 ft. wide space between the edge of the sets of front steps facing Market Street and the subbase for the future multi-use recreational path. c. The plans shall be revised to include E-911 street addresses. d. The plans shall be revised to remove the plantings shown within the Market Street right-of-way. 17. The final plat plans (survey plat & sheet C1.1) shall be recorded in the land records within 180 days or this approval is null and void. The plans shall be signed by the Board Chair or Clerk prior to recording. Prior to recording the final plat plan, the applicant shall submit a copy of the survey plat in digital format. The format of the digital information shall require approval of the South Burlington GIS Coordinator. #SD-15-02 SD_15_01 and DR_14_05_135HinesburgRd_BlackbayVentures_final_ffd.doc 26 18. Any change to the final plat plans shall be approved by the Development Review Board. Tim Barritt– yea nay abstain not present Mark Behr – yea nay abstain not present Brian Breslend – 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 – X. Signed this ____ day of __________________ 2015, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The Blackbay Ventures VIII, LLC 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. Page 1 of 1Not to ScaleRevisions# Date Commentsfax: 207-885-960515 Pleasant Hill RdP.O. Box 1597Scarborough, Maine 04070email: swaneylighting.comph: 207-883-7100Drawn By: Scott Guerrette1/7/15 revisionMarket Streetw/fence along property lineEOEOEAPPROX.LOCATIONOF6"FLEXCLADGGGGW W W WWWW8"D.I.MARKETSTREETPORCH25PROPOSED2 STORY3 UNIT BUILDINGFF=325.2PROPOSED2 STORY3 UNIT BUILDINGFF=324.7PROPOSED2 STORY3 UNIT BUILDINGFF=325.7PROPOSED2 STORY3 UNIT BUILDINGFF=326.2EXISTINGHOUSESHEDEXISTINGGARAGEMH: 8MH: 8 MH: 8 MH: 8MH: 8 MH: 8 MH: 8MH: 10MH: 10MH: 10MH: 10MH: 10 MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10 MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10 MH: 10MH: 10MH: 10MH: 1 0 MH: 1 0 MH: 10 MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 10MH: 8MH: 8MH: 10 MH: 10 0.120.100.11 0.09 0.09 0.120.11 0.12 0.108.560.12 0.090.140.090.020.14 0.10 0.110.115.96 8.17 3.00 11.710.010.123.93 0.07 0.02 0.06 0.010.040.920.02 0.01 0.00 0.000.00 0.01 0.01 0.02 0.040.060.050.01 0.02 0.04 0.04 0.05 0.05 0.04 0.04 0.050.000.050.000.05 0.05 0.056.180.010.05 0.05 0.05 0.050.050.110.15 0.15 0.14 0.12 0.16 0.17 0.12 0.12 0.130.010.190.160.04 0.02 0.02 0.02 0.02 0.01 0.01 0.01 0.000.130.010.1110.26 0.19 0.09 0.05 0.03 0.02 0.019.890.000.090.01 0.22 9.05 15.08 4.85 16.61 7.88 1.310.020.010.030.35 0.410.010.050.41 0.4711.70 0.49 0.230.110.060.110.02 0.010.01 0.01 0.01 0.02 0.04 0.042.180.135.991.41 5.12 1.99 0.62 6.30 4.40 0.85 6.3113.854.180.100.57 1.86 7.25 1.56 1.53 9.77 4.12 6.16 6.263.380.0315.25 9.13 9.77 5.54 16.70 4.63 2.53 1.247.385.890.053.320.02 0.01 0.01 0.000.00 0.01 0.01 0.020.560.090.010.020.01 0.01 0.01 0.01 0.01 0.01 0.010.010.010.010.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.010.010.010.010.02 0.02 0.02 0.02 0.02 0.02 0.020.010.010.010.01 0.01 0.01 0.00 0.00 0.000.00 0.01 0.010.020.010.01 0.01 0.01 0.01 0.01 0.01 0.01 0.010.010.010.010.01 0.01 0.01 0.01 0.01 0.01 0.010.130.060.010.010.020.01 0.01 0.01 0.01 0.01 0.01 0.000.000.010.010.010.01 0.01 0.01 0.01 0.01 0.01 0.01 0.010.010.010.030.020.01 0.01 0.01 0.02 0.02 0.02 0.020.000.030.000.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.030.020.050.06 0.06 0.06 0.06 0.06 0.06 0.06 0.050.000.050.030.04 0.02 0.01 0.01 0.01 0.01 0.01 0.01 0.010.050.020.01 0.01 0.01 0.01 0.01 0.01 0.02 0.020.030.020.000.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.020.020.020.060.03 0.03 0.03 0.03 0.03 0.03 0.03 0.030.010.030.000.02 0.01 0.01 0.01 0.01 0.01 0.01 0.000.030.030.060.010.06 0.07 0.07 0.06 0.06 0.06 0.070.070.060.080.070.000.05 0.06 0.06 0.05 0.04 0.04 0.050.060.090.080.01 0.01 0.000.02 0.03 0.06 0.110.060.090.030.12 0.12 0.09 0.07 0.08 0.08 0.07 0.06 0.070.110.120.21 0.15 0.11 0.12 0.17 0.19 0.15 0.140.040.180.180.10 0.13 0.17 0.15 0.13 0.14 0.17 0.140.060.180.460.010.03 0.03 0.02 0.01 0.01 0.000.03 0.060.180.300.150.37 0.38 0.47 0.31 0.19 0.14 0.17 0.220.030.140.000.010.00 0.00 0.00 0.00 0.00 0.00 0.000.000.000.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.000.000.01 0.01 0.01 0.01 0.00 0.00 0.00 0.000.000.000.010.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.000.040.04 0.04 0.04 0.04 0.04 0.04 0.04 0.040.010.040.040.04 0.04 0.04 0.03 0.03 0.03 0.00 0.00 0.000.040.050.090.000.01 0.02 0.03 0.04 0.04 0.04 0.040.040.060.040.05 0.05 0.04 0.04 0.04 0.04 0.04 0.050.010.0518.372.4712.41 12.36 6.38 14.38 4.35 1.12 10.381.2512.940.687.47 10.81 10.33 1.07 2.90 15.53 16.07 14.87 15.3518.582.000.092.44 1.82 0.88 0.45 0.30 0.44 1.043.032.216.661.52 0.69 0.24 0.08 0.03 0.010.04 0.10 0.252.001.040.07 0.15 0.26 0.794.85 1.83 6.53 6.004.472.170.020.51 0.19 0.08 0.03 0.020.01 0.02 0.03 0.058.471.591.380.76 5.54 15.76 14.99 16.13 10.46 5.80 10.420.040.530.023.79 13.54 8.71 3.03 0.91 0.28 0.10 0.0411.121.880.623.000.76 0.68 0.79 0.61 0.34 0.24 0.260.390.740.290.61 0.72 0.44 0.27 0.22 0.28 0.48 0.64 0.530.430.040.13 0.11 0.08 0.08 0.11 0.09 0.05 0.020.700.010.340.11 0.32 0.86 1.77 2.00 1.94 1.68 0.85 0.400.010.480.90 0.51 0.82 2.19 2.97 4.37 3.01 1.780.550.6210.641.13 2.49 3.27 3.33 2.43 1.21 0.63 0.42 0.580.940.050.090.21 0.16 0.20 0.36 0.49 0.38 0.39 0.461.390.113.810.02 0.010.05 0.13 0.38 1.30 3.58 11.880.590.25Luminaire ScheduleSymbolQtyLabelArrangementDescriptionCalculation SummaryLabelCalcTypeUnitsAvgMaxMinCalcPts_1Illuminance48LC6LEDSINGLELC6LED120 – 6LCLED735K85BNSH3SINGLEBNSH13E35-60L4KFc1.1718.580.00 A302THIS DRAWING IS THE PROPERTY OFG4 DESIGN STUDIOS, LLC AND ISNOT TO BE COPIED, REPRODUCED,OR THE CONTENT THEREOF USED, INWHOLE OR IN PART, WITHOUT THEPRIOR WRITTEN CONSENT OF STEVEGUILDG4 DESIGN STUDIOS77 COLLEGE STREET, BURLINGTON, VERMONT 05401 802-497-0895BUILDING 4ELEVATIONSBLACKBAYVENTURES VIII, LLC A302THIS DRAWING IS THE PROPERTY OFG4 DESIGN STUDIOS, LLC AND ISNOT TO BE COPIED, REPRODUCED,OR THE CONTENT THEREOF USED, INWHOLE OR IN PART, WITHOUT THEPRIOR WRITTEN CONSENT OF STEVEGUILDG4 DESIGN STUDIOS77 COLLEGE STREET, BURLINGTON, VERMONT 05401 802-497-0895BUILDING 3ELEVATIONSBLACKBAYVENTURES VIII, LLC A202THIS DRAWING IS THE PROPERTY OFG4 DESIGN STUDIOS, LLC AND ISNOT TO BE COPIED, REPRODUCED,OR THE CONTENT THEREOF USED, INWHOLE OR IN PART, WITHOUT THEPRIOR WRITTEN CONSENT OF STEVEGUILDG4 DESIGN STUDIOS77 COLLEGE STREET, BURLINGTON, VERMONT 05401 802-497-0895BUILDING 2ELEVATIONSBLACKBAYVENTURES VIII, LLC THIS DRAWING IS THE PROPERTY OFG4 DESIGN STUDIOS, LLC AND ISNOT TO BE COPIED, REPRODUCED,OR THE CONTENT THEREOF USED, INWHOLE OR IN PART, WITHOUT THEPRIOR WRITTEN CONSENT OF STEVEGUILDG4 DESIGN STUDIOS77 COLLEGE STREET, BURLINGTON, VERMONT 05401 A102802-497-0895BUILDING 1ELEVATIONSBLACKBAYVENTURES VIII, LLC THIS DRAWING IS THE PROPERTY OFG4 DESIGN STUDIOS, LLC AND ISNOT TO BE COPIED, REPRODUCED,OR THE CONTENT THEREOF USED, INWHOLE OR IN PART, WITHOUT THEPRIOR WRITTEN CONSENT OF STEVEGUILDG4 DESIGN STUDIOS77 COLLEGE STREET, BURLINGTON, VERMONT 05401 CVR.802-497-0895Blackbay Ventures VIII, LLCBUILDINGS 1-4 ELEVATIONS SAVSAVMAB1" = 20'13247C1.0LOCATION MAPNTSACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403EXISTINGCONDITIONSSITE PLAN12 UNITHOUSING PROJECTMARCH 26, 2014LEGENDPROJECTLOCATIONP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:36:52 PM, DWG To PDF.pc3 SAVSAVMAB1" = 20'13247C1.1LOCATION MAPNSTACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403PROPOSEDCONDITIONSSITE PLAN12 UNITHOUSING PROJECTMARCH 26, 2014GENERAL NOTESZONING REQUIREMENTS:*F.A.R. RATIO INCLUDES ONLY FINISHED AREALEGENDPROJECTLOCATIONCOVERAGECATEGORYBUILDINGTOTALREQUIRED50%80%EXISTING*SETBACKFRONT YARDSIDEYARDSIDEYARDBUILDING HEIGHTPRIMARYPROPOSEDPROPOSEDZONING DISTRICT: CENTRAL DISTRICT 35.6%7.7%26.5%72.7%35 32' (ADV.)0-80'5'±9.9±300.0'± 1.0'±20.0'5' ±30.7' ±51.4'FRONT YARD0-80' ±11.7' ±41.7'F.A.R. RATIO0.515600 / 33229 = ±.47*P:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:00 PM, DWG To PDF.pc3 SAVSAVMAB1" = 20'13247C1.2LOCATION MAPNTSACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403PROPOSEDUTILITYPLAN12 UNITHOUSING PROJECTMARCH 26, 2014UTILITY NOTESLEGENDPROJECTLOCATIONP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:05 PM, DWG To PDF.pc3 SAVSAVMAB1" = 20'13247LOCATION MAPNTSACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403UTILITY NOTESLEGEND12 UNITHOUSING PROJECTMARCH 26, 2014C1.3PROPOSEDGRADING ANDDRAINAGEPLANPROJECTLOCATIONP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:10 PM, DWG To PDF.pc3 SAVSAVMAB1" = 20'13247LOCATION MAPNTSACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 0540312 UNITHOUSING PROJECTMARCH 26, 2014LS1PROPOSEDLANDSCAPINGPLANLEGENDPROJECTLOCATIONP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:15 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C2.0MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403SITE DETAILS12 UNITHOUSING PROJECTTYPICAL ROADWAY SECTIONN.T.S.TYPICAL SIDEWALK DETAILNTSCURB w/SIDEWALK DETAIL N.T.S.CURB DETAILN.T.S.N.T.S.LINE STRIPING DETAILN.T.S.LINE STRIPING DETAILHANDICAP PARKING SPACESTANDARD PARKING SPACEOR APPROVED EQUALN.T.S.BIKE RACK (PARK-IT-BIKE RACKS)TYPICAL MULTI-USE PATH DETAILNTSN.T.S.STOCKADE FENCETYPICAL DRIP EDGE AT BUILDINGN.T.S.METAL EDGINGN.T.S.P:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:18 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C2.1MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403UTILITYDETAILS12 UNITHOUSING PROJECTN.T.S.TYPICAL SANITARY SEWER MANHOLEPLANELEVATIONWATER/SEWER CROSSING DETAILN.T.S.SEWER SERVICE CONNECTIONNTSTYPICAL TRENCH DETAIL WATER SERVICE CONNECTIONP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:23 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C2.2MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403INFILTRATIONSYSTEM #1DETAILS ANDSCHEMATIC12 UNITHOUSING PROJECTSTORMTECH SC-740 CHAMBER SYSTEMPLAN VIEW DETAILNOT TO SCALEFOR STORMTECHINFORMATION CALL 1-888-892-2694PAVEMENTPAVEMENT SUB-BASECOMPACTED FILL PERSTORMTECH'S TABLE OFACCEPTABLE FILL MATERIALS*AASHTO M288 CLASS 2NON-WOVEN GEOTEXTILE¾ - 2 INCHWASHED, CRUSHED, ANGULARSTONE BACKFILL* (NO FINES)¾ -2 INCH WASHED, CRUSHED,ANGULAR STONE BENEATH ANDAROUND CHAMBER BED*(NO FINES)SC-740 CHAMBERSC-740 END CAP* SEE STORMTECH'S DESIGN MANUALSTORMTECH SC-310 CHAMBER SYSTEMOPTIONAL INSPECTION PORT DETAILNOT TO SCALEFOR STORMTECHINFORMATION CALL 1-888-892-269418"MIN.96"MAX.4" PVC RISERCLEANOUT WITH SCREW-IN CAPAASHTO M288 CLASS 2 NON-WOVEN GEOTEXTILECLASS "C" CONCRETESC-310 CHAMBERFLOOR BOX FRAME AND LID W/S.SCAP SCREW LID CLOSUREPAVEMENTINSPECTION PORT TO BEATTACHED THROUGHKNOCK-OUT LOCATEDAT CENTER OF CHAMBERSTORMTECH SC-310 CHAMBER SYSTEMTYPICAL CROSS SECTION DETAILNOT TO SCALEFOR STORMTECHINFORMATION CALL 1-888-892-2694FOR UNPAVED INSTALLATION WHERE RUTTING FROM VECHICALES MAY OCCUR, INCREASECOVER TO 24 INCHES.GRANULAR WELL GRADED SOIL/AGGREGATE MIXTURES, <35% FINES. COMPACT IN 6 IN LIFTS TO95% PROCTOR DENSITY. SEE THE TABLE OF ACCEPTABLE FILL MATERIALS INSTORMTECH'S DESIGN MANUAL, INSTALLATION MANUAL, OR WWW.STORMTECH.COM.MPAVEMENT¾ - 2 INCH WASHED, CRUSHED, ANGULAR STONEAASHTO M288 CLASS 2 NON-WOVEN GEOTEXTILEDEPTH OF STONE TOBE DETERMINED BYDESIGN ENGINEER(6" MIN.)*12" MIN. TYP.16"6" MIN.18" MIN.96" MAX.SC-310 END CAPDESIGN ENGINEER IS RESPONSIBLE FORENSURING SUITABILTY OF SUBGRADE SOILS*6" MIN.34"SC-310 CHAMBER* SEE STORMTECH'S DESIGN MANUALSTORMTECH SC-310 CHAMBEREND CAP DETAILFOR STORMTECHINFORMATION CALL 1-888-892-2694STORMTECH SC-310 CHAMBERCORRUGATION DETAILFOR STORMTECHINFORMATION CALL 1-888-892-2694TYPICAL STORM MANHOLE CONTROL STRUCTUREN.T.S.P:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:30 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C2.3MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403INFILTRATIONSYSTEM #2DETAILS ANDSCHEMATIC12 UNITHOUSING PROJECTSTORMTECH SC-740 CHAMBER SYSTEMPLAN VIEW DETAILNOT TO SCALEFOR STORMTECHINFORMATION CALL 1-888-892-2694PAVEMENTPAVEMENT SUB-BASECOMPACTED FILL PERSTORMTECH'S TABLE OFACCEPTABLE FILL MATERIALS*AASHTO M288 CLASS 2NON-WOVEN GEOTEXTILE¾ - 2 INCHWASHED, CRUSHED, ANGULARSTONE BACKFILL* (NO FINES)¾ -2 INCH WASHED, CRUSHED,ANGULAR STONE BENEATH ANDAROUND CHAMBER BED*(NO FINES)SC-740 CHAMBERSC-740 END CAP* SEE STORMTECH'S DESIGN MANUALSTORMTECH SC-310 CHAMBER SYSTEMOPTIONAL INSPECTION PORT DETAILNOT TO SCALEFOR STORMTECHINFORMATION CALL 1-888-892-269418"MIN.96"MAX.4" PVC RISERCLEANOUT WITH SCREW-IN CAPAASHTO M288 CLASS 2 NON-WOVEN GEOTEXTILECLASS "C" CONCRETESC-310 CHAMBERFLOOR BOX FRAME AND LID W/S.SCAP SCREW LID CLOSUREPAVEMENTINSPECTION PORT TO BEATTACHED THROUGHKNOCK-OUT LOCATEDAT CENTER OF CHAMBERSTORMTECH SC-310 CHAMBER SYSTEMTYPICAL CROSS SECTION DETAILNOT TO SCALEFOR STORMTECHINFORMATION CALL 1-888-892-2694FOR UNPAVED INSTALLATION WHERE RUTTING FROM VECHICALES MAY OCCUR, INCREASECOVER TO 24 INCHES.GRANULAR WELL GRADED SOIL/AGGREGATE MIXTURES, <35% FINES. COMPACT IN 6 IN LIFTS TO95% PROCTOR DENSITY. SEE THE TABLE OF ACCEPTABLE FILL MATERIALS INSTORMTECH'S DESIGN MANUAL, INSTALLATION MANUAL, OR WWW.STORMTECH.COM.MPAVEMENT¾ - 2 INCH WASHED, CRUSHED, ANGULAR STONEAASHTO M288 CLASS 2 NON-WOVEN GEOTEXTILEDEPTH OF STONE TOBE DETERMINED BYDESIGN ENGINEER(6" MIN.)*12" MIN. TYP.16"6" MIN.18" MIN.96" MAX.SC-310 END CAPDESIGN ENGINEER IS RESPONSIBLE FORENSURING SUITABILTY OF SUBGRADE SOILS*6" MIN.34"SC-310 CHAMBER* SEE STORMTECH'S DESIGN MANUALSTORMTECH SC-310 CHAMBEREND CAP DETAILFOR STORMTECHINFORMATION CALL 1-888-892-2694STORMTECH SC-310 CHAMBERCORRUGATION DETAILFOR STORMTECHINFORMATION CALL 1-888-892-2694P:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:45 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C2.4MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 0540312 UNITHOUSING PROJECTxLimit the amount of disturbed earth to two acres or less at any one time.xThere shall be a maximum of 7 consecutive days of disturbed earth exposure inany location before temporary or final stabilization is implemented.xThe project is to disturb less than two acres of soil with an erodibility higher thanK=0.17.xLimit the project soil disturbance to less than two acres with slopes greater than5%.This project is authorized to disturb up to 1.6 acresxxxxxxxxxxxxxxxxxxxxxxTEMPORARY STOCKPILE DETAILN.T.S.INFILTRATION SYSTEM SECTIONN.T.S.N.T.S.CONSTRUCTION FENCE DETAILSTABILIZED CONSTRUCTION ENTRANCEN.T.S.STONE CHECK DAM STRUCTUREN.T.S.N.T.S.SILT FENCE DETAILEROSIONCONTROLDETAILS ANDP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:37:58 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C3.0MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403SPECIFICATIONS12 UNITHOUSING PROJECTP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:38:04 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C3.1MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403SPECIFICATIONS12 UNITHOUSING PROJECTP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:38:09 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C3.2MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403SPECIFICATIONS12 UNITHOUSING PROJECTP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:38:14 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C3.3MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403SPECIFICATIONS12 UNITHOUSING PROJECTP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:38:19 PM, DWG To PDF.pc3 SAVSAVMABAS SHOWN13247C3.4MARCH 26, 2014ACEBLACKBAYVENTURES VIII, LLC226 RIDGEFIELD ROADSHELBURNE VT 05482135 HINESBURG ROADSOUTH BURLINGTONVERMONT 05403SPECIFICATIONS12 UNITHOUSING PROJECTP:\AutoCADD Projects\2013\13247\1-CADD Files-13247\Dwg\13247-SITE.dwg, 1/6/2015 1:38:24 PM, DWG To PDF.pc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ot Subdivision of Property Belongingto Joanna Dubois Jenkins", last revised11/21/1978, by Palmer Company, Ltd. MapSlide 124.B. "Corporate Circle ... South BurlingtonRealty Corp., Property Data", dated April1981, by Webster-Martin, Inc. Not of Record.C. "Corporate Circle ... South BurlingtonRealty Corp., Site Plan", dated September1981, by Webster-Martin, Inc. Map Slide 154.D."Plan of Property of Harry & CarrieBarrett", dated July 5, 1946, by Hoag - Stone& Associates. Map Slide 4.E. "Edmund A. & Stella G. ChastenayProperty", dated January 1982 by W.A.Robenstien. Map Slide 119.F. "Land to be Purchased from the McKenzieEstate by the Vermada Corp.", circa 1968, byunknown. Map Book 80 Page 99.$121=1:/10"8-?>1. Purpose of this survey and plat are to:a.) retrace the existing boundaries of two parcels of land conveyedto Blackbay Ventures VIII, LLC by deed of Michael A. Peters, datedOctober 25, 2013 and recorded in Volume 1192 Page 45 of theSouth Burlington Land Records; b.) to depict the combining of thosetwo parcels into one; and c.) depict a boundary agreement betweensaid Blackbay and South Burlington City Center, Inc.2. The line between Blackbay Ventures VII, LLC and SouthBurlington City Center, Inc. was shown differently on recorded plats.The new line shown is based upon an agreement between the twoparties.%@=A1D ;?1>3. Survey was performed during January 2014 consisting of aclosed-loop traverse conducted with an electronic total stationinstrument. Bearings shown are from Grid North, VermontCoordinate System of 1983, derived from our GPS observations onor adjacent to the site.4. Iron pipe found are labeled with inside diameters. Concretemonuments found are 4" square in cross-section. Proposedconcrete monuments shall be 4" square with aluminum disksstamped "Civil Engineering Assocs. - VT LS 597".5. Utilities shown do not purport to constitute or represent ALLutilities located upon or adjacent to the surveyed premises.6. Hinesburg Road width described in Town of Burlington Highway& Roads Volume 1 Pages 34-35 (1822).PROJECTLOCATIONProposed 20' wide easement to the City ofSouth Burlington for future recreational path.->191:? ;?1 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com MEMORANDUM TO: South Burlington Development Review Board FROM: Ray Belair, Administrative Officer RE: Agenda #7, Halverson Development DATE: February 13, 2015 Final plat application #SD-15-02 of Halverson Development to amend a previously approved planned unit development consisting of: 1) a 9,356 sq. ft. 275 seat standard restaurant, 2) a 71 room hotel, and 3) an 89 room hotel. The amendment consists of: 1) razing the 275 seat restaurant building, 2) constructing an 11,242 sq. ft. retail building, and 3) constructing a 10’ X 55’ detached accessory structure, 1 Dorset Street. Enclosed, please find a draft decision for your consideration. As always, the Board should feel free to pose questions to the applicant and/or modify the draft decision as necessary. See Fire Department’s comments in the packet. The Fire Department has raised concern’s regarding the ability to safely enter the site heading southbound. Staff has discussed this issue with both the Fire Chief and the applicant and would proposed the following 2 conditions for discussion at the meeting: The plans shall be revised to include the design of the island at the project entrance to include a different type of material from the surrounding pavement such as cobble or granite that would be flush with the adjacent pavement and plowable during the winter. The applicant, Fire Department and Public Works shall work together to investigate the possibility of lowing the northerly curb at the project entrance to facilitate emergency and large trucks entering from the north. BKA Architects, Inc.A r c h i t e c t u r e + I n t e r i o r s142 Crescent Street Brockton, MA 02302t: 508.583.5603 f: 508.584.2914PROJECT NO:DRAWN BY:12 JANUARY 2015SCALE:C V S / p h a r m a c yKLPNO SCALESheet 1S. B U R L I N G T O N, V T212166Perspective View 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 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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 = 6.4Minimum = 0.8Avg/Min Ratio = 2.95Max/Min Ratio = 8.00.5.5.6.8.8.91.01.11.52.02.1Existing LightExisting LightExistingMeasuredLight LevelsAt PropertyLine(Typical)10-23-14 MEASURED LIGHT LEVELS 12-052¬Sheet TitleProject TitleUse of These Drawings1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.¬They are not intended as construction drawings unless notedas such.2. Only drawings specifically marked “For Construction” areintended to be used in conjunction with contractdocuments, specifications, owner/contractor agreementsand to be fully coordinated with other disciplines, includingbut not limited to, the Architect, if applicable.¬ TheseDrawings shall not be used for construction layout. ContactTCE for any construction surveying services or to obtainelectronic data suitable for construction layout.3. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.¬Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.4. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings and have met with allapplicable parties/disciplines to insure these plans areproperly coordinated with other aspects of the Project.¬ TheOwner and Architect, are responsible for any buildingsshown, including an area measured a minimum five (5) feetaround any building.¬5. It is the User's responsibility to ensure this copy contains themost current revisions.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" = 20'14-091NPCSMM¬¬0FeetGraphic Scale20 20 40 60 80PLANT 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 List2BJO11/18/14Update Plantings &Plant ListKEY SCIENTIFIC NAME COMMON NAME QUAN. SIZE COMMENTSAFAcer x freemaniiAutumn Blaze Maple 5 2 1/2"-3" B&B 'Autumn Blaze'GTI Gleditsia triacanthosImperial Honeylocust 4 2 1/2"-3" B&B 'Imperial'NYSNyssa sylvaticaBlack Tupelo 4 2 1/2"-3" B&BSRSyringa reticulataIvory Silk 2 2 1/2"-3" B&B 'Ivory Silk' Japanese Tree LilacAMAronia melanocarpaAutumn Magic Chokeberry 7 5 gal. CONT. 'Autumn Magic'CARClethra alnifolia Red Summersweet 39 3 gal. CONT. 'Ruby Spice'IGSIlex glabra 'Densa'Inkberry 105 3 gal. CONT.IVIlex verticillata Jim Dandy & Berry Nice 20 5 gal. CONT. 'Jim Dandy & Berry Nice' WinterberryPFPotentilla fruiticosaGoldstar Cinquefoil 18 3 gal. CONT. 'Goldstar'PMTPotentilla fruiticosaMango Tango Potentilla 24 3 gal. CONT. 'Mango Tango'POPhysocarpus opulifoliusRed Leaf Ninebark 11 5 gal. CONT. 'Diablo'RHARhus aromatica 'Gro-Low'Dwarf Fragrant Sumac 23 3 gal. CONT.RPJMRhododrendron PJMPJM Rhododendron 12 5 gal. CONT.SMPSyringa meyeri 'Palibin'Dwarf Korean Lilac 10 7 gal. CONT.AA'SECTION A-A'SEE DETAIL SHEET C8-01 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. MUL LENSTATE OF VERMO N T PRO FESSIONAL ENGINEERLICENSEDField Book:109/29/14 DABAdd Bull Nose Curb DetailSite DetailsC8-0208/22/14SHOWN14-091BKA ARCHITECTSSMM¬¬¬HalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTNOTE: DETAILSPROVIDED BY OTHERSSW-0011" = 1'LAST REVISED 04/21/20142014 TRUDELL CONSULTING ENGINEERSTYPICAL STORM DRAIN TRENCHNOTES ON STORM DRAIN TRENCH:1'FINISHED ROAD GRADED + 8"1'A WET TRENCH SHALL BE DEWATERED PRIOR TOINSTALLING BEDDINGTHE LETTER "D" SHOWN ON THE DETAIL INDICATESTHE DIAMETER OF THE PIPE.DEPTH OF STORM DRAIN LINES VARY, REFER TOPLANS FOR DEPTH IN APPROPRIATE LOCATIONS.DFOR PAVED SURFACESVARIES(SEE PAVEMENT SECTION)FOR GRASSED AREASREPLACE TOPSOIL, SEED, AND MULCHOVERFILL TO ALLOW FOR SETTLEMENT.THOROUGHLY COMPACTED SELECTEDBACKFILL FROM TRENCH EXCAVATION,FREE OF STONES LARGER THAN 3" INDIAMETER. COMPACT BACKFILL IN 6" LIFTS.THE SIDES OF TRENCHES SHALL BE SHEETEDOR SLOPED TO VOSHA STANDARDS.HDPE PIPETHOROUGHLY COMPACTED 3/4" CRUSHEDSTONE BEDDING FOR CMP, PVC, OR HDPE PIPE.UNDISTURBED SOIL212/22/14 SMMRelocate Storm DetailEN-010LAST REVISED 06/13/20132013 TRUDELL CONSULTING ENGINEERSGRADINGA. GENERAL: UNIFORMLY GRADE AREAS WITHIN THE LIMITS OF GRADING,INCLUDING ADJACENT TRANSITION AREAS. SMOOTH FINISHED SURFACES WITHINTHE SPECIFIED TOLERANCES, COMPACT WITH UNIFORM LEVELS OR SLOPESBETWEEN POINTS WHERE ELEVATIONS ARE INDICATED, OR BETWEEN SUCH POINTSAND EXISTING GRADES.B. GRADING OUTSIDE BUILDING LINES: GRADE AREAS ADJACENT TO BUILDINGLINES TO DRAIN AWAY FROM THE STRUCTURES AND TO PREVENT PONDING.FINISH SURFACES FREE FROM IRREGULAR SURFACE CHANGES, AND AS FOLLOWS:1. LAWN OR UNPAVED AREAS: FINISH AREAS THAT ARE TO RECEIVE TOPSOILTO WITHIN 0.10 FEET ABOVE OR BELOW THE REQUIRED SUBGRADEELEVATIONS. LAWNS SHALL BE GRADED SO THAT NO PONDING OCCURS.THE GRADING OF LAWNS WILL NOT BE ACCEPTED BY THE ENGINEER IFPONDING OCCURS.2. SIDEWALKS: SHAPE THE SURFACE OF AREAS UNDER WALKS TO LINE, GRADEAND CROSS-SECTION, WITH FINISH SURFACES NOT MORE THAN 0.10 FEETABOVE OR BELOW THE REQUIRED SUBGRADE ELEVATION.3. PAVEMENT: SHAPE THE SURFACE OF AREAS UNDER PAVEMENT TO LINE,GRADE AND CROSS-SECTION, WITH THE FINISH SURFACE NOT MORE THAN0.10 FEET ABOVE OR BELOW THE REQUIRED SUBGRADE ELEVATION.PAVEMENT MUST DRAIN SO THAT NO WATER PONDING OCCURS. IFPONDING OCCURS, THE PAVING WILL NOT BE UNACCEPTED BY THEENGINEER. 12-052¬Sheet TitleProject TitleUse of These Drawings1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.¬They are not intended as construction drawings unless notedas such.2. Only drawings specifically marked “For Construction” areintended to be used in conjunction with contractdocuments, specifications, owner/contractor agreementsand to be fully coordinated with other disciplines, includingbut not limited to, the Architect, if applicable.¬ TheseDrawings shall not be used for construction layout. ContactTCE for any construction surveying services or to obtainelectronic data suitable for construction layout.3. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.¬Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.4. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings and have met with allapplicable parties/disciplines to insure these plans areproperly coordinated with other aspects of the Project.¬ TheOwner and Architect, are responsible for any buildingsshown, including an area measured a minimum five (5) feetaround any building.¬5. It is the User's responsibility to ensure this copy contains themost current revisions.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 VERMON T PROF ESSIONAL ENGINEERLICENSEDField Book:Site DetailsC8-0108/22/14SHOWN14-091RMPSMM¬¬SD-0011"=1'LAST REVISED 05/14/20142013 TRUDELL CONSULTING ENGINEERSTYPICAL BITUMINOUS PAVEMENTCRUSHED GRAVELWEARING COURSE (TYPE IV) (VAOT 406.03)BASE COURSE (TYPE III) (VAOT 406.03)MIRAFI 500X STABILIZATION FABRICINSTALLATION IN ACCORDANCE WITHMANUFACTURER'S RECOMMENDATIONSBDCAUNDISTURBED SUBGRADE ORCOMPACTED FILLACBD6122-1/21-1/26" SAND BORROW AND CUSHION TO BE USEDIN POORLY DRAINED SOILS OR OVERBEDROCK FOR ROADS AND SIDEWALKS(VAOT 703.03)PARKING LOTSTHICKNESS (INCHES)212121-1/2NOTES:ECOMMERCIALRESIDENTIALI. SUBBASE, SAND CUSHION AND SUBGRADE SHOULD BE CONSTRUCTEDAND COMPACTED TO THE DIMENSIONS SHOWN IN ACCORDANCE WITHVERMONT AGENCY OF TRANSPORTATION SPECIFICATIONS, STANDARDA-76. WHERE MORE STRINGENT LOCAL ORDINANCES HAVE BEENADOPTED RELATIVE TO ROAD DIMENSIONS AND CONSTRUCTION, THEYSHOULD GOVERN.2. COMPACT ALL SUBBASE MATERIALS TO 95% MAXIMUM DENSITY(STANDARD PROCTOR).3. IF GROUNDWATER OR SOFT SPOTS ARE ENCOUNTERED CONTACT THEENGINEER TO DISCUSS ADDED MEASURES SUCH AS UNDERDRAIN. SLOPESUBBASE TO UNDERDRAIN LOW POINTS.SECTIONGRAVEL BASE (VAOT 704.04)SD-0271"=1'-0"LAST REVISED 03/26/20132013 TRUDELL CONSULTING ENGINEERSCONCRETE CURB, & SIDEWALK1/4"/FT.NOTE: ADDITIONAL MEASURES AT BUILDINGENTRANCE POINTS MAY BE REQUIRED PERTHE ARCHITECT, OWNER, OR STRUCTURALENGINEER. THIS MAY INCLUDE FOOTING FORTHE SIDEWALK, ADDITIONAL GRAVEL,UNDERDRAIN, OR ADDITIONALLY REBAR.FROST ACTION IS NOT ALWAYS EASILYPREDICTED BUT THE INTENT IS TO MINIMIZEFROST ACTION IN SENSITIVE AREAS SUCH ASHANDICAP RAMPS AND DOOR ENTRANCEPOINTS.30"6" SAND BORROW AND CUSHION TO BEUSED IN POORLY DRAINED SOILS OR OVERBEDROCK (VAOT 703.03) FOR BOTHROADWAY AND SIDEWALKCOMPACT ALL SUBBASE MATERIALSTO 95% MAXIMUM DENSITY(STANDARD PROCTOR)MIRAFI 500X ROAD STABILIZATION FABRICGRAVEL FOR SUB-BASECRUSHER RUN GRAVEL OR PLANT MIXSLOPE SUBBASE TO DRAINBITUMINOUSPAVEMENTCLASS BCONCRETECURB4,000 PSI CONCRETE SIDEWALK (SEE SITE PLAN FOR WIDTH)EXPANSION JOINT MATERIAL (TO BE PLACEDWHERE SIDEWALK ABUTS A STRUCTURE)REBAR (TYPICAL)6"7" REVEAL1" R18" MIN.5"18"SD-011LAST REVISED 03/20/20132013 TRUDELL CONSULTING ENGINEERSPAVEMENT JOINT DEAIL30"REFER TO TYPICALBITUMINOUS PAVEMENTSECTIONEXISTING SURFACECOLD PLANESAW CUTFINE-GRADED CRUSHED GRAVELDENSE-GRADED CRUSHED STONEHalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTSD-0131"=1-0'LAST REVISED 07/18/20132013 TRUDELL CONSULTING ENGINEERSREINFORCED CONCRETE PAD FOR DUMPSTER6" CLASS A CONCRETE SLAB, BROOM FINISH#5 REINFORCING BARS 12" O.C. BOTH WAYS,3" CLEAR12" BANK RUN GRAVELCOMPACTED SUBBASE9"SD-0351"=1'-0"LAST REVISED 5/17/20132013 TRUDELL CONSULTING ENGINEERSPRECAST CONCRETE CURB7.5"8"3/4" PIN HOLES6'SD-050LAST REVISED 08/20/20142014 TRUDELL CONSULTING ENGINEERSBIKE RACK2 3/8" O.D. GALVANIZED STEEL SCHEDULE40 PIPE WITH POWDERCOAT FINISH BLACK4'-3"7'-9"6'4'NOTES:1. INSTALL BIKE RACKS ACCORDING TOMANUFACTURER'S SPECIFICAION'S.2. SUBMIT SHOP DRAWINGS FOR REVIEWAND APPROVAL PRIOR TOCONSTRUCTION.SD-051LAST REVISED 08/20/20142014 TRUDELL CONSULTING ENGINEERSBOLLARD MOUNTED SIGNTHIS DIMENSION SHALL BE A A MAXIMUM OF 8' FOR ACCESSIBLE SIGNAGE.THIS DIMENSION SHALL BE A MINIMUM OF 5' FOR ACCESSIBLE SIGNAGE.H7' MIN.3'-6"1'-9"CAP STEEL PIPE POSTTYPICAL SIGN2 12" DIA. STEEL POST (PAINT COLORSELECTED BY ARCHITECT)BOLLARD (SEE DETAIL)FINISH GRADE SURFACE TREATMENT VARIESCROSS SECTION A-A'Note: Eye height of vehicle is 4.25' above gradeDriver's Eye Viewshed 12-052¬Sheet TitleProject TitleUse of These Drawings1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.¬They are not intended as construction drawings unless notedas such.2. Only drawings specifically marked “For Construction” areintended to be used in conjunction with contractdocuments, specifications, owner/contractor agreementsand to be fully coordinated with other disciplines, includingbut not limited to, the Architect, if applicable.¬ TheseDrawings shall not be used for construction layout. ContactTCE for any construction surveying services or to obtainelectronic data suitable for construction layout.3. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.¬Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.4. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings and have met with allapplicable parties/disciplines to insure these plans areproperly coordinated with other aspects of the Project.¬ TheOwner and Architect, are responsible for any buildingsshown, including an area measured a minimum five (5) feetaround any building.¬5. It is the User's responsibility to ensure this copy contains themost current revisions.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 VERMON T PROF ESSIONAL ENGINEERLICENSEDField Book:HalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTSite PlanC2-0208/22/141" = 20'14-091RMP/NPCSMM¬¬0FeetGraphic Scale20 20 40 60 80PREVIOUSLYAPPROVED 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"1DAB09/29/14Entrance & Signage2DAB11/18/14Entrance & Sidewalks GROUND LEASE LINENEW "DO NOT ENTER" SIGNMUTCD R5-1 30"x30" WITH"ONE WAY" MUCTD SIGN R6-1R3DAB11/26/14Response to City Staff Comments4SMM12/22/14Changes for Final Plat 12-052¬HalvorsenDevelopmentOne Dorset StreetSouth Burlington, VTOverall Site PlanC2-0108/22/141" = 30'14-091RMP/NPCSMM¬¬0FeetGraphic 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 41,450 SF 17.0%PAVEMENT 110,319 SF 45.1%SIDEWALKS 16,363 SF 6.7%TOTAL IMPACTS168,131 SF68.8%FRONT YARD (WILLISTON RD.) 7,900 SFTOTAL IMPACT 7,035 SF 89.0%FRONT YARD (DORSET ST.) 26,870 SFTOTAL IMPACT 14,740 SF 54.9%PROPOSEDBUILDING 42,447 SF 17.4%PAVEMENT 100,167 SF 41.0%SIDEWALKS 21,291 SF 8.7%TOTAL IMPACTS163,905 SF67.0%FRONT YARD (WILLISTON RD.) 7,900 SFTOTAL IMPACT 3,502 SF 44.3%FRONT YARD (DORSET ST.) 26,870 SFTOTAL IMPACT 12,890 SF 48.0%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 ROOMSMALL ACCESSU.S. ROUTE 2DORSET STREETWILLISTON ROADINTERSTATE 89 OFF RAMP GROUND LEASE LINEPREVIOUSLY 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 VERMON T PROF ESSIONAL ENGINEERLICENSEDField Book:15°±TrueMagneticSNOWSTORAGE22.5'17.3'9.5'Entrance & Building Dist. toProperty Line2DAB11/18/14Entrance & Sidewalks3DAB11/26/14Response to City Staff Comments9'4SMM12/22/14Revisions for Final Plat5SMM01/19/15Updated Coverage CalcsNOTE:"WAYFINDING AND/OR INTERPRETIVE INFORMATION"MAY BE INSTALLED WITHIN OR ON THE PERGOLA.6SMM01/22/15Add "WAYFINDING" NoteS:\_TCE DRAWINGS\2014\091 Halvorsen- S Burlington\2014091 Site Plan.dwg, 1/22/2015 3:53:25 PM #SD-15-02 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING HALVORSEN DEVELOPMENT --- 1 DORSET STREET PRELIMINARY PLAT APPLICATION #SD-15-02 FINDINGS OF FACT AND DECISION Preliminary plat application # #SD-15-02 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, 2) constructing 11,242 sq. ft. retail building, and 3) constructing a 10’ X 55’ detached accessory building, 1 Dorset Street. The Development Review Board held a public hearing on February 17, 2015. Debra Bell represented the applicant. Based on the plans and materials contained in the document file for this application, the Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The project consists of 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, 2) constructing 11,242 sq. ft. retail building, and 3) constructing a 10’ X 55’ detached accessory building, 1 Dorset Street. 2. The owners of record of the subject properties are Krislin 111, LLC and Larkin Family Partnership; 3. The subject property is located in the Commercial 1 – Residential 12 Zoning District. 4. The application was received on January 23, 2015. 5. The plan set submitted consists of a 23 page set of plans, page five (5) is entitled “Halvorsen Development One Dorset Street South Burlington, VT Existing Conditions”, prepared by Trudell Consulting Engineers, dated 8/22/14. 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% 17.4% Max. Overall Coverage 70% 67.0% 68.8% ♣ Min. Front Setback (Williston Road) 50 ft. 9.5 ft. ~100 ft. #SD-15-02 2 ♣ Min. Front Setback (Dorset Street) 50 ft. 9.0 ft. ~52 ft. Min. Side Setback 10 ft. >10 ft. ~62 ft. Min. Rear Setback (Corner Lot: Not applicable.) n/a n/a n/a ♣ Front yard coverage (Williston Road) 30% 44.3% 89.0% ♣ Front yard coverage (Dorset Street) 30% 48.0% 54.9% - zoning compliance ♣ -waiver requested The Board, as part of its review of a previous proposal (#SD-13-31) for the new hotel, 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 48.0% to be acceptable in its progression towards the 30% maximum as only a portion of the site is being redeveloped. Similarly, the Board finds that the existing front yard coverage along Williston Road is 89% and therefore the proposed coverage of 44.3% is a major improvement. The Board also finds that the 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. The Board grants Front Setback waivers of 40.5 ft. (resulting in a 9.5 ft. setback) along Williston Road and 41 ft. (resulting in a 9.0 ft. setback) along Dorset Street. The Board grants Front Yard coverage waivers to allow for 44.3% along Williston Road and for 48% along Dorset Street. 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. The subject property is served by public water and public sewer that the proposed conversion from a restaurant to a retail / pharmacy use would not likely require additional water or wastewater for the PUD. This shall be confirmed, and any additional capacity shall be applied for, prior to permit issuance. (A)(2) Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The Board finds that 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. #SD-15-02 3 (A)(3) 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 will be shared by the existing hotel, the hotel under construction and the proposed retail building. The entry and exit are separated by a 12 ft. wide curb reveal reduction. The applicant has proposed to lower the curb reveal island to 1 ½ inches in height to accommodate delivery vehicles and fire apparatus. The Board finds this acceptable. 2. Circulation & Traffic The Board finds that the change from a restaurant use to a retail use will not result in an increase in p.m. peak hour trips. The applicant has proposed that the southwest entry to the parking lot to be 18 ft. wide and will also stripe the entry to indicate it as an entry only location. The applicant has also indicated that signage will also be installed to direct the retail building users to exit at the SW corner. SEE COVER MEMO FOR FUTHER DISCUSSION ON THE ENTRY ISLAND The Board finds that the applicant has adequately addressed access, circulation and traffic management and that this criterion is met. (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. There are no wetlands or 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. The Board finds the proposed project to be compatible with the planned development patterns of the C1-R12 Zoning District. In response to the Board suggestions at the preliminary plat hearing, the applicant made revisions to the pergola building along Dorset Street and has made minor changes to the architectural features of the western facade of the building. (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. 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 #SD-15-02 4 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 Board finds that this criterion is met. (A)(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The fire chief has preliminarily examined the proposal with the applicant and given oral guidance. SEE COVER MEMO FOR DISCUSSION OF FIRE DEPARTMENT ISSUES (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. The PUD has an approved connection to the property to the south. Sidewalks are existing along Dorset Street and Williston Road, and additional sidewalks are proposed to connect the building to the pergola and hotels. Stormwater enhancements are proposed along the western side of the property. See below for discussion of landscaping. The Board finds that this criterion is met. (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. 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 finds this acceptable. The Deputy Director of Public Work, Tom DiPietro, submitted comments to staff in an email dated 2/12/15 as follows: I reviewed the plans for Halvorsen Development project that were prepared by Trudell Consulting Engineers and last revised on 12/22/14. I would like to offer the following comments: 1.This project is located in both the Potash Brook and Centennial Brook watersheds. These watersheds are listed as stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). 2.The project area appears to be covered under an existing State of Vermont stormwater permit. The applicant should confirm that the proposed stormwater treatment system complies with State of Vermont permit requirements, specifically as they relate to redevelopment. 3.The project will likely disturb greater than 1 acre of land and will therefore require a stormwater construction permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. 4. The applicant should confirm that they’ve provided sufficient maintenance access to the underground stormwater infiltration gallery. #SD-15-02 5 5.The applicant should consider implementing measures to ensure that the first flush of water entering the underground infiltration gallery is preferentially routed to the “isolator row”. Typically this is achieved by including a small overflow weir in the upstream manhole (DMH2 in this case). 6.The DRB should consider including a condition that requires all stormwater treatment and conveyance infrastructure be properly maintained. Thank you for the opportunity to comment. -Tom The Deputy Director of Public Works in an email dated 2/13/15 indicated that with the response from the applicant to his comments, he is now satisfied with the plans. The Director of Public Works indicated in an email dated 2/13/15 that he had no comments on the project. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (A)(10 ) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board finds 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: B. 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. The applicant proposed a second operable entrance at the easterly portion of the building façade facing Williston Road. The Board finds that this operable entrance along Williston Road as well as the main entrance facing the parking lot will be two-way operable during all business hours. Parking requirements total 233 spaces continue to be 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. #SD-15-02 6 -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 retail use. (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. (vi) The lot is located within the Mixed Industrial-Commercial District….[text omitted to save space] (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. The Board 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. #SD-15-02 7 The applicant has proposed to add a 55’ x 10’ pergola along Dorset Street which, when deemed to be a “building”, increases the amount of building width in order to comply with the building width to parking area width ratio and to add shrub landscaping along the length of the parking area. The Board finds that the length of this structure is sufficient to meet the standard for building to parking width ratio for the parcel including the hotel, pergola, and proposed new principal building. The landscaping is deciduous and is anticipated to reach a height of 4-6 feet at maturity which should adequately screen the parking. The architecture is consistent with the adjacent primary CVS building. The pergola is also 10’ wide, which is likely sufficient space for human use as described in the definition of building. The Board finds that the pergola as proposed is a building and that this building and landscaping are substantive enough to create an inviting environment and create architectural integration with the property. The Board finds that the proposed pergola building together with the pedestrian circulation, the presence of the building on Dorset and Williston Roads, and the installation of an operable doorway on Williston Road, meet this standard. The Board also finds that the applicant shall reserve space in the pergola to allow for future “wayfinding” or “interpretive” information such as kiosks or panels or signs to provide greater interest to users. The Board finds that as a result of the pergola building and landscaping that criterion (c) above is met. Criterion (d) above also requires that there be sufficient landscaping to “screen the parking from view of the interstate”. The Board finds that this requirement is being met with this proposal. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. 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. The Board finds that this criterion is met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (5) 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. #SD-15-02 8 The Board finds that this criterion is met. (6) 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. The Board finds that this criterion is met. 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: (1) 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. The Board finds that this criterion is met. (2) 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. The Board finds that this criterion is met. 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. The Board finds that this criterion is met. OTHER - 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. #SD-15-02 9 The applicant has submitted a landscaping plan and itemized budget totaling $25,965. Based on $1,779,020 in building costs, the plans shall include a minimum of $25,490 in new trees and shrubs. This requirement is being met. 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. The Board finds this criterion to be met. OTHER - 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 a lighting plan showing existing foot candle values at the property. Existing light values due to intersection lighting currently exceeding the maximum standard and the average standard. The lighting plan indicates that the project’s luminaries shall not exceed existing levels. The Board finds this criterion to be met. OTHER - 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. The Board finds 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. DECISION Motion by __________________, seconded by __________________, to approve final plat application #SD-15-02 of Halvorsen Development subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. The applicant shall obtain preliminary wastewater allocation prior to final plat approval and final wastewater allocation prior to issuance of a zoning permit. #SD-15-02 10 3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4. The Board grants Front Setback waivers of 40.5 ft (resulting in a 9.5 ft. setback) along Williston Road and 41 ft. (resulting in a 9 ft. setback) along Dorset Street. 5. The Board grants Front Yard coverage waivers to allow for 44.3% along Williston Road and for 48.0% along Dorset Street. 6. 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. 7. Both doorways shall remain open for entry and exit during business hours. 8. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use or occupancy of the building. 9. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the new retail building will generate zero (0) additional vehicle trip ends during the P.M. peak hour. 10. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 11. Prior to the issuance of the zoning permit, the applicant shall provide a complete set of approved plans in a digital format as one (1) PDF format file. 12. The mylar shall be recorded prior to permit issuance. 13. The applicant shall regularly maintain all stormwater treatment and conveyance infrastructure. 14. Prior to permit issuance, the applicant shall post a $25,490 landscaping bond. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 15. The final plat plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to recording the final plat plans: a. The building elevation plan shall be revised to remove all “CVS/Pharmacy” signs from the building. 10. The final plat plans (Krebs & Lansing survey plat & sheet C2-02) shall be recorded in the land records within 180 days or this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording. Prior to recording the final plat plan, the applicant shall submit a copy of the survey plat in digital format. The format of the digital information shall require approval of the South Burlington GIS Coordinator. #SD-15-02 11 Tim Barritt– yea nay abstain not present Mark Behr – yea nay abstain not present Brian Breslend – 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 __________________ 2015, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. South Burlington Fire Department 575 Dorset Street South Burlington, Vermont 05403 802-846-4110 February 13, 2015 Mr. Ray Belair, Planning and Zoning City of South Burlington 575 Dorset Street South Burlington, Vermont 05403 Re: Proposed Construction Retail Pharmacy, Halvorson Dear Ray: We have reviewed the plans for this proposed development. We have the following concerns and/or recommendations. 1. Commercial structures and multifamily units will need fire protection plan review from the South Burlington Fire Marshal’s office to review for compliance with the Vermont Fire and Building Safety Codes. 2. Provide emergency key boxes, location to be specified by SBFD. 3. Sprinklers, fire alarms, and standpipes per the VFBSC. 4. Provide 24 hour per day off-site (central station) monitoring of all fire alarm and protection systems. 5. The emergency access to this site is too narrow and the space is too confining for proper movement. Please see attached notes. Should you need any further assistance on this project please feel free to contact me. Sincerely, Douglas S. Brent Douglas S. Brent Fire Chief South Burlington Fire Department 575 Dorset Street South Burlington, Vermont 05403 802-846-4110 To: Ray Belair, Paul Connor From: Douglas Brent, Chief of Fire and EMS Date: February 13, 2015 Re: Emergency Access to 1 Dorset Street As you are aware, this site has already been a problem regarding emergency access. We have experienced days this past fall when the fire truck could not get in to this property to provide service to a fully occupied hotel because of the changes that were made to the entrance from the street. I do not believe that the improvements proposed by adding the CVS Pharmacy are adequate to solve the problem. I am very conscious of the fact that traffic calming, safe pedestrian access and turning lanes are all designed to make the walking public safer. In this situation Fire Safety is more important. There will be hundreds of people sleeping in the two hotels each night. If we cannot adequately access this property, we cannot provide emergency services. This property is being engineered too tight, there is no margin for error. If there is a car parked wrong, if there is a snow bank, if there is a delivery truck, we may not be able to get in. The plan/drawing calls for us to completely drive over the entire island, almost into the opposing traffic lanes. This is not acceptable. The idea behind mountable curbs is “in case the tire bumps up over the curb”. This plan is designed to make the island the primary entry route for a fire truck. Each time emergency access to this property is needed it would require the truck to drive over the entire island. The ability to mount the curb should be the margin of error, not the primary entry and exit route. The winter maintenance of the island is going to be impossible to keep up with. The snow plow make’s a single windrow of snow at the road, the sidewalk plow makes two more windrows on its trip by (v-plow), and then the remainder of the island will need to be plowed or shoveled. If this cleanup is missed or delayed those windrows become frozen solid and then the fire truck doesn’t get it. We need to be able to make entry using a plowed, well maintained, travel lane. The lane(s) should be properly laid out and designed with the correct turning radii and some built in margin of error. I have attached photos of what this entrance looks like today. The photo’s do not adequately depict the size of the frozen snow bank, but it’s not something that the fire truck should be trying to drive over. I know that you and/or the board like to have the raised island. This may not be possible. It may need to be painted instead of raised. Regardless, this does not work. I am available at your request to work on a solution to this access problem. #SP-15-03 SP_15_03_35JoyDrive_UVM_Medical_Center_facility_expansion_ffd.doc - 1 – CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING UNIVERSITY OF VERMONT MEDICAL CENTER – 35 JOY DRIVE SITE PLAN APPLICATION #SP-15-03 FINDINGS OF FACT AND DECISION University of Vermont Medical Center, hereafter applicant, is requesting site plan review to amend a previously approved plan for an 8,664 sq. ft. medical office building. The amendment consists of expanding the facility by 5,534 sq. ft. in two (2) phases of 5,065 sq. ft. in phase 1 and 469 sq. ft. in phase 2, 35 Joy Drive. The Development Review Board held a public hearing on Tuesday, February 17, 2015. Paul Simon 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 1. University of Vermont Medical Center, hereafter applicant, is requesting site plan review to amend a previously approved plan for an 8,664 sq. ft. medical office building. The amendment consists of expanding the facility by 5,534 sq. ft. in two (2) phases of 5,065 sq. ft. in phase 1 and 469 sq. ft. in phase 2, 35 Joy Drive. 2. The owner of record of the subject property is University of Vermont Medical Center. 3. The application was submitted on 1/16/15. 4. The subject property is located in the Commercial 1 - Residential 15 Zoning District. 5. The plans submitted consist of a twenty-two (22) page set of plans, page one (1) entitled, “Site Plan Review University of Vermont Medical Center Dialysis South Burlington”, prepared by Joseph Architects, and dated January 7, 2015. Zoning District & Dimensional Requirements Table 1. Dimensional Requirements C-1 R-15 Zoning District Required/Limit Existing Proposed Min. Lot Size 22,000 SF 87,923 SF No change Max. Building Coverage 40% 9.57%% 15.86% Max. Overall Coverage 70% 42.52% 53.84% Max. Front Yard Coverage 30% 7.1% 8.4% Min. Front Setback 30 ft. >30 ft. >30 ft. Min. Side Setback 10 ft. >10 ft. >10 ft. * Min. Rear Setback 30 ft. >30 ft. 14.1 ft. #SP-15-03 SP_15_03_35JoyDrive_UVM_Medical_Center_facility_expansion_ffd.doc - 2 – Maximum Building Height 35 ft (flat roof) ~14.94 ft. ~16.75 ft. zoning compliance * Waiver requested The application is subject to Section 3.06 I of the City’s Land Development Regulations which read as follows: I. Buffer Strip for Non-Residential Uses Adjacent to Residential District Boundaries. (1) Where a new non-residential use is adjacent to or within fifty (50) feet of the boundary of a residential district, or where an existing non-residential use, structure or parking area that is adjacent to or within fifty (50) feet of the boundary of a residential district is proposed to be expanded, altered or enlarged, the required side or rear setback shall be increased to sixty-five (65) feet. A strip not less than fifteen (15) feet wide within the sixty-five (65) foot setback shall be landscaped with dense evergreens, fencing, and/or other plantings as a screen. New external light fixtures shall not ordinarily be permitted within the fifteen (15) foot wide buffer area. (2) The Development Review Board may permit new or expanded nonresidential uses, structures and/or parking areas, and new external light fixtures, within the setback and/or buffer as set forth in (1) above, and may approve a modification of the width of the required setback and/or landscaped buffer as set forth in (1) above. In doing so the DRB shall find that the proposed lighting, landscaping and/or fencing to be provided adjacent to the boundary of the residential district will provide equivalent screening of the noise, light and visual impacts of the new non- residential use to that which would be provided by the standard setback and buffer requirements in (1) above. However in no case may the required side or rear setback be reduced below the standard requirement for the zoning district in which the non-residential use is located. In order to accommodate a proposed parking bay along the north side of the property, the applicant requested a waiver to allow placement of a retaining wall at 14.1 ft. setback instead of the 65 ft. normally required and allow a 14.1 ft. wide landscaped screen instead of the 15 ft. wide screen required. The rear setback for the property is 30 ft. however pursuant to Section 13.25 of the LDRs retaining walls shall be setback at least five (5) from the property boundaries. The Board notes that the retaining wall is near the area of the property that abuts the recreational field areas of Rice Memorial High School rather than a school classroom or a private residence. The Board approves of the proposed modification of the width of the required setback and landscaped buffer finds that the proposed location of the retaining wall at 14.1 ft from the property line will have no noise or light impacts and minimal to no visual impacts and that the proposed 14.1 ft. wide landscape screen will provide equivalent screening of the impacts of the retaining wall. 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: B. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. #SP-15-03 SP_15_03_35JoyDrive_UVM_Medical_Center_facility_expansion_ffd.doc - 3 – Section 13.01(G) (5) requires that bicycle parking or storage facilities are provided for employees, residents, and visitors to the site. A bicycle rack is appropriately located on the plans. With regards to the adequacy of parking areas, in 1999 the Planning Commission found that 44 spaces were required and that 52 spaces including 6 handicapped spaces were to be provided. Existing site conditions indicate that the current number of parking spaces on the property is 51 with 6 handicapped spaces. The existing gross floor area of medical office space is 8,410 SF and therefore requires 43 spaces. The proposed expansion consists of Phase I is 5,065 SF and Phase II is 469 SF for a combined total expansion of 5,534 SF to a new total of 13,944 SF of medical office space which requires 70 spaces. The applicant proposed to reconfigure the parking lot to increase in the number of spaces from 51 to 61 and requested a waiver of either 10.3% (from a required 68 spaces) if Phase I is solely constructed or 12.9% (from a required 70 spaces) if both Phase I and Phase II are constructed. The applicant submitted a 2014 parking study conducted by owner’s staff of the average daily number of vehicles parked at the project location during normal business hours which concluded that twenty-two (22) per day was the average number of vehicles. Pursuant to section 13.01N(2), the Board hereby grants a waiver of nine (9) spaces (12.9%) from the 70 spaces required assuming full buildout of Phase I and Phase 2 to result in 61 parking spaces for the property, six (6) of which will be handicapped spaces. (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. Parking is located to the rear of the building. No changes to parking are requested. This criterion is met. B. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. No changes are proposed to the building. B. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The plans submitted detail that this criterion is met. C. (1) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. New landscaping and new buildings are proposed that are consistent with those already on site. The Board finds that this criterion is met. #SP-15-03 SP_15_03_35JoyDrive_UVM_Medical_Center_facility_expansion_ffd.doc - 4 – C. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. New landscaping and new buildings are proposed that are consistent with those already on site. The Board finds that this criterion is met. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The reservation of land is not necessary. In an email to staff dated February 12, 2015, the Fire Chief commented as follows: February 12, 2015 Mr. Ray Belair, Planning and Zoning City of South Burlington 575 Dorset Street South Burlington, Vermont 05403 Re: UVM Medical Center Dialysis, 35 Joy Drive Dear Ray: We have reviewed the plans for the proposed renovation of the UVM Medical Center Dialysis Unit at 35 Joy Drive. We have the following recommendations: 1. Compliance with all requirements of Vermont Fire and Building Safety Codes and standards as enforced by the South Burlington Fire Marshal’s Office. 2. The parking area and entrances and exits appear to be of a design that will be accessible to fire and emergency apparatus. The developer should reaffirm that all turning radii, and corners meet the “WB 40 straight” standard. At this point these seem to be the major issues which present themselves. As this project moves forward additional items may surface which can be dealt with as needed with the assistance of the developer and South Burlington Fire Marshal’s office. Should you need any further assistance on this project please feel free to contact me. Sincerely, #SP-15-03 SP_15_03_35JoyDrive_UVM_Medical_Center_facility_expansion_ffd.doc - 5 – Douglas S. Brent The Board finds that the applicant shall comply with the Fire Chief’s comments and reaffirm that all turning radii, and corners shall meet the “WB 40 straight” standard. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. The plans indicate that utility services will be underground. The Board finds that this criterion is met. C. Disposal of Wastes. 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). Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall not be required to be fenced or screened. As detailed in the plans, the applicant will install a dumpster enclosure. This criterion is met D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. The minimum landscaping requirement, based on building costs for both phases, is $26,500 which is being met. In an email dated 2/9/15 to staff the City Arborist indicated that all his concerns have been addressed. The Board finds that this criterion has been met. Other – Public Works/Stormwater The Department of Public Works provided comments to Staff via email on February 12, 2015 as follows: From: Tom Dipietro [mailto:tdipietro@sburl.com] Sent: Thursday, February 12, 2015 1:41 PM To: ray; Dan Albrecht; Justin Rabidoux Subject: Comments on UVM Medical Center Dialysis South Burlington I reviewed the "UVM Medical Center Dialysis South Burlington" site plan prepared by Engineering Ventures and Joseph Architects, dated 3/1/13 with the note "Issued for Construction January 15, 2015". I would like to offer the following comments: 1. The proposed project is located in the Potash Brook watershed. This watershed is listed as #SP-15-03 SP_15_03_35JoyDrive_UVM_Medical_Center_facility_expansion_ffd.doc - 6 – stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). 2. The project proposes to create an additional ~7,300 square feet of impervious area on the parcel. This results in greater than 1 total acre of impervious area on the parcel. Therefore, it appears that the project will require a stormwater permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. 3. The project proposes to disturb greater than 1 acre of impervious area. It will therefore require a construction stormwater permit from the Vermont DEC Stormwater Division. The applicant should acquire these permits before starting construction. 4. The applicant should provide a drainage area map for the proposed stormwater treatment practices. 5. In order to confirm compliance with section 15.13.F(3) the applicant must submit modeling for the 25 year storm event. Our assumption is that the proposed stormwater treatment practices will reduce runoff over existing conditions during this, and smaller, storm events. This would sufficiently protect downstream drainage structures. However, we'd like modeling to confirm this and so that we can add this information to our model for the Potash Brook watershed. 6. The applicant should show snow storage locations on the site plan. 7. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance infrastructure. Thank you for the opportunity to comment. -Tom Thomas J. DiPietro Jr. Deputy Director Department of Public Works The Board finds that the applicant shall comply with the recommendations of the Department of Public Works. Other – Vehicle Trip Ends Based upon the ITE Trip Generation Manual (9th) edition using Land Use Code”630” for Clinic, the average Trip Generation Rate for the Weekday P.M. Peak Hour is 5.18 VTEs per 1,000 SF of gross floor area. The VTE of the existing clinic space is 5.18 x 8,410 SF / 1000 or 43.56 VTEs. Phase I would increase the size of the clinic space to 13,475 SF while Phase I and Phase II would increase the size to 13,944 SF. Total VTE’s respectively for Phase I only and for Phase I and II combined are 69.80 and 72.23, respectively. Therefore, the Board finds that construction of Phase I only will result in an increase of 26.24 VTEs while construction of both Phase I and Phase II will result in an increase of 28.97 VTEs. #SP-15-03 SP_15_03_35JoyDrive_UVM_Medical_Center_facility_expansion_ffd.doc - 7 – DECISION Motion by___________________, seconded by _______________ to approve Site Plan Application #SP- 15-03 of the University of Vermont Medical Center, subject to the following conditions: 1. All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The plans shall be revised to comply with the comments of the City of South Burlington Department of Public Works per the email dated February 12, 2015. b. The plans shall be revised to include a drainage area map for the proposed stormwater treatment practices. 4. 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 should meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. The South Burlington Stormwater Superintendent shall visit the site as construction progresses to ensure compliance with this criterion. 5. The applicant shall regularly maintain all stormwater treatment and conveyance infrastructure. 6. Prior to permit issuance, the applicant shall submit modeling for the 25 year storm event to the Administrative Officer. 7. The applicant shall reaffirm that all turning radii, and corners shall meet the “WB 40 straight” standard per the Fire Chief’s recommendations dated February 12, 2015 prior to issuance of a zoning permit. 8. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications should be underground. 9. All exterior lighting fixtures shall be downcasting and shielded. 10. The Board hereby grants a waiver of 9 spaces (12.9%) from the 70 spaces required assuming full buildout of Phase I and Phase 2 to result in 61 parking spaces for the property, six (6) of which must be handicapped spaces. 11. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the change in use will generate twenty-six point two-four (26.24) and twenty-eight point nine-seven (28.97) additional vehicle trip ends during the P.M. peak hour for Phase I only and Phase I and II combined, respectively. #SP-15-03 SP_15_03_35JoyDrive_UVM_Medical_Center_facility_expansion_ffd.doc - 8 – 12. The Board approves of the proposed modification of the width of the required setback and landscaped buffer finds that the proposed location of the retaining wall at 14.1 ft from the property line will have no noise or light impacts and minimal to no visual impacts and that the proposed 14.1 ft. wide landscape screen will provide equivalent screening of the impacts of the retaining wall. 13. Prior to zoning permit issuance for construction of the project, the applicant shall post a $26,500 landscaping bond. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 14. The applicant shall obtain a zoning permit for Phase 1 within six (6) months of this approval. The Development Review Board grants a period of five (5) years for approval of Phase 2. At such time as the five years is reached and the applicant has not sought a zoning permit for Phase 2, they shall be eligible, per Section 17.04 of the South Burlington Land Development Regulations, for one (1) extension to an approval if the application takes place before the approval has expired and if the Development Review Board determines that conditions are essentially unchanged from the time of the original approval. In granting such an extension, the Development Review Board may specify a period of time up to one (1) year for the extension. 15. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use of the addition. 16. Any change to the site plan shall require approval of the South Burlington Development Review Board or the Administrative Officer. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Brian Breslend 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 __________________ 2015, 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 VRCP 76 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). DRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1/PHASE 2PHASE 1 & 2 (ALT. #1 & #2)OVERALL FLOOR PLAN DRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1/PHASE 2PHASE 2 - ALTERNATE(S)#1 & #2 PLANS DRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1/PHASE 2PHASE 1EXTERIOR ELEVATIONS DRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1/PHASE 2PHASE 1EXTERIOR ELEVATIONS DRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1/PHASE 2PHASE 1EXTERIOR ELEVATIONS DRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1/PHASE 2PHASE 1EXTERIOR ELEVATIONS DRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1ELECT. - PHASE 1 & 2SITENEW WORK PLANS SITEPHOTOMETRICSNEW WORK PLANSDRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1 PARKING AREAPHOTOMETRICSNEW WORK PLANSDRAWN BYPROJECT NUMBERSHEETPROJECT NAME AND ADDRESSDRAWING NAMEREVISIONJoseph Architects25 CrossroadWaterbury, Vermont 05676Tel. 802-244-5220Fax 802-806-1010Joe@JosephArchitects.comDATE35 Joy Drive, South Burlington, VTISSUED FORCONSTRUCTION1/15/15KEY PLANN.T.S.UNIVERSITY OF VERMONTMEDICAL CENTER DIALYSISSOUTH BURLINGTONALT. #1 M E M O R A N D U M To: South Burlington Development Review Board From: Paul Simon, Project Manager Date: January 16, 2015 Re: Site Plan Review Application Submission for 35 Joy Drive Project Narrative Enclosed is Site Plan Review application for 35 Joy Drive, South Burlington, Vermont 05403. The applicant, University of Vermont Medical Center (UVMMC), is planning to construct a 5,534SF± building addition at their existing renal dialysis center located at 35 Joy Drive. Among the proposed improvements are a two phased building addition, modifications and redevelopment of an existing paved parking area, added sidewalks, utilities, stormwater management features consisting of a bio-retention facility an infiltration basin, and site landscaping improvements. Plans including Architectural, Site Civil, and Landscape have been provided with details on these improvements for purposes of site plan review. Architecture: The architectural materials proposed for the addition will complement the existing character of the Renal Dialysis Center. Exterior elevation plans A2.10 – A2.13 provide descriptive detail for the architectural aspects, brick facing, and demonstrate the relationship between the existing and proposed building expansion. Brick detailing is proposed on all sides of the building expansion. The height of the existing building is 13’- 4” measured to the top of the roof drip edge and 15”- 0” measured to the skylight ridge. The height of the proposed building is 16’-7” measured to the top of the parapet and 20’-4” to the top of the rooftop equipment (ERV-1). The zoning allows a maximum of 35’ in height with a flat roof surface. The building cost including the interior renovations are estimated at $1,900,000. Estimated completion of construction is October 2015. Page 2 of 5 Phasing: It is important to note details on the proposed phasing of the project. The site plan application includes a Medical Use building expansion with two phases. Phase 1 includes a 5,065sf expansion and phase 2 includes a 469sf expansion. At minimum, “Phase 1” including 5,065 sf addition will be constructed. The owner has requested the contractor to provide a bid-alternate price to construct an additional 469 sf for a total expansion of 5,534 sf. This alternate is shown as “Phase 2” on the permit set herein. The owner will decide whether or not to pursue the alternate and whether the additional 469 sf (phase 2) will be constructed as part of the contractors scope. Although architectural details and elevations have been provided for both phase 1 and phase 2, we ask the staff and board to understand the owner may decide to only build phase 1 and never build phase 2. With this in mind, we ask no condition of the approval require the owner to construct phase 2 if the owner decides to only build phase 1. Estimated Traffic: The Renal Dialysis Center is classified under the local zoning regulations as a “Medical Office” use. That said, this facility generates very low traffic flows due to the average visit time of attending patients. UVMMC has compiled parking data for various months throughout 2014 to obtain a record of actual use. Find enclosed parking survey data for 35 Joy Drive (Exhibit A). The information was compiled by employees of University of Vermont Medical Center throughout different periods from July 28, 2014 through October 31 2014. The analysis includes the number of total cars parked at the project location at different hourly intervals, recorded by staff on a daily basis. We reviewed the data to determine the average number of cars parked during normal business hours. This review concluded a figure of 22 as the daily average number of vehicles parked at the project location during normal business hours. The lowest recorded number of average daily vehicles was 17 on 09/18/2014. The highest recorded number of average daily vehicles was 31 on 10/27/2014. While the analysis herein determined the average number of daily vehicles to be 22, the existing parking lot provides 51 spaces and the proposed lot will add 10 more spaces for a total of 61 spaces. These figures indicate well-more than half of the parking lot remains vacant during the operating hours under both the existing and proposed conditions. We understand the board may waive the off-street parking space requirements per section 13.01.N(2) by no more than twenty- five percent (25%). Page 3 of 5 The ITE (7th edition) for land use 630, “Clinic” indicates a PM peak hour generator by number of employees with an average rate of 1.31, with 50% entering and 50% exiting. This equates to 27 existing trips and 28 proposed trips during the PM peak hour. For purposes of the city application we have included the ITE rates, but ask staff and board to note the actual data recorded by UVMMC staff (Exhibit A) as a better analysis and summary of parking and traffic to the facility. Site Plan Waivers: We are requesting the following site plan waivers as part of the application: Waiver One: Request the board to waive under 3.05I (2) to allow placement of a retaining wall to be 14.1’ instead of 65’ and allow a 14.1’ buffer strip in lieu of a 15’ buffer strip. In order to accommodate a proposed parking bay as shown on the plans, the proposed project includes a retaining wall 14.1 feet from and parallel with the northern property line. While some existing trees will be removed in order to accommodate the retaining wall, many other existing trees will continue to remain within the buffer here. Existing white spruce trees will be transplanted or replaced as shown on L1.1. In addition several redbud trees are proposed within the 14.1 foot buffer strip. The redbud trees will fill the gap between the spruces, and be placed as an understory variety to the existing mature trees along the property boundary. As proposed, the 14.1 buffer area will include a variety of existing deciduous and evergreen trees, white spruce trees, and understory flowering redbud trees for a dense and mature landscape aesthetic. Waiver Two: Request the board to waive under 13.01N(2) where the board determines that a proposed land use or structure is adequately served by existing or proposed parking facilities the board may waive the off-street parking space requirements by no more than twenty-five 25%. Parking at the Dialysis center is more than adequate as the results of the 2014 UVMMC parking analysis concluded a figure of 22 as the daily average number of vehicles parked at the project location during normal business hours. The zoning regulations require 68 spaces for the phase one expansion and 70 spaces with phase two. There are 51 existing on-site spaces and an additional 10 spaces proposed for a total of 61 spaces. There is ample room on site to add additional spaces beyond the 61 proposed at any future date to meet the local regulations, however the facility will be adequately served with the 61 spaces, therefore we ask the board to waive the off-street parking requirements under 13.01N(2) as follows: The phasing proposed indicates two possible parking waivers under 25% threshold: A. Phase one building expansion of 5,065sf with a 10.3% parking waiver. B. Phase two building expansion of 5,534sf with a 12.9% parking waiver. Landscaping: Cost requirements for the landscaping are cumulative; requiring a 3% landscape value for the first $250,000 of building cost, 2% landscape value for the next $250,000 in building construction cost. Page 4 of 5 At this time the value for the construction of expansion (including phase 1 & 2) is estimated at $1,900,000. The total required landscaping cost for the project equals the following: 3% of the first $250,000: $ 7,500 2% of the next $250,000: $ 5,000 1% of the remaining $1,400,000: $ 14,000 Total minimum landscaping required: $ 26,500 In addition to the minimum landscape requirements and budget, we have taken note of a prior 1999 Site plan approval. We have reviewed the 1999 site plan in detail, met with the city arborist, and conducted a site visit to identify tree and shrub plantings remaining today. The attached “1999 Landscape Worksheet” (Exhibit B) is provided as a record and includes the following: Trees to be replaced: Identifies trees no longer existing on-site and trees designated to be (highlighted in pink) removed as part of the project. Landscape credit: Identifies existing on-site trees (not part of the 1999 prior approval) (highlighted in yellow) which can be credited toward the required landscape budget. We have proposed 1:1 replacement trees for all trees highlighted in pink on Exhibit B. See landscape plan L1.1 for quantities and detailed replacement varieties on the planting schedule. The city arborist has asked our team to provide a substitute for the Green Ash trees indicated on the 1999 plan. We have proposed Honeylocust trees as the replacement variety for the Ash trees. We have requested a landscape credit for 12 existing trees highlighted in yellow (not part of the 1999 prior approval). The value requested per tree is $2000. Proposed Value: Replacement Trees: Provided 1:1 as shown on L1.1 plan Proposed Tree Value: $ 11,900 Proposed Shrub Value: $ 7,285 Requested Landscape Credit Value: $ 7,315cr Total landscape value provided: $ 26,500 Landscape Credit Calculation The actual requested credit is as follows: Available landscape credit: $ 24,000 (12 trees x $2000ea) Less Requested Landscape credit: ( 7,315 ) Credit available for future: $ 16,685 Last, the landscaping plan includes additional groundcover grasses and perennial plantings identified on L1.1. We understand these plantings are not credited toward the city landscaping Page 5 of 5 requirements but are provided in addition to the trees and shrubs to enhance the proposed project. The existing bike rack will be relocated and placed as shown on sheet L1.1. Lighting: Energy efficient LED lighting is proposed as part of the project and existing site lighting poles will be removed and replaced with energy efficient LED fixtures. The fixtures proposed include Beacon Small Viper Luminaire LED fixtures within the parking area and RAB LED building mounted wall packs. Lighting plan ES1.11 includes details indicating the location of all proposed exterior lighting fixtures. Site photometric drawing SLP-1.11 is included to show entire site lighting levels. It is important to note that a photometric drawing does not take into account trees, particularly on north side where foot candles would be reduced to zero when the lighting is buffered by existing vegetation. Site photometric drawing SLP-1.12 shows strictly the foot candle levels for the parking lot area only and includes a lighting schedule with the description and quantity of the proposed fixtures. The Beacon fixtures located in the parking lot are mounted 20ft above grade, the pole height is actually shorter. As for shielding, LED lighting is efficiently recessed within the Beacon and RAB fixtures as shown on the cut-sheets provided; unlike older style lighting styles where the bulb could be exposed and glaring to the eye (such as the case with high pressure sodium style lighting). In addition, LED’s are lightweight, provide directed lighting, and are highly energy efficient. We have attached the Beacon and RAB cut-sheet specifications for the exterior fixtures proposed. The proposed lighting meets the city’s requirements; this includes shielding of the LED bulb, lighting downward directed, with fixture mountings on poles less than 30 feet in height Fire Protection: The Interior expansion of the Renal Dialysis Center will include a sprinkler system with 100% complete coverage throughout. Exhibit C entitled “Hydrant Location Exhibit” Drawing number C-SK1 is provided to identify two of the closest existing hydrants available to the building. In summary, we request DRB review and approval of this application for the building expansion, stormwater enhancements, proposed site improvements and waiver requests as proposed. EXHIBIT A 2014 UVMMC Parking Analysis for 35 Joy Drive 01/12/2015 Find enclosed parking survey data for 35 Joy Drive. The information was compiled by employees of University of Vermont Medical Center throughout different periods from July 28, 2014 through October 31 2014. The analysis includes the number of total cars parked at the project location at different hourly intervals, recorded by staff on a daily basis. 7/28/2014 7/29/2014 7/30/2014 7/31/2014 8/1/2014 10am 14 24 32 21 20 11am 21 31 31 22 21 12pm 30 22 24 25 23 2pm 26 24 23 17 21 3pm 23 23 21 19 22 4pm 23 18 22 14 21 8/4/2014 8/5/2014 8/6/2014 8/7/2014 8/8/2014 10am 15 17 16 17 16 11am 22 21 21 19 22 12pm 29 23 20 20 19 2pm 26 25 21 22 22 3pm 27 22 20 22 21 4pm 26 19 20 21 22 8/11/2014 8/12/2014 8/13/2014 8/14/2014 8/15/2014 10am 14 16 16 13 11am 26 25 25 24 Carla on 12pm 26 24 30 24 vacation 2pm 20 21 21 20 3pm 19 18 19 16 4pm 22 22 21 20 8/18/2014 8/19/2014 8/20/2014 8/21/2014 8/22/2014 10am 11am Carla on vacation this week 12pm 2pm 3pm 4pm 8/25/2014 8/26/2014 8/27/2014 8/28/2014 8/29/2014 10am 15 16 16 15 14 11am 22 22 24 19 22 12pm 24 22 23 23 20 2pm 21 20 22 24 20 3pm 19 20 21 20 21 4pm 24 22 23 22 19 9/1/2014 9/2/2014 9/3/2014 9/4/2014 9/5/2014 10am 16 17 17 15 16 11am 19 22 23 19 21 12pm 23 21 23 21 21 2pm 22 21 23 23 22 3pm 22 20 22 19 21 4pm 21 22 21 18 18 9/8/2014 9/9/2014 9/10/2014 9/11/2014 9/12/2014 10am 15 17 16 15 15 11am 21 22 21 19 21 12pm 24 23 19 16 18 2pm 22 23 20 21 17 3pm 20 20 21 18 4pm 22 19 20 17 NOTE: 9-13 of the cars are employee Day/Date Time Pt cars Staff cars W/C Vans Delivery Trucks other comments 9/15/2014 8 X X X X X not asked for this time 9 X X X X X not asked for this time 10 11 12 1 X X X X X not asked for this time 2 3 4 5 X X X X X not here 9/16/2014 8 X X X X X not asked for this time 9 X X X X X not asked for this time 10 11 12 1 X X X X X not asked for this time 2 3 4 5 X X X X X not here 9/17/2014 8 X X X X X not asked for this time 9 X X X X X not asked for this time 10 11 12 1 X X X X X not asked for this time 2 3 4 5 X X X X X not here 9/18/2014 8 X X X X X not here 9 4 12 0 1 renal techs truck 10 5 13 0 1 renal techs truck 11 3 16 1 1 Pinnacle - watering plants / SSTA 12 3 15 1 0 SSTA 1 2 14 0 0 2 5 15 0 1 Priority (STAT lab) 3 3 13 0 0 4 2 8 1 0 SSTA 5 X X X X X not here 9/19/2014 8 X X X X X not here 9 5 11 0 0 10 10 18 0 0 11 9 18 1 0 SSTA 12 X X X X X Carla leaves at 11 today 1 X X X X X 2 X X X X X 3 X X X X X 4 X X X X X 5 X X X X X not here Joy Drive Traffic/Parking Survey Day/Date Time Pt cars Staff cars W/C Vans Delivery Trucks other comments 9/29/2014 8 X X X X X not here 9 6 14 0 0 3 vendor / KJ Contr. 10 10 19 0 0 2 vendors / Priority p/u 11 12 20 2 0 3 vendor / KJ Contr. 12 5 19 1 0 2 vendor / KJ Contr. / Facilities 1 6 18 0 0 3 " 2 5 17 0 0 3 SSTA / KJ Contr. / vendor 3 6 18 1 1 1 Delivery truck / KJ constr./ SSTA 4 7 14 1 0 0 SSTA 5 X X X X X not here 9/30/2014 8 X X X X X not here 9 X X X X X In late today 10 X X X X X In late today 11 4 14 2 0 1 KJ contruction 12 5 16 0 0 0 1 3 15 0 0 0 2 4 13 0 0 0 3 4 13 1 1 0 delivery truck 4 3 12 1 0 0 5 X X X X X not here 10/1/2014 8 X X X X X not here 9 6 15 0 0 0 10 8 16 1 1 0 Care Plus / FAHC courrier / Prior. 11 8 20 0 0 0 12 8 20 0 0 0 1 6 17 1 0 0 2 7 16 0 1 0 delivery truck 3 5 14 1 0 1 SSTA car 4 5 13 2 0 0 5 X X X X X not here 10/2/2014 8 X X X X X not here 9 4 12 0 1 0 renal techs truck 10 5 13 0 1 1 renal techs truck / Priority p/u 11 3 16 1 1 0 Pinnacle - watering plants / SSTA 12 3 15 1 0 0 SSTA 1 2 14 0 0 0 2 5 15 0 1 0 Priority (STAT lab) / delivery truck 3 3 13 0 0 0 4 2 8 1 0 0 SSTA 5 X X X X X not here 10/3/2014 8 X X X X X not here 9 5 11 0 0 0 10 10 18 0 0 1 Priority - lab p/u 11 9 18 1 0 0 SSTA 12 5 20 1 0 0 SSTA 1 6 20 0 1 0 deliver 2 6 19 0 0 1 Flooring people 3 X X X X X Carla out at 2:15 today! 4 X X X X X X 5 X X X X X not here Joy Drive Traffic/Parking Survey Day/Date Time Pt cars Staff cars W/C Vans Delivery Trucks other comments 10/6/2014 8 4 11 0 0 0 9 6 13 1 0 0 10 9 17 2 0 1 facilities 11 10 19 1 0 0 12 7 19 0 0 0 1 7 18 0 0 0 2 5 16 1 0 0 3 7 16 1 1 0 delivery bulk 4 7 14 1 0 0 5 X X X X X not here 10/7/2014 8 X X X X X 9 X X X X X in @ 9:30 10 7 16 0 0 1 renal techs 11 4 17 0 0 1 renal techs 12 2 17 0 0 0 1 X X X X X left for lunch 2 4 13 1 0 0 3 3 12 1 1 0 4 5 11 1 0 0 5 X X X X X not here 10/8/2014 8 7 9 0 0 0 9 6 13 0 0 1 Pinnacle - flowers 10 9 17 1 0 0 11 9 16 1 0 0 12 8 16 1 0 0 1 7 21 0 0 0 2 4 17 0 0 0 3 X X X X X left @ 2 appt 4 X X X X X 5 X X X X X not here 10/9/2014 8 5 14 0 0 0 9 7 14 0 0 1 renal techs 10 8 15 0 0 1 renal techs 11 7 17 2 0 0 12 7 18 0 0 0 1 X X X X X left early - sick child 2 X X X X X 3 X X X X X 4 X X X X X 5 X X X X X not here 10/10/2014 8 3 7 1 0 0 9 5 13 1 0 0 10 8 18 1 0 1 renal techs 11 11 22 2 0 1 renal techs 12 8 20 1 0 0 1 5 15 0 0 0 2 5 14 0 0 0 3 7 14 0 1 0 delivery 4 7 13 0 0 0 5 x x x x x not here Joy Drive Traffic/Parking Survey Day/Date Time Pt cars Staff cars W/C Vans Delivery Trucks other comments 10/13/2014 8 9 10 Day off 11 12 1 2 3 4 5 X X X X X not here 10/14/2014 8 6 9 0 0 1 renal trucks 9 8 16 0 0 1 renal trucks 10 9 17 0 0 1 renal trucks 11 7 20 1 0 0 12 5 18 0 0 0 1 4 20 0 1 0 Airgas 2 6 19 0 0 0 3 X X X X X leave at 2:30 on Tuesdays 4 X X X X X 5 X X X X X not here 10/15/2014 8 3 7 0 0 0 9 6 18 0 0 0 10 7 18 1 1 1 FAHC courier / renal truck 11 7 21 1 0 1 FireProtec 12 7 20 0 0 0 1 8 19 0 0 0 2 7 17 0 0 0 3 7 17 1 1 0 delivery truck 4 6 15 1 0 0 5 X X X X X not here 10/16/2014 8 6 10 0 0 0 9 7 13 0 0 0 10 9 13 0 0 1 Priority lab p/u 11 6 15 1 0 0 12 5 15 0 0 0 1 4 15 0 0 0 2 4 13 0 0 0 3 4 13 0 1 0 delivery truck 4 3 13 0 0 0 5 X X X X X not here 10/17/2014 8 6 9 0 0 0 9 6 12 1 0 0 10 6 16 2 0 1 Priority p/u 11 10 16 0 0 0 12 8 20 1 0 0 1 8 17 1 0 0 2 6 15 0 0 0 3 4 13 1 1 0 delivery truck 4 5 12 1 0 0 5 x x x x x not here Joy Drive Traffic/Parking Survey Day/Date Time Pt cars Staff cars W/C Vans Delivery Trucks other comments 10/20/2014 8 5 12 1 0 0 9 6 15 1 0 0 10 8 16 0 0 0 11 7 19 0 0 0 12 7 18 1 0 0 1 8 16 0 0 0 2 5 15 0 0 0 3 5 14 1 0 0 4 5 13 1 1 0 5 X X X X X not here 10/21/2014 8 5 15 0 0 0 9 5 15 0 0 0 10 5 18 1 0 0 11 4 20 1 0 0 12 2 22 0 0 0 1 2 21 0 1 0 2 3 18 0 0 1 SSTA car 3 3 17 0 0 0 4 3 15 1 0 0 5 X X X X X not here 10/22/2014 8 4 12 1 0 0 9 4 14 1 0 0 10 7 15 1 0 0 11 7 20 1 0 0 12 5 22 0 0 0 1 6 20 0 0 1 PureFlow to change filters 2 5 18 0 0 0 3 X X X X X left at 2:30 (normal schedule) 4 X X X X X 5 X X X X X not here 10/23/2014 8 4 14 0 0 0 9 6 15 0 0 0 10 5 17 1 0 0 11 4 17 0 0 0 12 4 18 0 0 0 1 3 19 0 0 0 2 3 17 0 0 0 3 5 15 1 1 0 4 4 13 1 0 0 5 X X X X X not here 10/24/2014 8 5 13 0 0 0 9 5 14 0 0 0 10 7 16 1 0 1 Priority lab p/u 11 7 18 1 0 0 12 6 18 1 0 0 Joy Drive Traffic/Parking Survey 1 7 17 0 0 0 2 X X X X X left emergently 3 X X X X X 4 X X X X X 5 X X X X X not here Day/Date Time Pt cars Staff cars W/C Vans Delivery Trucks other comments 10/27/2014 8 6 16 1 0 0 9 7 17 1 0 0 10 12 19 2 0 0 11 13 26 1 0 0 12 13 24 0 0 0 1 11 25 0 0 0 2 10 21 0 0 0 3 7 21 1 1 0 4 5 20 0 0 0 5 X X X X X not here 10/28/2014 8 6 14 0 0 0 9 9 16 1 0 3 Vendors with A. Bond 10 8 17 1 0 0 11 7 19 1 0 0 12 6 22 0 0 0 1 7 21 0 0 0 2 9 16 0 1 0 UPS 3 X X X X 0 leave at 2:30 on Tuesdays 4 X X X X 0 5 X X X X X not here 10/29/2014 8 5 15 1 0 0 9 5 15 1 0 0 10 7 16 1 0 1 EMS crew 11 8 18 0 0 0 12 5 18 1 0 0 1 5 20 0 0 0 2 6 18 0 0 0 3 6 17 1 0 0 4 5 16 0 0 0 5 X X X X X not here30-Oct 10/30/2014 8 5 13 0 0 0 9 5 15 0 0 0 10 5 17 0 0 0 11 6 22 1 0 0 12 4 20 0 0 0 1 4 18 0 0 0 2 5 16 1 0 0 3 6 14 0 1 0 4 4 14 1 0 0 5 X X X X X not here 10/31/2014 8 5 10 1 0 1 Airgas 9 5 11 2 0 0 10 8 18 2 0 0 11 7 18 1 0 0 12 6 17 1 0 0 Joy Drive Traffic/Parking Survey 1 6 17 0 1 0 bulk order 2 X X X X X left at 2 3 X X X X X 4 X X X X X 5 x x x x x not here EXHIBIT B 2014 UVMMC Landscape Analysis for 35 Joy Drive 01/12/2015 In addition to the minimum landscape requirements and budget, we have taken note of a prior 1999 Site plan approval. We have reviewed the 1999 site plan in detail, met with the city arborist, and conducted a site visit to identify tree and shrub plantings remaining today. The attached “1999 Landscape Worksheet” (Exhibit B) is provided as a record and includes the following: Trees to be replaced: Identifies trees no longer existing on-site and trees designated to be (highlighted in pink) removed as part of the project. Landscape credit: Identifies existing on-site trees (not part of the 1999 prior approval) (highlighted in yellow) which can be credited toward the required landscape budget. We have proposed 1:1 replacement trees for all trees highlighted in pink on Exhibit B. See landscape plan L1.1 for quantities and detailed replacement varieties on the planting schedule. The city arborist has asked our team to provide a substitute for the Green Ash trees indicated on the 1999 plan. We have proposed Honeylocust trees as the replacement variety for the Ash trees. We have requested a landscape credit for 12 existing trees highlighted in yellow (not part of the 1999 prior approval). The value requested per tree is $2000. EXHIBIT C 2014 UVMMC Fire Protection Analysis for 35 Joy Drive 01/12/2015 The Interior expansion of the Renal Dialysis Center will include a sprinkler system with 100% complete coverage throughout. Exhibit C entitled “Hydrant Location Exhibit” Drawing number C-SK1 is provided to identify two of the closest existing hydrants available to the building. Created: 01/15/2015 WPLED26N/EC 26 Watt LED wallpack with emergency backup battery that will last for 90 minutes during power interruption. Patent Pending thermal management system. 100,000 hour L70 lifespan. 5 Year Warranty. LED Info Watts:26W Color Temp:4000K (Neutral) Color Accuracy:83 L70 Lifespan:100000 LM79 Lumens:2415 Efficacy:81 LPW Driver Info Type:Constant Current 120V:0.26A 208V:0.16A 240V:0.14A 277V:0.12A Input Watts:30W Efficiency:88% Color: Bronze Weight: 14.0 lbs Technical Specifications Cold Start WPLED26 with Battery Backup: Minimum starting temperature is -20°C/-4°F. UL Listing: Suitable for Wet Locations as downlight. Wall Mount Only. Battery Backup UL 924 Listed Emergency Lighting Power Supply. Lifespan: 100,000-hour LED lifespan based on IES LM-80 results and TM-21 calculations. Battery Mode: Light output use LLD of.7 to simulate light output during battery mode operation. LED: Two (2) 13W high-output, long-life LEDs. Driver: Constant Current, Class 2, 50/60 Hz, 120 - 277VAC 0.4 Amps. THD: 8.4% at 120V, 10.7% at 277V Backup Battery: Two field-replaceable, high-temperature, maintenance-free, nickel-cadmium batteries. Ambient Temperature: Suitable for use in 35°C (95°F) ambient temperatures. Thermal Management: Cast aluminum Thermal Management system for optimal heat sinking. The LPACK is designed for cool operation, most efficient output and maximum LED life by minimizing LED junction temperature. Gaskets: High temperature silicone. Housing: Precision die-cast aluminum housing, lens frame and mounting arm. Finish: Our environmentally friendly polyester powder coatings are formulated for high-durability and long-lasting color, and contains no VOC or toxic heavy metals. Color Consistency: 3-step MacAdam Ellipse binning to achieve consistent fixture-to-fixture color. Color Stability: LED color temperature is warrantied to shift no more than 200K in CCT over a 5 year period. Color Uniformity: RAB's range of CCT (Correlated color temperature) follows the guidelines of the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78.377-2008. California Title 24: See WPLED26/PC for a 2013 California Title 24 compliant model. Equivalency: The WPLED26 is Equivalent in delivered lumens to a 175W Metal Halide Wallpack. Green Technology: RAB LEDs are Mercury, Arsenic and UV free. Copyright ©2015 RAB Lighting Inc. All Rights Reserved Tech Help Line:888 RAB-1000 Email:sales@rabweb.com On the web at:www.rabweb.com Page 1 of 2Note: Specifications are subject to change without notice Created: 01/15/2015 WPLED26N/EC - continued Patents: The WPLED design is protected by U.S. Patent D634878 and Patents pending in the U.S., Canada, China, Taiwan and Mexico. Country of Origin: Designed by RAB in New Jersey and assembled in the USA by RAB's IBEW Local 3 workers. Buy American Act Compliant: This product is a COTS item manufactured in the United States, and is compliant with the Buy American Act. Recovery Act (ARRA) Compliant: This product complies with the 52.225-21 "Required Use of American Iron, Steel, and Manufactured Goods-- Buy American Act-- Construction Materials (October 2010). Trade Agreements Act Compliant: This product is a COTS item manufactured in the United States, and is compliant with the Trade Agreements Act. GSA Schedule: Suitable in accordance with FAR Subpart 25.4. Powered by TCPDF (www.tcpdf.org) Copyright ©2015 RAB Lighting Inc. All Rights Reserved Tech Help Line:888 RAB-1000 Email:sales@rabweb.com On the web at:www.rabweb.com Page 2 of 2Note: Specifications are subject to change without notice design . performance . technology ORDERING2041 58th Avenue Circle East Bradenton, fl 34203 Phone: (800) 345-4928 Fax: (941) 751-5535 www.beaconproducts.com Type: Project Name: Notes: DETAILS rev. 10.16.2014 VIPER - SMALL (LED) Small Viper Luminaire Max Weight: 15.0 lbs Max EPA: 0.67 sq ft Accepts 2 3/8” OD tenon, min 4” long. PK2 2-3/8” Adjustable Knuckle Front SF2 2-3/8” OD Slip Fitter RA Rectangular Arm Side View Side View Back View Back View Sample VP-S 30NB-90 5K T5R UNV PCR-TL SF2 BBT Ordering ////// A B C D E F G H 16 3/4” 22 3/4”11 1/4”4 1/8” MOUNTING OPTIONS 18 3/4”6 5/8”WB Wall Bracket 23 3/4”6”5 1/2”5”2 3/8”1” 1/2” 6” CERTIFICATIONS/LISTINGS Certification Data: UL/cUL Wet Location Listed, LM79/ LM80 Compliant, IDA Approved, 3G Vibration Rated, DesignLights Consortium® Qualified3 A. MODEL G. SENSOR OPTIONS VP-S Viper - Small OCS occupancy sensor (on/off) MDD motion dimming detector B. ENGINE-WATTS 22NB-50 50 Watts - LED Array G. HOUSE SIDE SHIELD OPTIONS 22NB-70 70 Watts - LED Array HSS-90 house side shield 90° 30NB-70 70 Watts - LED Array HSS-180 house side shield 180° 30NB-90 90 Watts - LED Array BLC backlight control4 C. CCT - COLOR TEMP I. MOUNTING OPTIONS 5K 5000K (std.)RA rectangular arm 4K 4000K SF2 2 3/8” OD slip-fitter 3K 3000K PK2 2 3/8” adjustable knuckle WB wall bracket D. OPTICS T1 type 1 J. COLOR T2 type II BBT basic black textured T3 type III BMT black matte textured T4 type IV WHT white textured T5R type V, rectangular MBT metallic bronze textured T5QM type V, square medium BZT bronze textured T5W type V, round wide DBT dark bronze textured FR front row auto optic GYS gray smooth DPS dark platinum smooth E. VOLTAGE GNT green textured UNV 120-277V MST metallic silver textured 347V 347V MTT metallic titanium textured 480V 480V OWI old world iron RAL ______________ F. ELECTRICAL OPTIONS PCR-TL photocell, twist-lock PCR-SC photocell, shorting cap 2PF dual power feed 1,2 1 not available with 64NB-135 2 not available @ 347V or 480V input3 DesignLights Consortium Qualified. Refer to www.designlights.org Qualified Products List under Family Models for details. 4 T4 optic only design . performance . technology SPECIFICATION2041 58th Avenue Circle East Bradenton, fl 34203 Phone: (800) 345-4928 Fax: (941) 751-5535 rev. 10.16.2014 Due to our continued efforts to improve our products, product specifications are subject to change without notice. Surge Protector: The on-board surge protector shall be a UL recognized component for the United States and Canada and have a surge current rating of 20,000 Amps using the industry standard 8/20 pSec wave. The LSP shall have a clamping voltage of 825V and surge rating of 540J. The case shall be a high-temperature, flame resistant plastic enclosure. Fasteners: All fasteners shall be stainless steel. When tamper resistant fasteners are required, spanner HD (snake eye) style shall be provided (special tool required, consult factory). Color Rendering Index (CRI): Luminaire shall have a minimum CRI of 67 at 5000K. Operating Environment: Shall be able to operate normally in ambient temperatures from -40°C to 40°C Finish: Finish shall be a Beacote V polyester powder-coat electro-statically applied and thermocured. Beacote V finish shall consist of a five stage iron phosphate chemical pre- treatment regimen with a polymer primer sealer, oven dry off, and top coated with a thermoset super TGIC polyester powder coat finish. The finish shall meet the AAMA 605.2 performance specification which includes passing a 3000 hour salt spray test for corrosion resistance and resists cracking or loss of adhesion per ASTM D522 and resists surface impacts of up to 160 inch-pound. Agency Certification: The luminaire shall bear a CSA label and be marked suitable for wet locations. The Beacon Viper is approved by the International Dark-Sky association as a dark sky friendly fixture. Warranty: Beacon luminaires feature a 5 year limited warranty. Beacon LED luminaires with LED arrays feature a 5 year limited warranty covering the LED arrays. LED drivers are covered by a 5 year limited warranty. PIR sensors carry a 5 year limited warranty from the sensor manufacturer. See Warranty Information on www.beaconproducts.com complete details and exclusions. VIPER - SMALL (LED) Small Viper Luminaire Max Weight: 15.0 lbs Max EPA: 0.67 sq ft Power/Lumens & Distrubutions General: The Beacon Viper luminaire is available in two sizes with a wide choice of different LED Wattage configurations and optical distributions designed to replace HID lighting up to 1000W MH or HPS and with 5 different mounting options for application in a wide variety of new and existing installations. Luminaires are suitable for wet locations. Bezel Optic System: Each Viper luminaire is supplied with an one piece optical car- tridge system consisting of an LED engine, LED lamps, optics, gasket and stainless steel bezel. The cartridge is held together with internal brass standoffs soldered to the board so that it can be field replaced as a one piece optical system. Two-piece silicone and micro-cellular polyurethane foam gasket ensures a weather-proof seal around each individual LED. The optical cartridge is secured to the die cast housing with fasteners. The optics are held in place without the use of adhesives. The cartridge assembly is available in various lighting distributions using TIR designed acrylic optical lenses over each LED. Lifeshield™ Circuit: Thermal circuit shall protect the luminaire from excessive tempera- ture by interfacing with the 0-10V dimmable drivers to reduce drive current as necessary. The factory-preset temperature limits shall be designed to ensure maximum hours of operation to assure L70 rated lumen maintenance. The device shall activate at a specific, factory-preset temperature, and progressively reduce power over a finite temperature range. A luminaire equipped with the device may be reliably operated in any ambient tem- perature up to 55ºC (131ºF). The thermal circuit will allow higher maximum Wattages than would be permissible on an unregulated luminaire (if some variation in light output is permissible), without risk of premature LED failure or lumen depreciation. Operation shall be smooth and undetectable to the eye. Thermal circuit shall directly measure the temperature at the LED solder point. Thermal circuit shall consist of surface mounted components mounted on the LED engine (printed circuit board). For maximum simplicity and reliability, the device shall have no dedicated enclosure, circuit board, wiring harness, gaskets, or hardware. Device shall have no moving parts, and shall operate entirely at low voltage. The device shall be located in an area of the luminaire that is protected from the elements. Thermal circuit shall be designed to “fail on”, allowing the luminaire to revert to full power in the event of an interruption of its power supply, or faulty wiring connection to the drivers. Device shall be able to co-exist with other 0-10V control devices (occupancy sensors, external dimmers, etc.). The device will effectively control the solder point temperature as needed; otherwise it will allow the other control device(s) to function unimpeded. Printed Circuit Board (PCB): Aluminum thermal clad board with 0.062” thick aluminum base layer, thermally conductive dielectric layer, 0.0014” thick copper circuit layer cir-cuit layer designed with copper pours to minimize thermal impedance across dielectric. Board will be mounted to the heat sink using minimum 12 #4-40 screws to ensure con- tact with thermal pad and heat sink. Use of thermal grease will not be allowed. Housing and LED Thermal Management: The Viper’ monolithic housing design cre-ates over 4.5 square feet (small Viper) or 7.7 square feet (large Viper) of heat-sinking sur- face area. Vertical fins, combined with flow-thru openings prevent sediment and moisture buildup on critical heat sinking surfaces without the need for grates, screens or other debris control tactics. The Viper housing, electrical compartment and fitter are made from die cast aluminum that is pre-treated and powder-coated to meet the most rugged industry standards. The finish is corrosion resistant to meet ASTMB-117, resists cracking or loss of adhesion per ASTM D522, resists surface impacts of up to 160 inch-pound. All external hardware is corrosion resistant. The housing serves as a heat-sink for the LED bezel with a separate compartment for the drivers. Electrical Assembly: The fixture electrical compartment shall contain all LED driver components and shall be provided with a push-button terminal block for AC power connections. The housing is designed for an optional twist lock photo control receptacle. Accessibility: Although the Viper luminaire is designed to operate for many years with-out maintenance, accessibility is a key component in its design. The Drivers are mounted on a removable door that is secured with keyslotted screws and hinges down for conve- nient access. The drivers are field replaceable using quick disconnects. Drivers: Luminaires are equipped with an LED driver that accepts 100V through 277V, 50 Hz to 60 Hz (UNIV), or a driver that accepts 347V or 480V input. Power factor is .92 at full load. All electrical components are rated at 50,000 hours at full load and 25°C am- bient conditions per MIL- 217F Notice 2. Dimming drivers are standard, with connections for external dimming equipment available upon request. Component-to-component wir- ing within the luminaire may carry no more than 80% of rated load and is listed by UL for use at 600VAC at 50°C or higher. Plug disconnects are listed by UL for use at 600 VAC, 13A or higher. 13A rating applies to primary (AC) side only. Engine Wattage Delivered Lumens(varies by optic) DeliveredLPW TM21 Calculated % Lumen Maint. at 100,000 hrs 22NB 50 4700-5020 93-103 96.19% 22NB 70 5780-6200 82-103 85.79% 30NB 70 6408-6850 91-103 95.02% 30NB 90 7700-8260 85-97 85.79% TM21 is the framework for taking LM-80 data and making useful LED lifetime projec- tions. Reported and Calculated Lifetimes shown are based on hours at the time of this printing. For current Reported and Calculated hours please contact factory or Beacon’s web-site. CCT (COLOR TEMP) Lumen Output Multipliers CRI (Color Rendering) 5000K = 1.0 min 67 CRI 4000K = .92 min 70 CRI 3000K = .75 min 80 CRI DRILL PATTERN 4” Suggested distance from top of pole 2.50” 2X Ø5/16” Ø5/8” Rectangular Arm Ø4” Pole Ø5” Pole Ø6” Pole #SD-14-41 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SBRC PROPERTIES – 284 MEADOWLAND DRIVE PRELIMINARY & FINAL PLAT APPLICATION #SD-14-41 FINDINGS OF FACT AND DECISION SBRC Properties, LLC hereafter referred to as the applicant, is requesting Preliminary & Final Plat Review to subdivide an undeveloped lot of 39.5 acres into four (4) lots ranging in size from 3.0 acres to 291.1 acres, 284 Meadowland Drive. The Development Review Board held a public hearing on Tuesday, February 3, and February 17, 2015. David Marshall 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 1. SBRC Properties, LLC hereafter referred to as the applicant, is requesting Preliminary & Final Plat Review to subdivide an undeveloped lot of 39.5 acres into four (4) lots ranging in size from 3.0 acres to 291.1 acres, 284 Meadowland Drive. 2. The owner of record of the subject property is SBRC Properties, LLC. 3. The subject property is located in the Industrial – Open Space Zoning District 4. The plans submitted consist of a 20 page set of plans, page one (1) entitled “4 Lot Subdivision of Lot 1 Meadowland Business Park VT. Rte. 116 Meadowland Drive South Burlington, Vermont Overall Site Plan”, prepared by Civil Engineering Associates, Inc., dated November 2014, and last revised on 12/12/14. Zoning District & Dimensional Requirements: IO Zoning District Required Existing Lot 1 Proposed Lot 1 Proposed Lot 1-C Proposed Lot 1-D Proposed Lot 1-E Min. Lot Size 3 acres 39.7 acres 29.1 acres 3.4 acres 3.0 acres 3.1 acres Max. Building Coverage 30% 0% N/A N/A N/A N/A Max. Overall Coverage 50% 0% N/A N/A N/A N/A Min. Front Setback 50 ft. N/A N/A N/A N/A N/A Min. Side Setback 35 ft. N/A N/A N/A N/A N/A Min. Rear Setback 50 ft. N/A N/A N/A N/A N/A Max. Building Height 35ft. (flat roof) N/A N/A N/A N/A N/A #SD-14-41 2 Zoning compliance No waivers are requested to these requirements. The applicant is seeking permission to access Meadowland Drive and create a new 0.9 acre public right of way to accommodate a new public road, Randall Street, to serve the lots. The Board finds that the Zoning District & Dimensional Requirements to be met for the purposes of this simple subdivision of one lot into four lots. SUBDIVISION STANDARDS 15.18 Criteria for Review of PUD’s, Subdivisions and Master Plans (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. According to Section 15.13(B)(1) of the South Burlington Land Development Regulations, the existing public utility system shall be extended to provide the necessary quantity of water, at an acceptable pressure, to the proposed dwelling units. According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider or developer shall connect to the public sewer system or provide a community wastewater system approved by the City and the State in any subdivision where off-lot wastewater is proposed. Water/ wastewater allocation approvals are not necessary for this simple subdivision and therefore staff considers this criterion to be not applicable to this application. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. Erosion control specifications and grading plans have been submitted with the application. The Board finds this criterion to be met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The Board finds this criterion to be met. See comments under (A)(8) below. (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. Most of the project area is already cleared. The applicant proposes several areas to be protected from development via an Open Space Agreement easement including a riparian corridor. The Board finds this criterion to be met. #SD-14-41 3 (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. Pursuant to Section 6.04 INDUSTRIAL-OPEN SPACE DISTRICT IO A. Purpose. The Industrial-Open Space IO District is established to provide suitable locations for high-quality, large-lot office, light industrial and research uses in areas of the City with access to major arterial routes and Burlington International Airport. The IO District regulations and standards are intended to allow high-quality planned developments that preserve the generally open character of the district, minimize impacts on natural resources and water quality, and enhance the visual quality of approaches to the City while providing suitable locations for employment and business growth. The location and architectural design of buildings in a manner that preserves these qualities is strongly encouraged. Any uses not expressly permitted are prohibited, except those which are allowed as conditional uses. The Board finds that the design of the subdivision satisfies the purpose and standards of the District within the overall context of the subdivision. (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. The project proposes a large Open Space Agreement easement on various areas of the different lots being created to maintain open space along a riparian corridor, along lot boundaries and along the areas of proposed pedestrian paths. The Board finds this criterion to be met. (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The Fire Department had no comments on this application. For the purposes of the simple lot creation and roadway construction proposed in this application, the Board finds this criterion to be met. (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. The subdivision includes the construction of a public road terminating at this time in three hammerheads to serve the various lots. In an email to staff dated February 4, 2015 the Department of Public Works provided the following comments concerning the proposed road: From: Justin Rabidoux Sent: Wednesday, February 04, 2015 7:46 AM To: ray Subject: RE: Staff Comments - BlackRock Project Ray, #SD-14-41 4 A couple of quick comments below. I have a call into Dave Marshall to talk about a few other issues that I may chime in on later in the day. 1. All pavement markings along Randall Street are to be Permanent Marking Tape, Type I, VTrans spec 708.12(a). 2. The pavement thickness shall be changed to have 2 ½” of type II base course. 3. The City will not accept ownership of Randall Street until such time as it is fully developed and loops back into Meadowland Drive. As designed now it is merely an extended driveway to the buildings. Justin In an email to staff dated February 4, 2015 the Department of Public Works provided the following comments regarding stormwater facilities: From: Justin Rabidoux Sent: Wednesday, February 04, 2015 3:48 PM To: ray Subject: FW: Comments on 4 Lot subdivision of Lot 1 Meadowland Business Park Ray – Tom’s comments below. Also, I have not heard back yet form Dave Marshall from my call to him this AM with some questions about this overall area and the Blackrock project. Justin From: Tom Dipietro Sent: Wednesday, February 04, 2015 3:47 PM To: Justin Rabidoux Subject: Comments on 4 Lot subdivision of Lot 1 Meadowland Business Park Justin, I reviewed plans for the South Burlington Realty Corporation project titled “4 Lot subdivision of Lot 1 Meadowland Business Park” that were prepared by Civil Engineering Associates, dated November 2014 and last revised on 12/12/14. I would like to offer the following comments: 1. This project is located in the Potash Brook watershed. This watershed is listed as stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). a. The project area appears to be covered under an existing State of Vermont stormwater permit (1-1269). The applicant should confirm that the project complies with the requirements of this existing permit. b. The project will likely disturb greater than 1 acre of land and will therefore require a stormwater construction permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. #SD-14-41 5 2. Conveyance of runoff adjacent to the proposed Randal Street is via drainage swales. Portions of this roadway have an 8% grade. Please provide information to show that this drainage swale can accommodate the runoff flowing to it under full build out conditions; will water velocities in the swale be such that it will be difficult/impossible to maintain a vegetated swale without experiencing regular erosion issues. a. The State of Vermont promulgated 2013 Road and Bridge Standards and these have adopted by the City. These standards indicate that ditches greater than or equal to 5% should be stone lined. Alternatively, stone check dams can be installed. The applicant is proposing to use North American Green C250 erosion control matting in these locations. Please provide more information on this product (Tensar appears to have purchased North American Green and I could not easily find a product specification for the C250 model number. It may have changed). 3. Drainage from the site is proposed to reach tributary 9 of Potash Brook via a roadside swale. Water is then conveyed under Meadowland Drive via an 18” culvert. Per section 15.13.F of the LDRs, the applicant must provide information sufficient to determine the effects of the project on drainage structures located downstream of the project during the 25 year, 24 hour storm event. This analysis should be done assuming full build out conditions. 4. Provide more details on the “temporary sediment trap” indicated at the upstream end of the culvert beneath Meadowland Drive on sheet C1.5. Erosion should be prevented and sediment trapped on site prior to reaching the stream. 5. The applicant is proposing to access the additional fill location shown on sheet C3.1 via an “existing culvert and stream crossing” on the property. What measures are being taken to avoid impacts to the stream at this location and along the proposed haul road? I am concerned the potential for sediment transport to Potash brook along this road and at this location. a. Has the applicant considered avoiding impacts in this location by accessing the proposed additional storage area via Meadowland Drive and a stabilized construction entrance? 6. It is recommended that silt fence be placed 10’ from the toe of slope (see Vermont Low Risk site handbook section 4). Will this be possible on this project? If so, please update the temporary stockpile detail on sheet C3.2 to indicate this. 7. Is there a phasing plan in place? At what point will it be necessary to utilize the additional stockpile area on sheet C3.1? Is it feasible to utilize and stabilize the stockpile area shown on sheet C3.0 prior to disturbing additional area for the same purpose? 8. The City, VTrans, and nearby private property owners experienced flooding near the southwest corner of Lot 1 (near Hinesburg Road) during recent large storm events. Water was unable to flow to the east or northeast through the subject property. What opportunities exist that could improve this condition? Could simple maintenance of existing drainages result in significant improvement? 9. The DRB should consider including a condition that requires all stormwater treatment and conveyance infrastructure be properly maintained. Thank you for the opportunity to comment. -Tom #SD-14-41 6 Thomas J. DiPietro Jr. Deputy Director Department of Public Works With regards to landscaping, the City Arborist commented as follows on January 27, 2015: Should specify a cultivar of Freeman Maple, recommend either Sienna Glen or Celebration (Autumn Blaze is becoming overused) Relocate trees on north side of Randall St. towards the street as they are almost directly on top of the water line Need to include Tree Planting Details and Specifications Should specify what the tree protection measures called for on sheet C3.0 are The plans shall be revised to comply with the City Arborist’s recommendations. (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. As noted Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. The plans submitted indicate that new utility lines will be underground. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board finds the project to be consistent with the Comprehensive Plan. B. Industrial-Open Space District. A Master Plan and/or PUD in the Industrial-Open Space District shall comply with the following standards: (1) Open space and development areas shall be located so as to maximize the aesthetic values of the property in keeping with the Comprehensive Plan goal of preserving and enhancing the open character, natural areas, and scenic views of the Quadrant, while allowing carefully planned development. (2) Open space and any buffering shall be located in a manner that minimizes impacts on adjacent residential uses, if any. No development is proposed as part of this subdivision. 15.12 Standards for Roadways, Parking and Circulation in PUDs and Subdivisions A. Street Layout. The arrangement of streets in the #SD-14-41 7 subdivision shall provide for the continuation of arterial, collector and local streets of adjoining subdivisions and for proper projection of arterial, collector and local streets through adjoining properties that are not yet subdivided, in order to make possible necessary fire protection, movement of traffic and construction or extension, presently or when later required, of needed utilities and public services such as recreation paths, sewers, water and drainage facilities. Where, in the opinion of the Development Review Board, topographic or other conditions make such continuance undesirable or impracticable, the above conditions may be modified. In no case shall gates of any kind be permitted across public or private roads, or driveways serving more than one dwelling unit. The proposed Phase I portion of the road is shown as terminating in a hammerhead layout where the “arms” coincide with curb cuts to all three lots. The Board finds this acceptable as development plans for lots 1-E, 1-D and Lot 1 have yet to be determined. C. Topography. Streets shall be logically related to the topography so as to produce usable lots, reasonable grades, and safe intersections in appropriate relation to the proposed use of the land to be served by such streets. Adequate provisions shall be made in the project’s stormwater management system to prevent flooding in the streets and erosion or other adverse impacts on adjacent properties. The new street appears to follow the topography so as to create usable lots. Stormwater management plans and erosion prevention control plans are provided. The Board this criterion to be met. (4) Connections to adjacent parcels. If the DRB finds that a roadway extension or connection to an adjacent property may or could occur in the future, whether through City action or development of an adjacent parcel, the DRB shall require the applicant to construct the connector roadway to the property line or contribute to the cost of completing the roadway connection. The new street is not proposed to connect to any adjacent property. The only non-residential adjacent property is lot 1- B which has been approved for development but which is not currently developed. As noted above in comments by the Department of Public Works the proposed Randall Street should remain a private drive until such time as it connects back to Meadowland Drive. (a). In any such application, the DRB shall require sufficient right-of-way to be dedicated to accommodate two (2) lanes of vehicle travel, City utilities, and a ten-foot wide grade- separated recreation path. The proposed new street is designed to meet these requirements. However, the applicant is proposing a five (5) ft. sidewalk along the roadway supplemented by a gravel recreation path of 10 feet in width along the northerly boundary of lot 1-C on the adjacent parcel and a five (5) foot wide path around the periphery of Lots 1-C, 1-D and 1-E (see Sheet C1.3) in lieu of a 10 ft. recreation path along the roadway. The applicant has submitted a draft “Offer of Dedication for Pedestrian Path Easements” and the plans also indicate the location of Pedestrian Path Easements. Staff considers this criterion to be met. OTHER #SD-14-41 8 The proposed street name shall be approved by the Planning Commission prior to recording the final plat plans. DECISION Motion by___________________, seconded by _______________ to approve preliminary & final plat application #SP-14-41 of SBRC Properties, LLC, subject to the following conditions: 1. All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to recording the final plat plans. a. The plans shall be revised to comply with the Fire Department’s recommendations. b. The landscaping plans shall be amended to incorporate the City Arborist’s recommendations dated 1/27/15. c. The plans shall be revised to include the street name as approved by the Planning Commission. d. The plans shall be revised to indicate that there shall be on-street parking only one (1) side of the street. 4. The Board grants a waiver of the road width requirement from 32 ft. to 26 ft. in width. 5. The applicant shall provide the Administrative Officer record drawings, per the requirements of Section 12.03F of the Land Development Regulations prior to the issuance of a Certificate of Occupancy. 6. Any stormwater permit required from the Vermont Department of Environmental Conservation (DEC) Stormwater Division shall be provided to the Administrative Officer prior to the issuance of the first zoning permit. 7. The applicant shall be responsible to regularly maintain all stormwater treatment and conveyance structures on-site. 8. Pursuant to Section 12.03 (F) 1 of the Land Development Regulations, the applicant shall submit record drawings showing pipe invert elevations, drainage structure rim elevation, pipe material, final grading, etc. prior to acceptance of the streets as City streets. 9. Prior to recording the final plat plans, the applicant shall submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 10. Prior to recording the final plat plans, all appropriate legal documents including easements (e.g. irrevocable offer of dedication and warranty deed for the proposed public road, Open Space Agreement, Pedestrian Path Easement and utility, sewer, drainage, and water, etc.) shall be submitted to the City Attorney for approval and recorded in the South Burlington Land Records. #SD-14-41 9 11. Prior to permit issuance for construction of the street, the applicant shall post a landscaping bond in the amount of $10,290. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 12. Prior to start of construction of the improvements described in condition #10 above, the applicant shall post a bond which covers the cost of said improvements, the amount of which must be approved by the City Engineer. 13. Pursuant to Section 15.17 of the Land Development Regulations, the applicant shall submit a Certificate of Title showing the ownership of all property and easements to be dedicated or acquired by the City to be approved by the City Attorney prior to recording the final plat plan. 14. Street trees must be in place along the street prior to adding the final layer of the pavement. 15. The applicant shall install “No Parking this Side of Street” signs on one (1) side of the street. 16. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 17. The mylars shall be recorded prior to any zoning permit issuance. 18. In accordance with Section 15.14(E) (2) of the Land Development Regulations, within 14 days of the completion of the required improvements, the developer shall submit to the City Engineer “as-built” construction drawings certified by a licensed engineer. 19. All street lights shall be LED type. 20. 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 should meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. The South Burlington Stormwater Superintendent may visit the site as construction progresses to ensure compliance with this criterion. 21. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications should be underground. 22. The mylar shall be recorded prior to any zoning permit issuance. 23. Any changes to the final plat plans shall require approval of the South Burlington Development Review Board. 24. The final plat plan (survey plat) shall be recorded in the land records within 180 days or this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording. Prior to recording the final plat plan, the applicant shall submit a copy of the survey plat in digital format. The format of the digital information shall require approval of the South Burlington GIS Coordinator. Tim Barritt Yea Nay Abstain Not Present #SD-14-41 10 Mark Behr Yea Nay Abstain Not Present Brian Breslend 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 __________________ 2015, 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 VRCP 76 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. 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RTE. 116MEADOWLAND DRIVESOUTH BURLINGTONVERMONTSEE SHEET C1.0 FOR LEGEND12/12/14 DSM CITY SUBMITTAL11689SymbolQtyLabelLumensLLFDescription1AN.A.0.950WLS-OSQ-M-5M-11-DM-A-57K 20' MOUNTING HEIGHTLuminaire ScheduleNEW STREET TREES- FREEMAN MAPLE- 3"-3.5" CALIPER- TYP. OF 10 PLACESREPLACEMENT TREES(2 PLACES)NEW STREET LIGHT(SEE SCHEDULE BELOW)P:\AutoCADD Projects\2014\14183\1-CADD Files-14183\Dwg\14183A.dwg, 1/14/2015 9:37:53 AM 362362S S STSTSTSTSTSTFMFMFMFMFMSSTSTSTST15" HDPE15" HDPEDSSSWALES S S S S SSSSSSSSS388386 384382376374392388388 388384386382384 384 382378376378374372372368368366 366366366366364364358358356356354354352352 384390390380380380370370360 360350350EX. CB #8RIM=381.9'INV. IN=377.3INV. OUT=377.2DLOT 1-ELOT 1-DLOT 1-CPROPOSEDGRADINGEXISTING GRAVEL ROADWWWWWW0+001+002+003+003+24.114+004+38.32NEW 5' WIDE CONCRETESIDEWALK(DET. 9, SHT. C4.0)15" HDPE STORM MAIN12" HDPE18" HDPENEW 30' WIDE FULL DEPTHROADWAY(DET. 5, SHT. C4.0)390390380 380380 380370 350350360EX. 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C4.0)INV.=368.2PLACE CUT MATERIALFROM ROAD AT THISLOCATION ANDSOUTHERN LOCATIONSHOWN ON SHEET C3.130x24REDUCERLIMITS OF CONCRETEENCASEMENT357356355360370370380 380SDSMDSMSAL/GAC1" = 30'14183C1.3LOCATION MAP1" = 2000'ACEPROPOSED SITEGRADING &DRAINAGE PLANNOV., 2014PROJECTLOCATION89116NOTES:1. Site information is based upon a field survey performedby Civil Engineering Associates, Inc. in August of 2014.Horizontal and vertical datum based on VCS NAD 83and NAVD 88, respectively based upon Static GPSobservations.2. This plan is not a boundary survey and is not intendedto be used as one.SOUTHBURLINGTONREALTY CORP.4 LOT SUBDIVISIONOF LOT 1MEADOWLANDBUSINESS PARKWILLISTON,VERMONTVT. RTE. 116MEADOWLAND DRIVESOUTH BURLINGTONVERMONTSEE SHEET C1.0 FOR LEGEND12/12/14 DSM CITY SUBMITTALP:\AutoCADD Projects\2014\14183\1-CADD Files-14183\Dwg\14183A.dwg, 1/14/2015 9:37:38 AM 362362S S FMFMFMFMFMSSSS S S S S SSSSSSSSS388386 384382376374392388388 388384386382384 384 382378376378374372372368368366 366366366366364364358358356356354354352352 384390390380380380370370360 360350350LOT 1-ELOT 1-DLOT 1-CEXISTING GRAVEL ROAD390390380 380380 380370 350350360358 356354LOT 1DSMDSMSAL/GAC1" = 30'14183C1.1LOCATION MAP1" = 2000'ACEPROPOSED SITEIMPROVEMENTSPLANNOV., 2014PROJECTLOCATIONSOUTHBURLINGTONREALTY CORP.4 LOT SUBDIVISIONOF LOT 1MEADOWLANDBUSINESS PARKWILLISTON,VERMONTVT. RTE. 116MEADOWLAND DRIVESOUTH BURLINGTONVERMONTSEE SHEET C1.0 FOR LEGENDWALKWAY EXTENSION TOPERMITTED PATH ON SPHINXDEVELOPMENT L.L.C. PROPERTY50'35'35'WALKWAY EXTENSION TOPERMITTED PATH ON SPHINXDEVELOPMENT L.L.C. PROPERTY20' WIDE PEDESTRIANEASEMENTPROPOSED BUILDINGENVELOPE10' WALKWAY TO BECONSTRUCTED COINCIDENTWITH DEVELOPMENT OF LOT 1-C20' WIDE PEDESTRIANEASEMENTFUTURE SHARED ACCESSROADWAY40' SHARED USE ACCESSEASEMENT FOR LOTS 1-C & 1-ENEW HYDRANT(DET. 3, SHT. C4.1)PROPOSED BUILDINGENVELOPEPROPOSED BUILDINGENVELOPE5' WALKWAY TO BECONSTRUCTED COINCIDENTWITH ADJACENT LOT5' WALKWAY TO BECONSTRUCTED COINCIDENTWITH ADJACENT LOT20' WIDE PEDESTRIANEASEMENT30'30' WIDE STORM WATER &SEWER EASEMENTEXTENDED PAVEMENT SURFACEFOR SNOW STORAGETEMPORARY TURN AROUNDAND EASEMENTS (TYP.)ADA COMPLIANT ACCESSNO PARKING THIS SIDE OFSTREET SIGN (2 PLACES)(DOUBLE SIDED)5' CONCRETE SIDEWALK(DET. 9, SHT. C4.0)ELECTRICAL DISTRIBUTIONVAULTS (TYP.)STREET LIGHT(DET. 14, SHT. C4.0)AND STREET SIGNCROSSWALK(DET. 11, SHT. C4.0)ADA COMPLIANTFLUSH CURB ACCESS5' CONCRETESIDEWALK(DET. 9, SHT. C4.0)STOP SIGNCROSSWALK(DET. 11, SHT. C4.0)& STOP BARTEMPORARY 'NOOUTLET' SIGN25 MPH SPEEDLIMIT SIGNGREEN SPACEGRASS LINEDDRAINAGE SWALEWITH UNDERDRAIN(DET. 1, SHT. C2.0)NEW 26' WIDE ROADWAY - NOCURBING, PARKING ONNORTH SIDE W/ STABILIZEDSHOULDER (DET. 2, SHT. C2.0)REPLACEMENT TREES(2 PLACES)100'+ RIPARIAN CORRIDOR -NO DEVELOPMENT AREA35'66 RANDALL ST.69 RANDALL ST.68 RANDALL ST.NEW STREET TREES(TYP. OF 10 PLACES)12/12/14 DSM CITY SUBMITTAL11689P:\AutoCADD Projects\2014\14183\1-CADD Files-14183\Dwg\14183A.dwg, 1/14/2015 9:37:28 AM UTTUTUTUTDR EXISTINGHOUSE EXISTINGGARAGE6BLOCK WALLBLOCK WALL UTUTPARKING343334336 343 341 341 343344 388386384 385387 N/FGREENFIELDCAPITAL, L.L.C.N/FBURLINGTON PROPERTIESLIMITED PARTNERSHIPN/FEAST MOUNTAINVIEW, L.L.CN/FCEAPROPERTIES,L.L.CN/FBURLINGTON PROPERTIESLIMITED PARTNERSHIPN/FSOUTH BURLINGTONREALITY CORP.N/FSOUTH BURLINGTONREALITY CORP.HINESBURG ROAD BOWDOIN STREET MEADOWLAND DRIVE THOMPSON STREETDSMDSMSAL 1" = 200'14183C1.0LOCATION MAP1" = 2000'ACEOVERALL SITEPLANPROJECTLOCATIONSOUTHBURLINGTONREALTY CORP.4 LOT SUBDIVISIONOF LOT 1MEADOWLANDBUSINESS PARKWILLISTON,VERMONTVT. RTE. 116MEADOWLAND DRIVESOUTH BURLINGTONVERMONT11689NOV., 2014PROPOSED3 NEW LOTSFOX RUN LN.1. UTILITIES SHOWN DO NOT PURPORT TO CONSTITUTE OR REPRESENT ALL UTILITIES LOCATEDUPON OR ADJACENT TO THE SURVEYED PREMISES. EXISTING UTILITY LOCATIONS AREAPPROXIMATE ONLY. THE CONTRACTOR SHALL FIELD VERIFY ALL UTILITY CONFLICTS. ALLDISCREPANCIES SHALL BE REPORTED TO THE ENGINEER. THE CONTRACTOR SHALL CONTACT DIGSAFE (888-344-7233) PRIOR TO ANY CONSTRUCTION.2. ALL EXISTING UTILITIES NOT INCORPORATED INTO THE FINAL DESIGN SHALL BE REMOVED ORABANDONED AS INDICATED ON THE PLANS OR DIRECTED BY THE ENGINEER.3. THE CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS (WITH TIES) FOR ALL UNDERGROUNDUTILITIES. THOSE PLANS SHALL BE SUBMITTED TO THE OWNER AT THE COMPLETION OF THEPROJECT.4. THE CONTRACTOR SHALL REPAIR/RESTORE ALL DISTURBED AREAS (ON OR OFF THE SITE) AS ADIRECT OR INDIRECT RESULT OF THE CONSTRUCTION.5. ALL GRASSED AREAS SHALL BE MAINTAINED UNTIL FULL VEGETATION IS ESTABLISHED.6. MAINTAIN ALL TREES OUTSIDE OF CONSTRUCTION LIMITS.7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK NECESSARY FOR COMPLETE ANDOPERABLE FACILITIES AND UTILITIES.8. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS FOR ALL ITEMS AND MATERIALSINCORPORATED INTO THE SITE WORK. WORK SHALL NOT BEGIN ON ANY ITEM UNTIL SHOPDRAWING APPROVAL IS GRANTED.9. IN ADDITION TO THE REQUIREMENTS SET IN THESE PLANS AND SPECIFICATIONS, THECONTRACTOR SHALL COMPLETE THE WORK IN ACCORDANCE WITH ALL PERMIT CONDITIONS ANDANY LOCAL PUBLIC WORKS STANDARDS.10. THE TOLERANCE FOR FINISH GRADES FOR ALL PAVEMENT, WALKWAYS AND LAWN AREAS SHALL BE0.1 FEET.11. ANY DEWATERING NECESSARY FOR THE COMPLETION OF THE SITEWORK SHALL BE CONSIDEREDAS PART OF THE CONTRACT AND SHALL BE THE CONTRACTOR'S RESPONSIBILITY.12. THE CONTRACTOR SHALL COORDINATE ALL WORK WITHIN TOWN ROAD R.O.W. WITH TOWNAUTHORITIES.13. THE CONTRACTOR SHALL INSTALL THE ELECTRICAL, CABLE AND TELEPHONE SERVICES INACCORDANCE WITH THE UTILITY COMPANIES REQUIREMENTS.14. EXISTING PAVEMENT AND TREE STUMPS TO BE REMOVED SHALL BE DISPOSED OF AT ANAPPROVED OFF-SITE LOCATION. ALL PAVEMENT CUTS SHALL BE MADE WITH A PAVEMENT SAW.15. IF THERE ARE ANY CONFLICTS OR INCONSISTENCIES WITH THE PLANS OR SPECIFICATIONS, THECONTRACTOR SHALL CONTACT THE ENGINEER FOR VERIFICATION BEFORE WORK CONTINUES ONTHE ITEM IN QUESTION.16. PROPERTY LINE INFORMATION IS APPROXIMATE AND BASED ON EXISTING TAX MAP INFORMATION.THIS PLAN IS NOT A BOUNDARY SURVEY AND IS NOT INTENDED TO BE USED AS ONE.17. IF THE BUILDING IS TO BE SPRINKLERED, BACKFLOW PREVENTION SHALL BE PROVIDED INACCORDANCE WITH AWWA M14. THE SITE CONTRACTOR SHALL CONSTRUCT THE WATER LINE TOTWO FEET ABOVE THE FINISHED FLOOR. SEE MECHANICAL PLANS FOR RISER DETAIL.18. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING TESTING AND INSPECTION SERVICESINDICATED IN THE CONTRACT DOCUMENTS, TYPICAL FOR CONCRETE AND SOIL TESTING.19. THE CONTRACTOR IS RESPONSIBLE FOR ALL LAYOUT AND FIELD ENGINEERING REQUIRED FORCOMPLETION OF THE PROJECT. CIVIL ENGINEERING ASSOCIATES WILL PROVIDE AN AUTOCAD FILEWHERE APPLICABLE.ZONING DISTRICT: INDUSTRIAL OPEN SPACE DISTRICTDIMENSIONAL SUMMARYREQ'D.LOT FRONTAGELOT AREAPROPOSED35' (ALL LOTS)50' (ALL LOTS)FRONT SETBACKSIDE SETBACK50'35'35'REAR SETBACK 35' (ALL LOTS)6SUPER-TEMPWIRE & CABLE5NEAGLEY & CHASECONSTRUCTION4CBA OFFICEBUILDING97&8DEPT. OFHOMELANDSECURITY11THE ROCKCHURCH10LOGIC SUPPLYCORP.32O'BRIENCOMMERCIALCONDOMINIIUM1B12SPHINXDEVELOPMENT1ACIVILENGINEERINGASSOC.1POTASH BROOK3.0 AC.LOT 1-C 3.40 AC.3.0 AC.LOT 1-D 3.05 AC.3.0 AC.LOT 1-E 3.08 AC.NONELOT 1-C 118'NONELOT 1-D 205'12/12/14 DSM CITY SUBMITTALLEGENDFMEGSTSTW100EXISTING CONTOUREXISTING CURBEXISTING FENCEEXISTING GRAVELEXISTING PAVEMENTEXISTING GUARD RAILEXISTING SWALEWETLANDSWETLANDS BUFFEREXISTING ELECTRICEXISTING FORCEMAINEXISTING GASEXISTING STORMEXISTING GRAVITY SEWEREXISTING TELEPHONEEXISTING WATERFMGSTSTWEPROPOSED CONTOUR100PROPOSED CURBPROPOSED FENCEPROPOSED GRAVELPROPOSED PAVEMENTPROPOSED GUARD RAILPROPOSED SWALEPROPOSED ELECTRICPROPOSED FORCEMAINPROPOSED GASPROPOSED STORMPROPOSED GRAVITY SEWERPROPOSED TELEPHONEPROPOSED WATERSTREAMTEST PITPERCOLATION TESTPROJECT BENCHMARKEXISTING WELLPROPOSED WELLEXISTING SEWER MANHOLEDEXISTING STORM MANHOLEEXISTING CATCH BASINEXISTING HYDRANTEXISTING SHUT OFFEXISTING UTILITY POLEEXISTING LIGHT POLEEXISTING GUY WIRE/POLEEXISTING SIGNEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREEEDGE OF BRUSH/WOODSAPPROXIMATE SETBACK LINEAPPROXIMATE PROPERTY LINESPROPOSED SEWER MANHOLEDPROPOSED STORM MANHOLEPROPOSED CATCH BASINIRON ROD/PIPE FOUNDCONCRETE MONUMENT FOUNDREBAR SETCONCRETE MONUMENT SETPROPOSED HYDRANTPROPOSED SHUT OFFPROPOSED UTILITY POLEPROPOSED LIGHT POLEPROPOSED EDGE OF BRUSH/WOODSPROPOSED SETBACK LINEPROPOSED PROPERTY LINEP:\AutoCADD Projects\2014\14183\1-CADD Files-14183\Dwg\14183A.dwg, 1/14/2015 9:37:20 AM - 1 - CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_ Lot1C_2buildings_prelim&final_Feb_17_mtg DEPARTMENT OF PLANNING & ZONING Report preparation date: February 13, 2015 Application received: December 22, 2014 PRELIMINARY & FINAL PLAT APPLICATION #SD-14-42 ADAM HERGENROTHER FOR BLACKROCK CONSTRUCTION – 284 MEADOWLAND DRIVE Agenda #10 Meeting Date: February 17, 2015 Applicant Adam Hergenrother for BlackRock Construction 302 Mountain View Road, Suite 300 Colchester, Vermont 05446 Contact Person David Marshall, Civil Engineering Associates, Inc. 10 Mansfield View Lane South Burlington, VT 05403 Owners SBRC Properties LLC PO Box 2204 South Burlington, VT 05403 Location Map SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 2 - PROJECT DESCRIPTION Preliminary & Final Plat Application #SD-14-42 of Adam Hergenrother for BlackRock Construction for a planned unit development to construct two (2) general office buildings of 18,500 sq. ft. and 12,000 sq. ft., 284 Meadowland Drive. COMMENTS Administrative Officer Ray Belair, and Planner Temporary Assignment Dan Albrecht, referred to herein as Staff, have reviewed the plans submitted on December 22, 2014 and offer the following comments: The Board should note that the property is part of a subdivision application proposed in application #SD- 14-41. Pursuant to Section 6.04 of the LDRs the proposed development shall be reviewed pursuant to the PUD provisions of the LDRs. Development of the property will be subject to the following district and dimensional requirements: 6.04 Industrial – Open Space District IO 6.05 Supplemental Standards for Industrial and Airport Districts Zoning District & Dimensional Requirements: IO Zoning District Required Existing Lot 1 Proposed Lot 1-C Min. Lot Size 3 acres 39.5 acres 3.47 acres Max. Building Coverage 30% 0% 10.4 % Max. Overall Coverage 50% 5% 46.0 % Max. Front Yard Coverage (Meadowland Drive) 30% 0% 5.0 % Max. Front Yard Coverage (Randall Street) 30% 0% 6.3 % Min. Front Setback (Meadowland Drive) 50 ft. n/a >50 ft. Min. Front Setback (New Street) 50 ft. n/a >50 ft. Min. Side Setback 35 ft. n/a >35 ft. Min. Rear Setback 50 ft. n/a >50 ft. * Max. Building Height (flat roof) 35ft. n/a Building #1-40.5 ft / Building #2-41.2 ft. Zoning compliance * Waivers for building height of 5.5 ft. for Building #1 and 6.2 ft for Building #2 are requested to accommodate rooftop mechanical equipment and screening. See application for details. Staff is comfortable with the requests as the mechanical equipment will not be easily seen from the street. 1. The Board should decide whether to grant the requested height waivers. 6.05 Supplemental Standards for Industrial and Airport Districts A. Site plan or PUD review required. Development according to industrial and airport district regulations shall be subject to site plan or planned unit development review as specified above, the purpose of which shall be to encourage innovation of design and layout, encourage more efficient use of land for development, promote shared parking opportunities, provide coordinated access to and from commercial developments via public roadways, and maintain service levels on public roadways with a minimum of publicly financed roadway improvements. SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 3 - See discussion under PUD standards starting on page 7. Staff considers this criterion to be met. B. Multiple structures and uses permitted. Multiple structures, multiple uses within structures, and multiple uses on a subject site may be allowed, if the Development Review Board determines that the subject site has sufficient frontage, lot size, and lot depth. Area and frontage requirements may be met by the consolidation of contiguous lots under separate ownership. Construction of a new public street may serve as the minimum frontage requirements. Where multiple structures are proposed, maximum lot coverage shall be the normal maximum for the applicable districts. Two buildings are proposed for the lot and the site has sufficient frontage, lot size and lot depth. Staff considers this criterion to be met. C. Parking, Access, and Internal Circulation (1) Parking requirements may be modified, depending in the extent of shared parking, the presence of sidewalks or recreation paths, and residences lying within walking distance (defined as no further than one-quarter (¼) mile for purposes of these districts). Any requirements for shared access and/or parking must be secured by permanent legal agreements acceptable to the City Attorney. The applicant is proposing more off-street parking spaces than required for both Phases of the project (see applicant submission titled “Lot Coverage and Parking Summary Revised 1-14-15.” For Phase I the applicant is proposing 76 spaces while only 65 are required and after completion of Phase II, the applicant is proposing an additional 39 spaces for a final total of 115 spaces while only 107 are required. Staff recommends that a more adaptive approach to parking space construction be utilized for this project. Staff believes this approach is justified for the following reasons: • the proposed Randall Street will accommodate 20 parallel parking spaces while the shared driveway will handle 10 parallel parking spaces until the curb cuts for Lot 1-E to the south are constructed; On street parking will also be available on Meadowland Drive; the creation of more impervious parking surfaces than is required should be minimized to reduce stormwater flows; the buildings are located within ¼ mile of both existing (Oak Creek Village) and planned (Rye) residences on the west side of Hinesburg Road; the project is located within 0.4 miles of an existing bus stop at Butler Farms for the CCTA Route 116 Commuter Route (while not a guarantee, given the Rye project under construction and the overall growth rate in the area, development of an even closer stop is foreseeable); the project includes construction of sidewalks and recreation paths connecting to existing networks and the phased construction of the two buildings proposed presents an opportunity for parking lot construction to proceed in an adaptive manner. 2. Staff recommends that the Board explore the following options with the applicant: SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 4 - -authorization of the initial 76 spaces for Phase I to be constructed but only if 11 or more of those spaces are constructed with Low Impact Development (LID) compliant materials or drainage that infiltrate stormwater (staff recommends this in the 14-space area proposed along the northern edge of the parking lot as these will initially be the least used given their distance from the buildings); -authorization of 107 spaces at this time consistent with the minimum required; or -authorization of the full 115 spaces requested but only if configured as follows: a) 76 spaces requested for Phase I, b) plus 18 of the 39 spaces requested in Phase II, and c) the final 21 spaces along the western edge of the lot but only if grassed over after installation of the sub-base and not paved. Staff notes that the Board had a similar discussion when it reviewed the addition to Logic Supply, located nearby on Meadowland Drive, about reducing on-site parking due to the availability of on-street parking. The applicant accepted on-street parking as an alternative to providing more spaces than the minimum required. Note that if the Board adopts any one of these options above, when the applicant returns to the DRB to request Site Plan approval for Building #2, the applicant can request additional parking spaces based upon a better set of known facts such as building #1 tenant parking space actual experience and use; a better understanding of the parking requirements for Building #2; and planned or actual development on adjacent Lot 1 which will impact potential shared parking arrangements. Finally, staff notes that applicant’s desire to accommodate monthly meetings of remote employees should not be accepted by the Board as a standard in support of more parking spaces given the precedent it would set and given availability of on-street parking immediately adjacent to the building. In summary, since the City must address existing and pending State and Federal stormwater management standards, the Board should carefully consider any requests for parking beyond that nominally required in the regulations. 3. The Board should decide on how many parking spaces and in what form to authorize at this time. (2) Parking shall be placed to the side or rear of the structures if possible. Parking is located to the rear of the proposed structures. Staff considers this criterion to be met. (3) Parking areas shall be designed for efficient internal circulation and the minimum number of curb cuts onto the public roadway. The parking lot accesses the proposed Randall Street by a single shared curb cut and access drive. Staff considers this criterion to be met. (4) Access improvements and curb cut consolidation may be required. The proposed Lots 1- C and Lots 1-E will share a curb cut and access drive. D. Buffer strip. Properties in the Airport, Mixed Industrial Commercial, Industrial Open Space and Airport Industrial districts that abut residential districts shall provide a screen or buffer along the abutting line, as per Section 3.06(I) (buffers). SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 5 - This criterion is not applicable. SITE PLAN REVIEW 14.06 General Review Standards The following general criteria and standards shall be used by the Development Review Board in reviewing applications for site plan approval. They are intended to provide a framework within which the designer of the site development is free to exercise creativity, invention, and innovation while improving the visual appearance of the City of South Burlington. The Development Review Board shall not specify or favor any particular architectural style or design or assist in the design of any of the buildings submitted for approval. The Development Review Board shall restrict itself to a reasonable, professional review, and, except as otherwise provided in the following subsections, the applicant shall retain full responsibility for design. A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Staff considers the applicant’s proposal to be consistent with the goals, objectives and stated land use policies in the Comprehensive Plan. B. 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. Staff considers the required transitions to be well-designed due to the use of sidewalks, paths and plantings. The applicant has submitted a landscaping plan that meets City requirements. Safe pedestrian movement is supported through the construction of several sidewalks as well as recreation path segments. Based upon final construction of both buildings, the required # of parking spaces is 107 and the applicant proposes to construct 115. Staff considers this criterion to be met. (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. The parking is located to the rear of the proposed buildings. Staff considers this criterion to be met. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. There are similarly sized buildings in the area. Staff considers this criterion to be met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. The applicant has submitted plans detailing how they propose to meet this criterion. The Department of Public Works has reviewed and accepted these plans. This criterion is met. SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 6 - C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. Elevations are only provided for building #1 at this time so this criterion is not applicable at this time. The second building will need development review (site plan and/or PUD) prior to construction and therefore adherence to this criterion will be addressed at that time. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The project proposes ample landscaping. Building #1 is similar to others in the vicinity. Staff considers this criterion to be met. 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Staff considers that the reservation of land is not necessary as access to the adjacent lot is provided via a shared driveway. The applicant has provided a copy of draft shared access agreement for the driveway to be shared by the property owners of Lots 1-C and 1-E. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Noted above. This criterion is met. C. Disposal of Wastes. 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). Small receptacles intended for use by households or the public (i.e., non-dumpster, non-large drum) shall not be required to be fenced or screened. The applicant has provided detailed plans and elevations for a dumpster enclosure. Staff considers this criterion to be met. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. The City Arborist provided the following comments in an email to staff dated 1/27/15: Planting Notes Item 5. Any plant substitutions must be approved by the City of South Burlington SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 7 - Recommend substituting Accolade Elm or Triumph Elm for Princeton Elm. Both Accolade and Triumph Elm are more disease resistant and exhibit better branch structure Parking lot islands should utilize continuous planting pits filled with suitable planting soil to a depth of 3 feet to provide adequate soil volume to support tree growth 4. The Board should include a condition that the landscaping plans be amended to incorporate the City Arborist’s recommendations. The applicant has submitted a detailed landscaping plan and budget for Phase I and II. Based upon proposed construction costs of $2,500,000 for Building #1 the required minimum landscaping value is $32,500. (Note the applicant’s submission date January 12, 2015 by Wagner Hodgson incorrectly states this as $32,000) Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project (Building #1 @ $2,500,000 $0 - $250,000 3% $7,500 Next $250,000 2% $5,000 Additional over $500,000 1% $20,000 Minimum Landscaping $ >> $32,500 The applicant is proposing to plant $44,000 worth of landscaping for Phase I. Staff considers this criterion to be met for Phase I. Based upon proposed construction costs of $2,000,000 for Building #2 and therefore a combined construction cost for both buildings of $4,500,000, the required minimum landscaping value for the entirety of the project is $52,500. (Note the applicant’s submission date 2/11/15 by Wagner Hodgson incorrectly states a building cost estimate of $5,000,000) Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project (Building #1 & #2 @ $4,500,000 $0 - $250,000 3% $7,500 Next $250,000 2% $5,000 Additional over $500,000 1% $40,000 Minimum Landscaping $ >> $52,500 The applicant is proposing to plant $8,850 worth of additional landscaping during Phase II construction for a total combined value of $52,850. Staff considers this criterion to be met for Phase II. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver there from will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, 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 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 SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 8 - condition exceeds the applicable limit. As noted above on page 1, the applicant is seeking waivers to the height restrictions for both buildings. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. According to Section 15.13(B)(1) of the South Burlington Land Development Regulations, the existing public utility system shall be extended to provide the necessary quantity of water, at an acceptable pressure, to the proposed dwelling units. According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider or developer shall connect to the public sewer system or provide a community wastewater system approved by the City and the State in any subdivision where off-lot wastewater is proposed. Applicant shall obtain final water/ wastewater allocation approvals prior to submission of a zoning permit application. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. Erosion control specifications and grading plans have been submitted with the application. Staff considers this criterion to be met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The project will construct a driveway / access road to access a new road to be constructed as part of a concurrent subdivision application (#SD-14-41) of SBRC Properties. The driveway bifurcates the subject lot (Lot 1-C) along its southern boundary shared with Lot 1-E. As noted in the January 14, 2015 revised cover letter submitted by Civil Engineering Associates future development of Lot 1-E will share use of this access road / driveway. The applicant has submitted a Traffic Impact Analysis for Lot 1-C prepared by Lamoureux & Dickinson dated November 24, 2014. The analysis indicates, in part, that after final construction of both buildings the project will generate 46 (forty-six) Weekday PM Peak Hour Trip Ends; acceptable Levels of Service in 2020 will be maintained for the Hinesburg Road/Meadlowland SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 9 - Drive/Swift Street Extension intersection; and the project will not create adverse traffic congestion or unsafe conditions on adjacent roads or intersections. The Department of Public Works provided its comments in an email to staff dated February 4, 2015 as follows: From: Justin Rabidoux Sent: Wednesday, February 04, 2015 7:46 AM To: ray Subject: RE: Staff Comments - BlackRock Project Ray, A couple of quick comments below. I have a call into Dave Marshall to talk about a few other issues that I may chime in on later in the day. 1. All pavement markings along Randall Street are to be Permanent Marking Tape, Type I, VTrans spec 708.12(a). 2. The pavement thickness shall be changed to have 2 ½” of type II base course. 3. The City will not accept ownership of Randall Street until such time as it is fully developed and loops back into Meadowland Drive. As designed now it is merely an extended driveway to the buildings. Justin 5. The Board should include a condition that the plans be amended to incorporate the recommendations of the Department of Public Works (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. Open space is maintained along the periphery of Lot 1-C especially along the northeast portion of the lot. There are no wetlands, streams or wildlife habitat on the property or any unique natural features. Staff considers this criterion to be met. (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. Pursuant to 6.04 INDUSTRIAL-OPEN SPACE DISTRICT IO A.Purpose. The Industrial-Open Space IO District is established to provide suitable locations for high- quality, large-lot office, light industrial and research uses in areas of the City with access to major arterial routes and Burlington International Airport. The IO District regulations and standards are intended to allow high-quality planned developments that preserve the generally open character of the district, minimize impacts on natural resources and water quality, and enhance the visual quality of approaches SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 10 - to the City while providing suitable locations for employment and business growth. The location and architectural design of buildings in a manner that preserves these qualities is strongly encouraged. Any uses not expressly permitted are prohibited, except those which are allowed as conditional uses. The proposed project will create two new office buildings in an area of the City that has existing and locations for employment and business growth. Sufficient landscaping is proposed to enhance the overall visual quality of this area. This project is consistent with the standards of the IO District. Staff considers this criterion to be met. (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. The project will have a large portion of open space along its northern and eastern boundaries that will abut existing open space on adjoining parcels. Staff considers this criterion to be met. (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. In a letter to staff dated February 6, 2015 the Fire Department commented as follows: February 6, 2015 Mr. Ray Belair, Planning and Zoning City of South Burlington 575 Dorset Street South Burlington, Vermont 05403 Re: Blackrock Construction, Meadowland Business Park Dear Ray: We have reviewed the plans for the proposed construction of the 2 story office/business project in the Meadowland Business Park. We have the following recommendations: 1. Compliance with all requirements of Vermont Fire and Building Safety Codes and standards as enforced by the South Burlington Fire Marshal’s Office. 2. Automatic sprinklers and alarm system as required by Vermont Fire and Building Safety Code. 3. Fire Department Sprinkler Connection location to be specified by SBFD. 4. Fire Alarm panel and enunciator locations to be specified by SBFD. 5. Provide 24 hour per day off-site (central station) monitoring of all fire alarm and protection systems. 6. Provide an emergency key box(s), location to be specified by SBFD. 7. Trees, fences and floral outcroppings should be placed so as not to interfere with the deployment of the aerial ladder, hoselines, portable ladders and other firefighting equipment. 8. The parking area entrances and exits appear to be of a design that will be accessible to fire and emergency apparatus. The developer should reaffirm that for turning radii, all corners should meet the “WB 40 straight” standard. 9. The plan shows two fire hydrants. Appears to be 1 existing on Meadowland Drive and 1 SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 11 - new fire hydrant in front of the proposed structure. The new fire hydrant may need to be moved slightly to be closer to the future building. At this point these seem to be the major issues which present themselves. As this project moves forward additional items may surface which can be dealt with as needed with the assistance of the developer and South Burlington Fire Marshal’s office. Should you need any further assistance on this project please feel free to contact me. Sincerely, Douglas S. Brent Douglas S. Brent Fire Chief 6. The Board should direct the applicant to comply with the Fire Department’s recommendations. (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. Five (5) feet of a 20-foot wide recreation path easement occupies the north property line in the east- west direction. The applicant has proposed a 10 ft. wide gravel recreation path along the northern edge of Lot 1-C, a 5 ft. wide gravel recreation path along the western edge of Lot 1-C and Lot 1-E and a 5 ft. sidewalk alongside the new proposed public roadway in lieu of providing a 10 ft. wide recreation path along the proposed public roadway. The applicant also proposes a sidewalk to connect the buildings to Randall Street. With regards to stormwater the Department of Public Works provided the following comments on February 4, 2015 to Staff: From: Justin Rabidoux Sent: Wednesday, February 04, 2015 3:48 PM To: ray Subject: FW: Comments on Proposed Office Buildings Lot 1-C Meadowland Business Park From: Tom Dipietro Sent: Wednesday, February 04, 2015 3:47 PM To: Justin Rabidoux Subject: Comments on Proposed Office Buildings Lot 1-C Meadowland Business Park Justin, I reviewed plans for the Blackrock Construction LLC project titled "Proposed Office Buildings Lot 1-C Meadowland Business Park" that were prepared by Civil Engineering Associates, dated November 2014 and last revised on 12/12/14. I would like to offer the following comments: 1. This project is located in the Potash Brook watershed. This watershed is listed as stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 12 - a. The project area appears to be covered under an existing State of Vermont stormwater permit (1- 1269). The applicant should confirm that the project complies with the requirements of this existing permit. b. The project will likely disturb greater than 1 acre of land and will therefore require a stormwater construction permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. 2. Update the site plan to show where runoff from rooftops will be discharged. Will this water flow into the closed drainage system? 3. Consider an alternative pond outlet design. Placing the small low flow orifice inside the structure can create challenges during maintenance operations. The orifice and pipe cap can't be easily accessed without entering the structure. 4. Will it be necessary to make improvements to the swale located downstream of the pond emergency spillway? This area will also be receiving runoff from the west that is diverted around the site. Has its capacity to convey this water to the culvert under Meadowland Drive been evaluated? 5. Sheet L1.0 indicates that an existing Buckthorn hedgerow will be preserved. Buckthorn is an invasive species. This area is also shown as proposed open space. Consider updating the site plan to remove the Buckthorn and provide an alternative hedgerow planting. 6. A swale is proposed on the south side of the proposed access drive. Consider modifying the angle of the drainage swale where it meets Randal Street so that water can more easily flow into the culvert beneath the access drive. Alternatively, consider modifying the angle of the culvert to improve the flow of water from the swale to/through it. 7. It is recommended that silt fence be placed 10' from the toe of slope (see Vermont Low Risk site handbook section 4). Will this be possible on this project? If so, please update the temporary stockpile detail on sheet C3.2 to indicate this. 8. The DRB should consider including a condition that requires all stormwater treatment and conveyance infrastructure be properly maintained. Thank you for the opportunity to comment. -Tom Thomas J. DiPietro Jr. Deputy Director Department of Public Works 7. The Board should direct the applicant to comply with the recommendations of the Department of Public Works. (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. SD_14_42_284MeadowlandDrive__Hergenrother_BlackRock_Lot1C_2buildings_prelim&final_Feb_17_ mtg.doc - 13 - The Department of Public Works has reviewed and commented upon the plans. Assuming the applicant complies with the Department’s recommendations then this criterion will be met. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. The plans submitted indicate that new utility lines will be underground. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The applicant is proposing commercial development in a district planned for such activity. Staff considers the project to be consistent with the Comprehensive Plan. PHASING The applicant is proposing to construct these the two (2) buildings in phases. The plans submitted do not adequately depict what portions of the plans will be implemented with each phase. The plans should be revised to depict what improvements will be constructed with each individual phase. Recommendation The applicant should address the numbered items above to the Board’s satisfaction before closing the hearing. 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OUT=350.8'EX. 18" HDPEW/ F.E.S.INV.=353.0'EX. 18" HDPEW/ F.E.S.INV.=353.9'370368366364362PROPOSEDBUILDING#1FF=379.0FUTUREBUILDING#2FF=379.0S78767472767676787774737574 7478757877767778798081828380797881787880798179798081827981828282828383838383847980818283848586878884848484848477767574737878787878STSTSTSTSTSTSTSTSTSTSTSTSTSTSTYD#5(DET. 3, SHT. C3.2)RIM=378.4INV.=375.0YD#4(DET. 3, SHT. C3.2)RIM=378.4INV.=374.3YD#6(DET. 3, SHT. C3.2)RIM=377.5INV.=373.627 LF 12"HDPES=0.01548 LF 12" HDPES=0.040CB#5(DET. 2, SHT. C3.2)RIM=377.7INV. IN=373.3 12" (W)INV. IN=373.2 12" (E)INV. OUT=373.1 15" (S)YD#10(DET. 3, SHT. C3.2)RIM=379.0INV.=375.0YD#11(DET. 3, SHT. C3.2)RIM=380.5INV.=376.575LF 12" HDPE S=0.02082 LF 15"HDPES=0.01075LF 12" HDPE S=0.03148 LF 12" HDPES=0.02277LF 12" HDPE S=0.02YD#9(DET. 3, SHT. C3.2)RIM=382.2INV.=378.3YD#8(DET. 3, SHT. C3.2)RIM=381.0INV.=376.8YD#7(DET. 3, SHT. C3.2)RIM=378.4INV.=374.5CB#4(DET. 2, SHT. C3.2)RIM=377.6INV. IN=372.3 15" (N)INV. IN=372.5 12" (NE)INV. 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GRADE ATWATER MAINPROPOSED GRADEAT WATER MAIN℄℄ RANDALL ST.S S STSTSTETCETC ETC STSTSTFMFMFMFMFMSSTSTSTST15" HDPE15" HDPEDSSETCETCETCETCETC ETCETCS S S S S SSSSSSSSSDWWWWWWWWGGGG G G WW W W W WW ETCETCETC GGGGGGGGSSSSSSEX. HYDRANTASSEMBLYEX. WATERSHUT-OFFVALVEEX. CBRIM=356.5'INV. IN=350.6'INV. IN=350.7'INV. OUT=350.4'CONC. ENDSECTIONINV.=353.6'EX. CBRIM=360.5'INV.=354.4'EX. CBRIM=356.4'INV. IN=352.0'INV. OUT=350.8'EX. 18" HDPEW/ F.E.S.INV.=353.0'EX. 18" HDPEW/ F.E.S.INV.=353.9'EX. 8" WATER LINESTUB W/ CAPEX. SEWER SERVICESTUB W/ CAP8"8"8"NEW SMH(DET. 7, SHT. C3.1)RIM-375.9'INV. IN 365.9' (N)INV. IN 366.3' (W)INV. OUT 365.8'±11 L.F. OF 8" PVCSDR 35 @ 2.0%EX. SMHRIM 373.8'INV. IN 363.5' (8" N)INV. IN 364.0' (6" W)INV. OUT 363.4' (8" S)EX. SMHRIM 361.1'INV. 355.3'8" PVC PROPOSEDBUILDING#1FF=379.0FUTUREBUILDING#2FF=379.0SW W WWETCSG G GGNEW GASSERVICE (TYP.)±25 L.F. OF 6" PVCSDR 35 @ 26.8%CLEANOUT(DET. 2, SHT. C3.1)INV. 373.1'100 L.F. OF 6" PVCSDR 35 @ 7.2%43 L.F. OF 6" PVCSDR 35 @ 2.0%NEW HYDRANTASSEMBLY(DET. 4, SHT. C3.1)8" GATEVALVE8" D.I. CL. 52 8" D.I. CL. 52 8" D.I. CL. 52105 LF OF 8" PVC SDR 35 - S=0.02INV. 373.0'INV. 374.0'STSTSTSTSTSTSTSTSTSTSTSTSTSTSTST1+003+004+00ETC 2+00DSMDSMSAL 1" = 30'14182LOCATION MAP1" = 2000'ACENOV., 2014SOUTHBURLINGTONREALTY CORP.PROPOSED OFFICEBUILDINGS LOT 1-CMEADOWLANDBUSINESS PARKWILLISTON, VTVT. RTE. 116MEADOWLAND DRIVESOUTH BURLINGTON, VTBLACKROCKCONSTRUCTION,L.L.C.302 MOUNTAIN VIEW ROADSUITE 300COLCHESTER, VTC1.3PROPOSED SITEUTILITY PLANPROJECTLOCATION12/12/14 DSM CITY SUBMITTAL11689WATER MAIN PROFILEP:\AutoCADD Projects\2014\14182\1-CADD Files-14182\Dwg\14182.dwg, 1/14/2015 10:38:31 AM S S FMFMFMFMFMSSSS S S S S SPROPOSEDBUILDING#1FF=379.0FUTUREBUILDING#2FF=379.0SPHASE IPHASE IIPHASE IPHASE IIDSMDSMSAL1" = 30'14182LOCATION MAP1" = 2000'ACENOV., 201489116SOUTHBURLINGTONREALTY CORP.PROPOSED OFFICEBUILDINGS LOT 1-CMEADOWLANDBUSINESS PARKWILLISTON, VTVT. RTE. 116MEADOWLAND DRIVESOUTH BURLINGTON, VTBLACKROCKCONSTRUCTION,L.L.C.302 MOUNTAIN VIEW ROADSUITE 300COLCHESTER, VTC1.2PROPOSED SITEIMPROVEMENTSPLANPROJECTLOCATION12/12/14 DSM CITY SUBMITTALP:\AutoCADD Projects\2014\14182\1-CADD Files-14182\Dwg\14182.dwg, 1/14/2015 10:38:26 AM CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_14_43_F+MDevelopment_25BaconSt_PUDamend_ sketch DEPARTMENT OF PLANNING & ZONING Report preparation date: January 30, 2015 Plans received: December 30, 2014 SKETCH PLAN REVIEW #SD-14-43 O’DELL PARKWAY PUD Agenda # 11 Meeting Date: February 17, 2015 Applicant F&M Development Corporation LLC PO Box 1335 Burlington, VT 05402 Owners O’Dell Parkway PUD Association, Inc. c/o PO Box 1335 Burlington, VT 05402 Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_43_F+MDevelopment_25BaconSt_PUDamend_sketch.doc PROJECT DESCRIPTION Sketch plan application #SD-14-43 of F + M Development Co., LLC to amend a previously approved planned unit development consisting of: 1) 425 residential units in eight (8) buildings, 2) a 91 unit congregate housing facility, and 3) a 4,430 sq. ft. expansion of an indoor recreation facility. The amendment consists of: 1) resubdividing lots #1 & #10 to reduce the size of lot #10 and increase the size of lot #1, 2) removal of a four (4) foot fence on lot #10, 3) after-the-fact reduction in the size of the community gardens on lot #1, and 4) revising the landscaping on lot #10, 25 Bacon Street. This is a resubmission of sketch plan application #SD-14-06 (discussed by the DRB on April 15, 2014) as the applicant did not submit a Preliminary Plat application within 6 months of sketch plan review. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on December 30, 2104 and offer the following comments: DIMENSIONAL REQUIREMENTS: No new construction is proposed here, so there should be no change to any of the overall dimensional requirements in this PUD as previously approved. The boundary line adjustment between lots 1 and 10 may alter various setbacks, or coverage or greenspace percentages previously calculated, for these individual lots. All the lots within this PUD are substandard and were approved as a whole with a Notice of Conditions recorded which indicates that for the purposes of the Land Development Regulations, all lots are to be treated as one (1) lot. If this project is approved, a new Notice of Conditions would have to be recorded. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. (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. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_43_F+MDevelopment_25BaconSt_PUDamend_sketch.doc (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. (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)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). All the above criteria are being met. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. B. 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. (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) … (ii) … (iii) … (iv) …. (v) … (vi) … . (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. (4) Newly installed utility services and service modifications necessitated by exterior CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_43_F+MDevelopment_25BaconSt_PUDamend_sketch.doc alterations or building expansion shall, to the extent feasible, be underground. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No changes are proposed to driveways, parking, structures, or other significant aspects of the overall PUD. Other than the lot line adjustment described above, the proposed site changes (see especially page #7 of the Plans labeled “Proposed Landscape Plan Including Berm Tree Removal 08/27/2014”) and include: a. Remove a 4’ tall fence on top of the landscape berm on lot #10 that was required in prior approvals. The applicant argues that the plantings have matured such that the fence (which has also deteriorated) is completely screened. The applicant has included a copy of an August 20, 2014 email from Frank Kochman whose home abuts the property. b. Reduce in size the community garden area on lot #1, which applicant states has not been used by the residents. The 2009 approved plan for this area (see packet for partial plan labeled Exhibit 1) showed a community garden area with 11 raised planting beds. The applicant is proposing to reduce the area of the garden to now accommodate four (4) smaller raised beds and to designate the remaining area as a “dog park”. Staff notes the May 2012 Google earth photo shown above and the applicant’s “As-Built Landscape Plan” dated 06/29/2013 show that the originally-approved 11 raised garden beds appear to have never been installed. Therefore it makes it a challenge to assess the applicant’s claim that the community garden area has not been utilized by the residents at Bacon Street Lofts which has 42 units. It should be noted that the area previously approved for the community gardens and the area now proposed for the “dog park” and a few raised beds remains the same size. 1. The Board should discuss the appropriateness of reducing the size of the originally approved community garden area as well as designating a portion of this area for a “dog park”. c. Modify landscape plantings on lots 1 and 10. d. Install three benches on lot #10. e. Remove dead trees and thin out maturing trees on Lot 10 that. Staff has no objections to items c. – e. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_14_43_F+MDevelopment_25BaconSt_PUDamend_sketch.doc Staff recommends that the applicant consult with the City Arborist prior to submission of a Preliminary and Final Plat application. RECOMMENDATION Seek clarification on the questions raised above, and presuming satisfactory answers, allow this to move forward through preliminary and final review. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Eric Farrell, F&M Development DEVELOPMENT REVIEW BOARD 3 FEBRUARY 2015 The South Burlington Development Review Board held a regular meeting on Tuesday, 3 February 2015, 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, B. Breslend ALSO PRESENT: R. Belair, Administrative Officer; J. Myers, D. Main, L. Michaels, A. Gill, S. Homsted, J. Jarvis, J. Beattie, A. Dery, A. Truax 1. Additions, deletions or changes in order of agenda items: No changes were made to the Agenda. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: No announcements were made. 4. Continued Miscellaneous Application #MS-14-11 of G. E. Healthcare to alter the grade by removing approximately 240 cubic yards of sediment collected in two sediment ponds, 40 IDX Drive: Mr. Main advised that they do this every 10-15 years as required by their permit. The sediment goes to a licensed landfill. No issues were raised. Mr. Miller moved to close #MS-14-11. Ms. Smith seconded. Motion passed unanimously. 5. Continued Site Plan Application #SP-14-60 of Technology Park Campus, LLC., to construct a 3-story 54,459 sq. ft. general office building, 88 Technology Park Way: Mr. Barritt reminded the board that there had been a traffic question. The Board now has a letter from Justin Rabidoux indicating the project will not create an undue influence on South Burlington traffic. Members were OK that they now have enough information. The applicant advised that they had commissioned Trudell to do a traffic study a few weeks ago, and the numbers supported their claim that there is less traffic than estimated. DEVELOPMENT REVIEW BOARD, 3 FEBRUARY 2015, PAGE 2 Mr. Miller moved to close #SP-14-60. Mr. Wilking seconded. Motion passed unanimously 6. Sketch plan application #SD-14-40 of CPA Partnership for a planned unit development to amend a previously approved plan for a 76-unit congregate care facility and 24 multi-family units in three buildings. The amendment consists of constructing 24 multi-family units in three buildings, 635 Hinesburg Road: Mr. Gill said this is a 7.2 acre parcel near the corner of Kennedy Drive and Hinesburg Road. There are 2 existing uses: senior housing and a 24-unit apartment complex. There is a large front yard with parking and community gardens. There is density that is not being utilized, and the proposal is to add 24 one-bedroom apartments in three 2-story buildings. Parking would be hidden behind the buildings. They are hoping to save as many trees as possible. Mr. Michaels said they got a call from a neighbor regarding visibility of the buildings. He noted they would be visible now but not in the summer when the trees are in leaf. Mr. Michaels indicated which trees they propose to save. He also noted that the gardens that currently exist would be available to new residents, and they would add a garden in the back area. They also want an option to have a garden shed for storing gardening tools. There would be an access created so people from Country Park could exit their building and go to the garden. Mr. Gill said they are proposing 12 new parking spaces nearer to the building. This will result in the loss of some trees, but they will re-landscape. He noted that residents with disabilities have been saying it’s too far to walk from where they park to the building’s door. Mr. Barritt noted there is a sidewalk that goes all around the building. Mr. Michaels said this is maintained all winter. Ms. Smith questioned the necessity of a sidewalk to Hinesburg Road. Mr. Michaels noted the bus stops there. Members supported this. Mr. Gill said their only waiver request is for the front yard setback. Members supported this. Mr. Barritt noted a request to reduce parking spaces by 4. Members had no problem with this. Mr. Gill showed options for placement of dumpsters or “totes.” There will be a new fence around the existing dumpster, which could be expanded. Mr. Gill then showed some preliminary elevations. Colors are not yet decided upon. Mr. Miller stressed the need for all elevations to be attractive because of visibility. DEVELOMENT REVIEW BOARD, 3 FEBRUARY 2015, PAGE 3 Mr. Behr expressed concern that these buildings will come off as urban residential-commercial buildings as opposed to residential infill. Mr. Barritt agreed. Mr. Wilking felt they should stick with the style of buildings that already exist on the property. Ms. Jarvis, a resident of Foxcroft felt the parking lot will affect them the most. Mr. Gill said there are 32 spaces. Ms. Jarvis also asked when the stormwater treatment pond gets triggered. Mr. Homsted said most treatment will be in a swale and in a small pond near the entrance. Melting snow will also go into the drainage system. Mr. Gill showed potential locations for snow storage. Ms. Jarvis asked if the parking lot will be lighted. Mr. Michaels said the whole lighting plan will change to improve conditions for elderly residents. No lights will be added toward Foxcroft. They are planning for low fixtures, no pole lights in the back. Mr. Michaels reminded Foxcroft residents that there was a time before Foxcroft was built that people in Country Park enjoyed a view that is now gone. No other issues were raised. 7. Preliminary & final plat application #SD-14-41 or SBRC Properties, LLC, to subdivide an undeveloped lot of 39.7 acres into four lots ranging in size from 3.0 acres to 29.1 acres, 284 Meadowland Drive: and 8. Preliminary & final plat application #SD-14-42 of Adam Hergenrother for BlackRock construction for a planned unit development to construct two general office buildings of 18,500 sq. ft. and 12,000 sq. ft., 284 Meadowland Drive: Mr. Belair advised that the staff had asked for a continuance of these two (2) applications to the next meeting due to the applicant not displaying the placard as required. Mr. Miller moved to continue #SD-14-41 and #SD-14-42 to 17 February 2015. Ms. Smith seconded. Motion passed unanimously. 9. Sketch Plan Application #SD-14-43 of F & M Development Co., LLC, to amend a previously approved planned unit development consisting of: 1) 425 residential units in eight buildings, 2) a 91 unit congregate housing facility, and 3) a 4,430 sq. ft. expansion of an indoor recreation facility. The amendment consists of: 1) resubdividing lots #1 & #10 to reduce the size of lot #10 and increase the size of lot #1, 2) removal of a four foot fence on lot #10, 3) after-the-fact reduction in the size of the community gardens on lot #1, and 4) revising the landscaping on lot #10, 25 Bacon Street: The applicant was not present when this item was to be heard. DEVELOPMENT REVIEW BOARD, 3 FEBRUARY 2015, PAGE 4 Mr. Miller moved to continue #SD-14-43 to 17 February 2015. Ms. Smith seconded. Motion passed unanimously. 10. Minutes of 20 January 2015: Mr. Miller moved to approve the Minutes of 20 January 2015 as written. Mr. Wilking seconded. Motion passed unanimously. 11. Other Business: There was no other business. As there was no further business to come before the Board, the meeting was adjourned by common consent at 8:30 p.m. ________________________________, Clerk ________________________________, Date