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HomeMy WebLinkAboutMinutes - Development Review Board - 07/21/2015 SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES JULY 21, 2015 The South Burlington Development Review Board held a regular meeting on Tuesday, 21 July 2015, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: T. Barritt, Chair; B. Miller, J. Smith, D. Parsons, J. Wilking ALSO PRESENT: R. Belair, Administrative Officer; S. McClellan, P. O’Leary, T. Chittenden, N. Benoit, B. Polika, J. Leinwohl, A. Morrow, A. Cook, C. Finnegan, B. Wilson, B. Marquis 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. Preliminary & Final Plat Application #SD-15-21 of Champlain Housing Trust for a planned unit development to convert a 24-room motel to a 20-unit multi-family dwelling, 1200 Shelburne Road: Mr. Barritt asked about changes since the last hearing. The applicant said they just added details. Also, in consideration of neighbors’ concerns, they have agreed not to convert the garage to community space. It will just be used for storage. Mr. Belair noted there have been no comments received from the Fire Chief. The motion can be conditioned upon the Chief’s comments, when received. Mr. McClellan noted they had met with the Chief who seemed to be happy with what he saw. Ms. Morrow said she wanted to hear about the security proposal. Mr. McClellan said they will keep the existing fence and will add a stockade fence along the east boundary (he indicated this on the plan). There will also be an on-site manager and staff during the day. Mr. Cook asked when the building will be occupied. The applicant said they will begin construction after the appeal period and anticipate occupancy in November. No other issues were raised. Mr. Miller moved to close #SD-15-21. Ms. Smith seconded. Motion passed unanimously. 5. Continued Sketch Plan Review Application #SD-14-37 of Snyder Homes for a planned unit development on 26.15 acres developed with two single family dwellings. The project consists of: 1) razing one single family dwelling, 2) constructing 26 single family dwellings, 3) constructing seven 3-unit multi-family dwellings, and 4) constructing three 2-family dwellings, 1302, 1340 & 1350 Spear Street: Mr. Belair advised that the applicant has asked for a continuance to 1 September. Mr. Miller moved to continue #SD-14-37 until 1 September 2015. Mr. Wilking seconded. Motion passed unanimously. 6. Site Plan Application #SP-15-41 of 73 Ethan Allen Drive/2 Commerce Ave., LLC, to construct a 28,200 sq. ft. warehousing, processing, storage & distribution facility, 73 Ethan Allen Drive: Mr. O’Leary said the applicant has 2 lots. He noted that the existing buildings will come down and then showed the location of the new building. They had originally had 22 parking spaces based on the office spaces. Staff has said that only 15 are needed. The applicant feels that 15 are not enough, and they have agreed on 17. They will grass over the other area and will use it for parking only if needed. After some discussion, the applicant agreed to 15 spaces and to grass over the other are for parking use if needed. Mr. O’Leary showed the existing trees and where new ones will go. There will also be some new shrubs added. After discussion, they agreed to add more shrubs where members indicated. Mr. Parsons expressed concern with people having to go through the offices in order to get to the dumpsters. Mr. O’Leary noted they have not seen comments from the Fire Chief. They have met, and the Chief seemed OK with the plans. Mr. Barritt asked if a tenant has been identified. Mr. O’Leary said not yet. Mr. Miller moved to continue #SP-15-41 until 1 September 2015. Mr. Parsons seconded. Motion passed unanimously. 7. Sketch Plan Application #SD-15-20 of Norman Benoit for a planned unit development to amend a previously approved plan for a building consisting of 1,378 sq. ft. of medical office use and 200 sq. ft. of general office use. The application is to construct an 896 sq. ft. addition resulting in the following breakdown of uses for the entire building: 822.5 sq. ft. for personal service use, 629 sq. ft. of medical office use & 1,035 sq. ft. of general office use, 22 Patchen Road: Mr. Barritt noted the unusual situation that the entire building is located within the front yard setback. Part of the addition will also be within that setback. Members had no issue with this given the fact that the other buildings on the street are in the same situation. Mr. Barritt also noted that the building entrance is from the rear parking lot. Mr. Benoit gave members a drawing of what an entrance on the front of the building would look like. Where there is now a window, it would become a door. Handicapped access would remain in the rear. Members discussed the possibility of a sidewalk alongside the building. Mr. Benoit felt this could be accomplished. He felt that most people would still enter the building from the rear parking lot. He agreed to provide a new drawing with the sidewalk and additional landscaping. Mr. Wilking asked if there is a plan to pave the driveway. Mr. Benoit said it would happen eventually. Mr. Barritt noted that 11 parking spaces are required. The applicant is proposing 10 and is asking for a waiver of the one space. Tenants who were present anticipated a total of 4 workers in the building. Members had no issue with the one space waiver. Discussion followed on the need for a 15-foot evergreen buffer between this property and the adjacent residential area. Mr. Benoit said he will fill in the area with additional trees. Mr. Belair stressed the trees had to be evergreens. No other issues were raised. 8. Sketch Plan Application #SD-15-22 of City of Burlington/Burlington International Airport for a planned unit development to amend a previously approved plan for a 65,150 sq. ft. aircraft maintenance hangar. The amendment consists of: 1) expanding the parking area to add 14 spaces, and 2) adding two infiltration basins for stormwater treatment, 228 Aviation Avenue: Mr. Leinwohl said they were OK with the Fire Chief’s comments. He noted that the existing previous parking lot is 7-8 years old and is starting to fail because of salting. They will replace the concrete with a bituminous surface which will better handle the stormwater situation. In addition, Heritage sees the need for additional parking and will use this opportunity to add 14 spaces as part of this project. They will also add some lighting similar to what is out there now. No issues were raised. 9. Conditional Use Application #CU-15-04 of Carlee Cardwell & Lance Ohlsson for after‐the‐fact approval to allow a new 7.5 ’X 10’ entry to project three feet into the front yard setback requirement, 34 Cortland Avenue: The applicant was not present. Mr. Belair explained that the previous approval for this exact plan had expired. The applicant cannot sell the house without it. He recommended closing the hearing. Mr. Miller moved to close #CU-15-04. Ms. Smith seconded. Motion passed unanimously. 10. Minutes of 7 July 2015: Mr. Miller moved to approve the Minutes of 7 July 2015 as written. Mr. Wilking seconded. Motion passed unanimously. As there was no further business to come before the Board, the meeting was adjourned by common consent at 8:35 p.m. , Clerk ___________7-7-2015________________, Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. 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 SUBJECT: #SD-15-21 Champlain Housing Trust 1200 Shelburne Road DATE: July 21, 2015 DRB Meeting. Staff has prepared a draft Findings of Fact & Decision for the application for your consideration. There is an outstanding issue with regards to stormwater. Public Works has made a suggestion that the applicant should try to find additional opportunities to reduce the amount of runoff leaving the site. We do not know what the applicant’s response is to this recommendation. In addition, we have not yet received comments from the Fire Chief which we expect to have for the meeting. However, as always, this draft decision is just that and the Board should feel free to make any changes to this draft decision. #SD-15-21 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CHAMPLAIN HOUSING TRUST – 1200 SHELBURNE ROAD PRELIMINARY AND FINAL PLAT APPLICATION #SD-15-21 FINDINGS OF FACT AND DECISION The applicant, Champlain Housing Trust, is seeking Preliminary and Final Plat approval for a planned unit development to convert a 24 room motel to a 20 unit multi-family dwelling, 1200 Shelburne Road. The Development Review Board held a public hearing on July 21, 2015. Amy Demetrowitz 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. The applicant, Champlain Housing Trust, is seeking Preliminary and Final Plat approval for a planned unit development to convert a 24 room motel to a 20 unit multi-family dwelling, 1200 Shelburne Road. 2. The application was received on May 15, 2015. 3. The owners of record of the subject property are Bill and Tory Wilson 4. The subject property is located in the Commercial 1 – Residential 15 Zoning District and the Transit Overlay District. 5. The plan submitted consists of six (6) pages with page one (1) entitled “Site Plan Beacon Place 1200 Shelburne Road, Route 7 South Burlington, Vermont” prepared by Krebs & Lansing Consulting Engineers, Inc. dated March 6, 2015. Zoning District & Dimensional Requirements: The property is located principally in the Commercial 1 – Residential 15 and Residential 4 Zoning Districts and the Transit Overlay District. Zoning District Required Existing Proposed ‡ Min. Lot Size 3,500 s.f. / unit 1.2 acres 20 units ‡ Maximum Density 15 units / acre in C1-R15; 4 units / acre in R4 .98 acres in C1- R15; .16 acres in R4 20 units  *Max. Building Coverage 40% 15.8 % 15.8 %  *Max. Overall Coverage 70% 53.5 % 50.1 % #SD-15-21 - 2 -  Max. Front Yard Coverage 30% 48.2% 23.6%  Min. Front Setback 30 ft. ~30 ft. ~30 ft.  Min. Side Setback 10 ft. ~6 ft. ~6 ft.  Min. Rear Setback 30 ft. ~10.5 ft ~10.5 ft Max. Building Height 35ft. (flat roof) N/A N/a  zoning compliance  pre-existing non-conforming ‡ Affordable Housing bonus required * Calculated for the property as a whole, using standards for C1-R15 District. The applicant seeks to convert the 24 room motel into 20 long-term rental apartments comprised of six (6) 1-bedroom units, thirteen (13) efficiencies and one (1) 2-bedroom unit. The base density of the property is 15 units within the C1-R15 Portion of the property. The applicant would require a density increase pursuant to Section 13.14 Affordable Housing (Below Market Rate Housing) of the LDRs. 13.14 Affordable Housing (Below Market Rate Housing) A. Purpose. One of the adopted Comprehensive Plan goals is the availability of quality housing and quality affordable housing to attract and retain a qualified work force. The following provisions are established to enable the City of South Burlington to ensure a supply of standard housing available at below-market rate purchase prices or rentals. In this way, a choice of housing opportunities for a variety of income groups within the City can be created in accordance with the comprehensive plan and these Regulations. B. Definitions. (1) Affordable housing or affordable dwelling units shall mean either of the following: (a) Housing that is owned by its inhabitants, whose gross annual household income does not exceed eighty percent (80%) of the county median income, as defined by the United States Department of Housing and Urban Development, and the total annual cost of the housing, including principal, interest, taxes and insurance, is not more than thirty percent (30%) of the household’s gross annual income. (b) Housing that is rented by its inhabitants, whose gross annual household income does not exceed sixty-five percent (65%) of the county median income, as defined by the United States Department of Housing and Urban Development, and the total annual cost of the housing, including rent, utilities, and condominium association fees, is not more than thirty percent (30%) of the household’s gross annual income. In a letter submitted via email on July 9, 2015, the applicant stated as follows: The 20 apartments created at 1200 Shelburne Road will be restricted to tenants earning less than 60% of AMI through a Housing Subsidy Covenant with the Vermont Housing and Conservation Board. In fact, the tenants will all likely be earning less than 30% of AMI as we are partnering with Safe Harbor which works with medically vulnerable homeless individuals. The Board finds that this criterion is met. #SD-15-21 - 3 - (2) Affordable Housing Development means a housing development of which at least fifty percent (50%) of the units are affordable dwelling units. Nineteen (19) of the twenty (20) units will be rented to individuals with lower than 60% AMI ( Area Median Income) considered affordable housing while the two-bedroom “manager’s unit” will be restricted to individual with lower than 80% AMI. The Board finds that this development shall be considered an Affordable Housing Development. (3) Mixed Rate Housing Development means a housing development that has both market rate and below market rate dwelling units. The Board finds that this criterion is not applicable. (4) Below market rate households means households whose aggregate income does not exceed eighty percent (80%) of the county median income, as defined by the United States Department of Housing and Urban Development in the case of for-purchase housing, or does not exceed sixty-five percent (65%) of the county median income, as defined by the United States Department of Housing and Urban Development in the case of rental housing. The Board finds that this criterion is not applicable. C. Density Increase. On a case by case basis and as part of the Planned Unit Development application, the Development Review Board may grant an increase in residential density over base zoning density, in order to create below market rate housing. The density increases shall be approved on the following criteria and standards: (1) Affordable Housing Development. The Development Review Board may grant a density increase of no more than fifty percent (50%) in the total number of allowed dwelling units for an Affordable Housing Development. The total of below market rate units shall be at least half of the total proposed dwelling units. Where the total proposed dwelling units is an uneven number, the total of below market rate units shall be calculated as at least the total proposed dwelling units, less one (1), divided by two. Such application shall be subject to Article 15, Planned Unit Development and Article 14, Site Plan and Conditional Use Review. In a letter submitted via email on July 9, 2015, the applicant stated as follows: The density allowed by the zoning ordinance for this site is 15 units and the project proposes 20, so we are seeking a 33% density bonus due to the 100% of the units meeting the affordability definition. The Board finds that this criterion is met. For compliance with Article 15 and Article 14, see below. (2) Mixed Rate Housing Development. The Development Review Board may grant a density increase of no more than twenty-five percent (25%) in the total number of allowed dwelling units for a Mixed Rate Housing Development. For each additional market-rate dwelling unit produced as a result of the density increase, one (1) comparable below market rate unit must be provided. Such application shall be subject to Article 15, Planned Unit Development and Article 14, Site Plan and Conditional Use Review. #SD-15-21 - 4 - D. Criteria for Awarding Density Increase. In addition to the standards found in Article 15, Planned Unit Development and Article 14, Site Plan and Conditional Use Review, the following standards shall guide the Development Review Board: (1) The density upon which a bonus may be based shall be the total acreage of the property in question multiplied by the maximum residential density per acre for the applicable zoning district or districts. The applicant seeks to convert the 24 room motel into 20 long-term rental apartments comprised of six (6) 1-bedroom units, thirteen (13) efficiencies and one (1) 2-bedroom unit. The base density of the property is 15 units within the C1-R15 Portion of the property. (2) Within the Residential 1 and Residential 2 zoning districts, the provisions of this Section 13.14 shall apply only to properties of five (5) acres or more, and the maximum allowable residential density with or without such a density increase shall be four (4) dwelling units per acre. The Board finds that this criterion is not applicable. (3) Development Standards. (a) Distribution. The affordable housing units shall be physically integrated into the design of the development in a manner satisfactory to the Development Review Board and shall be distributed among the housing types in the proposed housing development in the same proportion as all other units in the development, unless a different proportion is approved by the Development Review Board as being better related to the housing needs, current or projected, of the City of South Burlington. The motel is being converted into the proposed development with little change to the actual building. There is only one type of housing proposed in the development. The Board finds that this criterion is not applicable. (b) Minimum Floor Area. Minimum gross floor area per affordable dwelling unit shall not be less than comparable market-rate units in the housing development. There are no market rate units in the development. The Board finds that this criterion is not applicable. (c) Plan for Continued Affordability. Affordable housing units shall be available for sale, resale or continuing rental only to qualified below market rate households. The plan shall include a mechanism acceptable to the City Attorney for controlling resale and re-tenanting the individual affordable housing units that ensures that the unit will remain affordable in perpetuity. The City of South Burlington may as needed set a cap on resale prices such that the resale price must not exceed an appreciation on equity of a set percentage. As noted above, the applicant’s July 9, 2015 letter stated: The 20 apartments created at 1200 Shelburne Road will be restricted to tenants earning less than 60% of AMI through a Housing Subsidy Covenant with the Vermont Housing and Conservation Board. #SD-15-21 - 5 - The applicant later clarified via email on July 14, 2015 that the restrictions would be 80% of AMI for the two bedroom manager unit (unit #1) and 60% AMI for the remaining nineteen units ( units #2 through #20). The Board finds that this criterion is met. (4) Administration. The City of South Burlington Housing Authority, if any, or a bona fide qualified non-profit organization shall be responsible for the on-going administration of the affordable housing units as well as for the promulgation of such rules and regulations as may be necessary to implement this program. The Housing Authority or non-profit organization will determine and implement eligibility priorities, continuing eligibility standards and enforcement, and rental and sales procedures. In a letter submitted via email on July 9, 2015, the applicant stated as follows: The Champlain Housing Trust is a bona fide qualified non-profit organization. In addition, we will be entering a Housing Subsidy Covenant with the Vermont Housing and Conservation Board, a state-funded affordable housing organization that will restrict affordability. The Board finds that this criterion is met. E. Housing Types. The dwelling units may at the discretion of the Development Review Board be of varied types including one-family, two-family, or multi-family construction, and studio, one-bedroom, two-bedroom, and three-bedroom apartment construction. The applicant seeks to convert the 24 room motel into 20 long-term rental apartments comprised of six (6) 1-bedroom units, thirteen (13) efficiencies and one (1) 2-bedroom unit. The Board finds this mix of dwelling units to be appropriate and that this criterion is met. 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 an email and documentation submitted by the applicant on July 16, 2015: Please find attached water and wastewater calculations submitted to the ANR with our WW Permit Amendment application. The flows were decreased so we were not required to get any allocation letters from the City. Skip McClellan Krebs and Lansing Consulting Engineers, Inc. The Board considers this criterion to be met. #SD-15-21 - 6 - (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 plans submitted include notes on erosion control. In an email to staff dated July 14, 2015, the Department of Public Works Director, Justin Rabidoux stated: “I’m ok with this plan.” The Board 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. Parking: The project will restore substantial areas of paved area to grass. 20 paved parking spaces are proposed along with 13 additional spaces in a “reserved area” for a total of 33 spaces. If the “reserved parking” area is used, two (2) of the 20 paved spaces would have to be removed to provide access to the 13 spaces resulting in a total of 31 spaces available. The Board at sketch plan agreed that they would grant a 25% waiver from the 40 space requirement bringing the minimum number of spaces to 30. According to Table 13-1 of the LDRs, a total of 40 spaces would be required to serve the 20 dwelling units and therefore the project has a shortage of 9 spaces or 22.5%. Pursuant to Section 13.01(N) (2), the Board could grant a waiver of up to 25% or ten spaces. The Board finds that a waiver is warranted as the project is located adjacent to a CCTA bus stop and 19 of the 20 units are efficiencies or one bedroom units and hereby grants a waiver of 9 spaces or 22.5% for a total of 31 spaces. L. Reserved Parking. In the event that an applicant can demonstrate to the Development Review Board that its present parking needs do not necessitate the construction of the number of parking spaces required herein, the Development Review Board may approve a site plan requiring the present construction of a lesser number of spaces. In such an event, the site plan shall show sufficient spaces reserved for future parking requirements with the combined number of spaces being not less than that required by Table 13-1 through 13-6. In all cases, at least two-thirds (2/3s) of the number of required parking spaces shall be provided. The remaining reserved space shall remain unpaved or kept pervious until such time as it is needed, unless the reserved area is used for internal circulation. The reserved area shall be shown on any site plan. The Development Review Board may order the property owner to install the future parking spaces if, at the Administrative Officer’s recommendation and the Development Review Board’s sole discretion, the need for additional spaces arises. For example, a change in the use(s) or the ownership of the parcel may be enough to require the installation of the parking spaces. In the event that the owner fails to install the additional parking spaces within one hundred twenty (120) days of being so ordered, the Administrative Officer shall revoke the certificate of occupancy for the premises, and the City Attorney may take appropriate action in a court of competent jurisdiction to restrain the use of said premises. When this subsection is utilized, the site plan shall contain a statement, signed by the applicant in such a form as shall be approved by the City Attorney, consenting to the provisions contained herein. In addition, the property owner shall be required to submit a #SD-15-21 - 7 - covenant, for filing in the City Records office, in such a form as shall be approved by the City Attorney, indicating consent to the provisions of this subsection. As noted above, the Board finds that 30 spaces shall be the required amount of parking. The applicant is proposing to construct 20 paved parking spaces and designate a parking reserve area with 13 spaces. The applicant indicates that they “are partnering with Safe Harbor which works with medically vulnerable homeless individuals.” Given this situation, the applicant anticipates that the 20 spaces provided will be adequate. The Board finds that the criteria for Reserved Parking are met and that the applicant is only required to construct twenty (20) of the required thirty (30) spaces at this time. The Board finds that the site plan shall contain a statement, signed by the applicant in such a form as shall be approved by the City Attorney, consenting to the provisions contained herein. In addition, the property owner shall be required to submit a covenant, for filing in the City Records office, in such a form as shall be approved by the City Attorney, indicating consent to the provisions of this subsection. (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, streams, wildlife habitat as identified in the Open Space Strategy nor are there 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. No significant exterior changes are proposed to the building. The aesthetics of the property will be improved by new landscaping and the conversion of asphalt areas to lawn. The Board finds that this criterion is 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 Board finds that this criterion is not applicable. (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. (Comments from the Fire Chief should be available at the meeting) (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. #SD-15-21 - 8 - In an email to staff dated July 14, 2015, the Department of Public Works Director, Justin Rabidoux stated: “I’m ok with this plan.” The Board finds that the extension of services and infrastructure to adjacent landowners will not be materially impacted by this project and that this criterion is met. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). According to the Comprehensive Plan, the goals and objectives for this area of the City is as follows: 3. Commercial Centers These areas generally follow the Shelburne Road and Williston Road Corridors. These areas are intended to consist predominantly of commercial uses, however, residential and industrial can be mixed throughout the area. These centers are generally already developed with commercial establishments. Therefore, growth will occur primarily as infill or conversion development. The City encourages mixed-use development in these areas (e.g. mixed residential/commercial or mixed retail/office/restaurant) to encourage pedestrian movement, use of public transportation services, and shared parking opportunities. These areas are intended to meet both local and regional shopping and employment needs. The project represents a conversion development and is therefore consistent with the Plan. The Board finds that this criterion is 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. In an email to staff dated July 14, 2015, the Department of Public Works Director, Justin Rabidoux stated: “I’m ok with this plan.” New landscaping is proposed. The application did not include either a planting schedule or a budget for the new plantings. The plan should be revised to include a planting schedule and a budget. #SD-15-21 - 9 - Snow storage area(s) are not shown on the plan. The plan should be revised to show snow storage area(s). As noted above the Board found the proposed parking plan to be adequate spaces. The closure of a second curb cut on the property will improve pedestrian safety. In an email to staff dated July 16, 2015 the City Arborist commented as follows: The only landscaping appears to be 3 crabapples located in an area that is partially paved. The plans should specify how they intend to make these areas suitable for planting (reducing compaction, amending/replacing soil etc.) Tree Planting Details and Specifications should also be included in the plans The Board finds that the applicant shall comply with the City Arborist’s comments. (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 side of the building. The Board finds that this criterion is met. (b) …….. (c) ……… (d) …….. The Board finds that criteria (b), (c) and (d) are not applicable. (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. No changes to the building are proposed. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. No new utility services or modifications are proposed. The Board finds that this criterion is not applicable. 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. There are no changes proposed to the appearance of the building. The Board finds that this criterion is met. #SD-15-21 - 10 - (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. There are no changes proposed to the appearance of the building. The Board finds that this criterion is met. OTHER- Storage Building The proposed community space building is located in the rear of the property, in small area (0.16 acres) within the Residential-4 District. The Board finds that as this is a Planned Unit Development, the building shall be considered accessory to the principal use on the property. OTHER – Stormwater In an email to staff dated July 14, 2015, the Deputy Director of the Department of Public Works provided the following comments: [Dated July 14, 2015] Dan, I reviewed the “Beacon Place” site plan prepared by Krebs and Lansing, dated 3/6/15 with no updates. I would like to offer the following comments: · The project is located in the North Brook watershed, which is part of the City’s Stormwater Management Overlay District. However, because the project proposes to reduce the overall impervious area on the property from 26,650 s.f. to 24,960 s.f. it is not subject to the requirements of section 12.03.C. · The applicant is encouraged to find additional opportunities to reduce the amount of runoff leaving the site and draining to Shelburne Road. Consider taking advantage of opportunities to direct roof downspouts, sidewalk, and parking lot to grassed areas for disconnection and infiltration. Thank you for the opportunity to comment. -Tom Thomas J. DiPietro Jr. Deputy Director --------------------------------------------------------------- #SD-15-21 - 11 - [Dated July 15, 2015] Dan, After reviewing the “Beacon Place” site plan prepared by Krebs and Lansing, dated 3/6/15, I would like to offer the following comments: 1. The applicant should show snow storage locations on the site plan. 2. On Sheet D-2: - Soil and Seeding Note 3: Consider using a low or no phosphorus fertilizer to establish turf. - Construction Notes 1 & 3 should read “City of South Burlington”, rather than “City of Burlington”. - Erosion Control Matting notes do not appear to be arranged as intended. 3. On Sheet D-3: - Typical Storm Trench Detail should be consistent with Note 9 on SP-1, as storm drains are called out as HDPE. Thanks, Dave [Wheeler] The Board directs the applicant to comply with these comments. CONDITIONAL USE CRITERIA Pursuant to Section 14.10(E) of the Land Development 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. The Board finds that the proposed project will not have an undue adverse impact on existing or planned community facilities. (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. As noted in Section 5.01of the LDRs, the purpose of the Commercial 1 District is as follows: A Commercial 1 District is hereby formed in order to encourage the location of general retail and office uses in a manner that serves as or enhances a compact central business area. Other uses that would benefit from nearby access to a central business area, including clustered residential development #SD-15-21 - 12 - and small industrial employers, may be permitted if they do not interfere with accessibility and continuity of the commercial district. Large-lot retail uses, warehouses, major industrial employers, and incompatible industrial uses shall not be permitted. Planned Unit Developments are encouraged in order to coordinate traffic movements, promote mixed-use developments, provide shared parking opportunities, and to provide a potential location for high - traffic generating commercial uses. Any uses not expressly permitted are prohibited, except those that are allowed as conditional uses. The Board finds the proposed conversion to be compatible with the existing character of the area. The proposed conversion will increase the amount of housing options available to vulnerable populations. (3) Traffic on roads and highways in the vicinity. In an email to staff dated July 14, 2015, the Department of Public Works Director, Justin Rabidoux stated: “I’m ok with this plan.” The adequacy of existing off-street parking is maintained. Safety will be improved due to the elimination of one curb cut. (4) Bylaws and ordinances then in effect. Except where the DRB has discretionary authority noted above, the property is in compliance with the bylaws in effect, or is a pre-existing non-conformity. (5) Utilization of renewable energy resources. The proposed project will have no undue adverse impact on the utilization of renewable energy resources such as rooftop solar or wind. The Board finds that project has met the Conditional Use Criteria noted above. AOT LETTER OF INTENT The state statutes now require that an applicant submit a Letter of Intent (LOI) from the Agency of Transportation before a decision can be rendered when a project has an access to a state highway. The applicant provided a copy of said LOI from the Vermont Agency of Transportation dated June 11, 2015. The Board finds that this criterion is met. 10.02 Traffic Overlay District A. Purpose. It is the purpose of the Traffic Overlay District to provide a performance- based approach to traffic and access management associated with development and re- development of properties in high traffic areas of the City. It is the further purpose of the Traffic Overlay District to provide a means by which the allowable uses and the arrangement #SD-15-21 - 13 - and intensity of uses on a given parcel may be regulated, above and beyond District regulations, based on traffic generated and impacts on City access management goals. It is the further purpose of the Traffic Overlay District to provide incentives to improve site design and access management during the development and redevelopment process, in keeping with the goals and objectives of the City's Comprehensive Plan. B. Comprehensive Plan. ……………………………. C. Permitted Uses. ………………………. D. Conditional Uses. ………………….. E. Establishment of Traffic Overlay Zones. The following zones are established based on their location in relation to the identified critical intersections or roadways on the Overlay District Map. ……………………. (1) Traffic Overlay Zone 1. ……... (2) Traffic Overlay Zone 2. Zone 2 shall consist of all lots with access to a high-volume roadway segment as identified on the Overlay District Map. Zone 2A: …………….. Zone 2B: Access to a high-volume roadway via a public roadway with an unsignalized intersection The project is located in Traffic Overlay District Zone 2-B Zone 2C: …………………………. (3) Traffic Overlay Zone 3. ………………. F. Calculation Procedures for Traffic Overlay Zones. (1) Maximum Allowable Traffic Generation (Traffic Budget). The size of an allowable use on any lot in a traffic overlay zone shall be such that its traffic generation will not exceed the maximum allowable traffic generation – the Traffic Budget. The traffic budget is calculated by multiplying the size of the lot by the maximum traffic generation rate (i.e. maximum peak hour trip ends per 40,000 SF) applicable to the traffic overlay zone in which the lot is located as shown in Table 10-1 below. ……………………… (2) Estimating the traffic generation of the proposed use: ………………………… (3) Peak Hour for evaluation. ……………………………. G. Peak Hour Trip Generation Limits per 40,000 SF of land area: The maximum permitted peak hour volume per 40,000 square feet of land area in any zone shall be as set forth in Table 10-1 below. Table 10-1 Maximum Peak Hour Trip Ends per 40,000 SF #SD-15-21 - 14 - Zone Max. number of peak hour trip ends per 40,000 SF of land area 1 15 2A 20 2B 25 2C 30 3 45 The above allowable traffic generation rates assume a mix of right-turn and left-turn movements in and out of the site driveways…………….. The “traffic budget” for the property is calculated as follows: Land Area of Property = 49,746 s.f. (1.142 acres) = 1.24 40,000 SF 1.24 x 25 Max Trip Ends per Zone 2B = 31 Maximum Trip Ends Coincidentally, the existing motel and the proposed low-rise apartment share the same average trip generation rate of 0.59 trips per room. The estimated traffic from the existing motel (LUC #320, motel) is calculated as follows: 24 motel rooms x 0.58 trip generation per occupied room = 13.9 trips Based upon 20 dwelling units, the project (LUC #221, low-rise apartment) is calculated as follows: 20 motel rooms x 0.58 trip generation per occupied room = 11.6 trips. The traffic budget is not exceeded and no additional VTEs are to be generated. H. Standards for Adjustments to a Project’s Traffic Generation Calculation or to a Site’s Traffic Budget (1) ……………….. (2) …………………………….. (3) In making its determination of whether other site improvements will produce a net benefit for traffic flow the Development Review Board may consider the following: (a) ………………. (g). I. Other Traffic Impact Considerations. ……………………………….. The Board finds that the project meets the criteria of Section 10.2 Traffic Overlay District. #SD-15-21 - 15 - DECISION Motion by ________________, seconded by _______________, to approve preliminary and final plat application #SD-15-21 of Champlain Housing Trust, subject to the following conditions: 1. All previous approvals and stipulations which are not changed by this decision shall remain in full effect. 2. This project shall be completed as shown on the plat submitted by the applicant, and on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the South Burlington 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 incorporate the City Arborist’s recommendations. b. The plans shall be revised to incorporate the Department of Public Works’ recommendations regarding stormwater. c. The plan shall be revised to include a planting schedule and a budget. d. The plan shall be revised to include snow storage area(s). 4. The applicant shall adhere to the comments regarding stormwater from the Department of Public Works as outlined in the emails dated July 14, 2015 and July 15, 2015. 5. The applicant shall adhere to the comments of the City Arborist as noted in the email of July 16, 2015. 6. Prior to permit issuance, the applicant shall post a landscaping bond in the amount of the landscaping budget. 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. 7. All exterior lighting shall consist of downcasting, shielded fixtures. Prior to the issuance of a zoning permit, the applicant shall provide the Administrative Officer cut-sheets of any new exterior light fixtures. 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. 9. The applicant shall adhere to the comments of the South Burlington Fire Chief as outlined in a letter dated June 9, 2015. 10. The applicant shall be responsible to regularly maintain all stormwater treatment and conveyance structures on-site. 11. Pursuant to subsection 13.14, D.3.c of the City’s Land Development Regulations the applicant shall submit a plan to ensure continuing affordability that includes “a mechanism acceptable to the City Attorney for controlling resale and re-tenanting the individual affordable housing units that ensures that the unit will remain affordable in #SD-15-21 - 16 - perpetuity.” The applicant shall also submit a copy of its Housing Subsidy Covenant agreed to with the Vermont Housing and Conservation Board. This plan shall be provided prior to the issuance of a Certificate of Occupancy. 12. The site plan shall contain a statement, signed by the applicant in such a form as shall be approved by the City Attorney, consenting to the provisions contained herein regarding 13.01 L Reserved Parking. In addition, the property owner shall be required to submit a covenant, for filing in the City Records office, in such a form as shall be approved by the City Attorney, indicating consent to the provisions of this same subsection. 13. Prior to issuance of a zoning permit, the applicant shall submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 14. The mylar shall be recorded prior to any zoning permit issuance. 15. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 16. 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 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. #SD-15-21 - 17 - 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. Existing Overhead Power/Power PoleExisting Sewer Line/ManholeExisting Storm Line/Manhole/BasinExisting Underground PowerExisting Water Line/Hydrant/Valve/ShutoffExisting Property LineExisting Gas Line/ValveExisting Stockade FenceExisting SetbackExisting Utilities EasementExisting Grade Major ContourExisting Grade Minor Contour150153Existing Zoning Boundary1: Applicant: Champlain Housing Trust88 King StreetBurlington, VT2. Parcel: Parcel # 1540-01200Area 1.1 acresZoned Commercial 1-Residential 15 & Residential 4Overlay Transit Overlay District3. Density:R4: 0.16 acres x 4 units/acre = 0.64 unitsR15: 0.98 acres x 15 units/acre = 14.74 unitsTotal = 15.38 unitsCall it 15 units* 33% Affordable Housing density bonus requested4. Lot Coverage:Existing Building 7750 sf 15.6%Pavement 16770 sf 33.7%Sidewalk 2130 sf 4.3%Total Covered 26650 sf 53.5%Proposed Building 7750 sf 15.6%Proposed Pavement 8890 sf 17.8%Reserved Parking 4120 sf 8.3%Sidewalk 4200 sf 8.4%Total Covered 24960 sf 50.1%5. Front yard Coverage:Existing Pavement 1840 sf 48.2%Proposed Pavement 750 sf 19.7%Sidewalk 150 sf 3.9%Total Covered 900 sf 23.6%6. Parking: 20 units x 2 unreserved spaces/unit = 40 spaces required30 spaces provided.* 25% Parking waiver requested103102101100203.20x202.80xx198.90x203.60x203.50x203.70x200.10200.10xx203.00x202.50x202.40201.90xx201.10x203.45x201.90x203.50x202.00x202.40 x203.30x201.50x202.00202.50x202.00xN84° 18' 09"W 300.31'S5° 54' 44"W 123.62'S84° 20' 21"E 223.00'S4° 45' 34"W 67.03'S84° 19' 59"E 138.42'N5° 24' 24"E 118.97'N81° 37' 10"W 59.81'N4° 31' 57"E 68.67'1. Property line information from a Plat entitled "Plat of Survey-Beacon PlaceP.U.D." by Civil Engineering Associates, Inc., Proj. No. 15132, Dated May 4,20152. The Contractor shall be responsible for repairing all disturbed areas back tooriginal condition, including but not limited to curbing, sidewalks, road,parking areas, landscaping, site lighting, electrical, and etc. All asphaltshall be sawcut prior to paving.3. All stumps, rock, topsoil, and other non-approved trench backfill materialdiscovered during construction is the exclusive property of the Contractorand shall be removed from the property and disposed of in a Stateapproved disposal location.4. All passing sieve, proctor, and compaction testing expenses shall be paidby Owner. Testing coordination, all other required testing, and expensesfor failed tests shall be the Contractor's responsibility.5. Contractor shall coordinate location of staging areas prior to bid.6. The Contractor shall be responsible for all construction barrier/safetyfencing required for the project.7. Contractor shall be responsible for importing topsoil as required tocomplete the project. Contractor shall test topsoil for approval by theOwner and Engineer.8. The Contractor shall be responsible for all traffic control flaggers, signageand fencing necessary to providing safe vehicular and pedestrian accessduring construction.9. All storm pipes shall be PVC SDR 35 unless otherwise noted.10. No Contractor equipment shall be started before 7:00 a.m.11. All disturbed areas to be topsoil and seeded shall be stabilized with rollederosion control matting.12. Refer to Detail sheets for erosion prevention and sediment control notes.13. The underground utilities shown on this plan are based on visible utilitiesand information found in the public record. Underground utilities areapproximate and not warranted to be exact or complete. Dig Safe shall becontacted prior to any excavation.14. Elevations are based on the NAVD 88 vertical datum.Project HorizontalCoordinates derived from GPS observation using reference frame NAD83(2011) 2010.00 epoch. Project vertical datum based on NAVD 88 (Geoid12A).15. This plan is not a boundary survey.SHELBURNE ROADDateProjectDesignDrawnCheckedScaleDate revisedDescription Checked DateWHNSite Plan1200 Shelburne Road, Route 7 South Burlington, VermontSP-1BEACON PLACESLM03/06/1514252Location MapPlanning and Zoning Notes1" = 20'LegendSiteOfficeManager2019181716151413111098765321412LaundryCommunitySpaceRestore to grassRestore to grassRestore to grassClose existing curb cut. Matchexisting granite curb color,style and dimensions.3 Flowering CrabapplesNew stockade privacy fence. Allfences on property to be repairedor replaced as needed9 spaces9 spaces13ReservedParkingSpaces ifneeded18' typ.24'22'22'9' typ.8'8'8'Use existing curb cutN/F FarrellN/F LarkinN/F Grandview Farms Inc.N/F CookeN/F Finnigan & MorrowN/F Magni Holdings, LTDN/F Renee, Inc.N/F 1220 SHELBURNE RD CORPNew bike rackNew bike rackEnd of asphalt pavement.AsphaltpavedAsphaltpaved30'FrontSetbackRemove existing signResidential 4Commercial 1-Residential 15CB2Rim 201.70Inv Out 196.70CB4Rim 202.00Inv Out 197.00CB1Rim 200.86Inv In 194.90Inv Out 194.80PoolShedgrassgrassgrasspavedpavedgrassconcconcpavedpavedgravelCB3Rim 201.50Inv In 196.00Inv Out 195.90Remove existing pool and shedExistingBuildingexistinggarage24'EntryExist CBRim 198.39Inv In 192.8±New Inv In 192.8±Inv Out 192.7±Core and bootnew connection.Two parking spaces to be removed ifreserved spaces are requiredRestore to grassReplace any disturbedconcrete sidewalk.See detail.Extend new concretesidewalk to meetexisting. See detail.FOR PERMIT REVIEWGeneral NotesExisting hydrantWHN4' wide asphalt walkwayNew 6' high stockade privacyfence along property lines. Fenceto avoid impact to existing trees.Existing stockade privacy fence onabutting propertyex. sidewalkex. sidewalkex. sidewalkex. sidewalk Existing Overhead Power/Power PoleExisting Sewer Line/ManholeExisting Storm Line/Manhole/BasinExisting Underground PowerExisting Water Line/Hydrant/Valve/ShutoffExisting Property LineExisting Gas Line/ValveExisting Stockade FenceExisting SetbackExisting Utilities EasementExisting Grade Major ContourExisting Grade Minor Contour150153Existing Zoning Boundary1. Parcel: Parcel # 1540-01200Area 53091 sf 1.2 acresZoned Commercial 1-Residential 15Overlay Transit Overlay District2. The underground utilities shown on this plan are based onvisible utilities and information found in the public record.Underground utilities are approximate and not warranted tobe exact or complete. Dig Safe shall be contacted prior toany excavation.3. Elevations are based on the NAVD 88 vertical datum.4. Project Horizontal Coordinates derived from GPS observationusing reference frame NAD83 (2011) 2010.00 epoch. Projectvertical datum based on NAVD 88 (Geoid 12A).5. This plan is not a boundary survey.103102101100N84° 18' 09"W 300.31'S5° 54' 44"W 123.62'S84° 20' 21"E 223.00'S4° 45' 34"W 67.03'S84° 19' 59"E 138.42'N5° 24' 24"E 118.97'N81° 37' 10"W 59.81'N4° 31' 57"E 68.67'DateProjectDesignDrawnCheckedScaleDate revisedDescription Checked DateWHNExisting Features Plan1200 Shelburne Road, Route 7 South Burlington, VermontEX-1BEACON PLACESLM03/06/1514252Bar Scale1" = '200'20'40'80'120'Location MapNotes1" = 20'LegendSiteOfficeManager2019181716151413111098765321412LaundryN/F FarrellN/F LarkinN/F Grandview Farms Inc.N/F CookeN/F FinniganN/F Magni Holdings, LTDN/F Sisters and Brothers Investment Group, LLCSHELBURNE ROADN/F 1220 SHELBURNE RD CORP30'FrontSetbackExisting signResidential 4Commercial 1-Residential 15PoolShedgrasspavedpavedpavedpavedpavedpavedconcconcgrassgrassgrassgrassgrassconcconcconcconcconcconcpavedpavedpavedExistingBuildingStoragegrassgrassgrassconcconcpavedpavedgravelFOR PERMIT REVIEWWHN DateProjectDesignDrawnCheckedScaleDate revisedDescription Checked DateWHNDetails1200 Shelburne Road, Route 7 South Burlington, VermontD-1BEACON PLACESLM03/06/15142521" = 20'FOR PERMIT REVIEW AADateProjectDesignDrawnCheckedScaleDate revisedDescription Checked DateWHNDetails1200 Shelburne Road, Route 7 South Burlington, VermontD-2BEACON PLACESLM03/06/15142521" = 20'Erosion Prevention and Sediment Control NotesWinter Construction Requirements (October 15th - April 15th)FOR PERMIT REVIEW DateProjectDesignDrawnCheckedScaleDate revisedDescription Checked DateWHNDetails1200 Shelburne Road, Route 7 South Burlington, VermontD-3BEACON PLACESLM03/06/15142521" = 20'FOR PERMIT REVIEWWHN CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP_15_41_73EthanAllenDrive_and_2CommerceAve_73Etha nAllenDrive2CommerceAveLLC_building DEPARTMENT OF PLANNING & ZONING Report preparation date: July 17, 2015 Plans received: May 8, 2015 73 Ethan Allen Dr / 2 Commerce Ave., LLC - 73 Ethan Allen Drive and 2 Commerce Ave. SITE PLAN APPLICATION #SP-15-41 Meeting date: July 21, 2015 Owner/Applicant 73 Ethan Allen Dr / 2 Commerce Ave, PO Box 38 Winooski, VT 05404 Property Information Tax Parcel 0640-00073 and Tax Parcel 0435-00002 Mixed Industrial & Commercial Zoning District CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING PROJECT DESCRIPTION Site plan application #SP-15-14 of 73 Ethan Allen Dr./2 Commerce Ave., LLC to construct a 28,200 sq. ft. warehousing, processing, storage & distribution facility, 73 Ethan Allen Drive. COMMENTS Administrative Officer Ray Belair and Planner Temporary Assignment Dan Albrecht, referred to herein as Staff, have reviewed the plans submitted on May 8, 2015 and have the following comments. Zoning District & Dimensional Requirements: Commercial 2 Zoning District Required Existing Proposed  Min. Lot Size 40,000 SF 94,858 SF No change  Max. Building Coverage 40% 3.5 % 29.7%  Max. Overall Coverage 70% 28.3 % * 68.5%  Max. Front Yard Coverage(Ethan Allen) 30% ? 29.8%  Max. Front Yard Coverage(Commerce) 30% <30% * 20.7 %  Min. Front Setback 30 ft. > 30 ft. 30.8 ft.  Min. Side Setback 10 ft. > 10 ft. n/a  Min. Rear Setback 30 ft. > 30 ft. 31 ft.  Max. Building Height  Zoning Compliance * These percentages will be slightly reduced as the amount of parking spaces that will be reserved is finalized. Site Plan Review Standards 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. Staff considers the proposed building and uses to be consistent with 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. A bike rack is shown on the plans. Comments concerning landscaping are addressed below. Parking requirements are calculated as follows: Warehousing, processing, storage & distribution space requires 0.5 spaces per 1,000 SF of GFA. At 28, 200 SF, the proposed project would require 14.1 spaces, rounded to 15 spaces. The applicant proposes to construct seventeen (17) paved parking spaces and reserve five (5) additional spaces. The reserved spaces would be prepared with a sub-base in place, then covered with a layer of top- soil and seeded. Staff would like to see some discussion at the hearing why the applicant proposes to construct and reserve more parking spaces than are required. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 1. The Board should discuss with the applicant their proposed total number of spaces and allocation of paved and reserved spaces. (2) Parking: (a) …. (b) …. (c) …. (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 lot is a through lot as it is bounded on three sides by Ethan Allen Drive and Commerce Avenue. The volume of traffic is similar on both these streets. The applicant is proposing to construct parking in the front of the building facing Ethan Allen Drive. Staff considers the proposed parking location to be consistent with this standard and also feels that the proposed new landscaping of both trees and shrubs will help to screen the building. However, staff feels additional shrubs should be planted in the front immediately to the east of the entrance to better screen the parking lot. In addition, section 13.01 C (5) is applicable to the project (5) Screening shall be provided where headlights from vehicles on site may be visible and project parallel to a public street. Given that the landscaping in the rear consists mostly of trees with no shrubs or fencing, staff has concerns that headlights from vehicles and trucks using the rear loading lot would be visible to vehicles on Commerce Avenue and would recommend additional landscaping on the rear and sides of the lots to screen headlights. 2. The Board and the applicant should discuss the proposed parking, the screening aspects of the proposed landscaping and the orientation of the building and whether changes are needed in building and parking lot layout and landscaping to meet applicable standards. (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. The proposed building will be 26 to 28 feet in height which is similar in size to other 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 plans indicate that such services are located underground. Staff considers this criterion to be met. 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 CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING buildings of different architectural styles. Only one building is proposed on the property. As noted below, the Plan was reviewed and found to be generally acceptable. Staff considers this criterion to be met. (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 proposed building and landscaping is consistent with the surrounding landscape and with 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. No reservation of land is required. 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 such services are located underground. Staff considers this criterion to be 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. The plans show a proposed location for a concrete pad to site a screened dumpster location. Staff considers this criterion to be met. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. The applicant has submitted a landscape plan. The plan also shows the location of a snow storage area for the employee parking lot. It is unclear how snow on the rear lot will be handled. Building construction cost is estimated at $1,474,000. Required minimum landscaping is calculated as follows: First $250,000 x 3% = $7,500 Next 250,000 x 2% = $5,000 Balance over $500,000 ($974,000) x 1% = $9,740 Minimum required landscaping budget = $22,240. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING The applicant has proposed $24,074 in landscaping. The budget requirements of Section D are met. As noted above, staff would like to see additional shrubs planted near the entrance to better screen the parking lot and additional landscaping on the Commerce Avenue side of the property to screen truck headlights. In an email staff dated July 16 2015, the City Arborist provided the following comments: Overall the landscaping plan looks good. I have 2 small recommendations:  Recommend relocating perimeter trees so they are clearly in or out of the city ROW to clarify maintenance responsibilities as the trees grow.  Revise the fertilizer specifications. Without both fertilizer analysis and application rates, the specification is meaningless 3. The Board should direct the applicant to comply with the City Arborist’s recommendations and determine whether it finds the proposed landscaping plan acceptable or whether additional landscaping is warranted to better screen the building and both parking/loading lots. The applicant should also address planned snow removal procedures for the rear loading lot. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom 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 condition exceeds the applicable limit. No waivers are required. Stormwater The Public Works Department commented on the plan in an email to staff dated 7/16/15: The Stormwater Section has reviewed the “Proposed Warehouse” site plan prepared by O'Leary-Burke, dated 5/5/15 and last updated on 7/15/15. We would like to offer the following comments: 1. The proposed project is located in the Winooski River watershed. 2. The project proposes to create an additional 61,678 square feet of impervious area on the parcel. This will result in greater than 1 total acre of impervious area on the parcel. Therefore, the project will require a stormwater permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. However, it appears as if this property is covered under an existing State stormwater permit (3870-9010). If this is the case, the applicant should confirm that changes on this site are allowed under the terms and conditions of the existing permit. Also, treatment of stormwater runoff under the existing permit is provided by a stormwater detention pond located on 7 Commerce Avenue. This system is maintained by a stormwater association. The applicant should confirm that they are part of the association responsible for maintenance of this stormwater treatment practice. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 3. The project proposes to disturb greater than 1 acre of area. It will therefore require a construction stormwater permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. 4. The City’s minimum drainage pipe size is 15”. All 12” pipe in proposed future ROW or City easements must be increased to 15” diameter. 5. In order to confirm compliance with section 15.13.F(3) the applicant must submit modeling for the 25 year storm event. This analysis must include the culvert that allows water to pass beneath Ethan Allen Drive. 6. Work in the City Right Of Way (ROW) requires a permit before construction can begin. A “Permit to Open Streets or Right-Of-Way” can be obtained from the South Burlington Department of Public Works on their web site, or by stopping by their office located at 104 Landfill Road. 7. The DRB should include a condition requiring the applicant to regularly maintain all stormwater conveyance infrastructure. Thank you for the opportunity to comment. Dave [Wheeler] Additional information is needed to comply with the above comments. The application should be continued to a future meeting to allow the applicant to provide the Public Works Dept. with the requested information and for them to comment back to the Board. Fire Department The Fire Chief has not yet commented on the plan. Staff expects these comments to be available at the meeting. Traffic Generation Based upon a final construction total of a 28,200 SF of General Light Industrial building (ITE LUC #110), the projected weekday PM Peak Hour average vehicle trip ends is calculated as follows: 0.97 (trip generation per 1,000 SF g.f.a.) x 28.2 = 27.4 trip ends. The property’s current allocation of trip ends is 9.9 VTEs as re-affirmed in a prior Findings of Fact & Decision (#CU-01-8 & #SP-01-15) signed on May 15, 2001. Therefore, the project is expected to increase by 17.5 VTEs for a total of 27.4 VTEs. Performance Standards Given that the proposed building has several commercial truck bays it is anticipated that the operations of potential tenants could potentially impact neighboring properties. 4. The applicant should discuss anticipated tenants and how it plans to comply with Appendix A. Performance Standards of the LDRs in particular with regards to A2. Vibration and A.3 Noise Respectfully submitted, CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING ________________________________ Ray Belair, Administrative Officer Copy to: Bob Marquis CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING & ZONING Report preparation date: July 17, 2015 Plans received: May 28, 2015 SKETCH PLAN REVIEW #SD-15-20 NORMAN BENOIT – 22 PATCHEN ROAD Meeting Date: July 21, 2015 Owner Hanah Tran & Nga Tran 208 White Street South Burlington, VT 05403 Applicant Norman Benoit 20 West Canal St., #212 Winooski, VT 05404 Property Information Tax Parcel 1290-00022 Residential 2 – Commercial 1 Zoning District Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22_PatcheRoad_addition_sketch.doc PROJECT DESCRIPTION Sketch plan application #SD-15-20 of Norman Benoit for a planned unit development to amend a previously approved plan for a building consisting of 1,378 sq. ft. of medical office use and 200 sq. ft. of general office use. The application is to construct an 896 sq. ft. addition resulting in the following breakdown of uses for the entire building: 822.5 sq. ft. for personal service use, 629 sq. ft. of medical office use & 1,035 sq. ft. of general office use, 22 Patchen Road. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on May 28, 2015 and offer the following comments: Zoning District & Dimensional Requirements: C-1 R-12 Zoning District Required Existing Proposed † Min. Lot Size 40,000 S.F. 9,984 SF No change  Max. Building Coverage 40% 13 % 22 %  Max. Overall Coverage 70% 57 % 59 % † ‡ Max. Front Yard Coverage 30% ~47.5 % ~48.2% ‡ † Min. Front Setback (from planned ROW) 50 ft 13.5 ft. Increase in building encroachment  Min. Side Setback 10 ft. 13 ft. No change  Min. Rear Setback 30 ft. 103 ft. 50 ft.  Max. Building Height 40 ft. 21 ft. No change  Zoning Compliance † Pre-existing non-conforming * The applicant’s calculation of 7% was incorrect. ‡ Waiver needed for additional encroachment of building SF into ROW and for increase in front yard coverage Applicability of use of Planned Unit Development approach The applicant is proposing this project be reviewed under PUD standards so as to allow a waiver for an increase of approximately 24 square feet of additional encroachment caused by the proposed addition to the rear of the existing building which is already located within 50 ft. of the planned ROW of Patchen Road. This is an unusual situation in that the entire existing building is located within the 50 ft. front setback and a portion of the proposed addition will also be within the front setback even though it is located entirely behind the existing building. The existing encroachment consists of all of the building (~960 sf) and a portion of the existing handicap ramp (~168 SF) for a total of approximately 1,128 SF. The proposed additional encroachment of 72 SF of building less 48 SF of the existing ramp represents an increase of 24 SF overall or 2.1%. 1. The Board should provide guidance and feedback to the applicant on the requested waivers to both front yard coverage and overall encroachment into the front setback. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22_PatcheRoad_addition_sketch.doc Section 15 of The South Burlington Land Development Regulations addresses Subdivision and Planned Unit Development Review and reads, in part, as follows: 15.01 Purpose It is the purpose of the provisions for subdivision and Planned Unit Development (PUD) review to provide for relief from the strict dimensional standards for individual lots in these Regulations in order to encourage innovation in design and layout, efficient use of land, and the viability of infill development and re-development in the City’s Core Area, as defined in the Comprehensive Plan. It is the further purpose of this Article to coordinate site plan, conditional use and subdivision review into a unified process. The Development Review Board shall administer these regulations for the purpose of assuring orderly growth and coordinated development in the City of South Burlington and to assure the comfort, convenience, safety, health and welfare of its citizens. The standards for determining whether a project warrants the flexibility provided by PUD review include the following: -To encourage innovation in design and layout. Staff feels that the project does not appear to be innovative in design or layout. As proposed the only entrance for the proposed new business is from the rear parking lot leaving it uninviting to the general public. The applicant could explore locating a more robust entrance walk along the entire southern side of the building next to the driveway or along the northern side of the property. 2. The Board should provide guidance to the applicant on how the proposal could be modified to improve its ability to potentially meet this standard. -Efficient use of land. The proposed addition will increase the number of businesses on the property from two to three within the overall building and lot coverage limits. Staff considers this criterion to be met. - The viability of infill development and re-development in the City’s Core Area, as defined in the Comprehensive Plan. The Core Area is defined in the Comprehensive Plan as follows: 1. Core Area The core area of the City shall be defined as those areas lying north of I-89 and I- 189, and lying west of Spear Street. It is recommended that the majority of development density and new development over the next 20 years be directed to the core area of the City. It should be noted that within the core area, there will be sub- areas of varying uses and densities, natural resource preservation areas, parks and open spaces, and transportation facilities. Many of these sub-areas, such as the City Center, commercial centers and residential areas are discussed below. The proposed addition represents in-fill development within the Core Area. Staff considers this criterion to be met. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22_PatcheRoad_addition_sketch.doc 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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. 10 parking spaces are proposed one of which will be for handicap use. Eleven are required. See discussion below. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (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, streams, wildlife habitat as identified in the Open Space Strategy nor 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 City’s Land Development regulations note the purpose of the subject zoning district as follows: 5.01 COMMERCIAL 1 - C1 A. Purpose. A Commercial 1 District is hereby formed in order to encourage the location of general retail and office uses in a manner that serves as or enhances a compact central business area. Other uses that would benefit from nearby access to a central business area, including clustered residential development and small industrial employers, may be permitted if they do not interfere with accessibility and continuity of the commercial district. Large-lot retail uses, warehouses, major industrial employers, and incompatible industrial uses shall not be permitted. Planned Unit Developments are encouraged in order to coordinate traffic movements, promote mixed-use developments, provide shared parking opportunities, and to provide a potential location for high - traffic generating commercial uses. Any uses not expressly permitted are prohibited, except those that are allowed as conditional uses. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22_PatcheRoad_addition_sketch.doc The proposed project will add a third business to the property. Staff considers the project to be consistent with this standard. (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 criterion is not applicable. (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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(8)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). According to the Comprehensive Plan, the goals and objectives for this area of the City are as follows: 3. Commercial Centers These areas generally follow the Shelburne Road and Williston Road Corridors. These areas are intended to consist predominantly of commercial uses, however, residential and industrial can be mixed throughout the area. These centers are generally already developed with commercial establishments. Therefore, growth will occur primarily as infill or conversion development. The City encourages mixed-use development in these areas (e.g. mixed residential/commercial or mixed retail/office/restaurant) to encourage pedestrian movement, use of public transportation services, and shared parking opportunities. These areas are intended to meet both local and regional shopping and employment needs. The project represents an addition of a business to an existing commercial building and is therefore consistent with the Plan. Staff considers this criterion to be 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. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22_PatcheRoad_addition_sketch.doc 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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. The project requires 11 parking spaces. The applicant is requesting a waiver of one (1) space or 9% and seeks approval to construct only 10 spaces. See notes above regarding pedestrian access. 3. The Board should provide feedback to the applicant on the requested parking space waiver. (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 spaces will be located to the rear of the building. Staff considers this criterion to be met. (b) …. (c) …. (d)…. (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. The existing structure is approximately 23 feet high. The propose addition is approximately 21 ft. high. This is similar to other structures in the neighborhood. 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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. 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. The existing structure is approximately 23 feet high. The proposed addition is approximately 21 ft. high. This is similar to other structures in the neighborhood. The design of the structure is consistent with the existing building and with others in the neighborhood. Additional landscaping is proposed. Staff considers this criterion to be met. (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 existing structure is approximately 23 feet high. The propose addition is approximately 21 ft. high. This is similar to other structures in the neighborhood. Staff considers this criterion to be met. CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22_PatcheRoad_addition_sketch.doc 3.05 Lots 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. The property’s rear property line abuts the Residential 4 District. As currently proposed, the project is not in compliance with this standard. Given the proposed 10 parking spaces and the delineated snow storage area, staff feels that it will be a challenge for the applicant to install and locate the required 15’ x 59’ strip pursuant to subsection 3.05 I. (1). 4. The Board and the applicant should discuss options for submission of a plan with substantial landscaping, fencing, etc. along the rear property line to improve its ability to potentially meet this standards of 3.05 I. (1) or 3.05 I. (2). RECOMMENDATION The Board should address the numbered and italicized statements further delineated in red font and also consider whether the proposed sketch plan meets the intent and language of the LDRs and, if necessary provide guidance to the applicant in preparing preliminary and final plans for subsequent review. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Norman Benoit, NLB Construction Consulting, LLC Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCC1.0VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VTHANNAH & NGA TRAN22 PATCHEN ROADSOUTH BURLINGTON, VT PROPOSED SITE PLANwww.nlbconsultingllc.comSheet:1"= 10'-0"Scale:5/5/15Date: 802-355-4130158' 6"60' 1"157' 8"SCALE 1"= 10'ZONING DATAZONE: R2 - C1 MEDIUM DENSITYMAX BUILDING HEIGHT 35 feetMIN FRONT SET BACK 50 feetMIN SIDE SET BACK 10 feetMIN REAR SET BACK 30 feetVolume ____Page ____TAX PARCEL ID #1290-00022NOTES:THIS IS NOT A SURVEY. THIS PLANHAS BEEN COMPILED FROMTHE FOLLOWING SOURCES:A. TAX MAPS OF THE CITY OF SOUTH BURLINGTON, VTEROSION PREVENTION AND SEDIMENT CONTROLEROSION CONTROL MEASURES TO BE IMPLEMENTEDSHALL INCLUDE, BUT NOT BE LIMITED TO:-INSTALLATION OF LIMITS OF DISTURBANCE CORDONAROUND SITE PERIMETER-INSTALLATION OF SILT FENCES ALONG DOWN SLOPELIMITS OF WORK.- TEMPORARY STABILIZATION OF THE SITE ANDMATERIAL STOCKPILES.5' 0"SIDEWALK22 PATCHEN ROADEXISTING STRUCTURE1664 SFEXISTINGACCESSIBLE RAMP 224 SFNEW ADDITION896 SFPARKING AREA10- 9 x 18 SPACESLOT COVERAGETotal Parcel Size: 9984sfa. BuildingExisting 1332sf 13%Proposed 2294sf 22%b. Overall imperviouscoverage.Existing 5783 sf 57%Proposed 5947 sf 59%50' 0"60' 0"10' 0"13' 0"5/19/1515' 0"FLOWERING CRAB TREESPraier Fire 2"NEW HEDGE ROSA RAGOSA ALBAPLANTS DESIGN BYGARDENERS SUPPLY COMPANY5/26/1580' 0"30' 0"FOR PERMIT REVIEWACEXISTING CEDAR TREESEXISTING PLANTERNew Junipers Sea GreenPROPOSED YARD LIGHTLOCATION MAPNOT TO SCALEPROPOSED Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCA2.0VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VTHANNAH & NGA TRAN22 PATCHEN ROADSOUTH BURLINGTON, VT NORTHELEVATIONwww.nlbconsultingllc.comSheet:1/4"= 1'-0"Scale:5/10/15Date: 802-355-4130NORTH ELEVATIONSCALE 1/4"= 1'0"EXISTING STRUCTUREBVINYL SIDINGASPHALT ROOFCONCRETE FOUNDATIONBB5/19/15 Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCA2.1VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VTHANNAH & NGA TRAN22 PATCHEN ROADSOUTH BURLINGTON, VT SOUTHELEVATIONwww.nlbconsultingllc.comSheet:1/4"= 1'-0"Scale:5/8/15Date: 802-355-4130SOUTH ELEVATIONSCALE 1/4"= 1'0"9' 0"9' 4"1' 0"21' 4"FIRST FLOORCEILINGEXISTING STRUCTUREAA1VINYL SIDINGCOVER POST WITH VINYL SLIPSTREX TYPE RAILING SYSTEMVINYL SOFFITASPHALT ROOFCONCRETE FOUNDATION5/19/15 Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCA2.2VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VT EASTELEVATIONwww.nlbconsultingllc.comSheet:1/4"= 1'-0"Scale:5/8/15Date:802-497-2976 802-355-4130612VINYL SIDINGBCONCRETE FOUNDATIONBBEAST ELEVATIONSCALE 1/4"= 1'0"HRVEXISTING STRUCTUREHANNAH & NGA TRAN22 PATCHEN ROADSOUTH BURLINGTON, VT5/19/15RAMP Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCA2.3VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VTHANNAH & NGA TRAN22 PATCHEN ROADSOUTH BURLINGTON, VT WESTELEVATIONwww.nlbconsultingllc.comSheet:1/4"= 1'-0"Scale:5/10/15Date: 802-355-4130CONCRETEFOUNDATIONEXISTING STRUCTUREWEST ELEVATIONSCALE 1/4"= 1'0"VINYL SIDINGBBATH VENT5/19/15 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_15_22_228_AviationAvenue_BurlingtonAirport_parking_a nd_sw_sketch DEPARTMENT OF PLANNING & ZONING Report preparation date: July 17, 2015 Plans received: May 15, 2015 SKETCH PLAN REVIEW #SD-15-22 CITY OF BURLINGTON / BURLINGTON INTERNATIONAL AIRPORT – 228 AVIATION AVENUE PUD Meeting Date: July 21, 2015 Applicant/Owner City of Burlington / Burlington International Airport 1200 Airport Drive, #1 South Burlington, VT 05403 Parcel Identification 2000 0000C Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_22_228_AviationAvenue_BurlingtonAirport_parking_and_sw_sketch.doc PROJECT DESCRIPTION Sketch plan application #SD-15-22 of City of Burlington/Burlington International Airport for a planned unit development to amend a previously approved plan for a 65,150 sq. ft. aircraft maintenance hangar. The amendment consists of: 1) expanding the parking area to add 14 spaces, and 2) adding two (2) infiltration basins for stormwater treatment, 228 Aviation Avenue. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on May 15, 2015 and offer the following comments: Zoning District & Dimensional Requirements: The project is located in the Airport Industrial Zoning District. No changes to structures are proposed. Staff considers the plan as presented herein at Sketch to be compliant with respects to zoning district and dimensional requirements. 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. No changes are proposed to the buildings or the property owner’s operations which might affect water and wastewater use. Staff considers the property to continue to be in compliance with this standard. (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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. Parking: The project will expand the parking lot from 85 to 99 spaces. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (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, streams, wildlife habitat as identified in the Open Space Strategy nor unique natural features on the site. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_22_228_AviationAvenue_BurlingtonAirport_parking_and_sw_sketch.doc (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 City’s Land Development regulations note the purpose of the subject zoning district as follows: 6.03 AIRPORT INDUSTRIAL DISTRICT AIR-I A. Purpose. In areas proximate to the Airport, an Airport Industrial AIR-I District is established to provide sufficient land area for the Vermont Air National Guard and Airport-related uses, support facilities, and commercial activities that may be incompatible with general residential or commercial uses. The standards and regulations for the Airport Industrial District recognize the importance of these facilities and uses to the operation of the City and regional economies while providing appropriate setbacks and buffering to offset their impacts on adjacent land uses. No changes are proposed to the buildings on the property nor to operations on the property. Staff considers the project to be consistent with this standard. (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 criterion is not applicable. (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 submitted the following comments in a letter to staff dated 7/16/15: We have reviewed the plans for the proposed re-construction of the parking lot at Heritage Aviation on Aviation Avenue. We have the following recommendations: 1. 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. 2. 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. The applicant should address these comments at the Preliminary and Final Plat review. 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 Fire Chief CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_22_228_AviationAvenue_BurlingtonAirport_parking_and_sw_sketch.doc (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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). According to the Comprehensive Plan, the goals and objectives for this area of the City are as follows: 4. Industrial Center This area is located in the northern and eastern portions of the City surrounding the Burlington International Airport and extending southward to immediately south of I-89 along Route 116. This area is intended to consist predominantly of industrial and office uses, however, it may include a mix of commercial and limited residential use. This area will serve as both a local and regional employment center. This area of the City is most appropriate for industrial and office uses as it provides direct, easy access to the airport and is compatible with airport activities such as airplane noise and approach cones. The project represents a minor change to parking and stormwater management at the Airport and will not affects its operations nor employment and is therefore consistent with the Plan. 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. Additional parking will be added via this proposal. Staff considers this criterion to be met Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (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 additional parking spaces will be located to the side of the building. (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. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_22_228_AviationAvenue_BurlingtonAirport_parking_and_sw_sketch.doc The parking lot was constructed prior to adoption of this standard. (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. No changes to the building are proposed. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. 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. No changes to the building are proposed. (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 to the building are proposed. RECOMMENDATION The Board should consider whether the proposed sketch plan meets the intent and language of the LDRs and, if necessary provide guidance to the applicant in preparing preliminary and final plans for subsequent review. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Jon Leinwohl, Stantec AIRPORTZONINGDISTRICTAIRPORT INDUSTRIALZONING DISTRICTMIXED INDUSTRIAL -COMMERCIALZONING DISTRICT Infiltration basin #2,see sketch plan formore detailsInfiltration basin #1,see sketch plan formore details14 additionalparking spotsRemoved PorousConcrete Pavementreplaced withBitiminous ConcretePavementParkingTotal Existing Spaces = 85Total Proposed Spaces = 99Existing Accessible Parking Spaces = 5Proposed Accessible Parking Spaces = 5Interior LandscapingExisting area = 1.39 acres (60,532 SF)Proposed Area = 1.45 acres (63,074 SF)Interior Landscaped Area = 0.17 acres (7,697 SF)Percent Interior Landscaping = 12.2% X XXXXXXXXXXXXXXXXXXXXXXXX X X X X X X XXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X XXXXSketch Plan.dwgG.D.M/C.G. C.G. C.G. 15.05.08 UPDATED: 24 JUNE 2014 USING THE SOUTH BURLINGTON GRAND LIST; SOUTH BURLINGTON PROPERTY OWNERS MAILING LIST: AND THE VERMONT SECRETARY OF STATE'S CORPORATION SEARCH WEBPAGE UPDATE BY DDHPARCEL ID # OWNER owner #2No. AddrStreetMail CityState Zip 911 ADDRESS CITY STATE ZIPCODE SPAN #ACRES VALUETAXUNITPARCEL ID #EXT ACQUIREDNew Address1810-03000 3000 WILLISTON RD LLC C/O FREDERIC LOWEN 1852 TEXAS HILL ROAD HINESBURG VT 05461 3000 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-11000 0.89 597900 $10,186.41 1810-030001810-03065 3065 WILLISTON RD LLC3069 WILLISTON ROAD SOUTH BURLINGTON VT 05403 3065 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-16420 1.14 225300 $3,838.44 1810-030651810-03069 3069 WILLISTON ROAD LLC3069 WILLISTON ROAD SOUTH BURLINGTON VT 05403 3069 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-16421 182900 $3,116.07 1810-030690200-00008 A & C REALTY LLC31 COMMERCE AVE SOUTH BURLINGTON VT 05403 8 BERARD DR SOUTH BURLINGTON VT 05403 600-188-10015 0.93 357500 $6,090.72 0200-000080020-01215 ADAMS PAUL G TRUST1215 AIRPORT PKWY SOUTH BURLINGTON VT 05403 1215 AIRPORT PKWY SOUTH BURLINGTON VT 05403 600-188-10054 1 1078000 $18,365.88 0020-012150010-01083 ADAMS RONALD C & RUTH A1083 AIRPORT DR SOUTH BURLINGTON VT 05403 1083 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-10056 0.21 232400 $3,947.07 0010-010830490-00137 ARRANTS STEPHEN P JR137 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 137 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 600-188-10872 0.46 285600 $4,850.60 0490-001370010-01195 ASHTON THERESA & MICHAEL1195 AIRPORT DR SOUTH BURLINGTON VT 05403 1195 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-10224 0.16 147200 $2,500.05 0010-011952000-HA-41 ATLANTIC TELEMETRY INCPO BOX 1660 WILLISTON VT 05495 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-10230 15200 $258.96 HA4 2000-HA-41 41810-01900 AUDETTE ROBERT J TRUSTEE AUDETTE ANNE W TRUSTEE 1900 WILLISTON ROAD SOUTH BURLINGTON VT 05403 1900 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-10246 2.06 262400 $4,470.51 1810-019002000-HC-52 AUTOMASTERS MOTOR CO INCROUTE 7 SHELBURNE VT 05482 52 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-10257 21400 $364.59 HC1 2000-HC-52 12000-HC-52 AVIATRON INC (US)25 CUSTOMS DRIVE SOUTH BURLINGTON VT 05403 52 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-10265 21400 $364.59 HC6 2000-HC-52 60200-00004 AYER PATRICK BRIAN MASLACK AYER TERESE PO BOX 9451 SOUTH BURLINGTON VT 05407 4 BERARD DR SOUTH BURLINGTON VT 05403 600-188-102681.1 374400 $6,378.63 0200-000040200-00025 BARNIER SCOTT & BARBARA20 JACKSON STREET ESSEX JUNCTION VT 05452 25 BERARD DR SOUTH BURLINGTON VT 05403 600-188-10341 0.92 128200 $2,184.12 0200-000251810-01907 BARRY BRUCE1907 WILLISTON RD SOUTH BURLINGTON VT 05403 1907 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-10372 8.52 1370100 $23,342.37 1810-019070640-00102 BELTER JOHN H JR & JOYCE N2 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 102 ETHAN ALLEN DR SOUTH BURLINGTON VT 05403 600-188-10448 270.94 1248700 $14,464.26 0640-001021060-00042 BOARDMAN WILLIAM M & CYNTHIA D 42 LOGWOOD ST SOUTH BURLINGTON VT 05403 42 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-10609 0.25238900 $4,057.46 1060-000421520-00009 BRADY GEORGE J C/O MERCHANTS TRUST CO PO BOX 8490 BURLINGTON VT 05402 9 SHAMROCK RD SOUTH BURLINGTON VT 05403 600-188-10734 0.46 226200 $4,106.19 1520-000090435-00011 BRUSOE ALAN L11 MAYFAIR STREET SOUTH BURLINGTON VT 05403 11 COMMERCE AVE SOUTH BURLINGTON VT 05403 600-188-10847 1.25 199000 $3,390.36 0435-000112000-00000 BURLINGTON CITY OF HERTZ CORP 225 BRAE BOULEVARD PARK RIDGE NJ 07656 5 AIRPORT CAR RENTAL SOUTH BURLINGTON VT 05403 600-188-10912145900 $2,485.68 C02 2000-00000 22000-00000 BURLINGTON CITY OF BURLINGTON INTERNATIONAL AIRPORT 1200 AIRPORT DRIVE #1 SOUTH BURLINGTON VT 05403 1200 AIRPORT DRIVE SOUTH BURLINGTON VT 054030490-00141 BURT RUSSELL & KAREN L141 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 141 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 600-188-10948 0.42 282500 $4,797.96 0490-001410300-00003 CALKINS FAMILY LIMITED PARTNERSHIP 1835 SPEAR STREET SOUTH BURLINGTON VT 05403 3 CALKINS CT SOUTH BURLINGTON VT 05403 600-188-10996 0.92 214000 $3,645.90 0300-000030300-00005 CALKINS FAMILY LIMITED PARTNERSHIP 1835 SPEAR STREET SOUTH BURLINGTON VT 05403 5 CALKINS CT SOUTH BURLINGTON VT 05403 600-188-10998 1.77 408800 $6,964.71 0300-000051810-03017 CHOINIERE PROPERTIES LLC17 HARBOR WATCH ROAD BURLINGTON VT 05401 3017 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-10005 2.49 1064300 $18,132.48 1810-03017 UNKOWN TEMP Away0200-00021 CLIFTON DAVID L & MARY WPO BOX 9476 SOUTH BURLINGTON VT 05407 21 BERARD DR SOUTH BURLINGTON VT 05403 600-188-11327 1.85 302100 $5,146.86 0200-000210010-01383DALTON WILLIAM D SR. TRUSTEE1383 AIRPORT DR SOUTH BURLINGTON VT 05403 1383 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-11581 0.16 196700 $3,340.73 0010-013838/19/14 Received a call from Mr. Dalton informing us that he longer lives at this address and instructing Stantec to remove his name from future mailings.2000-HC-52 DEEDS EDWARD ACONVERSE BAY ROAD CHARLOTTE VT 05407 52 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-11656 21400 $364.59 HC3 2000-HC-52 32000-HA-41 DEMERS DENNIS R958 WEBSTER ROAD SHELBURNE VT 05482 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-11689 15200 $258.96 HA1 2000-HA-41 11810-01944 DESARNO DAVID C TRUST4 LADD POINT ROAD GRAND ISLE VT 05458 1944 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-11717 0.68 530100 $9,031.29 1810-019440010-01089 DOERING ROBERT W & LORRIE M 1089 AIRPORT DR SOUTH BURLINGTON VT 05403 1089 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-11792 0.23 192100 $3,262.61 0010-010891060-00030 DUHAMEL YVETTE I30 LOGWOOD ST SOUTH BURLINGTON VT 05403 30 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-11889 0.18 209300 $3,554.71 1060-000301060-00024 DUNN, DAWN24 LOGWOOD ST SOUTH BURLINGTON VT 05407 24 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-11664 0.18 212200 $3,603.98 1060-00024 MAYBE PO Box 9413 S. 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L. VALLEE INC. 280 SOUTH MAIN STREET ST. ALBANS VT 05478 1801 WILLISTON RD SOUTH BURLINGTON VT 05403600-188-14641 0.95 720300 $12,271.74 1810-018011810-01855 O'BRIEN BROTHERS LLC C/O O'BRIEN BROTHERS AGENCY 1855 WILLISTON ROAD SOUTH BURLINGTON VT 05407 1855 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-14642 2.08 823000 $14,021.43 1810-018551280-00015 PALMER ALAN D & CHRISTINE L 5576 DORSET STREET SHELBURNE VT 05482 15 PALMER HGTS SOUTH BURLINGTON VT 05403 600-188-14767 1.88 664600 $11,322.78 1280-000150020-01235 PMP REALTY LLCPO BOX 600 GARDINER ME 04345 1235 AIRPORT PKWY SOUTH BURLINGTON VT 05403 600-188-11178 1.68 422100 $7,191.30 0020-012350010-01155 PROULX GERARD E & SUSAN F 1155 AIRPORT DR SOUTH BURLINGTON VT 05403 1155 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-15125 0.31 197500 $3,354.33 0010-011550200-00029 QUARRY POINT PROPERTIES LLP 29 BERARD DR SOUTH BURLINGTON VT 05403 29 BERARD DR SOUTH BURLINGTON VT 05403 600-188-11204 3.43 758500 $12,922.56 0200-000292000-HA-41 RDT AVIATION, INC C/O BRIAN LEFLER 390 TERRACE DEIVE WILLISTON VT 05495 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-15077 15200 $258.96 HA6 2000-HA-41 61200-00005 ROONEY WALDEN J & DARLA A5 MOUNTAIN VIEW BLVD SOUTH BURLINGTON VT 05403 5 MOUNTAIN VIEW BLVD SOUTH BURLINGTON VT 05403 600-188-15385 0.65 361900 $6,146.49 1200-000051810-04016 S M S REALTY PARTNERSHIP4016 WILLISTON RD SOUTH BURLINGTON VT 05403 4016 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-15492 4.3 988900 $16,847.88 1810-040161800-00420 SCRIGGINS GENEVA B420 WHITE ST SOUTH BURLINGTON VT 05403 420 WHITE ST SOUTH BURLINGTON VT 05403 600-188-15599 0.19 321100 $5,453.55 1800-004200300-00008 SEAFOX INC443 GOVERNORS LANE SHELBURNE VT 05482 8 CALKINS CT SOUTH BURLINGTON VT 05403 600-188-15600 2.99 922400 $15,714.93 0300-000080640-00009 SHAND ROBERT M5 ETHAN ALLEN DR SOUTH BURLINGTON VT 05403 9 ETHAN ALLEN DR SOUTH BURLINGTON VT 05403 600-188-15627 2.36 476700 $8,121.54 0640-000091380-00000 SHELBURNE SHIPYARDPO BOX 610 SHELBURNE VT 05482 0 POOR FARM RD SOUTH BURLINGTON VT 05403 600-188-15663 47.3 328000 $5,588.13 1380-000001460-00000 SHELBURNE SHIPYARDPO BOX 610 SHELBURNE VT 05482 0 RIVER RD SOUTH BURLINGTON VT 05403 600-188-15665 1.99 84600 $1,441.32 1460-00000 11300-00001 SHEPARD GARY F & BETTY JOAN1 PATRICK ST SOUTH BURLINGTON VT 05403 1 PATRICK ST SOUTH BURLINGTON VT 05403 600-188-15673 0.25 216600 $3,678.70 1300-000010435-00007 SHIP SEVIN LLC C/O KEVIN SPILLANE 334 TAMARACK SHORES SHELBURNE VT 05482 7 COMMERCE AVE SOUTH BURLINGTON VT 05403 600-188-15856 3.97 540200 $9,203.37 0435-000071810-01860 SOUTH BURLINGTON REALTY COMPANY LLC C/O SOUTH BURLINGTON REALTY 85 SHUNPIKE ROAD WILLISTON VT 05495 1860 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-14495 3.18 1017200 $17,330.04 1810-018600200-00017 ST JOHN VIANNEY HOME ASSN C/O KNIGHTS OF COLUMBUS PO BOX 9214 SOUTH BURLINGTON VT 05407 17 BERARD DR SOUTH BURLINGTON VT 05403 600-188-15881 2.56 565600 $9,636.12 0200-000170200-00012 SUBURBAN VT PROPERTY ACQUISITIONS LLC 240 ROUTE 10 WEST WHIPPANY NJ 07981 12 BERARD DR SOUTH BURLINGTON VT 05403 600-188-10064 0.95 290800 $4,954.35 0200-000120490-00148 SWEET LEIGH M & ELLEN F148 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 148 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 600-188-16012 0.66 318800 $5,414.48 0490-001480590-50524 THIBAULT LEONARD E THIBAULT DOROTHY F 1184 REYNOLDS ROAD ST. 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Away?V:\1953\active\195311051\transportation\permitting\City of South Burlington\MAILING Abutters list_Revised_195310973.xls| abutters5/15/2015 #CU-15-04 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CARLEE CARDWELL & LANCE OHLSSON --- 34 CORTLAND AVENUE CONDITIONAL USE APPLICATION #CU-15-04 FINDINGS OF FACT AND DECISION Conditional use application #CU-15-04 of Carlee Cardwell & Lance Ohlsson for after-the-fact approval to allow a new 7.5’ X 10’ entry to project three (3) feet into the front yard setback requirement, 34 Cortland Avenue. The Development Review Board held a public hearing on July 21, 2015. The applicants were represented by Lance Ohlsson. 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. Carlee Caldwell and Lance Ohlsson, hereinafter referred to as the applicants, are seeking after-the-fact conditional use approval to allow a new 7.5’ X 10’ entry to project three (3) feet into the front yard setback requirement, 34 Cortland Avenue. 2. The owner of record of the subject property is Carlee Caldwell. 3. The subject property is located in the Residential 4 District. 4. The application was received on June 26, 2015. 5. The plan set submitted consists of a one (1) page drawing and one (1) page showing two photos of the property, before and after construction. 6. The proposed application is essentially a resubmittal of a prior proposal approved on August 5, 2014 (#CU-14-06). The resubmission is necessary as the applicant failed to obtain a zoning permit within six (6) months of that approval. CONDITIONAL USE CRITERIA Pursuant to Section 14.10(E) of the Land Development Regulations, the proposed conditional use shall not result in an undue adverse effect on any of the following: (a) The capacity of existing or planned community facilities. 7. The Board finds that the proposed addition will not have an undue adverse effect on community services. (b) The planned 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 #CU-15-04 - 2 - and standards of the municipal plan. The property is located within the Residential 4 Zoning District. The purpose of the District is stated as follows: 4.03 (A) Purpose. A Residential 4 District is hereby formed in order to encourage residential use at moderate densities that are compatible with existing neighborhoods and undeveloped land adjacent to those neighborhoods. Any use not expressly permitted is prohibited, except those that are allowed as conditional uses. The Comprehensive Plan, last adopted March 9, 2011, includes several objectives and recommendations related to housing in the community. Housing Objective 2 (page 40) states: “Identify and protect existing and developing residential neighborhoods” The Board discussed this item in concurrence with the standards within Section 3.06(J) of the LDRs. Currently, the existing dwellings on this street share a common setback that creates a neighborhood feel. An encroachment into this setback will allow other dwelling units in this neighborhood to encroach slightly further into the established setback, under Section 3.06(J) of the Land Development Regulations. In this case, the new entry constructed by the applicants projects into the setback more than the average of the abutting properties. The Board assessed whether such an encroachment creates an adverse effect, AND if so, whether the adverse effect is undue on the planned character of the area. 8. Based on this information above, the Board finds that this application does not rise to the level of creating an undue adverse affect on the planned character of the area. (c) Traffic on roads and highways in the vicinity. 9. The Board finds that the proposed addition will not affect traffic in the vicinity. (d) Bylaws and ordinances then in effect. The proposed addition would encroach into the front yard setback requirements outlined in table C-2 of the Land Development Regulations. An exception is allowed for lots existing prior to February 28, 1974 in Article 3, Section 3.06(J) of the Land Development Regulations. See below for these standards. (e) Utilization of renewable energy resources. 10. The Board finds that the proposed addition will not affect the utilization of renewable energy resources. 3.06(J) EXCEPTIONS TO SETBACK AND LOT COVERAGE REQUIREMENT FOR LOTS EXISTING PRIOR TO FEBRUARY 28, 1974. The following exceptions to setbacks and lot coverages shall be permitted for lots or dwelling units that meet the following criteria: the lot or dwelling unit was in existence prior to February #CU-15-04 - 3 - 28, 1974, and the existing or proposed principal use on the lot is a single-family dwelling or a two-family dwelling. (1) Side and Rear Setbacks. A structure may encroach into the required side or rear setback up to a distance equal to 50% of the side or rear setback requirement of the district, but in no event shall a structure have a side setback of less than five (5) feet. (2) Front Setbacks. A structure may encroach into a required front setback up to the average distance to the building line of the principal structures on adjacent lots on the same street frontage, but in no event shall a structure have a front setback of less than five (5) feet. (3) Additional Encroachment Subject to DRB Approval. Encroachment of a structure into a required setback beyond the limitations set forth in (1) and (2) above may be approved by the Development Review Board subject to the provisions of Article 14, Conditional Uses, but in no event shall a structure be less than three (3) feet from a side or rear property line or less than five (5) feet from a front property line. In addition, the Development Review Board shall determine that the proposed encroachment will not have an undue adverse affect on: (a) views of adjoining and/or nearby properties; (b) access to sunlight of adjoining and/or nearby properties; (c) adequate on-site parking; and (d) safety of adjoining and/or nearby property. See discussion above. 11. The Board finds that the proposed addition would not have an undue adverse affect on views of adjoining and/or nearby properties 12. The Board finds that the proposed addition would not have an undue adverse affect on access to sunlight of adjoining and/or nearby properties. 13. The Board finds that the proposed addition would not affect on adequacy of on-site parking. 14. The Board finds that the proposed addition would not have an undue adverse affect on safety of adjoining and/or nearby properties. DECISION The South Burlington Development Review Board approves Conditional Use application #CU-15- 04 of Carlee Caldwell and Lance Ohlsson subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. #CU-15-04 - 4 - 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 site 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 – 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. Before - May 2013 After - June 2014 34 Cortland Ave South Burlington, VT 05403 34 Cortland Ave South Burlington, VT 05403 SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 7 JULY 2015 1 The South Burlington Development Review Board held a regular meeting on Tuesday, 7 July 2015, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: T. Barritt, Chair; M. Behr, B. Miller, J. Smith, D. Parsons, J. Wilking ALSO PRESENT: R. Belair, Administrative Officer; D. Bell, L. Murphy, T. Vincent, B. Oxender, K. Patten, D. Marshall, C. Snyder, A. Rowe, T. & M. Ward, M. Dugan, P. O’Leary, R. Jeffers, M. Dugan, R. Roesler, D. & R. Smith, T. Burke, M. Bettenhausen, T. More, J. Halvorsen, B. Frisbie 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. Reopened final plat application #SD-15-02 of Halvorsen Development to amend a previously approved planned unit development consisting of: 1) a 9,356 q. 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’x55’ detached accessory structure, 1 Dorset Street: Mr. Vincent said the goal of reopening the application is to resolve any issues in the previous decision. He said they have made a lot of changes and drew attention to the packet provided to members which, he said, addresses the 11 points in the denial. Mr. Murphy then reviewed these points: a. Setbacks from Williston Rd. and Dorset Street: Mr. Murphy said they made no changes from what was approved in the preliminary plat approval. b. Mr. Murphy noted they were encouraged to keep the building close to Williston Road and Dorset Street to comply with Form Based Code. SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 7 JULY 2015 2 c. Compatibility with development plans in the area: Mr. Murphy said they have put in a staircase between the pergola and retail building and added a sidewalk near the hotel for a better connection. He also indicated the old design with a flat roof. The new proposal is for a mansard roof similar to the hotel with similar stone siding, substantial stone pillars, and paneling below the roof around the building. The stone will be similar to that used in the hotel. Regarding the façade facing the Interstate, Mr. Murphy noted the old plan was very plain. They have changed that to have some visual interest, while still maintaining the needed security. Mr. Murphy added that there was also a concern regarding the pergola relating to the site. To address this, they have increased the height and “beefed up” the columns to be compatible with the hotel and the larger building. They have used the same brackets as the hotel and added 4 benches inside the pergola. They believe all of these changes make for a “connectedness” among the 3 buildings. d. Fire Chief’s concerns: The Chief was concerned with access from the north. To address this, they looked at the turning radius and re-aligned the sidewalk connection onto the site. Ms. Bell showed how a fire truck would enter and stage. She indicated 2 dropped curbs that the trucks could drive over. To accomplish this, one parking space was relocated. There is no net loss of parking. e. Transition from the structure to the site: Ms. Bell indicated that there is no change in the position of the retail building at the edge of the site which they were encouraged to do at preliminary plat. Ms. Bell acknowledged that the transition from the accessory structure to the retail building had been awkward. She indicated a new sidewalk connection and pedestrian accesses to the building as well as a sidewalk connection to the hotel for pedestrian access. Ms. Bell also showed the location of the bus stop and felt there is connectivity from there onto the site. Mr. Vincent said they now feel the pergola functions within the pedestrian system and helps unity the site. f. Re: the issue of whether the pergola is a “building”: Mr. Vincent said it was approved as a building at preliminary plat. g. Harmony of building materials: Mr. Patten, the architect, said they have chosen the stone element and metal roof and the architectural forms/brackets of the other building on the site. They also redesigned the pergola with a curving roof to mimic that on the port-couchere of the hotel for cohesiveness. SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 7 JULY 2015 3 h. Continuity of landscaping: Mr. Oxender, the landscape architect, showed the changes along Dorset Street, noting the use of similar plant species as those used by the hotel. He identified the changes in species and showed areas with lower and taller plantings of the same species (taller plants to screen parking and shorted ones to allow for visibility). There will also be very low plants to line the walkways. 8 of the 17 species they are using are already occurring on the site. i. Confusion re: lighting: Mr. Murphy said lighting is now shown on the details plan and Exhibit #1. j. Confusion as to whether the main building is in the IHC District: Mr. Murphy said it is on the edge of the district. Mr. Barritt asked if the building will be 2 stories. Mr. Patten said there is a mezzanine for storage. He added that all the windows are clear glass; the lower windows have an interior “shutter” for privacy. He showed members a picture of this. Mr. Barritt said he likes the new steps and the curved roof on the pergola. Ms. Smith said she felt the building is 200% better, but she still felt it is too close to the road. Mr. Wilking said it was a positive step. Mr. Murphy stressed that the building location is what is required by the Form Based Code. Mr. Belair noted the preliminary plat had the pergola at 9.5 ft. The denied plan was 6 feet. He asked the exact setback waiver. Mr. Murphy said it is 6.3 feet. Mr. Belair also noted the preliminary plat front yard coverage was 40.3%; the denied plan was 44.3%. He asked if that has changed. Ms. Bell said it has changed negligibly. Members felt they wanted to get a legal opinion regarding the points in the letter that was submitted with the plan. Mr. Murphy said they are hoping for a decision as soon as possible. Mr. Miller then moved to close #SD-15-02. Mr. Wilking seconded. Motion passed unanimously. 5. Final Plat Application #SD-15-19 of South Village Communities, LLC, to amend a previously approved planned unit development of Phase II consisting of 99 residential units of a 334 residential unit project. The amendment is to reduce the required side and rear yard setback to five feet, Preserve Road: Members briefly reviewed the draft decision. No issues were raised. Mr. Miller moved to close #SD-15-19. Ms. Smith seconded. Motion passed unanimously. SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 7 JULY 2015 4 6. Final Plat Application #SD-15-18 of Snyder Residential Building Company, LLC, for a planned unit development on two parcels totaling 13.25 acres with lot #1 developed with a 55,230 sq. ft. general office building. The project consists of: 1) re-subdividing lot #2 to increase its size to 10.12 acres, 2) decreasing the size of lot #1 to 3.13 acres, and 3) developing lot #1 with a four story, 65 unit multi-family dwelling, 25 & 27 Green Mountain Drive: Mr. Behr noted that the owner of Stonehedge Investment Co. is his landlord. Members did not feel this represented a conflict of interest. Mr. Snyder reviewed the modifications made to the plan. He noted there is a common fitness room for all tenants in the building. There is also a walking trail loop on the property and a connection to an adjoining trail. They added a more defined grilling area with tables on the eastern portion of the lot. On the northeast corner of the building, they added some gardening space adjacent to walking paths for access. They have also added parking as the commercial tenants feel that they will be adding staff. The plan still requests a shared parking waiver. A majority of members were OK with the added parking. Mr. Behr suggested parking be phased in and only built if needed. Mr. Snyder agreed to this and showed what would be built today and what would be available if needed in the future. Mr. Wilking stressed that if the tenant needs parking, the applicant has to provide it. He also noted that the numbers of people in office buildings is increasing, not decreasing. Mr. Behr asked if units would be rented or purchased. Mr. Snyder said they would be rented. Members were OK with the height waiver. Mr. Rowe said they are proposing the pedestrian and sewer easements be concurrent. With regard to allowing vehicles on the easement, Mr. Snyder said the landlord would rather that not occur. Mr. Belair said the city has the adjacent easement and would like to continue it. Mr. Rowe said it doesn’t seem it would be used. Mr. Barritt said this would be years in the future. Mr. Belair said he will go back to staff and see what they want. Mr. Snyder said he would talk to the landlord again about this. Mr. & Mrs. Ward expressed concern with maintaining the path around the building as it is much used by people in the area. They are also concerned with maintaining the character of the park and with screening. SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 7 JULY 2015 5 No other issues were raised. Mr. Miller moved to close #SD-15-18. Mr. Wilking seconded. Motion passed unanimously. 7. Site Plan Application #SP-15-37 and Conditional Use Application #CU-15-03 of Super-Temp Realty Company, Inc., for after-the-fact approval to amend a previously approved plan for a 27,500 sq. ft. light manufacturing facility. The amendment consists of installing a 2.5 ft. vent stack requiring a height waiver, 104 Bowdoin Street: Mr. Marshall reviewed the history and noted they did everything the architect called for. Air pollution rules require that vents protrude from the highest point of a building, so putting it in the back of the building didn’t work. He then showed where they have put it and how it meets the state regulations. He added that they worked as hard as possible to reduce the height. He said it is actually 4.1 ft. high. Mr. Belair said the height waiver is still the same. No other issues were raised. Mr. Miller moved to close #SP-15-37. Ms. Smith seconded. Motion passed unanimously. 8. Site Plan Application #SP-15-36 of Arlo Cota to amend a previously approved plan for an 11,074 sq. ft. boat, recreational vehicle and auto sales and service facility. The amendment consists of: 1) removing a large tree in the front yard, 2) adding four light poles, and 3) filling in a stormwater pond and constructing a new dry detention swale in front of auto display area, 3017 Williston Road: Mr. O’Leary said they would cut down a big spruce tree in the front yard. It gets pitch all over the display cars. The City Arborist has said there are some health issues with the tree. He recommends planting 3 additional trees. No other landscaping will be removed. Mr. O’Leary then showed the pond area. He said it doesn’t get much water because of the location of the culvert. They propose to replace it with a new swale in front. It would hold the same volume as the pond. They also propose to relocate 4 new light poles around the perimeter and remove the 2 existing poles. SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 7 JULY 2015 6 Mr. Barritt noted the site is out of compliance due to an area covered with hard pack. Mr. Dugan said they didn’t know it wasn’t pervious. He said the area had become a mud hole. Mr. Barritt questioned the accessibility of 9 parking spaces. Mr. O’Leary said people have always parked there and he felt they are viable. Mr. Belair said the space behind those parking spaces is filled with boat display. He added that the applicant does not have a history of compliance. Mr. O’Leary understood the concern and said they can indicate a 24-foot aisle width behind the parking area. Mr. Belair said there is an issue of front yard coverage because of the hard pack. The requirement is 50 feet plus 12 feet. He also noted the tree that is being removed has to be replaced on a “caliper by caliper” basis. Mr. Barritt noted that the Fire Chief wants signage indicating a fire lane and that violators will be towed. Mr. Belair said there have to be signs to discourage people from exiting the “enter only” access. Mr. Dugan said there already are signs, but people don’t obey them. Mr. Barritt said the wetland buffers need to be shown on the plan. Mr. Miller then moved to continue #SP-15-35 to 18 August. Ms. Smith seconded. Motion passed unanimously. 9. Minutes of 16 June 2015: Mr. Behr moved to approve the Minutes of 16 June 2015 as written. Mr. Parsons seconded. Motion passed unanimously. 10. Other Business: There was no other business. SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 7 JULY 2015 7 As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:30 p.m. ___________________________________ Clerk ___________________________________ Date