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HomeMy WebLinkAboutMinutes - Development Review Board - 03/03/2015 The South Burlington Development Review Board held a regular meeting on Tuesday, March 3, 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, J. Wilking, B. Breslend, D. Parsons ALSO PRESENT: P. Conner, Director of Planning & Zoning, R. Roesler, D. Bell, S. McIntyre, D. Pratt, D. Brent, J. Owens, P. Kahn, P. O’Leary, G. Allen, R. White, S. Katz, A. Hergenrother, D. Marshall, A. Coppa, A. Demetrowitz, B. Nedde, M. Fritz, A. Cooke, S. McClellan, K. Whitby, L. Murphy, B. Farley, K. Noonan, 1. Additions, deletions, or changes in order of agenda items: Mr. Conner announced that agenda item 5, Technology Park Campus, was to be removed from the agenda. 2. Comments and questions from the public not related to the agenda No comments or questions 3. Announcements: No announcements. 4. Consider reopening final plat application #SD-15-02 of Halvorsen Development to amend a previously approved planned unit development consisting of: 1) a 9,356 sq. ft. 275 seat standard restaurant, 2) a 71 room hotel (Comfort Suites), and 3) an 89 room hotel. The amendment consists of; 1) razing the 275 seat restaurant building, 2) constructing 11,242 sq. ft. retail building, and 3) constructing a 10’ X 55’ detached accessory structure, 1 Dorset Street Mr. Roesler provided a brief overview of the request to re-open the hearing. Mr. Miller moved to re-open the hearing. Mr. Wilking seconded the motion. Motion approved unanimously. 5. Consider reopening site plan application #SP-14-60 of Technology Park Campus, LLC to construct a 3-story 54,459 sq. ft. general office building, 88 Technology Park Way. This item was removed from the agenda. 6. Sketch plan application #SD-15-05 of Champlain Water District for a planned unit development to amend a previously approved plan for a 2.1 million gallon water storage tank. The amendment consists of: 1) constructing a 200 ft. high communications tower, and 2) constructing a 216 sq. ft. support building, 1215 Dorset Street. [note, this item was moved to follow item 7 on the agenda] Mr. Barritt opened the hearing. The Board and the applicant discussed the project. The public was invited to comment on the application. No action was taken. 7. Final plat application #SD-15-04 of Willowbrook Homes, LLC for a planned unit development consisting of: 1) the subdivision of a 31.87 acre parcel developed with one (1) single family dwelling into two (2) lots of 5.0 acres and 26.87 acres and, 2) developing the 5.0 acre parcel with nine (9) single family dwellings, 1675 Dorset Street. Mr. Barritt opened the hearing. The Board and the applicant discussed the project. The public was invited to comment on the application. Bill Miller moved to close the hearing, seconded by Jennifer Smith. The motion passed unanimously. 8. Conditional use application #CU-15-01 of Richard B. White to expand a nonconforming single family dwelling to 2,574 sq. ft. by constructing two (2) additions of 5’ X 8’‐10” & 19’ X 19’‐6” and constructing a 19’ X 27’ 2‐story detached accessory structure to contain a 772 sq. ft. accessory residential unit, 56 Central Avenue. Mr. Barritt opened the hearing. The Board and the applicant discussed the project. The public was invited to comment on the application. Bill Miller moved to continue the hearing to March 17, seconded by Jennifer Smith. The motion passed unanimously. 9. Continued preliminary & final plat application #SD-14-42 of Adam Hergenrother for BlackRock Construction for a planned unit development to construct two (2) general office buildings of 18,500 sq. ft. and 12,000 sq. ft., 284 Meadowland Drive. Mr. Barritt opened the hearing. The Board and the applicant discussed the project. The public was invited to comment on the application. Bill Miller moved to close the hearing, seconded by John Wilking. The motion passed unanimously. 10. Sketch plan application #SD-15-03 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 opened the hearing. The Board and the applicant discussed the project. The public was invited to comment on the application. No action was taken. 11. Minutes of March 4, and November 4, 2014, and February 17, 2015 Bill Miller moved to approve the minutes of February 17, 2015, seconded by John Wilking. The motion passed unanimously. 12. Other business. As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:25 p.m. , Clerk ____________________________, Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. 1 Paul Conner Subject:One Dorset St. - Halvorsen - CVS [PFC-CLIENTS.FID228197] From: Robert C. Roesler [mailto:broesler@pfclaw.com]   Sent: Tuesday, February 24, 2015 4:44 PM  To: ray  Cc: Bob Smith; Jeff Halvorsen; 'Thomas Vincent'; Burstiner, Gil; Carl Lisman  Subject: One Dorset St. ‐ Halvorsen ‐ CVS [PFC‐CLIENTS.FID228197]                   Dear Ray:                 On behalf of the applicants in this matter, I respectfully request that the South Burlington Development Review  Board reopen this application to consider two minor changes in the plan.  We realize that the DRB would normally grant  final approval on March 3, 2015, but it is important that these  two minor changes be part of the final plan.  As we  discussed, if the DRB reopens the application, the minor changes will be considered on March 17, the next regular  meeting, and if approved, the vote for final approval would be taken that night.                 The applicants will pay for any extra expense for warning the amendment on the 17th.  Please confirm that this  procedure is proper and that your office will proceed in this way.  Thank you and Paul for your time and thoughts today.                               Bob     Robert C. Roesler Of Counsel Paul Frank + Collins P.C. One Church Street | P.O. Box 1307 Burlington, VT 05402-1307 T: 802.658.2311 | F: 802.658.0042 V-card | www.PFCLaw.com WARNING: This message may contain information that is confidential and/or protected under the attorney/client or other lawfully recognized privilege. If you received this message in error or through inappropriate means, please reply to this message to notify the Sender that the message was received by you in error, and then permanently delete this message from all storage media, without forwarding or retaining a copy.   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: Paul Conner, Director of Planning & Zoning SUBJECT: Possible Request for Re-Opening of application #Sp-14-60 of Technology Park Partners DATE: March 3, 2015 DRB Meeting. We may have a request to re-open the above-referenced application. We’ll update you at the meeting on Tuesday. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_15_05_1215DorsetStreet_ChamplainWaterDistrict_comm_tower_and_support_building_sketch DEPARTMENT OF PLANNING & ZONING Report preparation date: February 27, 2015 Plans received: January 30, 2015 SKETCH PLAN REVIEW #SD-15-05 CHAMPLAIN WATER DISTRICT – 1215 DORSET STREET Agenda # 8 Meeting Date: March 3, 2015 Applicant Champlain Water District 403 Queen City Park Road South Burlington, VT 05401 Owners same Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_05_1215DorsetStreet_ChamplainWaterDistrict_comm_tower_and_support_building_sketch.doc PROJECT DESCRIPTION Sketch plan application #SD-15-05 of Champlain Water District for a planned unit development to amend a previously approved plan for a 2.1 million gallon water storage tank. The amendment consists of: 1) constructing a 200 ft. high communications tower, and 2) constructing a 216 sq. ft. support building, 1215 Dorset Street. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on January 30, 2015 and offer the following comments: Zoning District & Dimensional Requirements: The property is located in the Municipal Zoning District. Municipal Zoning District Required Existing Proposed √ Min. Lot Size none 1.17 acres No change √ Max. Building Coverage 30% 0.05 % 0.50 % √ Max. Overall Coverage 70% 12.4 % 14.7 % √ Max. Front Yard Coverage 30% 28.0 % No change √ Min. Front Setback 40 ft. ~30 ft. ~30 ft. √ Min. Side Setback 15 ft. ~6 ft. ~6 ft. √ Min. Rear Setback 30 ft. ~10.5 ft ~10.5 ft ♠ Max. Building Height 35ft. (flat roof) 135 ft. tank + antennae of unknown height on tank ~200 ft, new tower and antennas √ zoning compliance ♠ Waiver previously granted for existing tank & antennae, waiver requested for new tower with antennas Height Waiver The applicant is requesting a waiver pursuant to Section 3.07, D.(2)(b) which reads as follows: (2) R12, IA, PR, MU, C1-R12, C1-R15 C1-Auto, C1-Air, C1-LR, AR, SW, IO, C2, Mixed IC, AIR, and AIR-IND Districts. (a) …………. (b) For structures proposed to exceed the maximum height for structures specified in Table C-2 as part of a planned unit development or master plan, the Development Review Board may waive the requirements of this section as long as the general objectives of the applicable zoning district are met. A request for approval of a taller structure shall include the submittal of a plan(s) showing the elevations and architectural design of the structure, pre-construction grade, post-construction grade, and height of the structure. Such plan shall demonstrate that the proposed building will not detract from scenic views from adjacent public roadways and other public rights-of-way. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_05_1215DorsetStreet_ChamplainWaterDistrict_comm_tower_and_support_building_sketch.doc The applicant has submitted the required plans. With regards to the existing tank which measures 150.5 ft. in height, the applicant proposes to keep this in place but remove the communications tower from an (of unknown height) mounted on top of it. The applicant also proposes to remove (via a separate Zoning Permit application for demolition) an existing City-owned tower approximately 110 ft. in height, shed and associated guy wires located on the adjacent Isham property. The applicant then proposes to erect a new communications tower approximately 200 ft and associated 216 sq. ft., 9-ft tall support building and erect a new 8 ft. high fence. The general objectives of the Municipal Zoning District, noted in Section 7.03 A. are as follows: A Municipal District is hereby formed to provide for public schools, municipal services including but not limited to administration, police, fire, water, street, and sewer services, landfills, operations of other municipal corporations as set forth in 24 VSA [municipal corporations such as CSWD], and other municipal uses, excluding public recreation. Existing whip antennas on top of the tank provide communications services to CWD and South Burlington Police, Fire and Rescue and will be moved to the proposed new communications tower. Staff acknowledges the need for the tower and proposed height waiver. 1. The Board should discuss whether granting a waiver to allow the 200 ft. tower is justified. Fencing As a matter of public health and safety, the applicant seeks to install an 8 ft. fence consisting of 7 ft. of fencing with a 1 ft., 3-strand barbed wire apron on top. Barbed wire is prohibited by the LDRs as follows in Section 13.17 (B) (C): C. Prohibited Fences and Materials. The following fences and fencing materials are specifically prohibited: (1) Barbed, razor or ribbon wire or broken glass as part of any fence, unless specifically permitted. (2) Pointed metal fences. (3) Canvas and/or cloth fences, except when used to protect shrubs and vegetation. (4) Poultry and/or turkey wire fences within minimum front, side and rear yards. (5) Temporary fences, unless for snow control. Snow control fences shall be allowed from November 1 through to the following May 1. (6) Expandable fences and collapsible fences, except during construction of a building. (7) Chain link fences erected with the open loop at the top of the fence. 2. The Board and the applicant should discuss fencing that would provide an appropriate level of public health and safety. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_05_1215DorsetStreet_ChamplainWaterDistrict_comm_tower_and_support_building_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. (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 these two standards 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. The site is not regularly staffed and operates 24 hours a day. There will be no increase in traffic to the site and the existing driveway will be used. (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. Compliance with these two standards will be addressed in detail at Preliminary and Final Plat review. (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. Not applicable. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_05_1215DorsetStreet_ChamplainWaterDistrict_comm_tower_and_support_building_sketch.doc (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: 5. Southeast Quadrant - The Quadrant should be developed in a gradual, well planned manner that provides a variety of development patterns. An overall density in the low moderate range should be maintained and development designs stressed which preserve the open, special character of the SEQ. The project will remove one tower and erect a new tower. The proposed development will have little impact on density and little impact on the open and special character of the SEQ. 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. There is no pedestrian access to the site. Parking needs are minimal as the site is only visited on periodic basis for maintenance. (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. There are no formal parking areas on the site. The new gravel drive area will be located to the side of the new tower. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. Not applicable. (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 new tower will be compatible with the scale and height of the existing tank o on the site. (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. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_05_1215DorsetStreet_ChamplainWaterDistrict_comm_tower_and_support_building_sketch.doc 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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. RECOMMENDATION Seek clarification on the questions raised above, and presuming satisfactory answers, allow this to move forward through preliminary and final review. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Richard Pratt, Champlain Water District #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING WILLOWBROOK HOMES LLC – 1675 DORSET STREET FINAL PLAT APPLICATION #SD-15-04 FINDINGS OF FACT AND DECISION Final Plat application #SD-15-04 of Willowbrook Homes, LLC for a planned unit development consisting of: 1) the subdivision of a 31.87 acre parcel developed with one (1) single family dwelling into two (2) lots of 5.0 acres and 26.87 acres and, 2) developing the 5.0 acre parcel with nine (9) single family dwellings, 1675 Dorset Street. The Development Review Board held a public hearing on March 3, 2015. Peter Kahn & Paul O’Leary represented the applicant. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant, Willowbrook Homes LLC, seeks Final Plat approval for a planned unit development consisting of: 1) the subdivision of a 31.87 acre parcel developed with one (1) single family dwelling into two (2) lots of 5.0 acres and 26.87 acres and, 2) developing the 5.0 acre parcel with nine (9) single family dwellings, 1675 Dorset Street. 2. The owners of record of the subject property are William & Gail Lang. 3. The application was received on January 29, 2015. 4. The subject property is located in the Southeast Quadrant Neighborhood Residential, Village Residential and Natural Resource Protection Zoning Districts. 5. The plans submitted consist of an eleven (11) page set of plans, page one (1) entitled, “Planned Unit Development 1675 Dorset Street South Burlington, VT Site Plan Overall,” prepared by O’Leary – Burke Civil Associates, Inc., dated October 8, 2014 and last revised on January 26, 2015. FINDINGS OF FACT Dimensional Requirements The owners’ parcel is located within the three separate zoning subdistricts of the Southeast Quadrant. The Board’s analysis for compliance is focused solely on the project’s compliance with those for the Village Residential (VR) sub-district wherein the proposed project is taking place. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 2 Table 1. Dimensional Requirements SEQ-VR Zoning District Required Existing Proposed  Min. Lot Size 12,000 ft. 29.39 acres with Single Family home 5.00 acres (Lot 1) subdivided from existing parcel for 9- home PUD, remaining 24.39 acre parcel (Lot 2) remains with SF home  Max. Building Coverage 15% 10 % 21,600 s.f. on Lot 1  Max. Total Coverage 30% 12.4% 48,530 s.f. on Lot 1  Min. Front Setback 20 ft. >20 ft. >20 ft.  Min. Side Setback 10 ft. >10 ft. >10 ft.  Min. Rear Setback 30 ft. >30 ft. >30 ft.  Max. Building Height (pitched roof) 28 ft. <28 ft.  zoning compliance DENSITY The maximum allowable density is eight (8) units per acre in the VR subdistrict, including use of transferable development rights. The maximum allowable density on the five (5) acre parcel to be developed would be 40 units and only nine (9) units are proposed. The five (5) acre parcel to be developed has 1.2 units per acre for a total of six (6) units available (prior to the transfer of any TDRs or use of density from elsewhere on the property). In order to develop the nine (9) units proposed, three (3) units are obtained from the adjacent lot remaining, the 26.87 acre parcel, specifically from that portion which lies within the Village Residential District. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. According to Section 15.13(B)(1) of the South Burlington Land Development Regulations, the existing public utility system shall be extended to provide the necessary quantity of water, at an acceptable pressure, to the proposed dwelling units. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 3 According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider or developer shall connect to the public sewer system or provide a community wastewater system approved by the City and the State in any subdivision where off-lot wastewater is proposed. Applicant shall obtain final water and wastewater allocations prior to permit issuance. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. Erosion control specifications and grading plans have been submitted with the application. The Board finds this criterion to be met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The applicant is proposing to cease use of a portion of the existing driveway and create a new public road that will serve the existing single family lot and the proposed nine new homes. The relevant portion of Section 15 of the LDRs is as follows: (4) Connections to adjacent parcels. If the DRB finds that a roadway extension or connection to an adjacent property may or could occur in the future, whether through City action or development of an adjacent parcel, the DRB shall require the applicant to construct the connector roadway to the property line or contribute to the cost of completing the roadway connection. (a) In any such application, the DRB shall require sufficient right-of-way to be dedicated to accommodate two (2) lanes of vehicle travel, City utilities, and a ten-foot wide grade-separated recreation path. The applicant has proposed a curved road that terminates at the northern property line and includes space for a connection to the west. Should the property be further developed in the future, there is a city right-of-way along the northern boundary of Dorset Farms which would facilitate a connection into the middle of the parcel near the existing single family home. No formal connection is provided to the property immediately to the south. Said southern property may have some wetland and/or deed limitations and given that it is a single family lot, the Board finds that a road connection to this parcel is not warranted. The Board finds this criterion to have been met. (A)(4)The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. There is an existing small stream and associated wetland running north-south through the property, identified on the plan as “Existing Zoning Boundary.” The 50 ft. stream buffer is shown as is the 50 ft. wetland buffer. No development other than use of the existing driveway crossing is proposed within the buffers. In this part of the City, the Arrowwood Environmental Report (2005) updated the findings from the #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 4 Open Space Report and was a foundation for the current SEQ zoning. The western edge of the property is contained within the SEQ – Natural Resources Protection District and includes forested and wetlands areas. This area is not proposed to be affected by the application. The applicant has submitted draft language to be included in the Association documents demonstrating that there shall be no use of pesticides or non-organic fertilizers within the wetlands or associated buffers. The Board finds that this criterion is met. (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. Pursuant to Section 9.01 of the Land Development Regulations, the Southeast Quadrant District (SEQ) is hereby formed in order to encourage open space preservation, scenic view and natural resource protection, wildlife habitat preservation, continued agricultural use, and well as planned residential use in the largely undeveloped area of the City known as the Southeast Quadrant. The open character and scenic views offered in this area have long been recognized as very special and unique resources in the City and worthy of protection. The location and clustering of buildings and lots in a manner that in the judgment of the Development Review Board will best preserve the open space character of this area shall be encouraged. The proposal is for nine (9) new single family homes. The project is located within the VR subdistrict, which allows for up to eight (8) units per acre (with the transfer of development rights); the proposal is well below this maximum. Compatibility of the proposed development with planned development patterns is further assessed under the SEQ standards. The proposed homes and layout are consistent with the standards of the VR subdistrict. The Board finds this criterion to have been 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. See discussion under SEQ standards. (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. In an email to staff dated February 25, 2015, the Fire Department stated that: “it appears that all issues raised by our initial review have been adequately addressed”. (A)(8)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. See discussion below under SEQ standards. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 5 (A)(9)Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board finds the project to be consistent with the Comprehensive Plan. Southeast Quadrant District This proposed subdivision is located in the southeast quadrant district. Therefore it is subject to the provisions of Section 9 of the SBLDR. 9.06 Dimensional and Design Requirements Applicable to All Sub-Districts The following standards shall apply to development and improvements within the entire Southeast Quadrant Zoning District. A. Height. (1) The maximum height of any occupied structure in the SEQ-NRP, SEQ-NRT, or SEQ-NR sub-district shall not exceed forty-five feet (45’); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub-districts. The maximum height of any structure shall also not exceed those allowed within the Table of Uses and Dimensional Standards (Appendix C). The nine proposed homes are to be either 1 or 1.5 stories in height above the basement. The Board finds that this criterion is met. B. Open Space and Resource Protection. (1) Open space areas on the site shall be located in such a way as to maximize opportunities for creating usable, contiguous open spaces between adjoining parcels. As most of the parcel remains undeveloped, there still remains contiguous open space between adjoining parcels. The Board finds that this criterion is met. (2) Building lots, streets and other structures shall be located in a manner consistent with the Regulating Plan for the applicable sub-district allowing carefully planned development at the average densities provided in this bylaw. See the discussion below under SEQ. (3) A plan for the proposed open spaces and/or natural areas and their ongoing management shall be established by the applicant. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 6 Section 9 of the SBLDR states that “a range of parks should be distributed through the SEQ to meet a variety of needs including children’s play, passive enjoyment of the outdoors, and active recreation.” Furthermore, “parks should be provided at a rate of 7.5 acres of developed parkland per 1,000 population per the South Burlington Capital Budget and Program” and “a neighborhood or mini park of 10,000 square feet or more should be provided within a one-quarter mile walk of every home not so served by an existing City park or other publicly-owned recreation area.” No formal park is proposed here, but a large area of the property to the east of the homes will be available for recreational use. The applicant has submitted draft language to be included in the Condominium Association legal documents that provide details on the uses and maintenance of Open Space including the designated “Recreational Area” located to the east of the homes and details on maintenance of the “Wetlands / Wetlands Buffers.” The draft language indicates that the Recreational Area shall be maintained and regularly mowed. See also the discussion under 15.8(A) (4) above regarding the western portion of the property. The Board finds that this criterion is met. (4) Sufficient grading and erosion controls shall be employed during construction and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. In making this finding, the Development Review Board may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. The project shall adhere to erosion control standards in Section 16.03 of the LDRs. The grading plan shall meet the standards in Section 16.04 of the LDRs. The applicant has submitted plans to meet this standard. See discussion above. The Board finds this criterion to be met. (5) Sufficient suitable landscaping and fencing shall be provided to protect wetland, stream, or primary or natural community areas and buffers in a manner that is aesthetically compatible with the surrounding landscape. Chain link fencing other than for agricultural purposes shall be prohibited within PUDs; the use of split rail or other fencing made of natural materials is encouraged. The area proposed for development is distant from any wetland, stream or natural community areas. The Board finds that neither additional landscaping nor fencing is warranted and that this criterion is satisfied. C. Agriculture. The conservation of existing agricultural production values is encouraged through development planning that supports agricultural uses (including but not limited to development plans that create contiguous areas of agricultural use), provides buffer areas between existing agricultural operations and new development, roads, and infrastructure, or creates new opportunities for agricultural use (on any soil group) such as but not limited to community-supported agriculture. As noted above, most of the central portion of the property remains undeveloped and could be farmed in the future. There are no existing agricultural operations adjacent to or impacted by this project. The #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 7 Board finds that this criterion is met. In addition, the recreational area proposed at the eastern portion of the project could include community gardens. D. Public Services and Facilities. In the absence of a specific finding by the Development Review Board that an alternative location and/or provision is approved for a specific development, the location of buildings, lots, streets and utilities shall conform with the location of planned public facilities as depicted on the Official Map, including but not limited to recreation paths, streets, park land, schools, and sewer and water facilities. The Board finds that the proposed development is compatible with the location of planned public facilities depicted on the Official Map. (1) Sufficient water supply and wastewater disposal capacity shall be available to meet the needs of the project in conformance with applicable State and City requirements, as evidenced by a City water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit from the Department of Environmental Conservation. The applicant has received preliminary water and wastewater allocation approvals for the project. The Board finds that this criterion is met however the applicant must receive final wastewater allocation prior to issuance of a zoning permit. (2) Recreation paths, storm water facilities, sidewalks, landscaping, utility lines, and lighting shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. (3) Recreation paths, utilities, sidewalks, and lighting shall be designed in a manner that is consistent with City utility plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. At the request of the City’s Bike & Pedestrian Committee, the applicant has proposed granting a 20 ft. wide bike path easement to the City along the parcel’s eastern boundary with Dorset Street. The Board finds that this criterion is met. (4) The plan shall be reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for evaluation including, but not limited to, minimum distance between structures, street width, vehicular access from two directions where possible, looping of water lines, water flow and pressure, and number and location of hydrants. In an email to staff dated February 25, 2015, the Fire Chief indicated the plans were acceptable. E. Circulation. The project shall incorporate access, circulation and traffic management strategies sufficient to prevent unsafe conditions on adjacent roads and sufficient to create connectivity for pedestrians, bicycles, vehicles, school transportation, and emergency service vehicles between neighborhoods. In making this finding the Development Review Board may rely on the findings of a traffic study submitted by the applicant, and the findings of any technical review by City staff or consultants. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 8 (1) Roads shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. (2) Roads shall be designed in a manner that is consistent with City roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. In an email to staff dated February 23, 2015 the Department of Public Works indicated to staff that the applicant’s proposed plans were acceptable. The Board finds that the criteria in standards D. (2) & (3) and E. (1) & (2) above have been met. (3) The provisions of Section 15.12(D)(4) related to connections between adjacent streets and neighborhoods shall apply. See discussion above 9.07 Regulating Plans A. Description and Regulatory Effect. The regulatory text of this Article is supplemented with illustrations, officially known as the Regulating Plan, illustrating the dimensional and design concepts. The Regulating Plan contains basic land planning and neighborhood design criteria that are intended to foster attractive and walkable neighborhood development patterns. Design criteria and guidelines set forth below are intended to address basic neighborhood design relationships related to scale, connectivity, and overall orientation that promote pedestrian friendly development as follows in Section 9.07(C). The Regulating Plan is an illustrative guide; it does not have the same force of regulation as does the text in this bylaw. However, the Development Review Board will refer to both the Regulating Plan and the text of this section in its project reviews B. General Provisions (1) The Regulating Plan shall apply to new development within the SEQNRT, SEQ-NR, SEQ-VR and SEQ-VC sub-districts. (2) All residential lots created on or after the effective date of this bylaw in any SEQ sub-district shall conform to a standard minimum lot width to depth ratio of one to two (1:2), with ratios of 1:2.5 to 1:5 recommended. The lot overall is square rather than rectangular. However, generally the layout of the individual nine homes indicate that their building envelopes and yards would be consistent with a 1:2 width-depth ratio and that the therefore the intent of this criterion is met. C. Street, Block and Lot Patterns (1) Overall Criteria: Development criteria within the Street, Block and Lot Pattern section are intended to provide pedestrian-scaled development patterns and an interconnected system of streets that allow direct and efficient walking and bicycling trips, and decrease circuitous vehicular trips. (2) Street Design: The intention of street design criteria is to provide a system of attractive, pedestrian- oriented streets that encourage slower speeds, maximize connections between and within neighborhoods, and contribute to neighborhood livability. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 9 (3) Building Design: The intention of the building design guidelines is to ensure that new housing and commercial development reinforce a pedestrian-friendly environment, while allowing creativity in design. Given the small size of the development, there are limited streets and blocks. The proposal includes a sidewalk along the eastern edge of the new proposed street as well as a proposed trail connecting with Dorset Street. It is unclear whether this is a footpath or whether it will be paved or graveled recreation path. The layout of the street is such that a future connection to the east or north is feasible. The plans indicate installation of a sign at the end of the turn-around indicating that the roadway may be extended to the north in the future, pursuant to 9.09(A)(3). The Board finds that this criterion is met. D. Parks Design and Development. (1) General standards. The SEQ has an existing large community park, the Dorset Street Park Complex. Parks in the SEQ may be programmed as neighborhood parks or mini-parks as defined in the Comprehensive Plan. Mini parks in the SEQ should be a minimum of 10,000 square feet, with programming approved by the South Burlington Recreation Department. Such parks are to be located through the neighborhoods in order to provide a car-free destination for children and adults alike, and to enhance each neighborhood’s quality of life. They shall be knitted into the neighborhood fabric as a focal point in the neighborhood, to add vitality and allow for greater surveillance by surrounding homes, local streets and visitors. Each park should be accessible by vehicle, foot, and bicycle and there should be a park within a quarter-mile of every home. (2) Specific Standards. The following park development guidelines are applicable in the SEQ- NRT, SEQ-NR, SEQ-VR, and SEQ-VC districts: (a) Distribution and Amount of Parks: (i) A range of parks and open space should be distributed through the SEQ to meet a variety of needs including children’s play, passive enjoyment of the outdoors, and active recreation. (ii) Parks should serve as the focus for neighborhoods and be located at the heart of residential areas, served by public streets and fronted by development. (iii) Parks should be provided at a rate of 7.5 acres of developed parkland per 1,000 population per the South Burlington Capital Budget and Program. (iv) A neighborhood or mini park of 10,000 square feet or more should be provided within a one-quarter mile walk of every home not so served by an existing City park or other publicly-owned developed recreation area. (b) Dedication of Parks and Open Space: Parks and protected open space must be approved by City Council for public ownership or management, or maintained permanently by a homeowners’ association in a form acceptable to the City Attorney. (c) Design Guidelines (i) Parks should be fronted by homes and/or retail development in order to make them sociable, safe and attractive places. (ii) Parks should be located along prominent pedestrian and bicycle connections. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 10 (iii) To the extent feasible, single-loaded roads should be utilized adjacent to natural open spaces to define a clear transition between the private and public realm, and to reinforce dedicated open space as a natural resource and not extended yard areas. See discussion of common land above. 9.08 SEQ-NR &NRT Sub-District; Specific Standards No land development is proposed on the NR portion of this property. 9.09 SEQ-VR Sub-District; Specific Standards The SEQ-VR sub-district has additional dimensional and design requirements, as enumerated in this Section. A. Street, Block and Lot Pattern (1) Development blocks. Development block lengths should range between 300 and 400 linear feet; see Figure 9-2 for example. If longer block lengths are unavoidable blocks 400 feet or longer must include mid-block public sidewalk or recreation path connections. (2) Interconnection of Streets (a) Average spacing between intersections shall be 300 to 400 feet. (b) Dead end streets (e.g. culs de sac) are discouraged. Dead end streets shall not exceed 200 feet in length. (c) Street stubs are required at the end of dead end streets to allow for future street connections and/or bicycle and pedestrian connections to open space and future housing on adjoining parcels per section 15.12(D)(4). The new access road serving the new homes is less than 300 feet long. As noted above, the issue of street stubs has been addressed. The Board finds that this criterion is met. (3) Street Connection to Adjoining Parcels. Street stubs are required to be built to the property line and connected to adjacent parcels per section 15.12(D)(4) of these Regulations. Posting signs with a notice of intent to construct future streets is strongly encouraged. (4) Lot ratios. Lots shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended. See discussion under Section 9.07 (B). B. Street, Sidewalk & Parking Standards (1) Street dimensions and cross sections. Neighborhood streets (collector and local) in the VR sub-district are intended to be low-speed streets for local use that discourage through movement and are safe for pedestrians and bicyclists. Dimensions for public collector and local streets shall be as set forth in Tables 9-3 and 9-4, and Figures 9-8 and 9-9 below. (2) Sidewalks #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 11 (a) Sidewalks must be a minimum of five feet (5’) in width with an additional minimum five-foot planting strip (greenspace) separating the sidewalk from the street. (b) Sidewalks are required on one side of the street, and must be connected in a pattern that promotes walkability throughout the development. The DRB may in its discretion require supplemental sidewalk segments to achieve this purpose. (3) Street Trees; see Section 9.08(B)(3) (4) On-street parking; see Section 9.08(B)(4). (5) Intersection design. Intersections shall be designed to reduce pedestrian crossing distances and to slow traffic; see Figure 9-6 and Section 9.08(B)(5). (6) Street and sidewalk lighting. Pedestrian-scaled light fixtures (e.g., 12’ to 14’) shall be provided sufficient to ensure pedestrian safety traveling to and from public spaces. Overall illumination levels should be consistent with the lower-intensity development patterns and character of the SEQ, with lower, smoother levels of illumination (rather than hot-spots) and trespass minimized to the lowest level consistent with public safety. The Department of Public Works has addressed the project’s compliance with these standards in the discussion above. These criteria are met. C. Residential Design (1) Building Orientation. Residential buildings must be oriented to the street. Primary entries for single family and multi-family buildings must face the street. Secondary building entries may open onto garages and/or parking areas. (Special design guidelines apply to arterial streets). (2) Building Façades. Building facades are encouraged to employ a theme and variation approach. Buildings should include common elements to appear unified, but façades should be varied from one building to the next to avoid monotony. Front porches, stoops, and balconies that create semi-private space and are oriented to the street are encouraged. (3) Front Building Setbacks. In pedestrian districts, a close relationship between the building and the street is critical to the ambiance of the street environment. (a) Buildings should be set back fifteen feet (15’) from the back of sidewalk. (b) Porches, stoops, and balconies may project up to eight feet (8’) into the front setbacks. Porch, stoop and balcony areas within the front setback shall not be enclosed or weatherized with glazing or other solid materials. (4) Placement of Garages and Parking. See Section 9.08(C)(4) and Figure 9-7. (5) Mix of Housing Styles. A mix of housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and affordability is encouraged within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near-identical units. The applicant has submitted a two page document dated January 26, 2015 entitled “Unit Design Guidelines Willowbrook Development, South Burlington, Vermont” prepared by Michael Dugan Architect toward satisfying standards C. (1) through (5) above. The applicant has also submitted sample elevations. The Board finds that these criteria are met. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 12 UTILITY CABINETS The plans do not show any utility cabinets. If any utility cabinets are proposed, approval for their installation must first be obtained from the Development Review Board. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: 14.06(B)(1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. 14.06(B)(2) Parking 14.06(B)(3)Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. This is a proposed small, single family development of homes on a single, new street. A landscaping plan is proposed, the development includes a sidewalk on one side of the street and each home will include a driveway. The proposed homes will be less than 28 ft. in height and of a size similar to others in the subdistrict. These three criteria are met. 14.06(B)(4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Not applicable. 14.06(C)(1) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. 14.06(C)(2) Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The applicant has submitted sample elevations of the homes indicating that they will meet the above criterion. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 13 an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The applicant will be constructing two hammerheads at the end of the new neighborhood street to facilitate a westerly connection to the remainder of the property and a northerly connection to the adjacent parcel. The Board finds this criterion to be met. 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 detail that such utility lines and connections are underground. The Board finds that this criterion is met. C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall not be required to be fenced or screened. No dumpsters are necessary as the development consists of single family homes and likely to be serviced via family sized totes. This criterion is met. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to planned unit development review. The minimum landscape requirement for this project is determined by Table 13-9 of the South Burlington Land Development Regulations. The costs of street trees are above and beyond this minimum landscape requirement. When a planting plan is submitted as part of preliminary and final plat review, it will be submitted to the City Arborist for review and comment. A landscape plan has been submitted which includes a proposed house landscaping schedule. According to the applicant, the construction cost per unit is $150,000. The total construction cost for these nine units is therefore $1,350,000. The minimum landscaping standard is $7,500 on the first $250,000 of total building cost, $5,000 on the next $250,000 and $8,500 on the remaining $850,000 for combined total of $21,000. This schedule proposes a budget of $2,296.00 per unit for a total landscaping budget for the nine units of $20,664.00 supplemented by $10,935 in backyard landscaping and landscaping along Dorset Street for a total of $31,599 and therefore this standard is met. The Board finds that this criterion is met. E911 Addresses #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 14 The applicant will be required to submit a name for this street, which shall be approved by the Planning Commission, and E911 addresses for the proposed project, in conformance with the E911 addressing standards, which shall be included on the final plat plans. Other – Stormwater On December 10, 2014, the Public Works Department provided comments on Stormwater management related to the project. The applicant responded on February 23, 2015, as excerpted below, to these comments and the Department indicated these responses were acceptable that same day. 1) The project proposes to disturb greater than 1 acre of land and create greater than 1 acre of impervious area. Therefore, it will need construction (3-9020) and operational (3-9015) stormwater permits from the State of Vermont Department of Environmental Conservation. N/A 2) The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance structures on site. N/A 3) If the applicant intends to turn the stormwater system over to the City they will want include the pipe leaving CB#9 and entering the swale within the proposed easement. The stormwater system was revised for final submittal to have the discharge pipe come from CB#5. The plat was revised to show an easement centered on the discharge pipe. (Sheet 2 – Plan & Profile, Sheet PL – Plat) DECISION Motion by ________________, seconded by ____________________, to approve Final Plat application #SD-15-04 of Willowbrook Homes, LLC subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plat submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plat shall be revised to show the changes below and shall require approval of the Administrative Officer. Four (4) copies of the approved revised plans shall be submitted to the Administrative Officer prior to recording the plat. a. The survey plat shall be revised to include the signature and seal of the land surveyor. b. The plans shall be revised to include a street name approved by the Planning Commission. c. The plans shall be revised to include street addresses as in compliance with the E-911 addressing standards. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 15 4. The applicant shall receive final wastewater allocation and final wastewater allocation prior to issuance of a zoning permit. 5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 6. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 7. The association documents related to the common land shall include provisions that indicate the useable portions of this land are to be available to all residents in the PUD. Association documents shall also include provisions for maintenance of the land. The full association documents shall be submitted for review prior to issuance of the first zoning permit for the property. 8. The applicants shall notify all buyers in the subdivision that the public street will potentially be continued in the future as a through-road and a statement to this effect shall be placed in the covenants and a copy submitted prior to issuance of the first zoning permit. 9. The applicant shall post an $18,450 landscaping bond for the street trees prior to issuance of the zoning permit for road construction and a $31,599 landscaping bond for house plantings, back yard and Dorset Street landscaping prior to issuance of the first permit for the first homes. These bonds shall remain in full effect for three (3) years from planting to assure that the landscaping has taken root and has a good chance of survival. 10. Units constructed as part of this project shall be compliant with two page document dated January 26, 2015 entitled “Unit Design Guidelines Willowbrook Development, South Burlington, Vermont” prepared by Michael Dugan Architect submitted as part of this application. 11. Any proposed utility cabinets must be approved by the Development Review Board prior to installation. 12. Per section 12.03.F(1) of the City’s Land Development Regulations, upon completion of the infrastructure, the applicant shall submit record drawings showing pipe invert elevations, drainage structure rim elevation, pipe material, final grading, etc. 13. There shall be no use of herbicides or pesticides, nor non-organic fertilizers, within the wetlands or associated 25 foot buffers. This shall be reflected in the association documents which shall be reviewed by the City Attorney prior to issuance of a zoning permit for the first building on the property. 14. The applicant shall be responsible to regularly maintain all stormwater treatment and conveyance structures on-site. 15. Prior to recording the final plat plans, all appropriate legal documents including easements (e.g. irrevocable offer of dedication and warranty deed for the proposed public road, and utility, sewer, drainage, and water, etc.) shall be submitted to the City Attorney for approval and recorded in the South Burlington Land Records. #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 16 16. Pursuant to Section 15.17 of the Land Development Regulations, the applicant shall submit a Certificate of Title showing the ownership of all property and easements to be dedicated or acquired by the City to be approved by the City Attorney prior to recording the mylars. 17. The mylars shall be recorded prior to any zoning permit issuance. 18. In accordance with Section 15.14(E) (2) of the Land Development Regulations, within 14 days of the completion of the required improvements, the developer shall submit to the City Engineer “as-built” construction drawings certified by a licensed engineer. 19. The applicant shall obtain a zoning permit for the first of the nine (9) homes within six (6) months of this approval. The Development Review Board grants a period of five (5) years for approval of the remainder of the homes. At such time as the five years is reached and the applicant has not sought a zoning permit for the remainder of the homes, they shall be eligible, per Section 17.04 of the South Burlington Land Development Regulations, for one (1) extension to an approval if the application takes place before the approval has expired and if the Development Review Board determines that conditions are essentially unchanged from the time of the original approval. In granting such an extension, the Development Review Board may specify a period of time up to one (1) year for the extension. 20. Prior to start of construction of the improvements described in condition #15 above, the applicant shall post a bond which covers the cost of said improvements, the amount of which has been approved by the Board. 21. Prior to issuance of a zoning permit for the first lot or start of utility or road construction, the applicant shall submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 22. Street trees must be in place along the street prior to adding the final layer of the pavement. 23. All exterior lighting shall be downcast and shielded, and otherwise comply with Section 13.07 of the SBLDR. 24. The final plat plans (sheet 1 and subdivision 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 #SD-15-04 SD_15_04_1675 Dorset Street_Willowbrook_Homes_PUD_FinalPlat_ffd.doc 17 Motion carried by a vote of X – X – X Signed this ____ day of __________________ 2015, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The 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. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD CU_15_01_56CentralAve_White_addition_and_accessory DEPARTMENT OF PLANNING & ZONING Report preparation date: February 27, 2015 Application received: January 19, 2015 AGENDA ITEM #6 56 Central Avenue Conditional Use Application #CU-15-01 Meeting date: March 3, 2015 Applicant / Owner Richard B. White 56 Central Avenue South Burlington, VT 05403 Property Information Tax Parcel ID Queen City Park (QCP) District CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING PROJECT DESCRIPTION Conditional use application #CU-15-01 of Richard B. White to expand a nonconforming single family dwelling to 2,574 sq. ft. by constructing two (2) additions of 5’ X 8’-10” & 19’ X 19’-6” and constructing a 19’ X 27’ 2-story detached accessory structure to contain a 772 sq. ft. accessory residential unit, 56 Central Avenue. COMMENTS Administrative Officer Ray Belair and Planner Temporary Assignment Dan Albrecht (“Staff”) have reviewed the plans submitted on January 19, 2015, and offer the following comments. Zoning District & Dimensional Requirements: QCP Zoning District Required Existing Proposed  Min. Lot Size 7500 S.F. 9535 S.F No change  Max. Building Coverage 40% 6.54 % 16.3 %  Max. Overall Coverage 60% 17.4 % 35.0 %  Min. Front Setback 10 ft ~20 ft. No change  Min. Side Setback 5 ft. < 5 ft. No change  Min. Rear Setback 10 ft. 26’7” No change  Max. Building Height 25 ft. 23.35 ft. No change to existing home roof; proposed rear addition is 17.05 ft high, proposed accessory unit is 15 ft. high  Pre-existing non-conforming  Zoning compliance Staff has prepared these comments in two sections so as to address, firstly, the proposed two additions to the existing non-conforming single family dwelling and secondly, the proposed accessory structure. STAFF COMMENTS ON PROPOSED ADDITIONS TO SINGLE FAMILY DWELLING The applicant seeks approval to add an entryway on the side of the house and an addition on the rear of the house. Since the house is non-conforming, the project must be reviewed under 3.11(D) [Alterations to Non-Conforming Structures] and 4.08(E), and (F) [Queen City Park District] of the South Burlington Land Development Regulations (SBLDR). Section 3.11 (D) (1) of the Land Development Regulations states that “except as otherwise provided in sub-sections (2) and (3) below, and in Article 4, Section 4.08, Queen City Park District, and in Article 12, Section 12.01(D), any non-complying building or structure may be altered, including additions to the building or structure, provided such alteration does not exceed in aggregate cost thirty-five percent (35%) for residential properties and twenty-five percent (25%) for industrial and commercial property of the current assessed value as determined by the City Assessor and in compliance with Section 3.11(B) above. In the event an addition or an expansion to a building or structure is proposed, the addition or expansion itself must comply with the provisions of these regulations (e.g., setback requirements)”. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING Section 3.11 (D) (2) of the SBLDR’s states that “the thirty-five percent (35%) limitation for residential properties described above shall not apply to structures on lots that were in existence prior to February 28, 1974”. This proposed alteration, pursuant to Section 3.11(D) (2) of the SBLDR’s is not subject to the 35% limitation described in Section 3.11(D) (1) as the lot was in existence prior to February 28, 1974. F. Nonconforming Structures. Structures in the Queen City Park District shall be subject to the provisions of Article 3, Section 3.11, nonconformities, and to the following requirements and restrictions: (1) Any nonconforming structure may be altered provided such work does not: (a) Exceed in aggregate cost thirty-five percent (35%) for residential properties and twenty-five percent (25%) for nonresidential properties of the fair market value as determined by the City Assessor or by a separate independent appraisal approved by the Administrative Officer; or (b) Involve an increase to the structure's height or footprint, or otherwise involve an increase to the square footage of the building or structure. The proposed additions would increase both the footprint and square footage of the existing non-conforming structure. (2) The Development Review Board may approve any alteration which exceeds the thirty-five and twenty-five percent rule described above or which involves an increase to the structure's height, footprint or square footage subject to the provisions of Article 14, Conditional Use Review. Staff has evaluated compliance with the criteria in the section of this report titled ‘Conditional Use Review’ below. (3) The Development Review Board shall determine that the proposed alteration or expansion will not adversely affect: (a) Views of adjoining and/or nearby properties; (b) Access to sunlight of adjoining and/or nearby properties; and (c) Adequate on-site parking. According to the applicant, the proposed additions consist of first, on the east side of the existing house, a new living/dining room with a family room / artist studio below it. This addition will be located in part in the location for an existing deck although it appears some new deck area will be constructed as well on the south side of the building. The second addition located on the south –east corner of the existing house, consists of a new main door entry. Staff feels the proposed additions do not constitute an adverse impact on the views of adjoining and/or nearby properties as the entryway addition is minor and the primary addition is taking place within the area already in use by the existing deck. With regards to the proposed additions impact on the access of sunlight of adjoining and/or nearby properties (in this case the property to the north), the primary affect beyond what currently exists will be the height ( 17 ft., 5/8 inch) of the walls and roof of the addition (see Elevations for details). Staff notes that in both cases, the additions meet all setback and height requirements. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 1. The Board should discuss whether the proposed addition will or will not adversely affect the views of or access to sunlight of the property to the north. With regards to item (c) the plans indicate two parking spaces on the property as well as construction of a garage as part of the addition. Staff feels these will provide adequate on-site parking. 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. No increase in the number of bedrooms is proposed as a part of the additions. The proposed additions 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 4.08 of the LDRs, the purposed of the Queen City Park District is as follows: A Queen City Park District (QCP) is hereby formed in order to encourage residential use at densities and setbacks that are compatible with the existing character of the Queen City Park neighborhood. It is designed to promote the area's historic development pattern of smaller lots and reduced setbacks. This district also encourages the conversion of seasonal homes to year round residences. Any use not expressly permitted is prohibited, except those that are allowed as conditional uses. Staff considers the proposed additions to be compatible with the existing character of the QCP neighborhood. The proposed additions are part of an overall pattern in recent years of the conversion of what were once smaller seasonal homes into larger year round residences. The additions will not change the existing use of the property as a residential home. (3) Traffic on roads and highways in the vicinity. The adequacy of existing off-street parking is maintained. The proposed additions will have no undue adverse impact on traffic. (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 additions will have no undue adverse impact on the utilization of renewable energy resources such as rooftop solar or wind. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING Staff considers the project to have met the Conditional Use Criteria noted above. STAFF COMMENTS ON PROPOSED ACCESSORY RESIDENTIAL UNIT (ARU) 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 Accessory Residential Unit cannot be secured unless it secures an allocation of wastewater and water from the appropriate authorities, a condition to which the project will be subject to at the time a decision is rendered on the application. In addition, the proposed Accessory Residential Unit is a one-bedroom unit and therefore the likelihood of school-age children living in the property is lower than that of a 2-bedroom or larger home. The proposed Accessory Residential Unit 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 4.08 of the LDRs, the purposed of the Queen City Park District is as follows: A Queen City Park District (QCP) is hereby formed in order to encourage residential use at densities and setbacks that are compatible with the existing character of the Queen City Park neighborhood. It is designed to promote the area's historic development pattern of smaller lots and reduced setbacks. This district also encourages the conversion of seasonal homes to year round residences. Any use not expressly permitted is prohibited, except those that are allowed as conditional uses. Staff considers the proposed Accessory Residential Unit to be compatible with the existing character of the QCP neighborhood. The proposed additions are part of an overall pattern in recent years of the conversion of what were once smaller seasonal homes into larger year round residences. The additions will not change the existing use of the property as a residential property. The municipal plan identifies this neighborhood as medium density residential. The plan also notes that the “availability of quality housing, and quality affordable housing, is important in attracting and retaining a qualified work force.” The proposed Accessory Residential Unit represents a small but important contribution towards this goal in a neighborhood that is highly desirable due to its character and the proximity of Lake Champlain. (3) Traffic on roads and highways in the vicinity. The proposed Accessory Residential Unit will have two dedicated off-street parking spaces and therefore it will have no undue adverse impact on traffic. (4) Bylaws and ordinances then in effect. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 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 Accessory Residential Unit will have no undue adverse impact on the utilization of renewable energy resources such as rooftop solar or wind. Staff considers the project to have met the Conditional Use Criteria noted above. ACCESSORY RESIDENTIAL UNITS Pursuant to Section 3.10(E) of the proposed Land Development Regulations, in any district where a single- family residence is a principal permitted use, one (1) accessory residential unit within or attached to a primary single-family residence or within an existing, permitted accessory structure may be permitted by the DRB in accordance with Article 14, Site Plan Review, and the following additional criteria: 1) Floor space of the accessory residential unit shall not exceed thirty percent (30%) of the total habitable area of the single-family dwelling unit. According to the applicant, the total habitable area of the single family dwelling unit after creation of the proposed addition is 2,574 sq. ft. As proposed, the accessory residential unit will use 772 sq. ft. of that space, or 29.99% of the habitable area of the principal dwelling. The application conforms to this limitation. 2) The principal dwelling shall be owner occupied. The application is silent on whether the primary residence will be owner occupied. As this is required, the Board should seek sworn testimony on this point from the owner/applicant at the hearing. 2. The Board should confirm whether the primary residence will be owner occupied. 3) The accessory dwelling shall be an efficiency or one-bedroom unit. The proposed accessory dwelling is a one-bedroom unit. 4) Adequate wastewater capacity is available to service the accessory unit, as demonstrated by the issuance of a Wastewater Allocation or on-site wastewater permit pursuant to the South Burlington Ordinance regulating the use of public and private sanitary sewage and stormwater systems. The applicant must obtain wastewater approval prior to issuance of a zoning permit. 5) Two additional off-street parking spaces shall be provided on the same lot, either in a garage or a driveway, or not in any areas required to meet coverage limitations, or any front yard other than a driveway, required by these Regulations. As illustrated on the site plan, these are provided. CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 6) If occupancy of the unit is to be restricted in the deed of the single-family home to a disabled person, no additional off-street parking is required. No such deed restrictions are proposed. This criterion does not apply. 7) A zoning permit shall be required for the accessory residential unit. A zoning permit is required. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Cc: Richard B. White, applicant EXISTINGHOUSEADDITIONADD.DECK & STAIRDECKN10' - 0"10' - 0"5' - 0"10' - 0" 19' - 0"8' - 10" 15' - 6" 19' - 6" CENTRA L A V E EXISTINGWALKWAYLINE OF EXSITINGDRIVE WAYLINE OF DRIVEWAY5' - 9 1/2"5' - 0"5' - 9 1/2"LINE OF ROADEXISTING TREE'S TO REMAINPORCHADU27' - 0"8' - 0"5' - 10 3/8"14' - 6 1/4"11' - 0" 19' - 0" 10' - 3"DRIVEWAYRETAININGWALL12PARKING SPACE(9'x20')12EXISTING TREETO REMAINNORTH, WEST AND EAST LOT LINEIS REFERENCED FROM CIVILSURVEY BY WARRENROBENSTIEN DATED 5/20/0498.74 °81.40°NORTH, WEST AND EAST LOT LINEIS REFERENCED FROM CIVILSURVEY BY WARRENROBENSTIEN DATED 5/20/04102'100'3' H. SHRUBS5' - 10 5/8"ZONING DISTRICT: QUEEN CITY PARKLOT COVERAGE BUILDING = 20%LOTCOVERAGE BUILDING + OTHER = 40%FRONT: 10'-0"SIDE: 5'-0"REAR: 10'-0"ACCESSORY BUILDING HEIGHT: 15'-0"EXISTING LOT COVERAGEEXISTING LOT SIZE: 9,535 S.F.EXISTING HOUSE: 624 S.F.EXISTING DECK & STAIR: 323 S.F.EXISTING PORCH: 58 S.F.EXISTING DRIVEWAY: 655 S.F.EXISITNG LOT COVERAGE = 1,660 S.F. = 17.4%PROPOSED LOT COVERAGEEXISTING LOT SIZE: 9,535 S.F.EXISTING HOUSE: 624 S.F.PROPOSAL ADDITION: 413 S.FNEW DECK: 441 S.F.PROPOSED ADU: 518 S.FADU PORCH: 278 S.F.DRIVE WAY & PARKING: 1056 S.F.PROPOSED BUILDING COV. = 1,555 S.F. = 16.3%PROPOSED LOT COVERAGE = 3,330 S.F. = 35%DRAWING KEYDECK OR WALKWAYEXISTING STRUCTUREPROPERTY LINESETBACK LINEPROPOSED STRUCTURELINE OF DECK TO BE REMOVEDSHEET NO:© 2014 HINGE, INC.The design ideas and plansrepresented by thesedocuments are the propertyof Hinge, Inc. Use or copy ispermitted by contract only.The use or revisions of theseideas and plans is prohibitedwithout the writtenpermission of Hinge.SCALE:DATE:DRAWN BY:CHECKED BY:PHASE:NOT FOR CONSTRUCTIONFOR PERMIT SUBMITTAL ONLY2/4/2015 10:14:25 AMAs indicatedA010SITE PLAN56 CENTRAL AVENUE, SOUTH BURLINGTON VT 05401MAMA02/04/15RICHARD WHITESCALE: 1/16" = 1'-0"A0101Site Plan #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING BLACKROCK CONSTRUCTION --- 284 MEADOWLAND DRIVE PRELIMINARY & FINAL PLAT APPLICATION #SD-14-42 FINDINGS OF FACT AND DECISION Preliminary & Final Plat application #SD-14-42 of Adam Hergenrother for BlackRock Construction for a planned unit development to construct two (2) general office buildings of 18,500 sq. ft. and 12,000 sq. ft., 284 Meadowland Drive. The Development Review Board held a public hearing on February 3, 2015, February 17, 2015 and March 3, 2015. David Marshall represented the applicant. Based on the plans and materials contained in the document file for this application, the Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The project consists of Preliminary & Final Plat Application #SD-14-42 of Adam Hergenrother for BlackRock Construction for a planned unit development to construct two (2) general office buildings of 18,500 sq. ft. and 12,000 sq. ft., 284 Meadowland Drive. 2. The owner of record of the subject properties is SBRC Properties, LLC. 3. The subject property is located in the Industrial – Open Space District. 4. The application was received on December 22, 2014. 5. The plan set submitted consists of a twenty-four (24) page set of plans, page one (1) is entitled “PROPOSED OFFICE BUILDINGS LOT 1-C MEADOWLAND BUSINESS PARK, VT. RTE. 116 MEADOWNLAND DRIVE SOUTH BURLINGTON VT, OVERALL SITE PLAN”, prepared by Civil Engineering Associates, dated Nov., 2014. Zoning District & Dimensional Requirements: IO Zoning District Required Existing Lot 1 Proposed Lot 1-C  Min. Lot Size 3 acres 39.5 acres 3.47 acres  Max. Building Coverage 30% 0% 10.4 %  Max. Overall Coverage 50% 5% 46.0 %  Max. Front Yard Coverage (Meadowland Drive) 30% 0% 5.0 %  Max. Front Yard Coverage (Randall Street) 30% 0% 6.3 %  Min. Front Setback 50 ft. n/a >50 ft. #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 2 (Meadowland Drive)  Min. Front Setback (New Street) 50 ft. n/a >50 ft.  Min. Side Setback 35 ft. n/a >35 ft.  Min. Rear Setback 50 ft. n/a >50 ft. * Max. Building Height (flat roof) 35ft. n/a Building #1-40.5 ft / Building #2- 41.2 ft.  Zoning compliance * Waivers for building height of 5.5 ft. for Building #1 and 6.2 ft for Building #2 are requested to accommodate rooftop mechanical equipment and screening. See application for details. The Board finds that the mechanical equipment will not be easily seen from the street. The Board hereby approves waivers for building height of 5.5 ft. for Building #1 and 6.2 ft for Building #2 as requested to accommodate rooftop mechanical equipment and screening. Supplemental Standards for Industrial and Airport Districts A. Site plan or PUD review required. Development according to industrial and airport district regulations shall be subject to site plan or planned unit development review as specified above, the purpose of which shall be to encourage innovation of design and layout, encourage more efficient use of land for development, promote shared parking opportunities, provide coordinated access to and from commercial developments via public roadways, and maintain service levels on public roadways with a minimum of publicly financed roadway improvements. See discussion under PUD standards starting on page 7. The Board finds this criterion to be met. B. Multiple structures and uses permitted. Multiple structures, multiple uses within structures, and multiple uses on a subject site may be allowed, if the Development Review Board determines that the subject site has sufficient frontage, lot size, and lot depth. Area and frontage requirements may be met by the consolidation of contiguous lots under separate ownership. Construction of a new public street may serve as the minimum frontage requirements. Where multiple structures are proposed, maximum lot coverage shall be the normal maximum for the applicable districts. Two buildings are proposed for the lot and the site has sufficient frontage, lot size and lot depth. The Board finds this criterion to be met. C. Parking, Access, and Internal Circulation (1) Parking requirements may be modified, depending in the extent of shared parking, the presence of sidewalks or recreation paths, and residences lying within walking distance (defined as no further than one-quarter (¼) mile for purposes of these districts). #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 3 Any requirements for shared access and/or parking must be secured by permanent legal agreements acceptable to the City Attorney. The applicant is proposing more off-street parking spaces than required for both Phases of the project. For Phase I the applicant is proposing 76 spaces while only 65 are required and after completion of Phase II, the applicant is proposing an additional 39 spaces for a final total of 115 spaces while only 107 are required. In response to discussion at the February 17th meeting concerning the construction of more spaces than is required, the applicant revised its plans to add a bio-swale in one of the parking islands to treat stormwater runoff. The Board finds that this criterion is met. (2) Parking shall be placed to the side or rear of the structures if possible. Parking is located to the rear of the proposed structures. The Board finds this criterion to be met. (3) Parking areas shall be designed for efficient internal circulation and the minimum number of curb cuts onto the public roadway. The parking lot accesses the proposed Randall Street by a single shared curb cut and access drive. The Board finds this criterion to be met. (4) Access improvements and curb cut consolidation may be required. The proposed Lots 1- C and Lots 1-E will share a curb cut and access drive. D. Buffer strip. Properties in the Airport, Mixed Industrial Commercial, Industrial Open Space and Airport Industrial districts that abut residential districts shall provide a screen or buffer along the abutting line, as per Section 3.06(I) (buffers). The property does not abut a property in a residential district. This criterion is not applicable. SITE PLAN REVIEW 14.06 General Review Standards The following general criteria and standards shall be used by the Development Review Board in reviewing applications for site plan approval. They are intended to provide a framework within which the designer of the site development is free to exercise creativity, invention, and innovation while improving the visual appearance of the City of South Burlington. The Development Review Board shall not specify or favor any particular architectural style or design or assist in the design of any of the buildings submitted for approval. The Development Review Board shall restrict itself to a reasonable, professional review, and, except as otherwise provided in the following subsections, the applicant shall retain full responsibility for design. A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 4 The Board finds the applicant’s proposal to be consistent with the goals, objectives and stated land use policies in the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The Board finds the required transitions to be well-designed due to the use of sidewalks, paths and plantings. The applicant has submitted a landscaping plan that meets City requirements. Safe pedestrian movement is supported through the construction of several sidewalks as well as recreation path segments. Based upon final construction of both buildings, the required number of parking spaces is 107 and the applicant proposes to construct 115. The Board finds this criterion to be met. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. The parking is located to the rear of the proposed buildings. The Board finds this criterion to be met. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. There are similarly sized buildings in the area. The Board finds this criterion to be met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. The applicant has submitted plans detailing how they propose to meet this criterion. The Department of Public Works has reviewed and accepted these plans. This criterion is met. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. Elevations are only provided for building #1 at this time so this criterion is not applicable at this time. The second building will need development review (site plan and/or PUD) prior to construction and therefore adherence to this criterion will be addressed at that time. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The project proposes ample landscaping. Building #1 is similar to others in the vicinity. The Board finds this criterion to be met. #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 5 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The Board finds that the reservation of land is not necessary as access to the adjacent lot is provided via a shared driveway. The applicant has provided a copy of draft shared access agreement for the driveway to be shared by the property owners of Lots 1-C and 1-E. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Noted above. This criterion is met. C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (i.e., non-dumpster, non-large drum) shall not be required to be fenced or screened. The applicant has provided detailed plans and elevations for a dumpster enclosure. The Board finds 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 detailed landscaping plan and budget for Phase I and II. Based upon proposed construction costs of $2,500,000 for Building #1 the required minimum landscaping value is $32,500. Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project (Building #1 @ $2,500,000 $0 - $250,000 3% $7,500 Next $250,000 2% $5,000 Additional over $500,000 1% $20,000 Minimum Landscaping $ >> $32,500 The applicant is proposing to plant $42,875 worth of landscaping for Phase I. The Board finds this criterion to be met for Phase I. #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 6 Based upon proposed construction costs of $2,000,000 for Building #2 and therefore a combined construction cost for both buildings of $4,500,000, the required minimum landscaping value for the entirety of the project is $52,500. Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project (Building #1 & #2 @ $4,500,000 $0 - $250,000 3% $7,500 Next $250,000 2% $5,000 Additional over $500,000 1% $40,000 Minimum Landscaping $ >> $52,500 The applicant is proposing to plant $9,975 worth of additional landscaping during Phase II construction for a total combined value of $52,850. The Board finds this criterion to be met for Phase II. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver there from will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. As noted above on page 1, the applicant sought waivers to the height restrictions for both buildings which the Board granted. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. According to Section 15.13(B)(1) of the South Burlington Land Development Regulations, the existing public utility system shall be extended to provide the necessary quantity of water, at an acceptable pressure, to the proposed dwelling units. According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider or developer shall connect to the public sewer system or provide a community wastewater system approved by the City and the State in any subdivision where off-lot wastewater is proposed. Applicant shall obtain final water/ wastewater allocation approvals prior to submission of a zoning permit application. #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 7 (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. Erosion control specifications and grading plans have been submitted with the application. The Board finds this criterion to be met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The project will construct a driveway / access road to access a new road to be constructed as part of a concurrent subdivision application (#SD-14-41) of SBRC Properties. The driveway bifurcates the subject lot (Lot 1-C) along its southern boundary shared with Lot 1-E. As noted in the January 14, 2015 revised cover letter submitted by Civil Engineering Associates future development of Lot 1-E will share use of this access road / driveway. The applicant has submitted a Traffic Impact Analysis for Lot 1-C prepared by Lamoureux & Dickinson dated November 24, 2014. The analysis indicates, in part, that  after final construction of both buildings the project will generate 46 (forty-six) Weekday PM Peak Hour Trip Ends with building #1 estimated to generate 28 Trip Ends and building #2 to generate 18 Trip Ends;  acceptable Levels of Service in 2020 will be maintained for the Hinesburg Road/Meadowland Drive/Swift Street Extension intersection; and  the project will not create adverse traffic congestion or unsafe conditions on adjacent roads or intersections. (A)(4)The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. Open space is maintained along the periphery of Lot 1-C especially along the northeast portion of the lot. There are no wetlands, streams or wildlife habitat on the property or any unique natural features. The Board finds this criterion to be met. (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. Pursuant to 6.04 INDUSTRIAL-OPEN SPACE DISTRICT IO A. Purpose. The Industrial-Open Space IO District is established to provide suitable locations for high-quality, large-lot office, light industrial and research uses in areas of the City with access to major arterial routes and Burlington International Airport. The IO District regulations and standards are intended to allow high-quality planned developments that preserve the generally #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 8 open character of the district, minimize impacts on natural resources and water quality, and enhance the visual quality of approaches to the City while providing suitable locations for employment and business growth. The location and architectural design of buildings in a manner that preserves these qualities is strongly encouraged. Any uses not expressly permitted are prohibited, except those which are allowed as conditional uses. The proposed project will create two new office buildings in an area of the City that has existing and locations for employment and business growth. Sufficient landscaping is proposed to enhance the overall visual quality of this area. This project is consistent with the standards of the IO District. The Board finds this criterion to be met. (A)(6)Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. The project will have a large portion of open space along its northern and eastern boundaries that will abut existing open space on adjoining parcels. The Board finds this criterion to be met. (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. In a letter to staff dated February 6, 2015 the Fire Department commented as follows: February 6, 2015 Mr. Ray Belair, Planning and Zoning City of South Burlington 575 Dorset Street South Burlington, Vermont 05403 Re: Blackrock Construction, Meadowland Business Park Dear Ray: We have reviewed the plans for the proposed construction of the 2 story office/business project in the Meadowland Business Park. We have the following recommendations: 1. Compliance with all requirements of Vermont Fire and Building Safety Codes and standards as enforced by the South Burlington Fire Marshal’s Office. 2. Automatic sprinklers and alarm system as required by Vermont Fire and Building Safety Code. 3. Fire Department Sprinkler Connection location to be specified by SBFD. 4. Fire Alarm panel and enunciator locations to be specified by SBFD. 5. Provide 24 hour per day off-site (central station) monitoring of all fire alarm and protection systems. 6. Provide an emergency key box(s), location to be specified by SBFD. 7. Trees, fences and floral outcroppings should be placed so as not to interfere with the deployment of the aerial ladder, hoselines, portable ladders and other firefighting equipment. #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 9 8. The parking area entrances and exits appear to be of a design that will be accessible to fire and emergency apparatus. The developer should reaffirm that for turning radii, all corners should meet the “WB 40 straight” standard. 9. The plan shows two fire hydrants. Appears to be 1 existing on Meadowland Drive and 1 new fire hydrant in front of the proposed structure. The new fire hydrant may need to be moved slightly to be closer to the future building. At this point these seem to be the major issues which present themselves. As this project moves forward additional items may surface which can be dealt with as needed with the assistance of the developer and South Burlington Fire Marshal’s office. Should you need any further assistance on this project please feel free to contact me. Sincerely, Douglas S. Brent Douglas S. Brent Fire Chief The Board finds that the applicant shall comply with the Fire Department’s recommendations. (A)(8)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. Five (5) feet of a 20-foot wide recreation path easement occupies the north property line in the east-west direction. The applicant has proposed a 10 ft. wide gravel recreation path along the northern edge of Lot 1-C, a 5 ft. wide gravel recreation path along the western edge of Lot 1-C and Lot 1-E and a 5 ft. sidewalk alongside the new proposed public roadway in lieu of providing a 10 ft. wide recreation path along the proposed public roadway. The applicant also proposes a sidewalk to connect the buildings to Randall Street. With regards to stormwater the Department of Public Works provided the following comments on February 4, 2015 to Staff: From: Justin Rabidoux Sent: Wednesday, February 04, 2015 3:48 PM To: ray Subject: FW: Comments on Proposed Office Buildings Lot 1-C Meadowland Business Park From: Tom Dipietro Sent: Wednesday, February 04, 2015 3:47 PM To: Justin Rabidoux Subject: Comments on Proposed Office Buildings Lot 1-C Meadowland Business Park Justin, I reviewed plans for the Blackrock Construction LLC project titled "Proposed Office Buildings Lot #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 10 1-C Meadowland Business Park" that were prepared by Civil Engineering Associates, dated November 2014 and last revised on 12/12/14. I would like to offer the following comments: 1. This project is located in the Potash Brook watershed. This watershed is listed as stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). a. The project area appears to be covered under an existing State of Vermont stormwater permit (1-1269). The applicant should confirm that the project complies with the requirements of this existing permit. b. The project will likely disturb greater than 1 acre of land and will therefore require a stormwater construction permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. 2. Update the site plan to show where runoff from rooftops will be discharged. Will this water flow into the closed drainage system? 3. Consider an alternative pond outlet design. Placing the small low flow orifice inside the structure can create challenges during maintenance operations. The orifice and pipe cap can't be easily accessed without entering the structure. 4. Will it be necessary to make improvements to the swale located downstream of the pond emergency spillway? This area will also be receiving runoff from the west that is diverted around the site. Has its capacity to convey this water to the culvert under Meadowland Drive been evaluated? 5. Sheet L1.0 indicates that an existing Buckthorn hedgerow will be preserved. Buckthorn is an invasive species. This area is also shown as proposed open space. Consider updating the site plan to remove the Buckthorn and provide an alternative hedgerow planting. 6. A swale is proposed on the south side of the proposed access drive. Consider modifying the angle of the drainage swale where it meets Randal Street so that water can more easily flow into the culvert beneath the access drive. Alternatively, consider modifying the angle of the culvert to improve the flow of water from the swale to/through it. 7. It is recommended that silt fence be placed 10' from the toe of slope (see Vermont Low Risk site handbook section 4). Will this be possible on this project? If so, please update the temporary stockpile detail on sheet C3.2 to indicate this. 8. The DRB should consider including a condition that requires all stormwater treatment and conveyance infrastructure be properly maintained. Thank you for the opportunity to comment. -Tom Thomas J. DiPietro Jr. Deputy Director Department of Public Works #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 11 The applicant replied to the above comments and Tom DiPietro responded to staff in an email dated February 24, 2015 that he was all set. The Board finds that the applicant shall comply with the Public Works Department’s recommendations. (A)(9)Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. The Department of Public Works has reviewed and commented upon the plans. Assuming the applicant complies with the Department’s recommendations then this criterion will be met. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. The plans submitted indicate that new utility lines will be underground. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The applicant is proposing commercial development in a district planned for such activity. The Board finds the project to be consistent with the Comprehensive Plan. The Board finds this criterion to be met. OTHER - Lighting Pursuant to Appendix A.9 of the Land Development Regulations, luminaries shall not be placed more than 30’ above ground level and the maximum illumination at ground level shall not exceed an average of three (3) foot candles. Pursuant to Appendix A.10(b) of the Land Development Regulations, indirect glare produced by illumination at ground level shall not exceed 0.3 foot candles maximum, and an average of 0.1 foot candles average. The applicant has submitted a lighting plan for the property. Posts with heights of 20 ft. and 12 ft. are shown. The maximum illumination shown does not exceed those specified in the Land Development Regulations. The Board finds this criterion to be met. OTHER- Numbering of Plan Sheets The Board finds that the numbering of the drawings is inconsistent between that shown on the Plan Sheet Index on Drawing Number C.10: there appears to be two drawings labeled C1.6 and the Lighting Plan is incorrectly labeled as C1.6. OTHER- Phasing Building #2, its footprint, a dedicated area around Building #2 and the western bay of the parking lot are specified as Phase II improvements. Following the completion of Phase I and prior to the #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 12 initiation of Phase II construction, these will remain as green space areas. The Board finds this phasing plan acceptable. DECISION Motion by __________________, seconded by __________________, to approve preliminary & final plat application #SD-14-42 of BlackRock Construction, LLC subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. The applicant shall obtain final wastewater allocation prior to issuance of a zoning permit. 3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4. The Board approves a 5.5 ft. height waiver for building #1 for a maximum height of 40.5 ft. and a height waiver of 6.2 ft for building #2 for a maximum height of 41.2 ft. 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use or occupancy of Building #1. 6. Prior to issuance of a zoning permit, the applicant shall provide confirmation to the Administrative Officer from the Fire Chief that the fire truck access proposed is acceptable. 7. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan should meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. The South Burlington Stormwater Superintendent shall visit the site as construction progresses to ensure compliance with this criterion. 8. All exterior lighting fixtures shall be downcasting and shielded. 9. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to recording the final plat plan. a. The plans shall be revised to show the new fire hydrant moved slightly to be closer to the future building. b. The plans shall be revised to assure accuracy between the Plan Sheet Index shown on the Overall Site Plan and the individual drawing numbers. 10. The applicant shall obtain a zoning permit for Phase 1 within six (6) months of this approval or this approval is null and void. The Development Review Board grants a period of five (5) years for approval of Phase 2. At such time as the five years is reached and the applicant has not sought a zoning permit for Phase 2, they shall be eligible, per Section 17.04 of the South Burlington Land Development Regulations, for one (1) extension to an approval if the #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 13 application takes place before the approval has expired and if the Development Review Board determines that conditions are essentially unchanged from the time of the original approval. In granting such an extension, the Development Review Board may specify a period of time up to one (1) year for the extension. 11. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that Building #1 will generate twenty- eight (28) additional vehicle trip ends during the P.M. peak hour and that Building #2 will generate eighteen (18) additional vehicle trip ends during the P.M. peak hour. 12. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 13. Prior to the issuance of the zoning permit, the applicant shall provide a complete set of approved plans in a digital format as one (1) PDF format file. 14. The mylar shall be recorded prior to permit issuance. 15. The applicant shall regularly maintain all stormwater treatment and conveyance infrastructure. 16. The applicant shall comply with the Fire Department’s recommendations as stated in a letter to staff dated February 6, 2015. 17. Prior to zoning permit issuance for Building #1, the applicant shall post a $42,875 landscaping bond. Prior to zoning permit issuance for Building #2, the applicant shall post a $9,975 landscaping bond. These bonds shall each remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 10. The final plat plan (sheet C1.2) 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. 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 #SD-14-42 SD_14_42_284MeadowlandDrive_BlackrockConstruction_two_blds_PrelimFinal_ffd.doc 14 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. PHASE 2PHASE 2PHASE SEPHASE 222 DSMDSMSALAS SHOWN14182LOCATION MAP1" = 2000'ACENOV., 2014SOUTHBURLINGTONREALTY CORP.PROPOSED OFFICEBUILDINGS LOT 1-CMEADOWLANDBUSINESS PARKWILLISTON, VTVT. RTE. 116MEADOWLAND DRIVESOUTH BURLINGTON, VTBLACKROCKCONSTRUCTION,L.L.C.302 MOUNTAIN VIEW ROADSUITE 300COLCHESTER, VTC3.3MISC. DETAILSPROJECTLOCATION12/12/14 DSM CITY SUBMITTAL11689N.T.S.POLE LIGHT DETAIL2.1.2.1.18"24"5'-0" MIN.16'-0"20'-0"3"xFOREWARD THROW15"x21" SQUAREALUMINUM FIXTURE w/250w MH LAMP, DARKBRONZE FINISHxSPAULDING SE1-250M-FTw/ PHOTOELECTRICCONTROL AND CUTOFFSHIELD (OR APPROVEDEQUAL)xFOREWARD THROW 18"x26"SQUARE ALUMINUM FIXTURE w/400w MH LAMP, DARK BRONZEFINISHxSPAULDING SE11-400M-FT w/PHOTOELECTRIC CONTROL ANDCUTOFF SHIELD (OR APPROVEDEQUAL)#3 TIES @ 12" O.C.GALV. STEEL TO PVCCONDUIT CONNECTORSCHE. 80 PVC FROMPOLE TO POLE w/SPARATE GROUNDWIREPAVEMENT SURFACENON-TAPERED SQUAREALUMINUM POLE - DARKBRONZE FINISHHAND HOLE w/ COVERANCHOR BOLTS &TEMPLATE BY LIGHTPOLE SUPPLIERBOLT OR CADWELDGROUND WIRE TO POLEFINISH GRADE34" CONDUIT FOR #6BARE COPPERGROUND WIRE(4) #5 VERTICAL34"x10' COPPER WELDGROUND ROD BONDTO CONDUIT, BASE &POLEN.T.S.ELECTRICAL TRENCH - SECONDARY24" MIN.24" MIN.12" MIN.APPROVED BACKFILLTHOROUGHLY COMPACTEDIN 8" LIFTSELECTRICAL CABLE MARKINGTAPE SHALL BE PLACED 8" TO12" BELOW FINISH GRADETELEPHONECABLEMIN. 4" SAND OR FINEGRAVEL ON ALL SIDESOF CONDUITELECTRICAL CONDUITN.T.S.ELECTRICAL TRENCH - PRIMARYELECTRICAL CABLE MARKINGTAPE SHALL BE PLACED 8" TO12" BELOW FINISH GRADEAPPROVED BACKFILLTHOROUGHLY COMPACTEDIN 8" LIFTSTELEPHONECABLEMIN. 4" SAND OR FINEGRAVEL ON ALL SIDESOF CONDUITELECTRICAL CONDUIT24" MIN.40" MIN.CONDUIT SHALL BE ENCASED IN A 4" ENVELOPE OF CONCRETEUNDER THE FOLLOWING CONDITIONS:A. FOR INSTALLATION UNDER THE TRAVEL PORTION OF THEROAD.B. WITHIN 10' OF WATER, SEWER, GAS AND DRAIN CROSSING.N.T.S.GAS LINE TRENCH DETAILGAS MARKING TAPE SHALL BE12" BELOW FINISH GRADEAPPROVED BACKFILLTHOROUGHLY COMPACTEDIN 8" LIFTSGAS PIPEMIN. 6" SAND OR FINEGRAVEL ON ALL SIDESOF CONDUIT IN AREASOF ROCKY SOIL24" MIN.36" MIN.4321N.T.S.TYPICAL BIOSWALE DETAIL5BIOSWALE SIZING CALCULATIONS:Compute WQv per linear foot of 60' wide parking lot:- 60' x 0.072* CF/ SF = 4.32 CF of WQv required per linear foot of BioswaleCompute runoff storage volume provided in Bioswale soil above the 6" underdrain:- 4' depth x 3' width = 12 SF @ 0.35 void ratio = 4.2 CF providedCompute remaining WQv storage to be provided via temporary ponding:- Average ponding depth = 3", 3' swale width x 3" ponding = 0.75 CFTotal WQv provided per LF of Bioswale = 4.2 CF (soil) + 0.75 (ponding) =4.95 CF >4.32 CF* for 100% impervious surface the WQv is equal to 0.072 x impervious area in square feetCRUSHED GRAVEL BASESUB-BASE MATERIALCRUSHED GRAVELPARKING SURFACECRUSHED GRAVEL BASESUB-BASE MATERIALCRUSHED GRAVELPARKING SURFACE36"6" OF 4" MINUS ROUNDED RIVERSTONE12" PLANTING MIX50% SCREENED COMPOST50% CONCRETE SAND (ASTM 33)18" OF CONCRETE SAND (ASTM 33)4" OF 38" PEASTONE20" OF 34" DRAINAGE STONE6" PERFORATED PVC(SLOPE TO YARDDRAIN)12"FILTER FABRIC3" MINUS STONEAPRON4" MIN. TOPSOILCURB313112" MIN.3" AVERAGE PONDING(0" AT UPHILL END,6" AT YARD DRAIN)SOIL NOTES:1. PLANTING MIX SHALL HAVE A PHBETWEEN 5.2 AND 7.0.2. CONCRETE SAND AND PLANTING MIXSHALL BE "BUCKET TAMPED" ONLY.DO NOT OVER COMPACTSEE LANDSCAPE ARCHITECTURALPLAN FOR PLANTING PLAN ANDDETAILS15'2/19/15 DSM ADDED BIOSWALE DETAILTREE PLANTINGSOIL LIMITSP:\AutoCADD Projects\2014\14182\1-CADD Files-14182\Dwg\14182 Det & Specs.dwg, 2/20/2015 10:28:52 AM 362362S S STSTSTSTSTSTFMFMFMFMFMSSTSTSTST15" HDPE15" HDPEDSSS S S S S SSSSSSSSS388386 384382376374392388388 388384386382384 384 382378376378374372372368368366366366366364364 358358356356 3543543523 384390390380380380370370360 360350350DWWWWWWWW390390380 380380 380370 350350360358356354370370SSSSEXISTING DRAINAGE SWALE357356355360370370380 380SSEX. CBRIM=356.5'INV. IN=350.6'INV. IN=350.7'INV. OUT=350.4'CONC. ENDSECTIONINV.=353.6'EX. CBRIM=360.5'INV.=354.4'EX. CBRIM=356.4'INV. IN=352.0'INV. OUT=350.8'EX. 18" HDPEW/ F.E.S.INV.=353.0'EX. 18" HDPEW/ F.E.S.INV.=353.9'370368366364362PROPOSEDBUILDING#1FF=379.0FUTUREBUILDING#2FF=379.0S74 STSTSTSTSTSTSTSTSTSTSTSTSTSTSTYD#5(DET. 3, SHT. C3.2)RIM=378.4INV.=375.0YD#4(DET. 3, SHT. C3.2)RIM=378.4INV.=374.3YD#6(DET. 3, SHT. C3.2)RIM=377.5INV.=373.627 LF 12"HDPES=0.01548 LF 12" HDPES=0.040CB#5(DET. 2, SHT. C3.2)RIM=377.7INV. IN=373.3 12" (W)INV. IN=373.2 12" (E)INV. OUT=373.1 15" (S)YD#10(DET. 3, SHT. C3.2)RIM=379.0INV.=375.0YD#11(DET. 3, SHT. C3.2)RIM=380.5INV.=376.575LF 12" HDPE S=0.02082 LF 15"HDPES=0.01075LF 12" HDPE S=0.03148 LF 12" HDPES=0.02277LF 12" HDPE S=0.02YD#9(DET. 3, SHT. C3.2)RIM=382.2INV.=378.3YD#8(DET. 3, SHT. C3.2)RIM=381.0INV.=376.8YD#7(DET. 3, SHT. C3.2)RIM=378.4INV.=374.5CB#4(DET. 2, SHT. C3.2)RIM=377.6INV. IN=372.3 15" (N)INV. IN=372.5 12" (NE)INV. IN=373.4 12" (W)INV. OUT=372.2 15" (S)CB#3(DET. 2, SHT. C3.2)RIM=377.5INV. IN=371.2 15" (N)INV. IN=372.5 12" (NE)INV. OUT=371.1 15" (E)98 LF 15"HDPES=0.01029 LF 12"HDPES=0.02049 LF 12" HDPES=0.020YD#1(DET. 3, SHT. C3.2)RIM=377.6INV.=373.1YD#2(DET. 3, SHT. C3.2)RIM=377.6INV.=374.1YD#3(DET. 3, SHT. C3.2)RIM=377.6INV.=373.340 LF 12"HDPES=0.02053 LF 12"HDPES=0.02039 LF 12" HDPES=0.020126 LF 15" HDPE S=0.014CB#1(DET. 2, SHT. C3.2)RIM=372.0INV. IN=369.1 15" (W)INV. OUT=369.0 15" (NE)15" FES(DET. 6, SHT. C3.2)INV=368.0142 LF 15" HDPES=0.03115" FES(DET. 6, SHT. C3.2)INV=372.715" FES(DET. 6, SHT. C3.2)INV=377.1STABILIZEDEMERGENCYSPILLWAY(DET. 9, SHT. C3.2)INV.=371.0366368370366368ST88 LF 15" HDPES=0.11POND OUTLETSTRUCTURE(DET. 10, SHT. C3.2)100 LF 15" HDPE S=0.010CB#2(DET. 2, SHT. C3.2)RIM=376.7INV. IN=370.9 12" (NW)INV. OUT=370.8 15" (E)25 LF 15" HDPE S=0.012BIOSWALE(DET. 5,SHT. C3.3)DSMDSMSAL1" = 30'14182LOCATION MAP1" = 2000'ACENOV., 2014SOUTHBURLINGTONREALTY CORP.PROPOSED OFFICEBUILDINGS LOT 1-CMEADOWLANDBUSINESS PARKWILLISTON, VTVT. RTE. 116MEADOWLAND DRIVESOUTH BURLINGTON, VTBLACKROCKCONSTRUCTION,L.L.C.302 MOUNTAIN VIEW ROADSUITE 300COLCHESTER, VTC1.4PROPOSEDGRADING &DRAINAGE PLAN -OVERALLPROJECTLOCATION12/12/14 DSM CITY SUBMITTAL116892/19/15 DSM ADDED BIOSWALE PER CITY REVIEWP:\AutoCADD Projects\2014\14182\1-CADD Files-14182\Dwg\14182.dwg, 2/20/2015 10:29:58 AM S S FMFMFMFMFMSSSS S S S S SPROPOSEDBUILDING#1FF=379.0FUTUREBUILDING#2FF=379.0SPHASE IPHASE IIPHASE IPHASE IIPHASE I PHASE II PHASE IPHASE IIDSMDSMSAL 1" = 30'14182LOCATION MAP1" = 2000'ACENOV., 201489116SOUTHBURLINGTONREALTY CORP.PROPOSED OFFICEBUILDINGS LOT 1-CMEADOWLANDBUSINESS PARKWILLISTON, VTVT. RTE. 116MEADOWLAND DRIVESOUTH BURLINGTON, VTBLACKROCKCONSTRUCTION,L.L.C.302 MOUNTAIN VIEW ROADSUITE 300COLCHESTER, VTC1.2PROPOSED SITEIMPROVEMENTSPLANPROJECTLOCATION12/12/14 DSM CITY SUBMITTAL2/19/15 DSM REVISED PHASING LIMITSP:\AutoCADD Projects\2014\14182\1-CADD Files-14182\Dwg\14182.dwg, 2/20/2015 10:29:43 AM CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_15_03_1200ShelburneRoad_ChamplainHousingTrust_20unit_dwelling_sketch DEPARTMENT OF PLANNING & ZONING Report preparation date: February 27, 2015 Plans received: January 23, 2015 SKETCH PLAN REVIEW #SD-15-03 CHAMPLAIN HOUSING TRUST – 1200 SHELBURNE ROAD PUD Agenda # 6 Meeting Date: March 3, 2015 Applicant Champlain Housing Trust 88 King Street Burlington, VT 05401 Owners William & Tory Wilson Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_03_1200ShelburneRoad_ChamplainHousingTrust_20unit_dwelling_sketch.doc PROJECT DESCRIPTION Sketch plan application #SD-15-03 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. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on January 23, 2015 and offer the following comments: Zoning District & Dimensional Requirements: The property is located principally in the Commercial 1 – Residential 15 Zoning District 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% 52.5 % 46.2 % √ Max. Front Yard Coverage 30% 48.2% 21.6% √ 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: CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_03_1200ShelburneRoad_ChamplainHousingTrust_20unit_dwelling_sketch.doc (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. (2) Affordable Housing Development means a housing development of which at least fifty percent (50%) of the units are affordable dwelling units. (3) Mixed Rate Housing Development means a housing development that has both market rate and below market rate dwelling units. (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. 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. (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. 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. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_03_1200ShelburneRoad_ChamplainHousingTrust_20unit_dwelling_sketch.doc (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. (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. (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. (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. (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. 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 is requesting an affordable housing bonus of 5 units, or 33%. See the attached calculations. The applicant, Champlain Housing Trust, will discuss eligibility at the Sketch Plan review. 1. Board and the applicant should discuss the proposed project’s compliance with the affordable housing density bonus standards above. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_03_1200ShelburneRoad_ChamplainHousingTrust_20unit_dwelling_sketch.doc Compliance with these two standards 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 restore substantial areas of paved area to grass. 17 paved parking spaces are proposed along with 13 additional spaces of reinforced grass parking for a total of 30 spaces. 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 ten (10) spaces. Pursuant to Section 13.01(N) (2), the Board could grant a waiver of up to 25% or ten spaces. Staff feels 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. 2. The applicant should discuss anticipated parking needs at the property and why it thinks the 30 spaces provided will be sufficient and that a waiver is warranted. (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. No significant exterior changes are proposed to the building. The aesthetics of the property will improved by new landscaping and the conversion of asphalt areas to lawn. (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 is as follows: CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_03_1200ShelburneRoad_ChamplainHousingTrust_20unit_dwelling_sketch.doc 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. 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. New landscaping is proposed. Assuming the Board grants a waiver the proposed 30 spaces will be adequate and the closure of a second curb cut on the property will improve pedestrian safety. (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. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. Not applicable. (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. CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_03_1200ShelburneRoad_ChamplainHousingTrust_20unit_dwelling_sketch.doc 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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (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. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. OTHER- STORAGE BUILDING AND PARKING The edge of the proposed parking area and proposed storage building are located in the rear of the property, in small area (0.16 acres) within the Residential-4 District. As this is a Planned Unit Development, the building and small area of parking can likely be considered accessory to the principal use on the property. As the project moves forward to preliminary and final plat, these items will be examined with the applicant for detailed compliance. RECOMMENDATION Seek clarification on the questions raised above, and presuming satisfactory answers, allow this to move forward through preliminary and final review. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Amy Demetrowitz, Champlain Housing Trust 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 53091 sf 1.2 acresZoned Commercial 1-Residential 15Overlay Transit Overlay District3. Lot Coverage:Existing Building 8360 sf 15.8%Pavement 17240 sf 32.5%Sidewalk 2250 sf 4.2%Total Covered 27850 sf 52.5%Proposed Building 8360 sf 15.8%Pavement 8140 sf 15.3%Reinforced Grass Parking 4900 sf 9.2%Sidewalk 3110 sf 5.9%Total Covered 24510 sf 46.2%4. Front yard Coverage:Existing Pavement 1840 sf 48.2%Proposed Pavement 675 sf 17.7%Sidewalk 150 sf 3.9%Total Covered 825 sf 21.6%5. 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.6. Elevations are based on the NAVD 88 vertical datum.7. Project Horizontal Coordinates derived from GPS observationusing reference frame NAD83 (2011) 2010.00 epoch. Projectvertical datum based on NAVD 88 (Geoid 12A).8. This plan is not a boundary survey.SHELBURNE ROADDateProjectDesignDrawnCheckedScaleDate revisedDescription Checked DateWHNSketch Plan1200 Shelburne Road, Route 7 South Burlington, VermontSK-1BEACON PLACESLM01/14/1514252Bar Scale1" = '200'20'40'80'120'Location MapNotes1" = 20'LegendSiteOfficeManager2019181716151413111098765321412LaundryStorageRestore to grassRestore to grassRestore to grassClose existing curb cut3 Flowering CrabapplesExisting stockade privacy fence toremain. All fences on property tobe repaired or replaced as needed8 spaces9 spaces13 spacesReinforcedgrassParking18' typ.24'22'22'9' typ.8'8'8'Use existing curb cutNew concrete sidewalkNew concrete sidewalkN/F FarrellN/F LarkinN/F Grandview Farms Inc.N/F CookeN/F FinniganN/F Magni Holdings, LTDN/F Sisters and Brothers Investment Group, LLCN/F 1220 SHELBURNE RD CORPNew bike rackNew bike rackEnd of asphalt pavement.Begin reinforced grass parking.AsphaltpavedAsphaltpaved30'FrontSetbackRemove existing signResidential 4 Commercial 1-Residential 15 Commercial 1-AutomobileCommercial 1-Residential 15 DEVELOPMENT REVIEW BOARD NOVEMBER 4, 2014 1 The South Burlington Development Review Board held a regular meeting on Tuesday, 4 November 2014, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset St. Members Present: T. Barritt, Chair; M. Behr, B. Miller, J. Smith, D. Parson, J. Wilking Also Present: R. Belair, Administrative Officer; J. Leinwohl, M. Lawrence, B. Avery, D. Marshall, T. McKenzie, T. Hergenrother, J. Desautels, M. McFarland, D. Rice, U. Heiss, J. Pidgeon, D. Cummings, M. Janswold, D. & P. Sande 1. Agenda: Additions, deletions or changes in order of agenda items: No changes were made to the Agenda. 2. Announcements: Mr. Barritt advised that he and Mr. Belair had attended the VLCT Planning & Zoning Forum in Montpelier and had found it very enlightening. 3. Continued Sketch Plan Application #SD-14-23 of Synergy Development, LLC, to subdivide a 3.63 acre parcel developed with a single family dwelling into four lots ranging in size form 0.5 acres to 1.7 acres, 1741 Spear Street: Ms. Desautels said they had met with staff and decided to do more creative things. They have added community open space for residents of all three lots to use. They are also showing conservation open space for all the area around lots 1 & 2, outside of the building envelopes. They have inventoried all the larger diameter trees on the site and will try to avoid cutting as many of them as possible. One building envelope will be shifted to avoid a large willow tree. Ms. Desautels said they have been meeting with neighbors regarding a potential solution to stormwater concerns, especially on Harbor Ridge Road. She showed this area on the plan. Mr. Barritt asked how this qualifies as a PUD. Ms. Desautels said they have .4 acres of unique community open space, 1.1 acres of conservation open space, and they are addressing existing stormwater issues. Mr. Barritt said he is comfortable with the PUD. Mr. Behr said he will be interested to see how the stormwater ponds will work out. He suggested the possibility of a vegetative buffer. He also liked the amenities and the protection of trees. Mr. Barritt reminded the applicant that they have to speak with Public Works and with the city’s arborist. Mr. Rice, a neighbor, said he liked the new design. He then showed an area that is very wet. He indicated an easement which he and a neighbor each own half of. He believed it had been given to the city. He said they have the flexibility to let it be used to continue a drain line to Harbor Ridge Road. He then showed photos he had taken to show the extent of the flooding DEVELOPMENT REVIEW BOARD NOVEMBER 4, 2014 2 issues. Mr. Heiss, another neighbor, also explained what happens with stormwater at his location. Ms. McFarland said they also have issues with water coming onto their land. She did not want it to become worse. Ms. Desautels said these issues are the reason they are having 2 stormwater ponds which can hold water during larger rain events. She stressed that this is a chance to do something better than what is there now. No other issues were raised. 4. Conditional Use Application #CU-14-10 of J. Peter & Diane Sande to raze an existing 1,136 sq. ft. single family dwelling with a 1,136 sq. ft. footprint and construct a new single family dwelling with a 1,703 sq. ft. footprint, 50 Bartlett Bay Road: Ms. Sande said they will tear down the existing camp and build a year-round house. They will not destroy any trees. One dead tree in front had to be taken down. They are still waiting to hear from the state as to whether the landscaping plan is acceptable. Mr. Barritt noted the applicant will need a setback waiver on the northern edge. Ms. Sande said they have talked with neighbors who are OK with the plan. Members were OK with the setback waiver. Ms. Sande said they have met with staff regarding landscaping and shoreland protection. They still have to do some work with their landscape design. They have checked with their engineer about the possibility of water going onto the neighbor’s land. This does not seem to be an issue. Members felt the application should be continued until the applicant hears from the State. Mr. Miller moved to continue #CU-14-10 until 16 December 2014. Ms. Smith seconded. Motion passed unanimously. 5. Sketch plan application #SD-14-28 of Adam Hergenrother for BlackRock Construction for a planned unit development to construct two general office buildings of 27,100 sq. ft. and 12,000 sq. ft. on lot C-1 of a proposed four lot subdivision, 284 Meadowland Drive: and 6. Miscellaneous application #MS-14-09 of SBRC Properties, LLC for after-the-face approval to leave in place 70,000 cubic yards of fill which was required to be removed by 12,11/09, 284 Meadowland Drive: and 7. Sketch Plan Application #SD-14-29 of SBRC Properties, LLC to subdivide a 39.5 acre parcel into four lots ranging in size from 3.0 acres to 27.8 acres, 284 Meadowland DEVELOPMENT REVIEW BOARD NOVEMBER 4, 2014 3 Drive: Members agreed to hear the three applications together as they are interrelated. Mr. Marshall noted that staff had asked them to review the overall goals of the I-O District. He noted that this plan shows protected wetland areas, 200 feet of open space adjacent to the residential neighborhood, etc. Mr. Marshall then showed lot #1 and noted that this plan aims to create 3 lots with what remains of lot #1. He showed the route of the roadway to serve those lots and noted the potential for extension of that road. As an alternate, it could become a loop road. The plan now is to bring the road in with a turnaround. They will work out the specifics for this with Public Works. Mr. Marshall showed a rec path on the east side of the roadway. There is also a rec path easement along all of the north side of the property. They would like to create green space along that path, so they have brought the buildings further from that space. The applicant is willing to construct the gravel base for that rec path. There may also be an opportunity to tie into the rec path on the neighboring property. Regarding the fill (item #6), a temporary fill permit was issued by the city at this location. The expiration date of that permit has passed. The applicant feels the best thing is to leave the fill where it is. They understand this will not change the pre-existing grades for computation of building heights. Regarding parking in front of buildings, Mr. Marshall showed one building with two frontages and indicated which parking spaces would have to be eliminated. He said they have to decide which is the front and which is the side. They also question whether having the buildings behind each other would achieve compliance with the “no parking in front” standard. Mr. Marshall said the dumpster location can be changed. The building is currently being viewed as a general office building. It was originally planned as 3 stories, but they have reduced this to 2. This would change the parking requirement. They need to understand that they can accommodate the proposed tenant’s parking needs. Employees are not all there at the same time, but there are occasions when there are “all aboard” meetings. Mr. Belair said if the building becomes 2 stories, the 10 parking spaces in front could be the ones that get removed. Mr. Barritt said the best outcome would be to use the building to shield parking from the road. The applicant stressed their desire to keep the north side of the property “green” so employees don’t have to cross a road to walk at lunchtime. Mr. Behr said he saw the potential for a shared parking agreement. He also felt the site could be made to “coalesce” more. There may be some natural areas they haven’t considered if they are not so heavily “parked.” He suggested the possibility of picnic tables or other amenities for employees. DEVELOPMENT REVIEW BOARD NOVEMBER 4, 2014 4 Mr. Barritt said they should try to “undersize” parking as much as possible without “under parking.” He didn’t feel they should plan for one day a year when everyone is present. Mr. Avery said the company has monthly meetings for all employees, and their current parking lot is always full. They are open to the shared parking concept, but they may be the only ones there for a considerable time. The plan is to build building #1 first, then review their options for building #2 when they can financially accommodate it. Ms. Smith asked about the possibility of under building parking. Mr. Avery said they are coming to such a large site so they don’t have to do that. He thought it might be possible with building #2. With regard to traffic, Mr. Marshall said they are not yet at the point where the need for a traffic signal if triggered. Mr. Belair explained staff’s thinking with regard to parking in front of the building. He said they feel what is proposed is “parking in front.” Mr. Marshall noted that if there were only one building, parking will be on the side. The applicant felt they have enough feedback to go to preliminary but they will run a concept by staff first to assess the “comfort level.” Mr. Miller then moved to close MS-14-09. Mr. Parsons seconded. Motion passed unanimously. 8. Preliminary & Final Plat Application #SD-14-30 of City of Burlington, Burlington International Airport to amend a planned unit development for an airport complex. The amendment consists of: 1) after-the-fact construction of a 215 sq. ft. expansion of the existing Gate 11 aircraft boarding hallway and pedestal footing for aircraft boarding bridge equipment, and 2) removing landscaping along security fence and replacing this landscaping elsewhere on the property, 1130 & 1200 Airport Drive: Mr. Leinwohl explained that TSA had safety concerns with the cedar hedge so close to the security fence and asked that it be taken down. It will be replaced with plantings further from the fence. Three other trees were removed for the same reason and are being replaced as part of this plan. Mr. Lawrence then showed the Heritage Building. There is a chain link fence with white pines near the fence. These and the honey locust were found to be OK by TSA. As it is a shady environment, they are proposing yews be planted back from the fence. They will screen the airfield and the fence. On Airport Drive, there is a concrete block wall with some shade trees along the wall. The intent is to create large planting beds to anchor those trees. They will use a mix of evergreen ground cover and junipers with some perennials for color. They also propose to bring in some attractive boulders to soften the wall. Since TSA wants to be able to see inside the fence, nothing will be planted near the fence that is over 3 feet high. DEVELOPMENT REVIEW BOARD NOVEMBER 4, 2014 5 Mr. Barritt asked about the Board’s suggestions for the sign. Mr. Leinwohl said the Airport people are interested, but want that to be separate from this application. Members were OK with the landscape plan. Mr. Miller moved to close #SD-14-30. Ms. Smith seconded. Motion passed unanimously. 9. Minutes of 21 October 2014: Mr. Miller moved to approve the Minutes of 21 October 2014 as written. Mr. Parsons seconded. Motion passed unanimously. 10. Other Business: There was no other business. As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:00 p.m. ________________________, Clerk ________________________, Date