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Minutes - Development Review Board - 09/01/2015
The South Burlington Development Review Board held a regular meeting on Tuesday, 1 September 2015, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: T. Barritt, Chair; M. Behr, B. Miller, J. Smith, D. Parsons, J. Wilking, M. Cota ALSO PRESENT: R. Belair, Administrative Officer; P. O’Leary, B. Gilbert, A. Rowe, C. Snyder, D. Seff, J. Leinwohl, A. Senecal, G. Farrell, M. Scollins, E. Toupin, H. Robare, A. Burke 1. Additions, deletions, or changes in order of agenda items: No changes were made to the agenda. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: There were no announcements. 4. Continued sketch plan review application #SD-14-37 of Snyder Homes for a planned unit development with two single family dwellings. The project consists of: 1) razing one single family dwelling, 2) constructing 26 single family dwellings, 3) constructing seven 3-unit multi-family dwellings, and 4) constructing three 2-family dwellings, 1302, 1340 & 1350 Spear Street: Mr. Snyder noted this is a new plan. Mr. Barritt said he had noticed there is no connection between the new street and Vale Drive which, for him, is a “non‐starter.” Both the Fire Chief and Public Works Director agree. Mr. Snyder said they have reduced the number of homes to 49, and it was his understanding that the DRB could then OK a plan without that connection. He asked what other Board members felt. All Board members said they want the connection. Mr. Behr also said that from a PUD standpoint he would like more diversification as to layout, specifically not grouping similar types of houses (e.g., single family, 2-unit, etc.) together. Mr. Barritt stressed that any deviation from the standard will have to be addressed. Mr. Miller then moved to continue #SD-14-37 to 6 October 2015. Mr. Parsons seconded. Motion passed unanimously. 5. Continued Site Plan Application #SP-15-41 of 73 Ethan Allen Drive/2 Commerce Ave., LLC, to construct a 28,200 sq. ft. warehousing, processing, storage & distribution facility, 73 Ethan Allen Drive: Mr. O’Leary showed some changes to landscaping to screen the front parking area and the area near the rear loading dock. Changes include the addition of 26 white cedars. The City Arborist is not happy with the fertilizer specs, and Mr. O’Leary asked that an approval be conditioned on pleasing the Arborist. Members agreed. This is also the case with one remaining item to please the Public Works Director. Mr. Barritt asked if the applicant is still happy with 17 paved parking spaces. Mr. O’Leary said they are. Mr. Barritt asked about snow storage. Mr. O’Leary showed an area on the plan for snow storage. Mr. O’Leary indicated that they are planning for uses similar to what is in the area today. No other issues were raised. Mr. Miller moved to close #SP-15-41. Ms. Smith seconded. Motion passed unanimously. 6. Continued Sketch Plan Application #SD-15-24 of City of Burlington/Burlington International Airport to alter the grade of the “airport quarry” by adding 5,000 cubic yards of material, 1200 Airport Drive: Mr. Leinwohl said they are correcting a situation on the adjoining property belonging to Mr. Marcelino. He showed the location of the property line and noted that fill was placed in a ravine area by Mr. Marcelino that encroached on Airport property and also covered a CWD water line. The Environmental Court ruled that the fill had to be removed and that the Airport had to accept the fill coming out of the ravine. Mr. Leinwohl indicated where the fill would be placed on Airport property to expand an existing berm. Mr. Leinwohl also noted that they have a permit to address erosion control. No impervious areas are involved. No issues were raised. 7. Preliminary and Final Plat Application #SD-15-24A of City of Burlington/Burlington International Airport to alter the grade of the “Airport Quarry” by adding 5,000 cubic yards of material, 1200 Airport Drive: Mr. Barritt indicated this item will be continued to the next meeting when the applicant should have the erosion control permit. Mr. Miller moved to continue #SD-15-24A to 15 September 2015. Ms. Smith seconded. Motion passed unanimously. 8. Sketch Plan Application #SD-15-25 of Robert Shand for a planned unit development to construct three buildings consisting of: 1) a 27,500 sq. ft. building (building A) for retail warehouse and indoor self-storage as an accessory use, and 2) two 2,000 sq. ft. buildings (building B & C) for warehouse use, 6 Ethan Allen Drive: Mr. O’Leary said the property is 7.3 acres and used to be the site of the Snack Shack. He showed the location of the 100-year flood elevation of the Winooski River and also a Class 2 wetland. He said that the plan does not impact the flood plain or the buffer of the wetland. Because of the elevation change, they are proposing that the bottom 20-25 feet of the building will be warehouse spaces with 2 yard areas and some retail area. The upper level will be individual storage facilities. This is not now an allowed use, but there is a plan to allow it. They are proposing a large stormwater pond in the rear which will discharge into a drainage area. Mr. O’Leary showed an overview photo and indicated the proposed entrance location. Mr. Miller said he would like to see a “nice looking building” as the area has been upgraded lately and looks very nice. Mr. O’Leary said that most traffic will see only the top part of the building, but they will take the request seriously. Mr. Senecal noted the 2 smaller buildings are being put on the site because of the zoning regulations which require parking “behind buildings.” He added that the money for those 2 buildings could have been used to make the large building look nicer. Mr. Belair asked the Board whether the applicant should be required to provide a sidewalk or just an easement for one. Mr. O’Leary said they were OK with the sidewalk. Mr. Barritt asked about outdoor storage. Mr. O’Leary showed the location. Mr. Senecal said there will be a security fence, and most of the storage area will be screened. No other issues were raised. 9. Site Plan Application #SP-15-47 of Tony Handy for after-the-fact approval to amend a previously approved plan for a multi-building complex used for: 1) convenience store with gas sales, 2) standard restaurant, and 3) retail and personal service. The amendment consists of revising the landscaping plan to replace a tree removed without approval, 1333 Williston Road: Mr. Robare showed a photo of where the tree had been and a photo of the area with the tree that was removed. He said the roots of the tree were under the cooler and were buckling the building. He added they didn’t know they needed a permit to remove it. He showed the plan to replace the tree with 4 trees along Hinesburg Road and one (1) shrub where the tree used to be. There were no issues raised. Mr. Miller moved to close #SP-15-47. Mr. Wilking seconded. Motion passed unanimously. 10. Reorganization: Mr. Belair presided over the election of a Board Chair. He opened the floor for nominations. Mr. Behr nominated Mr. Barritt for Chair. Mr. Barritt nominated Mr. Behr. There were no further nominations. In the vote that followed, Mr. Barritt was elected by a vote of 6-1. Mr. Barritt then presided over the election of a Vice Chair and Clerk. Ms. Smith nominated Mr. Parsons for Clerk. There were no further nominations, and Mr. Parsons was elected unanimously. Mr. Wilking nominated Mr. Miller for Vice Chair. There were no further nominations, and Mr. Miller was elected unanimously. 11. Minutes: No Minutes were presented for approval. 12. Other Business: Mr. Belair presented a request for a one-year extension for the BlackRock project. Staff had no issues with the request. Mr. Miller moved to approve a one-year extension to 6 September 2016 for #SD-14-42. Ms. Smith seconded. Motion passed unanimously. As there was no further business to come before the Board, the meeting was adjourned by mutual consent at 8:10 p.m. , Clerk _____09/15/15________________Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com MEMORANDUM TO: South Burlington Development Review Board FROM: Ray Belair, Administrative Officer RE: Continued sketch plan, #SD-14-37, Snyder Homes 1302, 1340 & 1350 Spear Street September 1, 2015 Meeting DATE: August 28, 2015 The applicant has submitted revised plans for the project with the changes detailed in its letter dated August 13, 2015 and the revised plans received August 18, 2015. Staff recommends the Board focus on the lack of a connection from the proposed development to Vale Drive. This lack of a connection, which the City’s Official Map and Land Development Regulations both require, was already identified by the DRB as a major weakness in previous versions of this development (#SD-11-51, Farrell Real Estate) and the DRB has previously stated that a connection must exist. Previous versions of the current proposal included the required connection. The newly-submitted August 18, 2015 plans now propose to remove this connection, creating a 1760 ft. long cul-de-sac (labeled as “New Public Street”) placing the proposal in conflict with Section 9.08 A. and Section 15.12 of the LDRs and with the City’s Official Map. In addition, the proposal includes a 330 ft., unlabelled dead-end street that also conflicts with Section 9.08 A. 9.08 SEQ-NRT and SEQ-NR Sub-Districts; Specific Standards The SEQ-NR and SEQ-NRT sub-districts have additional dimensional and design requirements, as enumerated in this Section. A. Street, block and lot pattern. (1) Development blocks. ……….. (2) Interconnection of Streets (a) Average spacing between intersections shall be 300 to 500 feet. (b) Dead end streets (e.g. culs de sac) are strongly 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). (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. ………… The August 18, 2015 revised plan contains two dead-end streets in conflict with Section 9.08 (A) above: first, a “New Public Street” ending in a cul-de-sac approximately 1760 ft. in length and second, a shorter dead end street approximately 330 ft. long. As the shorter dead end street is unlabelled it is unclear if this is proposed a Public Street or a Private Drive. If the former it is not designed to public standards and has no future connection potential. If the latter it violates Section 3.05 (B) which limits the number of single family homes to three (3). Both of these dead-end streets also lack the required street stub to facilitate connection to adjacent parcels. 15.12 Standards for Roadways, Parking and Circulation in PUDs and Subdivisions A. Street Layout. ……………. B. Relationship to Traffic Overlay District. ……………. C. Topography. ………… D. Criteria for Public and Private Roadways. (1) …………… (2) Public roadway required. The DRB shall require a roadway to be built to City standards in Table 15-1 and Figure 15-1 and dedicated to the City as a public roadway if one or more of the following situations applies: (a) The proposed roadway will or could provide a future extension to an adjoining property. (b) The right-of-way or proposed alignment of the proposed roadway is consistent with the right-of-way for a proposed City street shown on the Official Map; the City Council shall have the authority to determine if a proposed right-of-way with a similar location and/or alignment to a right-of-way on the Official Map must be required to be a public roadway. (c) The Development Review Board determines that the proposed length of a roadway or the significance of the roadway within the City’s street network warrants public ownership. (d) The proposed roadway serves one (1) or more lots occupied by and/or proposed for non-residential or mixed-use development. (3) Private roadways allowed. ……………….. (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. (5) Nothing in this section shall be construed to limit the authority of the DRB to grant waivers of public roadway standards subject to the provisions of §15.12(D)(4). Section 15.12 D.2 and D.4 requires the labeled “New Public Street” to be constructed to the southeast corner of the property to link this proposed development with Vale Drive. OFFICIAL MAP The road connection to Vale Drive has also been on the South Burlington Official Map since its adoption in 2004, and the easement from Vale Drive to the property line was secured by the City for this connecting road before Vale Drive was built, and before even the first home was built and sold on Vale Drive. With regards to the shorter dead-end street, the applicant should decide whether it is to be a Public Street or a Private Drive and redesign it accordingly to be in compliance with the City’s LDRs. Staff recommends the Board address this issue and then recommend the applicant continue the sketch plan for revisions or close the sketch. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP_15_41_73EthanAllenDrive_and_2CommerceAve_73Etha nAllenDrive2CommerceAveLLC_building DEPARTMENT OF PLANNING & ZONING Report preparation date: July 17, 2015 Plans received: May 8, 2015 73 Ethan Allen Dr / 2 Commerce Ave., LLC - 73 Ethan Allen Drive and 2 Commerce Ave. SITE PLAN APPLICATION #SP-15-41 Meeting date: September 1, 2015 Owner/Applicant 73 Ethan Allen Dr / 2 Commerce Ave, PO Box 38 Winooski, VT 05404 Property Information Tax Parcel 0640-00073 and Tax Parcel 0435-00002 Mixed Industrial & Commercial Zoning District CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING PROJECT DESCRIPTION Site plan application #SP-15-14 of 73 Ethan Allen Dr./2 Commerce Ave., LLC to construct a 28,200 sq. ft. warehousing, processing, storage & distribution facility, 73 Ethan Allen Drive. COMMENTS Administrative Officer Ray Belair and Planner Temporary Assignment Dan Albrecht, referred to herein as Staff, have reviewed the plans submitted initially on May 8, 2015 and subsequently on August 24, 2015 and offer the following comments. This application was continued from the July 21st meeting to provide the applicant an opportunity to make revisions to the plan around issues raised at that meeting. Zoning District & Dimensional Requirements: Mixed Industrial & Commercial Required Existing Proposed Min. Lot Size 40,000 SF 94,858 SF No change Max. Building Coverage 40% 3.5 % 29.7% Max. Overall Coverage 70% 28.3 % * 68.5% Max. Front Yard Coverage(Ethan Allen) 30% ? 29.8% Max. Front Yard Coverage(Commerce) 30% <30% * 20.7 % Min. Front Setback 30 ft. > 30 ft. 30.8 ft. Min. Side Setback 10 ft. > 10 ft. n/a Min. Rear Setback 30 ft. > 30 ft. 31 ft. Max. Building Height Zoning Compliance * These percentages will be slightly reduced as the amount of parking spaces that will be reserved is finalized. Site Plan Review Standards A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. Staff considers the proposed building and uses to be consistent with the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. A bike rack is shown on the plans. Comments concerning landscaping are addressed below. Parking requirements are calculated as follows: Warehousing, processing, storage & distribution space requires 0.5 spaces per 1,000 SF of GFA. At 28, 200 SF, the proposed project would require 14.1 spaces, rounded to 15 spaces. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING The applicant proposes to construct seventeen (17) paved parking spaces and reserve areas for five (5) additional spaces. The reserved spaces would be prepared with a sub-base in place, then covered with a layer of top-soil and seeded. The Board discussed this at the last meeting and indicated they were comfortable with this proposal. 1. The Board should reaffirm the proposed total number of spaces and allocation of paved and reserved spaces. (2) Parking: (a) …. (b) …. (c) …. (d) For through lots, parking shall be located to the side of the building(s) or to the front of the building adjacent to the public street with the lowest average daily volume of traffic. Where a lot abuts an Interstate or its interchanges, parking shall be located to the side of the building(s) or to the front adjacent to the Interstate. Parking areas adjacent to the Interstate shall be screened with sufficient landscaping to screen the parking from view of the Interstate. The lot is a through lot as it is bounded on three sides by Ethan Allen Drive and Commerce Avenue. The volume of traffic is similar on both these streets. The applicant is proposing to construct parking in the front of the building facing Ethan Allen Drive. Staff considers the proposed parking location to be consistent with this standard and indicated at the last meeting that the proposed new landscaping of both trees and shrubs will help to screen the building. However, staff felt that additional shrubs should be planted in the front immediately to the east of the entrance to better screen the parking lot. The plan has been revised to show the additional shrubs. In addition, section 13.01 C (5) is applicable to the project. (5) Screening shall be provided where headlights from vehicles on site may be visible and project parallel to a public street. Given that the landscaping in the rear consists mostly of trees with no shrubs or fencing, staff had concerns that headlights from vehicles and trucks using the rear loading lot would be visible to vehicles on Commerce Avenue and recommended additional landscaping on the rear and sides of the lots to screen headlights. Additional have added to address this concern. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. The proposed building will be 26 to 28 feet in height which is similar in size to other buildings in the area. Staff considers this criterion to be met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. The plans indicate that such services are located underground. Staff considers this criterion to be met. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 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. Only one building is proposed on the property. As noted below, the Plan was reviewed and found to be generally acceptable. Staff considers this criterion to be met. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The proposed building and landscaping is consistent with the surrounding landscape and with others in the vicinity. Staff considers this criterion to be met. 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. No reservation of land is required. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. The plans indicate that such services are located underground. Staff considers this criterion to be met. C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall not be required to be fenced or screened. The plans show a proposed location for a concrete pad to site a screened dumpster location. Staff considers this criterion to be met. The applicant should consider forthcoming state regulations regarding trash, recycling and composting. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. The plan shows the location of a snow storage area for the employee parking lot. No snow storage areas are shown for the large truck parking & loading area on the south side of the building. 2. The Board should discuss with the applicant how they will deal with snow removal on the south side of the building. Building construction cost is estimated at $1,269,000. Required minimum landscaping is calculated as follows: CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING First $250,000 x 3% = $7,500 Next 250,000 x 2% = $5,000 Balance over $500,000 ($769,000) x 1% = $7,690 Minimum required landscaping budget = $19,690 The applicant has proposed $24,594 in landscaping based upon total construction costs submitted for the July 21, 2015 meeting rather than solely upon the building cost. Therefore, the budget requirements of Section D are more than met. In response to concerns in staff comments for the July 21, 2015 meeting the applicant submitted a revised landscaping plan on August 24, 2015 adding additional plantings. In an email staff dated August 28, 2015, the City Arborist provided the following comments in addition to the ones submitted on July 16, 2015: The fertilizer specifications are meaningless without both rates of application and the actual fertilizer analysis The 2 conifers to be removed are Dwarf Alberta Spruce 3-4 ft. high, estimated replacement cost $120 ea. The shrub slated for removal is an Arborvitae in fair to good condition The applicant should be required to revise the plans to comply with the above recommendations. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. No waivers are required. Stormwater The submitted revised plans to the Public Works Department since the last meeting. The comments on the latest plans are as follows: The Stormwater Section has reviewed the responses provided by O’Leary-Burke on 8/24/15 to the comments provided by the City on the “Proposed Warehouse” site plan prepared by O'Leary-Burke, dated 5/5/15 and last updated on 8/24/15. We have revised our comments as follows: 1.The proposed project is located in the Winooski River watershed. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING 2.Comments from the State stormwater program regarding the proposed development should be submitted to South Burlington Public Works prior to commencement of construction. 3.The project proposes to disturb greater than 1 acre of area. It will therefore require a construction stormwater permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. 4.In order to confirm compliance with section 15.15.F(3) the applicant has submitted modeling for the 25 year storm event. Based on the simplicity of the HydroCAD model provided, we are unable to determine if the proposed development will contribute to overtopping of catch basins located along Commerce Ave, that are not included in the model, during the 25 year storm. From a cursory review of record drawings for other properties located within the Ethan Allen Farms Industrial Subdivision Phase III and covered by permit #3870- 9010.R, it appears that a few catch basins located along Commerce Ave have a rim elevation below the 218.89’ water level elevation projected by the submitted model for the 25-year storm event. Additionally, the model submitted does not include the 24” outlet pipe from the outlet structure of Belter Pond. 5.Work in the City Right Of Way (ROW) requires a permit before construction can begin. A “Permit to Open Streets or Right-of-Way” can be obtained from the South Burlington Department of Public Works on their web site, or by stopping by their office located at 104 Landfill Road. 6.The DRB should include a condition requiring the applicant to regularly maintain all stormwater conveyance infrastructure. Thank you for the opportunity to comment. Regards, Dave Wheeler The Board should direct the applicant to comply with the Public Works Department’s comments and to provide them with the additional information requested in item #4 above. Fire Department The Fire Chief has not yet commented on the plan. Staff expects these comments to be available at the meeting. Traffic Generation Based upon a final construction total of a 28,200 SF of General Light Industrial building (ITE LUC #110), the projected weekday PM Peak Hour average vehicle trip ends is calculated as follows: 0.97 (trip generation per 1,000 SF g.f.a.) x 28.2 = 27.4 trip ends. The property’s current allocation of trip ends is 9.9 VTEs as re-affirmed in a prior Findings of Fact & Decision (#CU-01-8 & #SP-01-15) signed on May 15, 2001. Therefore, the project is expected to increase by 17.5 VTEs for a total of 27.4 VTEs. Performance Standards CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING Given that the proposed building has several commercial truck bays it is anticipated that the operations of potential tenants could potentially impact neighboring properties. 4. The applicant should discuss anticipated uses and how it plans to comply with Appendix A. Performance Standards of the LDRs in particular with regards to A2. Vibration and A.3 Noise Respectfully submitted, ________________________________ Ray Belair, Administrative Officer Copy to: Bob Marquis CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_15_24_1200_AirportDrive_BurlingtonIntlAirport_alter _quarry_grade_sketch_Sept1_mtg DEPARTMENT OF PLANNING & ZONING Report preparation date: August 28, 2015 Plans received: February 12, 2015 SKETCH PLAN REVIEW #SD-15-24 CITY OF BURLINGTON / BURLINGTON INTERNATIONAL AIRPORT – 1200 AIRPORT DRIVE Meeting Date: September 1, 2015 Applicant Burlington International Airport 1200 Airport Drive, #1 South Burlington, VT 05403 Owners Burlington International Airport 1200 Airport Drive, #1 South Burlington, VT 05403 Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_24_1200_AirportDrive_BurlingtonIntlAirport_alter_quarry_grade_sketch_Sept1_mtg.doc PROJECT DESCRIPTION Sketch plan application #SD-15-24 of the City of Burlington/Burlington International Airport to alter the grade of the “airport quarry” by adding 5,000 cubic yards of material, 1200 Airport Drive COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on July 24, 2015 and offer the following comments: Zoning District & Dimensional Requirements: The property is located in the Airport Industrial District. Table 1. Dimensional Requirements Airport Industrial Zoning District Required Existing Proposed Min. Lot Size 3 acres 770 acres 9,607 SF lease Max. Building Coverage 40% n/a No change Max. Overall Coverage 50% n/a No change Min. Front Setback 50 ft. n/a No change Min. Side Setback 35 ft. n/a No change Min. Rear Setback 50 ft. n/a No change - zoning compliance The current 770 acre parcel is in compliance with these requirements. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. The project has no impact on water supply or wastewater disposal capacity. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The plans submitted indicate that this requirement will be met. Compliance with this standard will be addressed in detail at Final Plat review. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The project will have no affect on access, circulation or traffic. (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. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_24_1200_AirportDrive_BurlingtonIntlAirport_alter_quarry_grade_sketch_Sept1_mtg.doc The project proposes to create a berm which will prevent stormwater from leaving the quarry site and entering Muddy Brook. Compliance with this standard will be addressed in detail at Final Plat review. (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The City’s Land Development regulations note the purpose of the subject zoning district as follows: 6.03 AIRPORT INDUSTRIAL DISTRICT AIR-I A. Purpose. In areas proximate to the Airport, an Airport Industrial AIR-I District is established to provide sufficient land area for the Vermont Air National Guard and Airport-related uses, support facilities, and commercial activities that may be incompatible with general residential or commercial uses. The standards and regulations for the Airport Industrial District recognize the importance of these facilities and uses to the operation of the City and regional economies while providing appropriate setbacks and buffering to offset their impacts on adjacent land uses. No changes are proposed to the buildings on the property nor to operations on the property. (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 no impact on open space. (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 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 Final Plat review. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). Compliance with this standard will be addressed in detail at Final Plat review. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_24_1200_AirportDrive_BurlingtonIntlAirport_alter_quarry_grade_sketch_Sept1_mtg.doc B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The project will have no impact on the structures, planting, pedestrian movement and parking. (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 project will have no effect on parking. (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 any buildings are proposed. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. No new services or modifications are proposed. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The project will have no impact on the transitions between the buildings on the property. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No new structures are proposed nor are changes proposed to existing buildings. Compliance with Site Plan standards will be addressed in detail at Final Plat review. 3.12 Alteration of Existing Grade A. Permit Required. The removal from land or the placing on land of fill, gravel, sand, loam, topsoil, or other similar material in an amount equal to or greater than twenty (20) cubic yards, except when incidental to or in connection with the construction of a structure on the same lot, shall require the approval of the Development Review Board. The Development Review Board may grant such approval where such modification is requested in connection with the approval of a site plan, planned CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_24_1200_AirportDrive_BurlingtonIntlAirport_alter_quarry_grade_sketch_Sept1_mtg.doc unit development or subdivision plat. This section does not apply to the removal of earth products in connection with a resource extraction operation (see Section 13.16, Earth Products.) B. Standards and Conditions for Approval. (1) The Development Review Board shall review a request under this Section for compliance with the standards contained in this sub-Section 3.12(B). and Section 3.07, Height of Structures of these regulations. An application under Section 3.12(A) above shall include the submittal of a site plan, planned unit development or subdivision plat application showing the area to be filled or removed, and the existing grade and proposed grade created by removal or addition of material. (2) The Development Review Board, in granting approval may impose any conditions it deems necessary, including, but not limited to, the following: (a) Duration or phasing of the permit for any length of time. (b) Submission of an acceptable plan for the rehabilitation of the site at the conclusion of the operations, including grading, seeding and planting, fencing, drainage, and other appropriate measures. (c) Provision of a suitable bond or other security in accordance with Section 15.15 adequate to assure compliance with the provisions of these Regulations. (d) Determination of what shall constitute pre-construction grade under Section 3.07, Height of Structures. The applicant has submitted plans with information useful for reviewing compliance with this standard. The plans indicate that the berm will not exceed seven (7) feet in height. Staff has not identified any issues which would pose a problem for this application. RECOMMENDATION The Board should review the proposal, seek clarifications on any issues if necessary and then allow this to move forward through preliminary & final plat review. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Gene Richards, applicant 14,286 725.7 Natural Resources Atlas Vermont Agency of Natural Resources 10,000 © Vermont Agency of Natural Resources 508.0 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Meters508.00 NOTES Map created using ANR's Natural Resources Atlas LEGEND 254.00 vermont.gov DISCLAIMER: This map is for general reference only. Data layers that appearon this map may or may not be accurate, current, or otherwise reliable. ANR andthe State of Vermont make no representations of any kind, including but notlimited to, the warranties of merchantability, or fitness for a particular use, nor are any such warranties to be implied with respect to the data on this map. May 1, 2015 THIS MAP IS NOT TO BE USED FOR NAVIGATION 1" = 833 1cm = 100Ft.Meters VTRANS State and Town Long Structures VTRANS State Short Structures Town Bridge Town Culvert Railroads Roads Principal Arterial Minor Arterial Rural Major Collector Rural Minor Collector Urban Collector Local Not part of the Functional Classification System Waterbody Stream AIRPORTZONINGDISTRICTAIRPORT INDUSTRIALZONING DISTRICTMIXED INDUSTRIAL -COMMERCIALZONING DISTRICTPROJECT LOCATION Drawing No. Scale Revision Title Client/Project Project No. Sheet of ByIssued Appd.YY.MM.DD Permit-Seal ByRevision Appd.YY.MM.DD Chkd.Dwn.Dsgn.YY.MM.DD File Name: Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to The Copyrights to all designs and drawings are the property of authorized by Stantec is forbidden. Stantec without delay. Stantec. Reproduction or use for any purpose other than that Consultants Legend Notes BURLINGTON INTERNATIONAL AIRPORT MATERIAL TO BE EXCAVATED FROM MARCELINO PROPERTY AND PLACED South Burlington, Vermont 195311051 Stantec Consulting Services Inc. 55 Green Mountain Drive South Burlington VT 05403 U.S.A. 802.864.0223 802.864.0165 www.stantec.com Fax. Tel. IN THE AIRPORT QUARRY SKETCH PLANNVT STATE PLANE GRIDFalse Northing: 0.0000False Easting: 1640416.6667Origin Latitude: 42°30'00.0000"NCentral Meridian: 72°30'00.0000"WUS Survey FootTransverse MercatorNAD83 Vermont State PlanesVT83 EASEMENT CWD WATERLINE 0 30 60 SCALE IN FEET PROPERTY LINE BTV / MARCELLINO LINES POWER TRANSMISSION QUARRY EXISTING AIRPORT & COMPANY, INC. A. MARCELINO AIRPORT BURLINGTON INTERNATIONAL CITY OF BURLINGTON, 15.07.24JBL 5,000 +/- CY OVER CWD WATERLINE, LIMIT OF EXCAVATION 5,000 +/- CY OF PLACED FILL, PROPOSED LIMITS 270265260x 258.0x 259.1x 259.1259x 309.5x 309.5x 309.5x 310.8x 310.812+5013+5014+5015+5016+5017+5013+0014+0015+0016+0017+0017+95275 277280280 285 285285290290290 292293295295 298300300304 305305305 308310310310310311312 312315315315315315315315 315 CWD WATERLINE CONTOURS PROPOSED320320 320 320 320 320 320320320EXISTING CONTOURS 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com TO: South Burlington Development Review Board FROM: Raymond J. Belair, Administrative Officer SUBJECT: SD-15-25 1200 Airport Drive – City of Burlington / Burlington International Airport DATE: September 1, 2015 Development Review Board meeting Preliminary & final plat application #SD-15-25 of the City of Burlington/Burlington International Airport to alter the grade of the “airport quarry” by adding 5,000 cubic yards of material, 1200 Airport Drive. Staff recommends that this application be continued until the September 15, 2015 meeting as the Sketch Plan application is only just now being considered by the Board at its September 1, 2015 meeting. The reason for this is that the LDRs require the preliminary plat to be heard after the sketch plan and the Board in the past has required, at a minimum, waiting until the following meeting to hear the preliminary plat application. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch DEPARTMENT OF PLANNING & ZONING Report preparation date: August 28, 2015 Plans received: June 19, 2015 SKETCH PLAN REVIEW #SD-15-25 ROBERT SHAND – 6 ETHAN ALLEN DRIVE Meeting Date: September 1, 2015 Owner / Applicant Robert Shand 5 Ethan Allen Drive South Burlington, VT 05403 Contact Person Paul O’Leary O’Leary-Burke Civil Associates poleary@olearyburke.com 878-9990 Property Information Tax Parcel 0640-00006 Mixed Industrial & Commercial Zoning District Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch.doc PROJECT DESCRIPTION Sketch plan application #SD-15-25 of Robert Shand for a planned unit development to construct three (3) buildings consisting of: 1) a 27,500 sq. ft. building (building A) for retail warehouse and indoor self- storage as an accessory use, and 2) two (2) 2,000 sq. ft. buildings (buildings B & C) for warehouse use, 6 Ethan Allen Drive. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on June 19, 2015 and offer the following comments: Zoning District & Dimensional Requirements: Mixed Industrial & Commercial Required Existing Proposed Min. Lot Size 40,000 SF 317,855 SF No change Max. Building Coverage 40% 0 % 9.8 % Max. Overall Coverage 70% < 1.0 % 26.1 % Max. Front Yard Coverage(Ethan Allen) 30% ? 5.7 % Max. Front Yard Coverage(Lime Kiln) 30% ? 7.6 % Min. Front Setback (Ethan Allen) 30 ft. > 30 ft. 77.5 ft. Min. Front Setback (Lime Kiln) 30 ft. > 30 ft. 31.3 ft. Min. Side Setback 10 ft. > 10 ft. > 10 ft. Min. Rear Setback 30 ft. > 30 ft. > 30 ft. Max. Building Height (pitched) 40 ft. n/a 40 ft. Zoning Compliance Staff notes that the proposed use of “indoor self-storage” in the application is currently not allowed as a principal use in this zoning district. However, draft LDR amendments, if adopted, would allow indoor self- storage as a stand alone use. 1. The Board should provide guidance to the applicant if it is comfortable with all the proposed uses in the building and note to the applicant that they will proceed at their own risk through Preliminary and Final Plat Review as there is no guarantee that the LDR amendments will be approved. The preliminary & final plat application must include uses that are permitted at the time of submission. The applicant could amend the plan in the future to allowed uses at that time. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch.doc (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. Forty-nine (49) spaces are required based upon the square footage of the types of uses included in the application: Building A Unit #1A: 2,000 SF retail and showroom and 10,000 SF warehouse Unit #1B: 2,000 SF retail and showroom and 13,000 SF warehouse Unit #2: 27,000 SF indoor self-storage Building B: 2,000 SF warehouse Building C: 2,000 SF warehouse Forty-eight (48) parking spaces are proposed, four (4) of which will be for handicap use. See discussion below. A waiver would be required. See discussion below under Site Plan Standards Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(4)The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. There is a Class II wetland and mapped FEMA 100-year Floodplain located on the eastern edge of the parcel. The proposed building and parking lot are located outside the required 50 ft. wetland buffer and the Floodplain. Runoff from the property will be directed towards various stormwater infrastructure (see discussion below under STORMWATER.] Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The City’s Land Development regulations note the purpose of the subject zoning district as follows: 6.01 MIXED INDUSTRIAL-COMMERCIAL DISTRICT IC A. Purpose. The Mixed Industrial-Commercial District is formed to encourage general industrial and commercial activity in areas of the City served by major arterial roadways and with ready access to Burlington International Airport. The Mixed Industrial- Commercial district encourages development of a wide range of commercial, industrial and office uses that will generate employment and trade in keeping with the City’s economic development policies. These uses are encouraged in locations that are compatible with industrial activity and its associated land use impacts. Major CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch.doc commercial uses, such as supermarkets and shopping centers shall not be permitted. Any uses not expressly permitted are prohibited, except those that are allowed as conditional uses. The proposed project will develop warehouse and retail warehouse outlets. Staff considers the project to be generally consistent with this standard; however compliance with this standard 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. Development of the buildings and parking within the three lots that comprise this PUD are located away from adjoining parcels and stream buffers. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (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. The applicant has proposed an Exit Only access drive onto Lime Kiln Road. The Public Works Director has indicated that this is acceptable as long as left turns are prohibited. 1. The Board should discuss traffic flow and safety at this complex intersection in light of proposed Exit Only access. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). According to the Comprehensive Plan, the goals and objectives for this area of the City are as follows: 4. Industrial Center This area is located in the northern and eastern portions of the City surrounding the Burlington International Airport and extending southward to immediately south of I-89 along Route 116. This area is intended to consist predominantly of industrial and office uses, however, it may include a mix of commercial and limited residential use. This area will serve as both a local and regional employment center. This area of the City is most appropriate for industrial and office uses as it provides direct, easy access to the airport and is compatible with airport activities such as airplane noise and approach cones. The proposed project will develop warehouse and retail warehouse outlets that will generate employment. Staff considers the project to be generally consistent with this standard; however compliance with this standard will be addressed in detail at Preliminary and Final Plat review. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch.doc 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. Based upon the square footage and building uses listed in the application, forty-nine (49) spaces are required. Forty-eight (48) parking spaces are proposed, four (4) of which will be for handicap use. The applicant is requesting a waiver of one (1) space or 2% and seeks approval to construct only 48 spaces. Staff notes this calculation may change going forward depending upon the approved configurations of space and uses proposed at Preliminary and Final Plat review. No sidewalk is proposed along the street frontage along Lime Kiln Road to provide for “safe pedestrian movement”. 2. The Board should provide feedback to the applicant on the requested parking space waiver. 3. The Board should note that a sidewalk maybe considered along Lime Kiln Road. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Parking spaces will be located to the rear of the two building. Staff considers the project to be generally consistent with this standard; however compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (b) …. (c) …. (d)…. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. The proposed new buildings (with pitched roofs) will be approximately 40 ft. high. This is similar to other structures in the district. Staff considers this criterion to be met, however compliance with this standard will be addressed in detail at Preliminary and Final Plat review. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch.doc Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. No building elevations have been provided. 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. No building elevations have been provided. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. Staff recommends an architecture that presents an attractive face to Lime Kiln Road. 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. No reservation of land is required. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. No details on utilities are provided. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. 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. There appears to be two (2) screened dumpster areas shown on the plans but if so, they are not labeled as such. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. The applicant should consider forthcoming state regulations regarding trash, recycling and composting. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch.doc No landscaping plan or schedule is provided. Compliance with this standard will be addressed in detail at Preliminary and Final Plat review. STORMWATER In response to comments by the Public Works Department on July 29, 2015, the applicant responded (see underline) on August 24, 2015 as follows: Hi Dan, Paul forwarded me your email with Dave’s comments. Dave’s comments are numbered and our response follows each in red. 1. The proposed project is located in the Winooski River watershed and discharges to a class 2 wetland. The VSWI Advisory Layer on the Agency of Natural Resources’ online Wetlands Inventory Map shows additional wetlands that are not depicted on the submitted sketch. In a future application, the wetland delineation report developed by Natural Resources Consulting Services dated April, 2015 should be submitted along with the site plan for review. Understood, Natural Resources Consulting Services only looked for wetlands in the area proposed for development. As part of our preliminary plan application we will have all areas which show up on the wetland inventory map looked at and will submit a copy of the wetland delineation report. 2. The project proposes to create an additional 82,960 square feet of impervious area on the parcel. This will result in greater than 1 total acre of impervious area on the parcel. Therefore, the project will require a stormwater permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. Understood, a state stormwater permit will be required and will be submitted prior to issuance of a building permit. 3. The project proposes to disturb greater than 1 acre of area. It will therefore require a construction stormwater permit from the Vermont DEC Stormwater Division. The applicant should acquire this permit before starting construction. Understood, a state construction general permit will be required and will be submitted prior to issuance of a building permit. 4. In a future application, the applicant should provide a delineated drainage area map for the proposed stormwater treatment practices. Understood, as part of our preliminary plan application and state stormwater application we will submit a drainage area map for the post development drainage patterns. 5. The applicant is requested to provide a copy of the stormwater modeling submitted to VT DEC in a digital format along with the submission of a future application. CITY OF SOUTH BURLINGTON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch.doc Understood, we have not yet modeled the site but will provide this information as part of the preliminary plan application. 6. The applicant should show snow storage locations in a future submission. Understood, snow storage areas will be label as part of the preliminary plan application pending approval of the current sketch plan. 7. Work in the City Right Of Way (ROW) requires a permit before construction can begin. A “Permit to Open Streets or Right-Of-Way” can be obtained from the South Burlington Department of Public Works on their web site, or by stopping by their office located at 104 Landfill Road. Understood, this application will be submitted prior to issuance of a building permit. 8. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance infrastructure. We are agreeable to a condition which requires the applicant to regularly maintain all stormwater treatment and conveyance infrastructure, this is also typically a requirement of a state stormwater discharge permit as well. In summary we do not have any issues with Dave’s comments dated 7-29-15, most deal with the final design and modeling of the proposed stormwater system. We plan to examine the design of the stormwater system in greater detail pending approval of this sketch plan application and prior to a future preliminary/site plan submittal. Let me know if you have any additional questions, Thank you. Brian Staff recommends that the applicant continue to consult with the Department of Public Works as the proposal moves through Preliminary and Final Plat review. 13.05 Outdoor Storage and Display A. Outdoor Storage. Outdoor storage of goods, materials, vehicles for other than daily use, and equipment shall be subject to the following provisions: (1) Any outdoor storage shall be appurtenant to the primary use of the property and shall be allowed only in nonresidential districts and upon approval of the DRB in conjunction with a site plan, conditional use and/or PUD application. (2) The Development Review Board may require that outdoor storage areas in connection with commercial or industrial uses be enclosed and/or screened where the storage area may comprise an attractive nuisance, where the proposed use of the storage areas present opportunities for theft, or where the Board finds that said storage areas are in view of residentially-zoned parcels. There is a proposed outdoor storage space for both units, #1A and #1B. CITY OF SOUTH BURLINGTON 9 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_25_6_EthanAllenDrive_Shand_3_buildings_sketch.doc 4. The Board should discuss the proposed enclosure with the applicant and its security measures. RECOMMENDATION The Board should address the numbered and italicized statements further delineated in red font and, if necessary provide guidance to the applicant in preparing preliminary and final plans for subsequent review. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Robert Shand, applicant #SP-15-47 - 1 – SP_15_47_1333 Williston Road_Tony Handy_afterfact_landscaping_ffd.doc CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING TONY HANDY – 1333 WILLISTON ROAD SITE PLAN APPLICATION #SP-15-47 FINDINGS OF FACT AND DECISION Site plan application #SP15-47 of Tony Handy for after-the-fact approval to amend a previously approved plan for a multi-building complex used for: 1) convenience store with gas sales, 2) standard restaurant, and 3) retail & personal service. The amendment consists of revising the landscaping plan to replace a tree removed without approval, 1333 Williston Road. The Development Review Board held a hearing on September 1, 2015. The applicant represented himself. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking after-the-fact approval to amend a previously approved plan for a multi-building complex used for: 1) convenience store with gas sales, 2) standard restaurant, and 3) retail & personal service. The amendment consists of revising the landscaping plan to replace a tree removed without approval, 1333 Williston Road. 2. The owner of record of the subject property is Mountaha Handy 3. The subject property is located in the Commercial 1 – Residential 12 Zoning District. 4. The application was received on July 17, 2015. 5. The plan submitted consists of one (1) page entitled, “Planting Design Gracey’s Store””, prepared by Gingko Design, dated 7/2/15. DIMENSIONAL REQUIREMENTS Building coverage is 16.5% (maximum allowed is 40%). Overall coverage is 84.5% (maximum allowed is 70%). Front yard coverage along Williston Road is 86.1% & along Hinesburg Road is 86.7% (maximum allowed is 30%). No changes proposed to existing coverages. SITE PLAN REVIEW STANDARDS Vehicular access Access is provided via multiple curb cuts on Williston Road and Hinesburg Road. No changes proposed. Circulation #SP-15-47 - 2 – SP_15_47_1333 Williston Road_Tony Handy_afterfact_landscaping_ffd.doc Circulation on the site is adequate. Parking No changes to parking are proposed. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. Bicycle racks are shown on the plan. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping The applicant’s plan indicates that four (4) 2.5” – 3” trees and one (1) shrub will be planted to replace a tree that was removed without approval for a cost of $2488. In an email to staff dated August 24, 2015, the City Arborist commented as follows: Ray, they should include planting details with the plan for Gracey’s but looks good otherwise. Craig Lambert South Burlington City Arborist The Board finds that the applicant shall comply with the City Arborist’s recommendations. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plans do not indicate the snow storage areas as snow is hauled from the site after winter storm events. Outdoor Lighting There are no changes to outdoor lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic Traffic will not be affected as a result of this application. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. #SP-15-47 - 3 – SP_15_47_1333 Williston Road_Tony Handy_afterfact_landscaping_ffd.doc The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. (b) 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. This criterion will continue to be met. (c) Parking shall be located to the rear or sides of buildings. No changes are proposed. Parking is currently located to the front, rear and sides of the buildings. As noted above, bicycle rack locations are noted on the plan. (d) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. No changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. No changes are proposed. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. This requirement is being met. (g) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No changes are proposed. In addition to the above general review standards, site plan applications shall meet the following specific standards set forth in Section 14.07 of the Land Development Regulations: (a) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The reservation of land is not necessary. #SP-15-47 - 4 – SP_15_47_1333 Williston Road_Tony Handy_afterfact_landscaping_ffd.doc (b) Electric, telephone, and other wire-served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. No changes are proposed. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure, and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Dumpster storage areas are shown on the plan. DECISION Based on the above Findings of Fact, the Development Review Board hereby approves site plan application #SP-15-47 of Tony Handy, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the plan and shall be on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The plan shall be revised to include planting details per the City Arborist’s recommendations in an email to staff dated August 24, 2015. 4. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 5. Prior to permit issuance, the applicant shall post a $2,488 landscaping bond. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 6. Prior to issuance of a zoning permit, the applicant shall provide the Administrative Officer a digital copy of the complete approved plan set (with revisions) in pdf format. 7. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer upon installation of the landscaping. 8. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present #SP-15-47 - 5 – SP_15_47_1333 Williston Road_Tony Handy_afterfact_landscaping_ffd.doc Matt Cota 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 __ – 0 – 0 Signed this ____ day of __________________ 2015, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. 1-Amelanchier x grandiflora 'Autumn Brilliance'4-Ginkgo biloba 'Autumn Gold'Planting DesignSmart Landscape Solutions22 Pearl StreetEssex Jct, VT 05453(802) 857-5104Gracey's StoreGinkgo DesignPlanting ScheduleCountCommon NameItem DescriptionUnitTrees4Autumn Gold Maidenhair TreeGinkgo biloba 'Autumn Gold'2.5"-3"Shrubs1Autumn Brilliance® Apple ServicebeAmelanchier x grandiflora 'Autumn Brillianc5gal