Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Minutes - Development Review Board - 12/06/2016
DEVELOPMENT REVIEW BOARD 6 DECEMBER 2016 The South Burlington Development Review Board held a regular meeting on Tuesday, 6 December 2016, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: B. Miller, Acting Chair; J. Smith, J. Wilking, M. Cota, F. Kochman ALSO PRESENT: R. Belair, Administrative Officer; L. Britt, Development Review Planner; A. Gill, A. Rowe, J. Pidgeon, M. Scollins, C. Snyder, S. Lidovski, D. Lewis, I. Hoefle, B. Wilkins, A. Telemark, D. Muhr, R. Dickerson, R. Rushford, B. Wilkens, J. Mutosky, L. Barford, K. McFarland, J. Goodwin, L. Ravin, L. & C. Kleh 1. Additions, deletions, or changes in order of agenda items: No changes were made to the Agenda. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: No announcements were made. 4. Continued sketch plan application #SD-16-14 of Eastern Development Corp. to develop a 12-unit planned unit development on 21.8 acres consisting of six two-family dwellings, 150 Swift Street. Mr. Belair advised that the applicant has requested a continuance. Mr. Wilking moved to continue #SD-16-14 to 3 January 2016. Mr. Cota seconded. Motion passed 5-0. 5. Sketch Plan Application #SD-16-31 of Synergy Development, LLC, to amend a previously approved planned unit development consisting of three single family dwellings on three lots. The amendment consists of adding one single family dwelling to lot #3, 7 Chaplin Lane: Mr. Gill noted the project was approved in early 2015 and allowed 2 homes behind the existing home. The property would allow for 4 homes, but there had been issues that kept them from putting in the 4th house. In the fall, they met with staff on how to make use of the density. The idea of a PUD was raised, and that is how they are proceeding. Photos of the lot were shown. Mr. Miller noted that staff has raised the question of how this plan meets the requirement for “innovative development.” Mr. Gill read from Section 15.01 of the regulations indicating the purpose of a PUD is to provide relief, to get innovative development, and to get infill development in the city’s core. He also noted that a clear goal of the Comprehensive Plan is to maintain affordable housing. Mr. Kochman asked if they would be subdividing the lots. Mr. Gill said they would not. He added that they would preserve mature trees and community property as open space. Mr. Kochman asked if there is a reason the lot can’t be subdivided. Mr. Belair said there is a limit of 3 lots on a private street, and there are already 3. He added that staff feels the new house should be closer to the existing house to create more open space. Mr. Gill said they feel the common space is central to all 4 houses, and this plan saves more trees. He added this location is “super private,” surrounded by pine trees so you can’t see the houses in the rear. He didn’t feel that putting the house in the “backyard” of the other house was a good thing. Mr. Gill said they are amenable to other innovative things. Mr. Wilking said an innovative approach would be to make both houses affordable. He suggested the applicants speak to Champlain Housing to find out ways to do that. Mr. Gill asked if there is a definition of “innovative” in the regulations. Mr. Belair read from the regulations. Mr. Gill said he felt they meet those criteria, absent a definition of “innovative.” Mr. Miller felt the plan was innovative and meets the language. He added that it would be “very innovative” if the house could be restricted to an “affordable” buyer. Mr. Kochman said he would vote against the plan because he did not believe the dimensional standards argument. Ms. Smith said she likes the affordability option. She also suggested flipping the house and driveway. Mr. Cota agreed. DEVELOPMENT REVIEW BOARD 6 DECEMBER 2016 PAGE 3 Mr. Lidovski, a neighbor, stressed the need for adequate drainage. Mr. Gill said there is a substantial stormwater system in place. Mr. Wilking then moved to continue #SD-16-14 to 3 January 2017. Mr. Cota seconded. Motion passed 5-0. 6. Preliminary & Final Plat Application #SD-16-32 of Lewis Real Estate to amend a planned unit development consisting of six commercial buildings with a total of 27,323 sq. ft. The amendment consists of constructing a 1,800 sq. ft. building for retail use, 1233 Shelburne Road: Mr. Lewis said this would be an additional building on Lakewood Commons and would be a small retail use similar in architecture to the existing buildings. He showed an overhead photo and indicated the location of this proposed building. He noted they had re‐oriented the building at staff’s request and added a pitched roof. Regarding trip generation, Mr. Lewis said they lean toward the “observed” standard rather than the ITE standard. He felt they are within the allowable numbers. The major amount of traffic to the Eagles Club is in the evening, and the retail use would closed at about 5 p.m. Mr. Belair noted the applicant proposes 5 additional trip ends, which puts them over the limit. He said it is also mandatory to use the ITE numbers in this case. Mr. Lewis said the observed numbers are much lower. He also said it is the private club that makes the difference. Mr. Belair said there are some land improvements which could be made that would make a difference, but the applicant is not proposing any of these. Mr. Lewis noted they cannot connect to the adjacent property until it is developed. Members suggested the applicant get data from 3 other private clubs to back up their statement that the numbers are less than the ITE manual says. Mr. Lewis said staff has asked that the entryway be on the east side. They are willing to do that. Members supported the shared parking request. The also expressed no objection to the setback waiver. Mr. Lewis also noted they would add more trees and shrubs to meet staff’s request. Mr. Wilking moved to continue #SD-16-32 to 17 December. Mr. Cota seconded. Motion passed 5-0. 7. Conditional Use Application #CU-16-09 of Iain Hoefle to allow a 572 sq. ft. attached garage addition to encroach 21 feet into the required 30-foot front yard setback requirement, 75 Davis Parkway: Mr. Hoefle said this would be a 20 x 28 foot addition to a single story ranch. He has spoken with neighbors who have no objection. Mr. Belair said staff feels this falls within the exception. Mr. Hoefle said they will look into whether a tree has to be removed. Mr. Wilkins, a neighbor said this is the last house on the street to get a garage. He had no issue with the plan. The Board raised no issues. Mr. Cota moved to close #CU-16-09. Mr. Wilking seconded. Motion passed 5-0. 8. Master Plan Application #MP-16-02 of the Snyder Group, Inc., for a planned unit development on 26.15 acres developed with two single family dwellings. The project consists of: 1) razing one single family dwelling, 2) constructing 18 single family dwellings, 3) constructing three 3-unit multi-family dwellings, and 4) constructing ten 2- family dwellings, 1302, 1340, & 1350 Spear Street: Mr. Miller noted this application is a formality. The project has already been approved and requires a master plan. Mr. Snyder briefly described the project. Mr. Miller noted receipt of a letter from Daniel Seff, attorney for a neighbors’ group, citing the timeliness of filing the Master Plan. Mr. Belair said the Master Plan was submitted during Preliminary Plat review. The spirit of the regulations was met. Mr. Rushford, attorney for the developer, read from the regulations and noted the Master Plan was filed within the allowable time limit. Mr. Kochman said he felt the timing issue was irrelevant. Dr. Scollins said he felt it was reasonable to proceed. Mr. Wilking moved to close #MP-16-02. Ms. Smith seconded. Motion passed 5-0. 9. Re-opened Preliminary Plat Application #SD-16-18 of the Snyder Group, Inc., for a planned unit development on 26.15 acres developed with two single-family dwellings. The project consists of: 1) razing one single family dwelling, 2) constructing 18 single family dwellings, 3) constructing three 3-unit multi-family dwellings, and 4) constructing ten 2- family dwellings, 1302, 13450 & 1350 Spear Street: Mr. Belair said staff recommends closing the application now that the Master Plan has been reviewed. Mr. Cota moved to close #SD-16-18. Mr. Wilking seconded. Motion passed 5-0. 10. Minutes of 15 November 2016: Ms. Smith noted the correct spelling of Mr. Bresee’s name. Mr. Cota moved to approve the Minutes of 15 November 2016 with the spelling correction. Mr. Wilking seconded. Motion passed 5-0. 11. Other Business: There was no other business. As there was no further business to come before the Board, the meeting was adjourned by common consent at 8:32 p.m. , Clerk 12/20/16 Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_31_7ChaplinLane_SynergyDevelopment_PUD_ame nd_Dec_6_2016 DEPARTMENT OF PLANNING & ZONING Report preparation date: December 2, 2016 Plans received: October 7, 2016 7 Chaplin Lane Sketch Plan Application #SD-16-31 Meeting date: December 6, 2016 Owner/Applicant Synergy Development, LLC 151 Murphy Road Charlotte, VT 05445 Engineer TCE 478 Blair Park Road Williston, VT 05495 Property Information Tax Parcel 1640-01741 Residential 1 and Residential 2 Zoning Districts Location Map CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD SD_16_31_7ChaplinLane_SynergyDevelopment_PUD_amend_Dec_6_2016.docx_PUD_amend_Dec_6_201 6 2 PROJECT DESCRPTION Sketch plan application #SD-16-31 of Synergy Development, LLC to amend a previously approved planned unit development consisting of three (3) single family dwellings on three (3) lots. The amendment consists of adding one (1) single family dwelling to lot #3, 7 Chaplin Lane. Zoning District and Dimensional Requirements: R-1 and R-2 Zoning District Required Existing Proposed Min. Lot Size (R1/R2) 40,000 SF / 22,000 SF 3.62 acres 3.62 acres Max. Building Coverage (R1/R2) 15% / 20% <15% <15% Max. Total Coverage (R1/R2) 25% / 40% <25% <25% * Min. Front Setback (R1/R2) 50 ft. / 30 ft. 25 ft. / 15 ft. 25 ft. / 15 ft. Min. Side Setback (R1/R2) 25 ft. / 10 ft. >25 ft. / n.a. >25 ft. / >10 ft. Min. Rear Setback 30 ft. >30 ft. >30 ft. Max. Building Height (pitched roof) 28 ft. <28 ft. <28 ft. =In compliance *=In #SD-14-38 the Board granted a waiver of 25 feet from the required front setback of 50 feet in the R1 and of 15 feet from the required front setback of 30 feet in the R2. COMMENTS The staff notes herein reflect a review of the major land use regulations impacting this development and are, at this stage, intended to provide feedback on the basic concept and site design, as well as to advise the applicant as to any potential problems and concerns relating to those major issues. Development Review Planner Lindsey Britt and Administrative Officer Ray Belair, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments: A. Density The PUD has a total acreage of 3.62 the majority of which is in the R1 Zoning District with the remaining portion in the R2 Zoning District. Previously the Board had permitted a PUD with three (3) lots on a private street, Chaplin Lane, with one (1) of the lots containing an existing single family house. The applicant is currently proposing an additional dwelling unit to be located on Lot 3 for a total of two (2) units on that lot and a total of four (4) units in the PUD. With the split between the R2 and R1 districts staff considers it likely the PUD can support the additional density of one (1) unit, but actual calculations will need to be provided at the next stage of review for confirmation. In its previous approval the Board had limited the PUD to three (3) lots because Section 3.05(B) of the Land Development Regulations allows the Board to approve a subdivision with no frontage on a public street so long as the project meets certain requirements. Those requirements include that the lots have access to a public street by way of a permanent easement or right-of-way and that there not be more than three (3) developable lots on a private right-of-way. As stated above, the applicant is proposing a CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD SD_16_31_7ChaplinLane_SynergyDevelopment_PUD_amend_Dec_6_2016.docx_PUD_amend_Dec_6_201 6 3 fourth dwelling unit and is not proposing the creation of any additional developable lots. Staff considers a fourth dwelling unit could be permitted by the Board, because there is enough acreage to support the density and Section 3.05(B) allows for up to 10 dwelling units on a private right-of-way under certain conditions. The applicant has also suggested in their submitted materials that a fourth developable lot could be permitted by the Board on a private right-of-way. Staff considers that Section 3.05(B) precludes the creation of a fourth developable lot and that the PUD standards of Section 15 do not permit the Board to waive that limitation. B. PUD Standards The applicant has suggested that the additional house meets the PUD standard for innovative development since it is a condominium rather than a standalone lot. Staff considers the ownership structure in this case to be primarily a method for allowing the building of an additional house when an additional developable lot is not allowed. In fact, the applicant has stated, as discussed above, that their preference is for a fourth developable lot, which would eliminate the need for a condominium ownership structure. The physical relationship between the existing house on Lot 3 and the proposed house would be minimal, so they appear as if on separate lots. A closer relationship between the two (2) buildings and the preservation of more uninterrupted open space could be one way to create a more innovatively designed PUD. Presently it is unclear to staff how this new house will contribute to the existing PUD meeting the standard for innovative development. 1. Staff recommends the Board discuss with the applicant how the proposed additional dwelling unit can advance the purpose of the PUD in being an innovative development. C. Access The proposed fourth dwelling unit would be accessed via the already approved private right-of-way, Chaplin Lane. D. Building Orientation and Design Information about the design and orientation of the building has not been provided at this stage. Staff considers the applicant’s intention to preserve mature trees on Lot 3 to be positive. E. Open Space The previously approved open space area, which is located on the western side of Lot 1, is not proposed to change with this project. The proposed house would be within 10 feet of that open space. Staff considers that the closeness of the house to the open space may make people within the PUD less likely to make use of the space. CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD SD_16_31_7ChaplinLane_SynergyDevelopment_PUD_amend_Dec_6_2016.docx_PUD_amend_Dec_6_201 6 4 2. Staff recommends the Board discuss with the applicant how they envision the open space being used by people within the PUD and whether it will be demarcated in some way to make it clear that it exists for community use. F. Energy Standards Staff notes that all new buildings are subject to the Stretch Energy Code pursuant to Section 3.15: Residential and Commercial Building Energy Standards of the LDRs. RECOMMENDATION Staff recommends that the applicant work with Staff and the Development Review Board to address the issues herein. Respectfully submitted, ________________________________ Ray Belair, Administrative Officer 166.28'49.89'WWWWWWWWWWFMFMFMWWW FD156.66'150.12'FMWSSFMFMFMFMFMOHPOHPOHPOHP12" WATER MAINWWWWWEXISTING3BEDROOMDWELLINGRETAININGWALLWALKAPPROX.TREELINEEXISTING2"PVCFORCEMAIN+FFE=363.76+FFE=370.67FFE=370.32+FFE=372.23+CONSTRUCTIONBLOWOFF PERCWD STAFFAPPROX. LOC. 4" GAS MAINAPPROX. LOSPEAR STREETFMFMFMFMAPPROGGGGGSFMFMFMFMFMEXISTING ARBORVITAE HEDGEEXISTING ORCHARDWOODEDAREAWOODEDAREADD ELELECKECK20' DRAINAGEEASEMENT15' PEDESTRIANEASEMENT3723371370370370369369 369369369368 368368367367366366366365365364364363363363362362 362361361361361 361360360360 359359359358358358357357357357356 356356 355355 354354354 353 353 353352 352 351 351350350350349349349348348348347347347346346346 345345345344 344343 343342342342341341 340340 339339339339338338337337336336336335335334 334333333333 3323323313310330330330 329329329 329328 328327 327326 326325325324324323323322322321 321320 320319319318318318317 317317316 316316315315314314313313312312311 311310 310309 309308307306 EXISTING2" HDPE FORCEMAINEXISTING 2" SDR 21 PVC FORCEMAINCONCRETEWALKGARAGESTAIRSGGLOT 392,364 SQ. FT.2.12 AcresRESIDENTIAL 1RESIDENTIAL 2147.71'LOT 232,670 SQ. FT. 0.75 Acres125.11' 40.75'5.73'10.62'186.72'290.30'144.16'18.62'25.06'350.98'61.00'LOT 132,670 SQ. FT. 0.75 AcresON-SITE RUNOFFSTORMWATERPOND30' 30'25'15'50' 30'CONCRETEHEADWALL(TYPICAL)ECKDECKFMFMFMFMFMFMFMFMFMFMFMGGGGGGGGGGGGGGGEXISTING 15' GRAVEL DRIVEW W WWWWWWWWWWWWWDD360370355342343353344338341345339340335335320340345 35036436336236135935735635234634734133233233333433933733934080.45'12'351351 350 FM CTV 211.51' 190.04'CHAPLIN LANEE-911 ADDRESS7 CHAPLIN LANEE-911 ADDRESS93 CHAPLIN LANEE-911 ADDRESS111 CHAPLIN LANEUP UPUPUPUPUPUPUPUPUPUPUPUPUPUPUPUPCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVUP GGGGGGGGGGGGGGGGGGEXISTING 3/4" COPPER WATER SERVICEW90' SETBACKPROPOSED4 BEDROOMDWELLING(2700 SF FOOTPRINT)¬Sketch PlanLOT 3REDEVELOPMENTC2-019/23/20161" = 30'14-087RMPJMM0FeetGraphic Scale30 30 60 90 12015°±TrueMagneticSheet TitleProject TitleUse of These DrawingsProject Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMENGINEERING SURVEYField Book:For Local Permitting Only1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.¬They are not intended as construction drawings unless notedas such or marked approved by a regulatory authority.2. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings, obtained all necessary permits,and have met with all applicable parties/disciplines,including but not limited to, the Engineer and the Architect,to insure these plans are properly coordinated including, butnot limited to, contract documents, specifications,owner/contractor agreements, building and mechanicalplans, private and public utilities, and other pertinent permitsfor construction.3. Owner and Architect, are responsible for final design andlocation of buildings shown, including an area measured aminimum five (5) feet around any building and coordinatingfinal utility connections shown on these plans.4. Prior to using these plans for construction layout, the usershall contact TCE to ensure the plan contains the mostcurrent revisions.5. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.¬Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.6. It is the User's responsibility to ensure this copy containsthe most current revisions. If unsure, please contact TCE.PLANNING ENVIRONMENTAL¬OPEN SPACE NOTES:CONSERVATION OPEN SPACE:(INCLUDES STORMWATER MANAGEMENT AREAS)LOT 1 = 24,969 S.F.LOT 2 = 24,297 S.F.LOT 3 = 0 S.F.TOTAL CONSERVATION OPEN SPACE= 49,296 S.F. OR 1.1 AC.COMMUNITY OPEN SPACE:(INTENDED FOR RESIDENTS ONLY NOT PUBLIC USE)LOT 1 = 0 S.F.LOT 2 = 0 S.F.LOT 3 = 17,432 S.F.TOTAL COMMUNITY OPEN SPACE= 17,423 S.F. OR 0.4 AC.TOTAL CONSERVATION & COMMUNITY OPEN SPACE = 1.1 AC. + 0.4 AC. = 1.5 AC.% OF TOTAL PARCEL = 157,704 S.F./66,719 S.F. = 42.3%6' WIDE BY 15' LONG LEVEL PAD FOR UTILITIES2:1 SLOPE INTHIS AREASynergyDevelopment, LLC7 Chaplin LaneSouth Burlington, VermontPROJECT LOCATION353353350350PPEXISTING ORCHARD357357357357356356RETAININGWALLWALKWALKW+++++++++++SFM369369368368363363363362362361361360360 359359358358354354STAIRSRRRRSSSSGEXISTINGEXISTINGLOT 3392,364 SQ. FT.64 S2.12 Acres261.00'.0610066630'30'FMFMMMMMMFMFFFMMMMFMFMMMFMFMFFMMMMGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW80.45'80.45351351 350350 211.51'11511.52E-911 ADDRESSDRES7 CHAPLIN LANECHAUPUUPPUPUUPUUPUUPUPUPUUPUPUPUPUPUPPUPUCTVCTVCTTCTCCCCTVCCCTTTVVCTVCTVCCCTTVTVVVCTVCCTTTVVVCTVCCTCTVTVVVCCTCTVCCVTVTTVTVVCTVCTVCTVGGGGGGCOPPER WATER SWATESSSEXISTING 3/4" CSSSSSOOPCTVCTVXWCCCCCTCTCTT90' SETBACK0' SETBAC22616111166 28'EXISTING61.001063SESESSESPPPPPPPPPPPPPPPRPRPRPRPRPRPRPRPRPRPRPRPRPROPROROROROROROROROROROROROROROROOOOOOOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOOPOPOPOPOPOPOPOPOPOPOPOPOPOPOPOOOOOSOSOSOSOSOSOSOSOSOSOSOSOSOSEOSEOSEOSESESESESESESESESESESEDSEDSEDEDEDEDEDEDEDEDEDEDEDEDEDEDDDDDDDDDDDDDDDDDD444444444444444444 4 4 4 4 B4 B4 B4 B4 B4 B4 B4 B4 B BBBBBEBEBEBEBEBEBEBEBEBEBEBEBEBEDBEDBEDEDEDEDEDEDEDEDEDEDEDEDEDEDDDRDRDRDRDRDRDRDRDRDRDRDRDRDRDRODROROROROROROROROROROROROROROROOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMDDDDDDDDDDDDDDDDDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWWWWWWWWWEWEWEWEWEWEWEWEWEWEWEWEWELWELWELELELELELELELELELELLELLELLELLELLLLLLLLLLLLLLLLILLILLILLILLILINLINLINLINLINLINLINLINLINLINLINININININNNNGNGNGNGNGNGNGNGNGNGNGNGNGNGNGGGGGGGGGGGGGGGGGGGGGGG(((((((2(2(2(2(2(2(2(2(2(2(2(2(2(2(27(27(27(27(27(27(27(2727272727270270270270270270270270270707070707007007007007007007007007000000000000 00 00 00 00 00 00 S00 S00 S0 S0 S0 S0 S0 S0 S0 S0 S0 S0 S0 S0 SF0 SF SFSFSFSFSFSFSFSF SF SF SF SF SF SF SF SF SF FSF FF FF FF FF FF FF FF FF FF FOF FOF FOF FOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOTOTOTOTOTOTOTOTOTOTOTOTOTPOTPOTPOTPOTPOTPOTPOTPOTPOTPTPTPTPTPTPRTPRTPRTPRTPRTPRTPRPRPRPRPRPRPRPRPRIPRIPRIPRIPRIPRINRINRINRINRINRINRINRINRINRINRINRINRINRINRINININTINTINTINTNTNTNTNTNTNTNTNT)NT)NT)NT)NT)NT)NT)NT)NT)NT)T)T)T)T)T)T)T)T)T)T)T)T)))))))EXISTING3BEDROOMDWELLINGFFE=363.76+F+F+FFE=370.67++FFE=370.322+2+FFE=372.23+++GARAGEWPVFORPPFMPVC FORCEMAINPVC FORCEMCONCRETEWALKG370370UUURCRCRCRCCTVFM12'12'FMFFMEXISTING 2" SDR 21 PSTING 2 SDR 21 P 50'50'EXISTING 15' GRAVEL DRIVESTING 15' GRAVEL DRIVE36036035535535335336436436336336362362361361359359357357356356352352351351CHAPLIN LANECHAPLIN LANE352P View from back yard ofexisting home lookingtoward building site.Building site not visibledue to thick trees toremain. View down built and existingChaplin Lane, a 600+ foot long15' wide road that serves justtwo lots in the rear of theparcel. The new building lotwould be accesed from theback side of the cedar hedgevisible in the middle of thepicture. This panorama shows the building site proposedin context. To the left you can see the fire truckturnaround built for fire safety. Between thecluster of apple trees and the cedar hedge in themiddle right you can see the driveway accesspoint, and how neatly it sneaks between trees. Another visual of thedriveway access theclearing for the home isvisible in the back, an arrowpoints to it. This is the view from next to thecedar hedge on the driveway asshown in past photos. These twoapple trees would be removed tomake room for the home. Othertree clearing would likely be ableto be limited. This photo shows the clearingwhere a home could sitbetween large maturescreening that now exists. This panorama shows the largeclearing where the home can go. Thepotential driveway location has anarrow drawn to it. Mature cedarhedges would remain for screening. View from the treed bufferbetween home sites lookingback at the existing home. View from the treedbuffer between homesites (on Lot 3)looking toward theproposed newbuilding site. View of apple trees thatcould be pruned andincorporated into a nice frontyard! View From Lot 2 Looking back at theproposed building site behind the largescreening trees. 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_32_1233ShelburneRoad_LewisRealEstate_Lakewood_ building_prelim_final_Dec_6 DEPARTMENT OF PLANNING & ZONING Report preparation date: December 2, 2016 Plans received: October 17, 2016 PRELIMINARY & FINAL PLAT APPLICATION #SD-16-32 LEWIS REAL ESTATE – 1233 SHELBURNE ROAD Meeting Date: December 6, 2016 Applicant /Owner Lakewood Common Owners Association, Inc. 1233 Shelburne Road, Unit #E3 South Burlington, VT 05403 Property Information Tax Parcel 1540-01233 Commercial 1-Automobile Zoning District Engineer Trudell Consulting Engineers 478 Blair Park Road Williston, VT 05495 Location Map CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_16_32_1233ShelburneRoad_LewisRealEstate_Lakewood_building_prelim_final_Dec_6 2 PROJECT DESCRIPTION Preliminary & final plat application #SD-16-32 of Lewis Real Estate to amend a planned unit development consisting of six (6) commercial buildings with a total of 27,323 sq. ft. The amendment consists of constructing a 1,800 sq. ft. building for retail use, 1233 Shelburne Road. COMMENTS Administrative Officer Ray Belair and Development Review Planner Lindsey Britt referred to herein as staff, have reviewed the plans and offer the following comments. Zoning District & Dimensional Requirements: Commercial 1-Automobile Required Existing Proposed Min. Lot Size 40,000 sq. ft. 202,774 sq. ft. No change Max. Building Coverage 40% 13.4% 14.3% Max. Overall Coverage 70% 58.4% 60.3% Max. Front Yard Coverage 30% 10.9% 15.5% *Min. Front Setback (Section 3.06(B)(1) requires 50 ft. instead of the standard 30 ft. in the C1-Auto) 50 ft. >50 ft. 40 ft. Min. Side Setback 15 ft. >15 ft. >15 ft. Min. Rear Setback 30 ft. >30 ft. No change Max. Building Height (pitched) 40 ft. Unknown 20 ft. Zoning compliance *Presently complying, but seeking waiver for proposed new building A) 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. Plans show the use of erosion controls. The Public Works department indicated an email dated November 30, 2016 that the department had no comments on the project. (A)(3) The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_16_32_1233ShelburneRoad_LewisRealEstate_Lakewood_building_prelim_final_Dec_6 3 The application materials state there will be five (5) additional P.M. Peak Hour trip ends (vtes) generated as a result of the proposed building. The proposed building will use the existing one-way driveway for access to the property from Shelburne Road and the existing two-way egress from the property onto Lewis Road, a private street. The project lies within Traffic Overlay District Zone 2A and has a traffic budget of 101 vtes in accordance with Section 10.02(F). The applicant has submitted a trip generation report indicating that using the ITE Trip Generation manual, the property currently is estimated to generate 131 vtes. In addition, a peak hour vehicle count was conducted which indicated that the current vtes is 86 and with the additional 5 vtes proposed, the total would be 91 for the property which is under the allowable budget of 101. The problem with using counts to determine current trip generation is that counts can only be used under certain circumstances as described in Appendix B, Section B.2 and no facts have been submitted to conclude that counts would be acceptable to be used in this case. Therefore, the Board must rely on the estimate from the ITE Manual which indicates that the property currently exceeds the amount of P.M. peak hour trip ends unless additional information resulting in implementing the suggestions below result in vtes which are favorable. Staff has offered the following suggestions to the applicant to deal with this issue: 1. Doing a mixed-use traffic generation calculation as provided for in Appendix B of the Land Development Regulations, specifically Exhibit B1 and seeing if that results in numbers that are within the allowed budget. 2. Checking the categories being used for trip generation to ensure that they are the most appropriate categories. Correcting the categories being used could result in numbers that are within the allowed budget. Additionally, it might be appropriate to assert that there is no good, standard category for one or more uses on site and therefore the applicant’s independent numbers could potentially be used instead. 3. Improvements could be made onsite in accordance with Section 10.02(H) of the Land Development Regulations. Depending on the outcome of the discussion at the meeting, the Board could invoke technical review of the traffic issue. 1. Staff recommends the Board not close the hearing until issues around the traffic budget have been resolved. (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. The site is already heavily developed and there are no wetlands or similar areas of concern. Staff considers this criterion 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. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_16_32_1233ShelburneRoad_LewisRealEstate_Lakewood_building_prelim_final_Dec_6 4 The proposed project shows a prominent entrance to the building facing the access driveway to the property. The side of the building facing Shelburne Road has windows, which staff appreciates; however, there is no entrance. There is a walkway leading from the existing sidewalk on Shelburne Road up to the proposed building and around to the side with the entrance. Staff considers it important to note that for the past several years new projects in South Burlington have been oriented to the street on major roads. For example, 462 Shelburne Road (Pizzagalli office building), 205 Dorset Street, 1000 Shelburne Road (New England Federal Credit Union), and the CVS on the corner of Williston Road and Dorset Street as well as the proposed project at 1185 Shelburne Road, which is adjacent to this project. It is critical to continue this pattern if the urban form the City is looking to cultivate along these roadways is to be a reality. Additionally, the applicant is seeking a front setback waiver, which will make the building’s relationship to the street of increased importance. 2. Staff recommends the Board discuss with the applicant including one or more operable entryways facing Shelburne Road and connected to the sidewalk along the street with walkways. (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. Staff considers that this project does not impact the primary existing open space on the property, which is located in the center of the already existing buildings and does not connect to other properties. Staff considers this criterion met. (A)(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The Fire Department submitted a comment to staff in an email dated November 21, 2016 stating that the project proposed no challenges for the Department. Staff considers this criterion met. (A)(8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. The proposed project does not involve site improvements where the extension of these services to adjacent landowners would be applicable. Staff considers this criterion met. (A)(9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. For Transect Zone subdivisions, this standard shall only apply to the location and type of roads, recreation paths, and sidewalks. The Public Works department indicated an email dated November 30, 2016 that the department had no comments on the project. (A)(10) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_16_32_1233ShelburneRoad_LewisRealEstate_Lakewood_building_prelim_final_Dec_6 5 The Comprehensive Plan identifies Shelburne Road as an area where development will primarily occur as infill and that shared parking along with infrastructure that supports pedestrian movement should be encouraged. The proposed project is using a shared parking plan and connects to existing sidewalks to encourage pedestrian movement. Staff considers this criterion met. B) 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. The Comprehensive Plan identifies Shelburne Road as an area where development will primarily occur as infill and that shared parking along with infrastructure that supports pedestrian movement should be encouraged. The proposed project is using a shared parking plan and connects to existing sidewalks to encourage pedestrian movement. Staff considers this criterion met. 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 proposed building is similar in style and appearance to buildings already on the site. Safe pedestrian movement from the sidewalk on Shelburne Road to the new building will be provided by a walkway. Staff considers this criterion to be met. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. The proposed use of the new building would fit in the “Retail sales up to 3,000 sq. ft.” category, which requires four (4) parking spaces per 1,000 sq. ft. The proposed building is 1,800 sq. ft. and therefore would require eight (8) parking spaces. The applicant has indicated the existing parking lot will be reconfigured to allow for three (3) additional parking spaces for a total of 210 (up from the current 207) and has submitted a shared parking analysis to account for the remaining five (5) spaces. Shared parking may be permitted by the Board pursuant to Section 13.01(E) and is encouraged by the City to reduce the overall amount of paved surface on a site. The shared parking analysis indicates that weekdays from 12pm to 2pm is the peak usage period. The analysis indicates 202 spaces could be needed during that time period; however, an onsite parking count performed by the applicant found only 105 spaces were in use during that time period. Staff considers shared parking to be an CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_16_32_1233ShelburneRoad_LewisRealEstate_Lakewood_building_prelim_final_Dec_6 6 appropriate solution for this site with the new proposed building. The plan also shows a bicycle rack to the rear of the building, which meets the requirements of Section 13.01(G)(5). 3. Staff recommends the Board support the applicant’s request for shared parking. (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 not be more than 20 feet in height, which is not dissimilar from other buildings along Shelburne Road. Staff considers this criterion met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. Staff considers this criterion 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. (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. Staff considers that the proposed building is stylistically in keeping with the buildings already on the site and will not impact the transition between the site and neighboring sites. The existing transition between sites will also be maintained by keeping two (2) existing mature trees close to Shelburne Road and in front of the proposed building. The transition between sites and the site’s relationship to the roadway will be improved by the additional landscaping required as part of the construction, which is discussed below. In addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations: 1. 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 applicant has agreed to grant a 24 foot wide access easement to the adjacent property to the north, which will allow future development on that site to connect through the applicant’s site to Holmes Road to the south. Staff considers this criterion met. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_16_32_1233ShelburneRoad_LewisRealEstate_Lakewood_building_prelim_final_Dec_6 7 2. Utility Services. 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. Staff considers this criterion met. 3. 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). The applicant’s plans show an enclosed dumpster located to the rear of the building beside the parking area. Staff considers this criterion met. 5. Landscaping and Screening Requirements. (See Article 13, Section 13.06) 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 proposed building is projected to cost $500,000. Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project $0 - $250,000 3% $7,500 Next $250,000 2% $5,000 Additional over $500,000 1% - Minimum Landscaping $ $12,500 Proposed Landscaping $6,505 The applicant has requested the Board consider the preservation of two (2) mature trees at a cost of $6,000 be included in the landscaping budget to meet the budgetary requirements of Section 13.06(A). Staff considers the preservation of the trees to be advantageous for the site; however, staff considers that the landscaping budget requirement is meant to enhance and improve the site. Additionally those trees are not in the way of the proposed construction and therefore are not threatened with removal out of any necessity. There is no lack of space on the site and additional landscaping could be included as part of the plan. For example, no landscaping is shown along the west side of the building facing the parking lot, along the walkway leading up from Shelburne Road, or near the sidewalk along Shelburne Road. 4. Staff recommends the Board request the applicant update the landscaping plan to meet the budgetary requirements of Section 13.06. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans depict snow storage areas. The Board finds this criterion met. D. STORMWATER Staff received the following comment from the Stormwater Section in an email dated November 30, 2016: CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_16_32_1233ShelburneRoad_LewisRealEstate_Lakewood_building_prelim_final_Dec_6 8 The Stormwater Section has reviewed the “Lewis Real Estate – 1233 Shelburne Road” site plan prepared by Trudell Consulting, dated 8/17/16. We do not have any comments. Regards, Dave Wheeler E. LIGHTING The plans show that an existing light fixture will be replaced by a new 18 foot tall fixture near the parking area. Additionally five (5) lighting fixtures will be mounted to the proposed building. The lighting plan shows that none of these fixtures will result in light spillover onto adjacent properties. During a site visit staff noted there were many light fixtures on the property that do not meet the requirements of the LDRs. Compliance with the exterior lighting standards of the LDRs would be a condition of approval for this project. F. ENERGY STANDARDS Staff notes that all new buildings are subject to the Stretch Code pursuant to Section 3.15: Residential and Commercial Building Energy Standards of the LDRs. G. WAIVERS The applicant has requested a 10 foot waiver to the front setback requirement of 50 feet. Staff considers the waiver requirement to be acceptable with the addition of at least one operable entry facing Shelburne Road and connected to the sidewalk along the street with a walkway. 5. Staff recommends the Board support the request for a waiver to the front setback requirement if an operable entry with sidewalk connections is provided facing Shelburne Road. RECOMMENDATION Staff recommends that the applicant work with Staff and the Development Review Board to address the issues herein. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer DescriptionRevisionsByDate#478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERSThis is an original inkjet on mylar.This plat has been reduced.Project Number:Date:Scale:Drawn By:Crd file:Field Book:Date of Survey:Sheet:Surveyed By:LAKEWOOD COMMONS1233 Shelburne RoadSouth Burlington, VermontCondominium Plat0FeetGraphic Scale30 30 60 90 12015°±Grid1° ±TrueMagneticPROJECT LOCATIONUTILITY POLENATURAL GAS LINESTORM DRAIN LINEUNDERGROUND UTILITY LINESUNDERGROUND POWEROVERHEAD UTILITY LINESHYDRANTREINFORCING BAR ( FOUND )CONCRETE MONUMENT ( TO BE SET )CONCRETE MONUMENT ( FOUND )REBAR ( TO BE SET )IRON PIPE ( FOUND )VALVEOHPC1-017/8/1616-099SDTJPP¬¬25416-099LEGEND1" = 30'STATE OF VERM ON T L A N D SURVEYORLICENSEDSCOTTD.TAYLORNo. 488NOTES:1. THIS PLAT IS BASED ON DEEDS RESEARCHED IN THE CITY OF SOUTHBURLINGTON LAND RECORDS AND A CLOSED FIELD TRAVERSE CONDUCTEDWITH A TOTAL STATION ON 7/7/16. BEARINGS ARE BASED ON VERMONTSTATE PLANE GRID NORTH ESTABLISHED WITH RTK OBSERVATIONS FROMVERMONT CORS STATION VTSA.2. REBARS SET ARE NO. 5 REINFORCING BARS WITH ALUMINUM CAPS STAMPED"TRUDELL CONSULTING ENGINEERS, LS 488".3. THIS LAND WAS CONVEYED TO THE LAKEWOOD COMMONS OWNERSASSOCIATION, INC. IN A DECLARATION OF COVENANTS, CONDITIONS ANDRESTRICTIONS FOR LAKEWOOD COMMONS, A PLANNED BUSINESSCOMMUNITY RECORDED IN VOLUME 217 PAGE 115 AND SHOWN ON A SITEPLAN RECORDED IN MAP SLIDE 193.4. DISTANCES ARE SHOWN TO THE HUNDREDTH OF A FOOT AND BEARINGS ARESHOWN TO THE SECOND FOR MATHEMATICAL CLOSURE PURPOSES ONLY.5. AN ATTEMPT HAS BEEN MADE TO IDENTIFY OR DELINEATE EASEMENTS, RIGHTSOF WAY, LEASE LANDS, ENCROACHMENTS, ETC. OBSERVED IN THE FIELD ORREADILY FOUND IN THE LAND RECORDS. ADDITIONAL ENCUMBRANCES MAYEXIST WHICH ARE NOT SHOWN ON THIS PLAT.6. UNDERGROUND UTILITY LINES SHOWN ARE BASED ON ABOVE GROUNDSTRUCTURES AND PLANS OF RECORD. ACTUAL LOCATION OFUNDERGROUND LINES MAY VARY.7. THIS LAND IS SUBJECT TO A 10' WIDE EASEMENT TO VERMONT GAS SYSTEMSAS DESCRIBED IN VOLUME 254 PAGE 190.8. THIS LAND IS SUBJECT TO A 10' WIDE EASEMENT TO GREEN MOUNTAINPOWER CORP. AND NEW ENGLAND TELEPHONE AS DESCRIBED IN VOLUME249 PAGE 285.9. THIS LAND IS SUBJECT TO AN ACCESS EASEMENT TO LEWIS FAMILYPARTNERSHIP AS DESCRIBED IN VOLUME 217 PAGE 271.tax map no.1540-01195DAVID M. FARRELLTRUSTv. 375 p. 615map slide 176tax map no.0870-00005FARRELL DISTRUBUTINGCORP.v. 815 p. 72map slide 583tax map no.1540-01301LEWIS FAMILYPARTNERSHIPv. 1153 p. 16v. 876 p. 50map slide 240tax map no.CITY OF SOUTHBURLINGTONv. 1153 p. 14v. 214 p. 346map slide 240 SHELBURNE ROADLEWIS HOLMES ROA D APPROVED BY RESOLUTION OF THE DEVELOPMENT REVIEW BOARD OF THE CITY OF SOUTHBURLINGTON, VT. ON THE ______ DAY OF ________________________ 201___, SUBJECT TO THEREQUIREMENTS AND CONDITIONS OF SAID RESOLUTION.SIGNED THIS ______ DAY OF ________________________ 201___,BY __________________________________________ CHAIRMAN OR CLERKSOUTH BURLINGTON CITY CLERK'S OFFICERECEIVED FOR RECORD______________________________________A.D. 201_________at _____________ O'clock ____________ minutes ________ mand recorded in Slide__________________________________Attest: _____________________________________ Town ClerkBUILDING ABUILDING FBUILDING BBUILDING EBUILDING CBUILDING DSANITARY SEWER LINELINE DATA TABLE REFERENCECURVE DATA TABLE REFERENCEC1UNDERGROUND TELEPHONE LINECATCH BASINWATER LINEL1UP&TUPDGSWTCALCULATED POINTMANHOLECBMHBUILDING "A"TWO O'BRIENS PROPERTIES LLC v. 485 p. 572 v. 485 p. 566BUILDING "B"FRATERNAL ORDER OF EAGLES v. 829 p. 44BUILDING "C"DECLARATION OF CONDOMINIUM v. 333 p. 403UNIT C-1 1233 SHELBURNE ROAD LLC v. 1319 p. 67UNIT C-2 1233 SHELBURNE ROAD LLC v. 1319 p. 67UNIT C-3 STEPHEN & ANITA ALLEN v. 795 p. 585UNIT C-4 STEPHEN & ANITA ALLEN v. 781 p. 583UNIT C-5 ROCK DUNDER PROPERTIES LLC v. 991 p. 24BUILDING "D"DECLARATION OF CONDOMINIUM v. 254 p. 353UNIT D-1 JOHN & SUZANNE ADAMS v. 1249 p. 138UNIT D-2 SOARING HAWK LLC v. 1310 p. 187UNIT D-3 W & K PROPERTY LLC v. 680 p. 327UNIT D-4 GREEN & COIL LLC v. 748 p. 159UNIT D-5 SOPHER FAMILY LLC v. 1222 p. 171UNIT D-6 SOPHER FAMILY LLC v. 825 p. 366UNIT D-7 ARROW TECH ASSOCIATES, INC. v. 680 p. 327UNIT D-8 SOPHER FAMILY LLC v. 1145 p. 99UNIT D-9 SOPHER FAMILY LLC v. 1145 p. 99BUILDING "E"DECLARATION OF CONDOMINIUM v. 268 p. 295UNIT E-1 G & K HOLDINGS LLC v. 742 p. 471UNIT E-2 SOARING HAWK LLC v. 1310 p. 187UNIT E-3 SOARING HAWK LLC v. 1310 p. 189UNIT E-4 SOARING HAWK LLC v. 1310 p. 345UNIT E-5 GREGORY & CAROLE McLENITHAN v. 1321 p. 153UNIT E-6 STEPHEN & ANITA ALLEN v. 1031 p. 312UNIT E-7 STEPHEN & ANITA ALLEN v. 1031 p. 312BUILDING "F"MARGARET EASTMAN TRUST v. 1253 p. 55LAKEWOOD COMMON OWNERS4-1/2" SQUAREUP 0.8'NO. 5, DOWN 0.1'ALUMINUM CAP"CIVIL ENGINEERINGASSOC. LS597"30' ACCESS EASEMENT TOLAKEWOOD COMMONv. 217 p. 113AND DAVID M. FARRELL TRUST (PROPOSED)SIDEWALK EASEMENT TO CITYOF SOUTH BURLINGTONv. 361 p. 236map slide 26710' X 10' EASEMENT TO NEWENGLAND TELEPHONE ANDTELEGRAPH COMPANYv. 218 p. 30BUILDINGPAVED ROADONE WAYNO. 5, DOWN 0.1'ALUMINUM CAP"STATE OF VERMONTVTLS451 P. HODGENHEGC019-4(19)"4" SQUARE, UP 0.1'ALUMINUM CAP"CIVIL ENGINEERINGASSOC. LS597"4" SQUARE, DOWN 0.1'ALUMINUM CAP"CIVIL ENGINEERINGASSOC. LS597"4" SQUAREUP 0.8'BUILDINGSIDEWALKSIDEWALKLIGHT POLEPAVEDPARKINGAREARETAINING WALL CBMHMHMHMHMHMHMHMHMHMHCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBSEE DETAIL A ROADSIDEWALKSIDEWALKSIDEWALKSIDEWALKPAVEDPARKINGAREAPAVEDPARKINGAREAPAVEDPARKINGAREAPAVEDPARKINGAREAPAVEDPARKINGAREADETAIL ANOT TO SCALE0.58'S6°25'14"WPROPOSEDPARKING AREAPROPOSEDBUILDINGEXISTING SEWER LINETO BE ELIMINATEDPROPOSEDSEWER LINE4" SQUAREUP 0.2'PROPOSED 30' ACCESS EASEMENT TODAVID M. FARRELL TRUST 2008023Sheet TitleProject TitleUse of These DrawingsProject Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMENGINEERING SURVEYNo. 7637CIVILJEREMY M. MATOSKYSTATE OF VERMO N T PRO FESSIONALENGINEERLICENSEDField Book:1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.¬They are not intended as construction drawings unless notedas such or marked approved by a regulatory authority.2. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings, obtained all necessary permits,and have met with all applicable parties/disciplines,including but not limited to, the Engineer and the Architect,to insure these plans are properly coordinated including, butnot limited to, contract documents, specifications,owner/contractor agreements, building and mechanicalplans, private and public utilities, and other pertinent permitsfor construction.3. Owner and Architect, are responsible for final design andlocation of buildings shown, including an area measured aminimum five (5) feet around any building and coordinatingfinal utility connections shown on these plans.4. Prior to using these plans for construction layout, the usershall contact TCE to ensure the plan contains the mostcurrent revisions.5. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.¬Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.6. It is the User's responsibility to ensure this copy containsthe most current revisions. If unsure, please contact TCE.PLANNING ENVIRONMENTALTAX ID:0FeetGraphic Scale30 30 60 90 120Existing ConditionsPlanC1-02----1" = 30'16-099RMPAAD¬¬254Lewis Real Estate1233 Shelburne RoadSouth Burlington, Vermont¬T.M. # 1540-1233PROJECT LOCATION DDDD SDDDD D D D D D D DSSSUPUP6" PVC8" PVC6" PVC6" PVC6" PVC8" PVC8" PVCCB8" PVC6" PVC8" PVC CB8" PVC8" PVCDDMH #2METER CABINETON CONC. SLABCBMH #16" PVCSMHRIM=185.2EX. CBMH #3MH #1ASMH #2SHELBURNE ROAD8" PVCCBRIM=189.4iOUT=184.5SMHRIM=190.6iIN=180.3iOUT=180.3195 195 195 19519 4 194194 194194193193 193 192192192 192 191191191 191 190190 189189189188188188187187187186186 186186186186185185 185185185185184184999995959595959595UP TTTTGGSSSSSWSSSSWWW W W W W WWWWWWWWWWWWWWW WDDDDDDGGGGGGUP&TUP&TUPUP UP UP UP UP UPUPUPUPUPUPUPGGT T T999G G G GG UPUPUPUPUPUPUPUPUPUPUP UP UP UP UP UP UP UP UP UPUPUPUPUPUPUPUPUPUPUPUPUP& T UP&T UP&TUP&TUP&TUPUPUPUPUPUPUP6WWWWWWWW GGGGCBRIM=186.1iOUT=181.1RETAININGWALLCBRIM=181.7iIN=175.5iOUT=175.4SMHRIM=186.0iIN=179.7iOUT=179.215" RCP8" PVC 8" PVC15"CBRIM=181.5 CB CBCB CBUP UP GUP UP GG S S S OHP OHP OHP CBRIM=184.5i=182.0CBRIM=186.2iIN=181.1iOUT=180.830' DD DEXISTINGFENCEDDUMPSTEREXISTINGFENCEDDUMPSTEREXISTINGFENCEDDUMPSTERBUILDING BBUILDING ABUILDING EBUILDING CBUILDING DBUILDING F6"PVC50' SETBACK EXISTINGACURABUILDING15' SETBACKSFARRELL DISTRIBUTING CORP.D. FARRELL TRUSTLEWIS FAMILYPARTNERSHIPSHELBURNE ROADWW+++++ +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ + +++++++++++++++++++++++++SNOW STORAGESNOW STORAGESNOWSTORAGELIMITS OFCONSTRUCTIONDISTURBANCE30'30' ACCESS EASEMENT TOLAKEWOOD COMMONAND DAVID M. FARRELLTRUST (PROPOSED)40' 10' RD S S S S D D DSUPUPUPUPUP UP8" PVC SEWERD188187186DDDDDDDUP UP UP UPUPUPUPUPUPUPUUP UP UP UP UP UP UP GGUP UP UP UP UP UP UP G G S PROPOSED SIGNS S SS SHELBURNE ROADEXISTINGLANDSCAPE LIGHTSTO BE REMOVEDWWWWWWW18719018918919118918824'SMH (DROP)R=189.0iIN=179.4iIN=183.0 (DROP)iOUT=179.4PROPOSED HANDICAPPARKING SIGNDUMPSTER WITH STOCKADE FENCE & GATEBIKE RACKPROPOSED FULLCUT-OFF LED FIXTURERELOCATE "ONE WAYDO NOT ENTER" SIGN18'9'PROPOSED FULLCUT-OFF BUILDINGMOUNTED FIXTURE(TYPICAL)DROP CURB8" PVC SEWERL=156' s=0.0058" PVC SEWERL=40' s=0.0054" PVC SEWERi=184.0TO BE REMOVEDCBRIM=186.2iIN=181.1iOUT=180.8RAISE RIM TO 187.0iIN=182.75 (RD)1" TYPE COPPER WATER SERVICERD RD RD 888888 8 8 888TREEPROTECTIONS S S S S S S SSTORMWATERTREATMENTSWALE SILT FENCE14"14"14"24"EXISTING FIXTURETO BE REMOVEDINLETPROTECTION20080230FeetGraphic Scale10 10 20 30 40Sheet TitleProject TitleUse of These DrawingsProject Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMENGINEERING SURVEYNo. 7637CIVILJEREMY M. MATOSKYSTATE OF VERMO N T PRO FESSIONALENGINEERLICENSEDField Book:1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.¬They are not intended as construction drawings unless notedas such or marked approved by a regulatory authority.2. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings, obtained all necessary permits,and have met with all applicable parties/disciplines,including but not limited to, the Engineer and the Architect,to insure these plans are properly coordinated including, butnot limited to, contract documents, specifications,owner/contractor agreements, building and mechanicalplans, private and public utilities, and other pertinent permitsfor construction.3. Owner and Architect, are responsible for final design andlocation of buildings shown, including an area measured aminimum five (5) feet around any building and coordinatingfinal utility connections shown on these plans.4. Prior to using these plans for construction layout, the usershall contact TCE to ensure the plan contains the mostcurrent revisions.5. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.¬Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.6. It is the User's responsibility to ensure this copy containsthe most current revisions. If unsure, please contact TCE.PLANNING ENVIRONMENTALTAX ID:Site PlanC2-0106/30/16SHOWN16-099NPCAAD¬¬254Lewis Real Estate1233 Shelburne RoadSouth Burlington, Vermont¬T.M. # 1540-1233PROJECT LOCATION0FeetGraphic Scale30 30 60 90 1201. OWNER OF RECORD: LAKEWOOD COMMONSOWNERS ASSOCIATION, INC.1233 SHELBURNE RD, SUITE E3SOUTH BURLINGTON, VT 054032. DEED REFERENCE: v. 214 p. 202v. 217 p. 1153. APPLICANT: LEWIS REAL ESTATEC/O DAVID A. LEWISP.O. BOX 4511BURLINGTON, VERMONT 05406ZONING DISTRICT: C1-AUTO, TRAFFIC OVERLAY ZONE 2C4. SETBACK REQUIREMENTS: FRONT 50 FT*SIDE 15 FTREAR 30 FT*10 FT WAIVER REQUESTED5. LOT AREA: 202,774 SQ. FT. = 4.66 ACRES6. PARKING SPACES: EXISTING 194PROPOSED 197COVERAGE CALCULATIONS:BUILDINGSOVERALLFRONT YARDEXISTING: 27,262 SF (13.4%) 118,502 SF (58.4%) 2,179 SF (10.9%)PROPOSED: 29,082 SF (14.3%) 122,353 SF (60.3%) 3,109 SF (15.5%NOTES: D D DSUPUPUPUPUPUPD188187186DDDDDDDUP UP UP UPUPUPUPUPUPUPUUP UP UP UP UP UP UP GGUP UP UP UP UP UP UP G GSSSSS SHELBURNE ROADEXISTINGLANDSCAPE LIGHTTO BE REMOVEDWWWWWWW22 RPJMC4 HMB15 HYP2 PG1 PG10 PO1 PSC7 PERENNIALS(SALVIA)++++++++++++++++++++++++++++++++RD RD RD 888888 8 8 888TREEPROTECTIONS S S S S S S S 14"14"14"24"EXISTING TREETO BE SAVEDEXISTING TREETO BE SAVED20080230FeetGraphic Scale10 10 20 30 40Sheet TitleProject TitleUse of These DrawingsProject Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMENGINEERING SURVEYNo. 7637CIVILJEREMY M. MATOSKYSTATE OF VERMO N T PRO FESSIONALENGINEERLICENSEDField Book:1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.¬They are not intended as construction drawings unless notedas such or marked approved by a regulatory authority.2. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings, obtained all necessary permits,and have met with all applicable parties/disciplines,including but not limited to, the Engineer and the Architect,to insure these plans are properly coordinated including, butnot limited to, contract documents, specifications,owner/contractor agreements, building and mechanicalplans, private and public utilities, and other pertinent permitsfor construction.3. Owner and Architect, are responsible for final design andlocation of buildings shown, including an area measured aminimum five (5) feet around any building and coordinatingfinal utility connections shown on these plans.4. Prior to using these plans for construction layout, the usershall contact TCE to ensure the plan contains the mostcurrent revisions.5. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.¬Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.6. It is the User's responsibility to ensure this copy containsthe most current revisions. If unsure, please contact TCE.PLANNING ENVIRONMENTALTAX ID:Landscape PlanL1-0108/17/20161" = 10'16-099RMPAAD¬¬254Lewis Real Estate1233 Shelburne RoadSouth Burlington, Vermont¬T.M. # 1540-1233PLANT LISTL-001LAST REVISED 03/15/20132013 TRUDELL CONSULTING ENGINEERSTREE PLANTING DETAIL4" SAUCER RIMBACKFILL WITH EXCAVATEDMATERIAL. IF SOIL ISPREDOMINATELYCLAY OR GRAVELINCORPORATEORGANIC MATERIAL ASDIRECTED AND APPROVEDBY LANDSCAPE ARCHITECTPLANT PIT WIDTH3X BALL DIA.NOTES:* STAKE ONLY IN EXTREMELY WINDY CONDITIONS AS APPROVED BY LANDSCAPE ARCHITECT * IF KNOWN, PLANT THIN BARKED TREES WITH THE SAME SUN ORIENTATION OR WRAP WITH WHITE POLYPROPYLENE WRAP * BURLAP: LOOSEN, CUT, & REMOVE NATURAL BURLAP FROM TOP 1/2 OF ROOT BALL. REMOVE SYNTHETIC BURLAP * WIRE BASKETS: CUT AWAY BOTTOM RINGS. PARTIALLY BACKFILL THEN REMOVE REMAINING WIRE. * PLANT TREE TO EXPOSE ROOT FLARE, MAIN ORDER ROOT, AND IN SAME ORIENTATION AS TREE WAS GROWN. DO NOT PLANT TOO DEEP * 3" LAYER SHREDDED BARK MULCH (TO BE APPROVED BY LANDSCAPE ARCHITECT) OVER PERMEABLE WEED FABRIC. DO NOT PLACE NEXT TO TREE TRUNK6" CLEARANCE2' DIA.MULCH RINGSLOPE GROUNDTO DRAINDIG TREE PIT ONLY ASDEEP AS ROOT BALLL-002LAST REVISED 03/15/20132013 TRUDELL CONSULTING ENGINEERSBALL AND BURLAP SHRUBFROM TOP 1/3 OF ROOT BALL*LOOSEN, CUT, & REMOVE BURLAPCONTINUOUS WHEN USED IN BEDS.WEED BARRIER FABRIC TO BE*SHREDDED BARK MULCH ANDGROWNWHICH SHRUB HAD PREVIOUSLY*PLANT SHRUB AT SAME DEPTH ATARCHITECT) OVER PERMEABLE WEED(TO BE APPROVED BY LANDSCAPE3" LAYER SHREDDED BARK MULCH3" SAUCER RIMFABRIC. DO NOT PLACE CLOSE TOMAIN STEM.PLANT PIT WIDTH 3XBALL DIA.NOTES:BACKFILL WITH EXCAVATEDMATERIAL. IF SOIL IS PREDOMINATELYCLAY OR GRAVEL INCORPORATEORGANIC MATERIAL AS DIRECTEDAND APPROVED BY LANDSCAPEARCHITECTPROJECT LOCATIONE-016NTSLAST REVISED 03/03/20142014 TRUDELL CONSULTING ENGINEERSPROJECT DEMARCATION/TREE PROTECTION4'TO LIMIT THE EXTENT OF DISTURBED SOILS BY CONFINING EARTH DISTURBING ACTIVITIES TOTHE APPROPRIATE AREAS. TO DIRECTLY PROTECT WATERS OF THE STATE AND VEGETATEDBUFFERS SURROUNDING THEM FROM NECESSARY DISTURBANCE.WHERE THE BORDER OF AUTHORIZED DISTURBANCE BORDERS AREAS OF EXISTINGVEGETATION OR WITHIN 100 FEET OF WATERS OF THE STATE.LIMITS OF DISTURBANCE (LOD'S) SHOULD BE THE FIRST CONSTRUCTION ITEM IMPLEMENTEDON A CONSTRUCTION SITE. ALL DISTURBANCE AREAS BORDERING AREAS OF EXISTINGVEGETATION SHOULD BE DEMARCATED WITH A BARRIER APPROPRIATE TO THE LOCATION.FLAGGING RIBBON/PAINT: FOR USE WHERE PROPOSED DISTURBANCE BORDERSESTABLISHED WOODED AREAS WHERE INADVERTENT DISTURBANCE BY MACHINERY IS NOTPOSSIBLE. MARK TREES ALONG LIMIT OF CLEARING WITH FLAGGING RIBBON OR PAINTCORRESPONDING TO THE CLEARING LIMITS ON EPSC PLAN. SPACING BETWEEN RIBBON ORPAINT MARKINGS SHALL BE NO MORE THAN 50 FEET.BARRIER TAPE/ROPE: FOR USE WHERE PROPOSED DISTURBANCE BORDERS NON-WOODED,VEGETATED AREAS MORE THAN 100 FEET FROM THE NEAREST WATER RESOURCE (STREAM,BROOK, LAKE, POND, WETLAND, ETC.). BARRIER TAPE SHALL BE HIGH VISIBILITY FIBERGLASSTAPE WITH A MINIMUM WIDTH OF 3 INCHES. BARRIER TAPE SHOULD BE ATTACHED TOSTAKES, AT A MINIMUM HEIGHT OF 4 FEET FROM THE GROUND.CONSTRUCTION FENCE/SNOW FENCE/BOULDERS: FOR USE WHERE THE PROPOSEDDISTURBANCE IS WITHIN 100 FEET OF A WATER RESOURCE (STREAM, BROOK, LAKE, POND,WETLAND, ETC.), UNLESS AREA IS DENSELY WOODED. FENCE SHOULD BE CONTINUOUSAND PREVENT ACCESS TO BUFFER AREAS BY MACHINERY. BOULDER SHALL BE SPACEDCLOSELY TO PREVENT MACHINERY ACCESS.TEMPORARY CHAIN-LINK FENCE: FOR USE WHERE PROPOSED DISTURBANCE IS IN CLOSEPROXIMITY TO WETLANDS (AS SHOWN ON EPSC PLANS). FENCE SHALL BE INSTALLEDDIRECTLY ON DELINEATION OF WETLAND TO ENSURE THERE IS NO DISTURBANCE TO THEWETLAND. TEMPORARY CHAIN-LINK FENCE SHALL BE INSTALLED ALONG WITH SILT FENCEAPPROXIMATELY 6-INCHES ON PROJECT SIDE.PURPOSECRITERIACONDITION WHERE PRACTICE APPLIES20' MAX4'TYPICAL BARRIER TAPE DEMARCATIONTYPICAL SNOW FENCE DEMARCATIONSTEEL T-POST OR1 3/4-INCH SQUAREHARDWOOD POST4-FOOT BRIGHT ORANGEBARRIER/SNOW FENCE1.5-INCH SQUAREHARDWOOD POST3-INCH WIDE BRIGHT ORANGEPOLYPROPYLENE ORFIBERGLASS TAPE20' MAX.No. 7637CIVILJEREMYM.MATOSKYSTATEOFVERMOMNT PRO FESSIONANLENGNINEERLICENSED SCIENTIFIC NAME COMMON NAME QUAN.SIZE PRICE/PLANT TOTAL Hydrangea macrophylla Blue Billows Hydrangea 4 3 gal.$75.00 $300.00 'Blue Billows' Hypericum kalmianum Kalm's St. John's Wort 15 3 gal.$55.00 $825.00 Physocarpus opulifolius Red Leaf Ninebark 10 5 gal.$70.00 $700.00 'Diablo' Picea glauca White Spruce 3 6'-7'$430.00 $1,290.00 Prunus sargentii Sargent Cherry 1 2 1/2" - 3"$685.00 $685.00 Rhododrendron Compact PJM 22 5 gal.$115.00 $2,530.00 'PJM Compact'Rhododendron Salvia x sylvestris May Night Meadow Sage 7 2 gal.$25.00 $175.00 'Mainacht'TOTAL OF PROPOSED $6,505.00 Existing mature vegetation 2 10-12" DBH $3,000.00 $6,000.00 TOTAL OF EXISTING $6,000.00 9/12/2016 PLANT LIST Lewis Real Estate 2016-099 Prepared by Trudell Consulting Engineers Ben Oxender, Landscape Architect Civil Engineering Land Surveying Landscape Architecture Environmental Services478 Blair Park Road Williston, VT 05495 802 879 6331 www.tcevt.comTRUDELLConsulting EngineersLewis Realty - Lakewood CommonsBuilding "G"South Burlington, VermontDesignerTCEDate9/28/2016Scale1"=20'Drawing No.L2-02SummaryLighting Plan1 of 1Luminaire ScheduleSymbol LabelQuantityManufacturerCatalogNumberDescription LampA5RAB LIGHTING, INC.GNLED13NSTBWall-Mount LEDGooseneck withStraight Shade13 Watt LEDB1RAB LIGHTING, INC.ALED26NLED Area Light -Type IV26 Watt LEDC1RAB LIGHTING, INC.Existing FixtureStatisticsDescription Symbol Avg Min Max/Min Avg/Min Avg/Max MaxCalc Zone #4 0.5 fc 0.0 fc N/A N/A 0.2:1 2.6 fcNote1. AREA LIGHT AND BUILDING-MOUNTED LIGHT LAYOUT SHOWN FOR PERMITTINGPURPOSES ONLY.2. DISCREPANCIES BETWEEN L2-02 AND OTHER CIVIL, ELECTRICAL, ORARCHITECTURAL PLANS SHOULD BE BROUGHT TO THE ATTENTION OF THE ENGINEERPRIOR TO INSTALLATION.3. QUANTITIES AND CATALOG NUMBER SHOWN IN TABLE SHOULD BE VERIFIED BYELECTRIC CONTRACTOR PRIOR TO ORDERING.1.72.20.90.50.20.91.12.40.80.20.10.10.40.51.60.80.20.20.20.30.20.12.30.90.30.30.30.20.20.10.61.20.80.60.50.40.30.20.11.01.31.21.10.70.40.20.30.41.81.30.91.22.22.11.00.40.20.20.50.40.10.31.91.80.90.40.20.10.20.70.40.20.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.6A-1A-2A-3A-4A-5B-2C-1Plan ViewScale - 1" = 20' #CU-16-09 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING IAIN HOEFLE—75 DAVIS PARKWAY CONDITIONAL USE APPLICATION #CU-16-09 FINDINGS OF FACT AND DECISION Conditional use application #CU-16-09 of Iain Hoefle to allow a 572 sq. ft. attached garage addition to encroach 21 feet into the required 30 foot front yard setback requirement, 75 Davis Parkway. The Development Review Board held a public hearing on December 6, 2016. The applicant was represented by ______________. 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, Iain Hoefle, seeks approval to allow a 572 sq. ft. attached garage addition to encroach 21 feet into the required 30 foot front yard setback requirement, 75 Davis Parkway. 2. The owner of record of the subject property is Iain Hoefle. 3. The subject property is located in the Residential 4 Zoning District. 4. The application was received on October 19, 2016. 5. The plans submitted consist of five (5) pages titled “Conditional Use Permit Application Submittal— Site Plan,” “Conditional Use Permit Application Submittal—Adverse Effects Study,” “Site Plans,” “Proposed Elevations,” and “Proposed Perspectives” and two (2) pages both titled “Conditional Use Permit Application Submittal—Existing Conditions Photos.” All plans were prepared by Struktur and dated 10/13/16. 6. The lot for 75 Davis Parkway was in existence prior to February 28, 1974. A. Section 3.06 Setbacks and Buffers Section 3.06(J) provides exceptions to setback and lot coverage requirements for lots existing prior to February 28, 1974. The proposed project meets the standard to be reviewed under Section 3.06(J)(3), which allows additional encroachment into a setback to be considered by the Board. The Board must determine that the proposed encroachment will not have an undue adverse effect on: (a) Views of adjoining and or nearby properties; The proposed project consists of building an attached one (1) bay single story garage with a mudroom. The existing single family house is located on a corner lot and already nonconforming to the required front setback of 30 feet on the west side of the property. The proposed addition will encroach further into the front setback and result in a nine (9) foot front setback on the west side of the property. There is a hedge #CU-16-09 2 screen between the applicant’s property and the house to the south. The proposed addition will be partially screened from the property to the east by the applicant’s existing house. The Board finds this criterion met. (b) Access to sunlight of adjoining and/or nearby properties; The Board finds the project will not have an impact on access to sunlight for neighboring properties. (c) Adequate on-site parking; and The Board finds the project will have no impact on parking. (d) Safety of adjoining and/or nearby property. The Board finds the project will no impact on safety. B. Section 14.10 Conditional Use Review The proposed project must meet the standards for a conditional use included in Section 14.10(E). (1) The capacity of existing or planned community facilities. This project will have no adverse effect upon community facilities. The Board finds this criterion to be met. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. The proposed project will have no impact on the character of the area. The Board finds this criterion to be met. (3) Traffic on roads and highways in the vicinity. This project will have no adverse effect on traffic on roads and highways in the vicinity. The Board finds this criterion to be met. (4) Bylaws and ordinances then in effect. The Board finds the proposed project is in compliance with bylaws and ordinances currently in effect. (5) Utilization of renewable energy resources. This project will not affect renewable energy resources. The Board finds this criterion to be met. DECISION Motion by ____________, seconded by _____________, to approve conditional use application #CU-16- #CU-16-09 3 09 of the Iain Hoefle: 1. All previous approvals and stipulations which are not changed by this decision, will remain in full effect. 2. The project must be completed as shown on the plans submitted by the applicant, and on file in the South Burlington Department of Planning and Zoning. 3. The applicant must obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. Any change to the approved plan will require approval by the South Burlington Development Review Board or the Administrative Officer. Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Frank Kochman 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 __________________ 2016, by _____________________________________ Bill Miller, 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. Conditional Use Permit Application Submittal - Site Plan Hoefle-Addition – 75 Davis Parkway DN BY: AKT DATE: 10.13.16 SCALE: NTS PHASE: SCHEMATIC APPLICANT: Iain Hoefle 75 Davis Parkway South Burlington, VT PROPERTY INFORMATION: SPAN #: 600-188-13494 PARCEL ID: 0510-00075 R4-Residential 4 PROJECT DESCRIPTION: Seeking approval for the construction of a 572 sf, one story, 1-bay garage addition with a mudroom. Based on the site constraints of a corner lot having 2 front yard setbacks, the addition requires an encroachment into the setback leaving a 9’ setback between the side of the new addition and the existing property line. ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS Per Table C-2 Min. Lot Size 9500sf Actual 8648.65 Allowable Building Coverage 20% (1730 sf) Existing 11% (931 sf) Proposed 18% (1511 sf)Allowable Building Coverage + Other 40% (3450sf)Existing 16% (1400) Proposed 27% (2349 sf) Allowable Front Yard Setback 30’ Actual 20.9’ North; 20.3’West Proposed 9’ WestAllowable Side Yard Setback 10’ Actual 16’ East: 46’ South Proposed 23’ South Site Plan PROPERTY LINE ALLOWABLE SETBACK PROPOSED SETBACK Conditional Use Permit Application Submittal – Adverse Effects Study Hoefle-Addition – 75 Davis Parkway DN BY: AKT DATE: 10.13.16 SCALE: NTS PHASE: SCHEMATIC Davis Parkway The Development Review Board shall determine that the proposed encroachment will not have an undue adverse affect on: (a) views of adjoining and/or nearby properties; The neighboring property to the south has its backyard facing the backyard of this site. As such, the addition will not create strong impact on the existing views through the yard and to the street and across-the-street homes. The neighbor to the east will not be impacted at all, due to the wooded lot between homes and the block of the existing structure in between. (b) access to sunlight of adjoining and/or nearby properties; The property is located on the northwest corner of the “island”. Thus, any shadows (which will be minimal) created by the 17’ high structure will be cast north and east on the existing property lines and west onto the property line and ROW. (c) adequate on-site parking; and The addition will include a 1-bay garage, adding to the existing parking availability (d) safety of adjoining and/or nearby propertyBecause the property has 2 front yards, emergency vehicles have direct access to the existing structure and to the proposed structure. Traffic visibility around the circle maintains full visual access around the corners of 80’+. The nearest neighboring property from the addition would be over 60’ away Additional Considerations: (a) Non habitable utility sheds are allowed to encroach to within 5’ of property lines, (Article 3.06 F) (b) Architecturally, the addition will reflect the form and style of the majority of neighboring houses, which have sideyard garages both detached and attached to the single family home (see image to the right) (c) The project is still well below the allowable lot coverage (d) The addition has been pushed back as far as possible to be able to maintain a mudroom entry connection into the house. The recessed garage supports the addition as a less dominant massing on the site (see previous page) Conditional Use Permit Application Submittal – Existing Conditions Photos Hoefle-Addition – 75 Davis Parkway DN BY: AKT DATE: 10.13.16 SCALE: NTS PHASE: SCHEMATIC Davis Parkway Street View-Looking West………………………………………South east…………..………………………………South Street View-Looking Northeast…………………………………………………….....North Conditional Use Permit Application Submittal – Existing Conditions Photos Hoefle-Addition – 75 Davis Parkway DN BY: AKT DATE: 10.13.16 SCALE: NTS PHASE: SCHEMATIC Davis Parkway Neighbor lot to the East Neighbor lot to the East Site Plans Hoefle-Addition – 75 Davis Parkway DN BY: AKT DATE: 10.13.16 SCALE: NTS PHASE: SCHEMATIC Davis Parkway Proposed Site Plan DECK DRIVE Existing Site Plan PROPOSED ELEVATIONS Hoefle-Addition – 75 Davis Parkway DN BY: AKT DATE: 10.13.16 SCALE: NTS PHASE: SCHEMATIC NORTH ELEVATION (FRONT YARD) WEST ELEVATION (FRONT YARD) SOUTH ELEVATION (SIDE YARD) EAST ELEVATION (SIDE YARD) PROPOSED PERSPECTIVES Hoefle-Addition – 75 Davis Parkway DN BY: AKT DATE: 10.13.16 SCALE: NTS PHASE: SCHEMATIC NORTH ELEVATION W/ NEW GARAGE (FRONT YARD) #MP-16-02 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING THE SNYDER GROUP, INC.—1302, 1340 & 1350 SHELBURNE ROAD MASTER PLAN APPLICATION #MP-16-02 FINDINGS OF FACT AND DECISION Master plan application #MP-16-02 of The Snyder Group, Inc. for a planned unit development on 26.15 acres developed with two (2) single family dwellings. The project consists of: 1) razing one (1) single family dwelling, 2) constructing 18 single family dwellings, 3) constructing three (3) 3-unit multi-family dwellings, and 4) constructing ten (10) 2-family dwellings, 1302, 1340, & 1350 Spear Street. The Development Review Board held a public hearing on December 6, 2016. The applicant was represented by Chris Snyder and Andy Rowe. 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, The Snyder Group, Inc., seeks master plan approval for a planned unit development on 26.15 acres developed with two (2) single family dwellings. The project consists of: 1) razing one (1) single family dwelling, 2) constructing 18 single family dwellings, 3) constructing three (3) 3-unit multi-family dwellings, and 4) constructing ten (10) 2-family dwellings, 1302, 1340, & 1350 Spear Street. 2. The owner of record of the subject property is Spear Meadows, Inc. 3. The subject property is located in the Southeast Quadrant Neighborhood Residential Zoning District. 4. The application was received on November 4, 2016. 5. The plan submitted consists of four (4) pages dated November 1, 2016 and labeled “Master Plan,” “Master Plan North,” “Master Plan South,” and “Master Plan X-Country Utilities & Vale Drive Extension,” and one (1) page dated June 6, 2016 and labeled “Master Plan Perimeter Boundary Survey Plat.” All plans were prepared by Lamoureux & Dickinson Consulting Engineers, Inc. A) DENSITY The project involves three (3) existing parcels that will be merged and subdivided into seven (7) lots. The SEQ-NR district allows a base density of 1.2 units per acre and a density of four (4) units per acre with Transfer of Development Rights. The combined parcels allow for a maximum density of 103 units (25.93 acres x 4=103.7 rounded down to the nearest whole unit). The property has thirty-one inherent TDRs (25.93 acres x 1.2 units/acre=31.12). The applicant has proposed 48 units (one existing single family and 47 new units), which is within the density calculation for this parcel with the use of 17 TDRs (48 units - 31 existing TDRs=17). #MP-16-02 2 B) APPROVAL AND AMENDMENT OF MASTER PLAN Pursuant to Section 15.07(D)(3) of the South Burlington Land Development regulations, “any application for amendment of the master plan, preliminary site plan or preliminary plat that deviates from the master plan in any one or more of the following respects, shall be considered a new application for the property and shall require sketch plan review as well as approval of an amended master plan: a) An increase in the total FAR or number of residential dwelling units for the property subject to the master plan; The applicant is seeking approval for 48 residential dwelling units (one (1) existing and 47 proposed). b) An increase in the total site coverage of the property subject to the master plan; The applicant is seeking a maximum total site coverage of 30%. c) A change in the location, layout, capacity or number of collector roadways on the property subject to the master plan; There are no collector roadways depicted in the Master Plan. d) Land development proposed in any area previously identified as permanent open space in the approved master plan application; and/or The applicant has identified Lot #52 as being for permanent open space. e) A change that will result in an increase in the number of PM peak hour vehicle trip ends projected for the total buildout of the property subject to the master plan. The application materials state the project will generate 52 P.M. Peak Hour trip ends on the property. C) 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. Utility plans will be submitted as part of subsequent levels of review. (A)(2) Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. Grading and erosion control information will be submitted as part of subsequent levels of review. #MP-16-02 3 (A)(3) The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The application materials state the project will generate 52 P.M. Peak Hour trip ends on the property. The proposed dwelling units will be accessed via a new proposed public street, Spear Meadow Road, and an extension of an existing street, Vale Drive, which is also proposed to be public except for the portion north of Spear Meadow Road. That portion will be privately maintained until Vale Drive is extended further north at some point in the future. Irrevocable offers of dedications to the City for all streets—private and public— will be a condition of final plat. The Board finds the extension of Vale Drive to be positive, because the road is shown in the City’s Comprehensive Plan and Official Map as one which is planned for extension. Street ‘A’ will be privately maintained until it is extended further south at some point in the future. Additional circulation is provided on the site by the ten (10) foot wide paved footpath along the eastern boundary line. The path will connect at two (2) points to sidewalks running along both Vale Drive and Spear Meadow Road. A path is proposed on the northern side of Spear Meadow Road. This path coincides with the location of a proposed path on the City’s Official Map. Sidewalks are proposed on both sides of Vale Drive (except at the most northerly and most southerly portions of the street on the western side) and on the western side of Street ‘A’. The Board finds it positive that sidewalks and paths will be prevalent on the site, especially as those pedestrian paths may encourage residents to further connect with the existing nearby recreation path that runs along Nowland Farm Road. The Board finds this criterion to be 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. The project’s layout avoids development in the Class II wetlands and a significant portion of the onsite wetlands will be preserved in the project’s designated open space area, which is proposed to be conveyed to the City and may possibly be developed as a park in the future. These will be reviewed in detail at subsequent levels of review. For the purposes of Master Plan, the Board finds this criterion to be met. Conditions attached to this approval and subsequent approvals will provide additional protection: There shall be no use of herbicides or pesticides, nor non-organic fertilizers, within the wetlands or associated buffers. This must be reflected in the association documents which must be reviewed by the City Attorney prior to issuance of a zoning permit for the first building on the property. There will be no mowing within 50 feet of the wetlands on the property. Brush-hogging will be allowed no more than three (3) times per year. This must be reflected in the association documents which must be reviewed by the City Attorney prior to issuance of a zoning permit for the first building on the property. (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. #MP-16-02 4 The project is located in the City’s Southeast Quadrant (SEQ). The Comprehensive Plan states that “there has been a strong interest in building neighborhoods at higher densities in order to conserve more of the SEQ’s priority open space lands.” The Board finds that this project conforms with that desire, because it uses Transfer of Development Rights (TDRs) to increase the density of the project and further conserves open space by proposing duplex and triplex buildings. This criterion will be reviewed in greater detail at subsequent levels of 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. The project’s layout includes open space around the wetland in the south and southwest area of the site and a buffer around a stream bed which traverses the project site as well as adjacent properties. The open space abuts open space in the neighboring developments on Pinnacle Drive and Vale Drive. This results in approximately 20 acres of connected, undeveloped space. The Board finds this criterion met. (A)(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The Fire Department will review plans during preliminary and final plat stages of 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. At the level of review of the Master Plan, the Board finds all of the proposed infrastructure and services proposed for this project have been designed in this manner. (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, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. For Transect Zone subdivisions, this standard shall only apply to the location and type of roads, recreation paths, and sidewalks. At the level of review of the Master Plan, the Board finds all of the proposed infrastructure and services proposed for this project have been designed in this manner. (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 aligned with the goals and objectives of the district since it will have a greater density of housing through the use of TDRs. This greater density combined with a variety of housing styles (single-family, duplex, and triplex) may create varied affordability of housing options for some residents, which is one of the struggles in the SEQ. The Board finds this criterion to be met. D) SITE PLAN REVIEW STANDARDS #MP-16-02 5 Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD will 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. As discussed above, the Board finds this criterion is being met at the Master Plan level. B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. (2) Parking At the Master Plan level, the Board finds that this project can allow for and provide a desirable transition from structure to site and from structure to structure, as well as adequate planting, safe pedestrian movement, and sufficient parking. These standards will be evaluated in greater detail at later stages of the review process. (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 waivers are being sought for height. At the Master Plan level of review, the Board finds this criterion met. This standard will be evaluated in greater detail at later stages of the review process. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. Utility plans will be submitted as part of subsequent levels of 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. (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. At the Master Plan level, the Board finds that this project can comply with this criterion. The Board will review subsequent levels of the application for consistency with these criteria. In addition to the above general review standards, site plan applications must meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations: #MP-16-02 6 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 does not consider the reservation of land to be necessary except that the irrevocable offers of dedication for the northern end of Vale Drive and southern end of Street A must extend to the property line. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 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). This criterion will be reviewed at subsequent levels of review. D. Landscaping and Screening Requirements. (See Article 13, Section 13.06) Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening is required for all uses subject to planned unit development review. This criterion will be reviewed at subsequent levels of review. E. Modification of Standards The applicant is not requesting any modifications to the standards outlined in Section 14.07(A-D) at this time. F. Low Impact Development This criterion will be reviewed at subsequent levels of review. G. Standards for Roadways, Parking and Circulation This criterion will be reviewed at subsequent levels of review. E) SOUTHEAST QUADRANT 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 SEQ: #MP-16-02 7 A. Height. (1) The maximum height of any occupied structure in the SEQ-NRP, SEQ-NRT, or SEQ-NR sub- district shall not exceed forty-five feet (45’); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub-districts. (2) The maximum height of any occupied structure in the SEQ-VR or SEQ-VC sub-district shall not exceed fifty feet (50’); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub-districts. This criterion will be reviewed at subsequent levels of review. 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 This topic has been covered already in these comments. For the purposes of Master Plan, the Board finds this criterion to be 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. The average density remains below that which is permitted in the sub-district with the use of TDRs, and the location of development areas are consistent with the standards. The Board finds that for the Master Plan level of review, the criterion has been met. (3) A plan for the proposed open spaces and/or natural areas and their ongoing management shall be established by the applicant. The applicant has stated that the parcel denoted as Lot #52 on the site plan, which is 6.8 acres, is planned to be conveyed to the City to be used as public open space that may be developed into a park to meet the active and passive recreational needs of South Burlington’s residents. If the City accepts that parcel for use as public open space then the City would be responsible for its management. Legal documents related to open space will be reviewed by the City Attorney prior to final plat approval and recorded prior to issuance of a zoning permit. The Board finds that for the Master Plan level of review, this criterion has been 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. (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. #MP-16-02 8 These criteria will be reviewed at subsequent levels of review. 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. The easterly portion of the project, according to the applicant, has been in agricultural use with a rotation of crops over the past several years. The applicant has not provided information regarding the agricultural production values of the land as it currently being used. By developing the property with housing the agricultural use will cease. The Board considers the use of TDRs means the property will support additional density onsite and preserve land from development elsewhere in the SEQ, which is a significant goal of the Comprehensive Plan. The Board finds that this criterion has been met. D. Public Services and Facilities. In the absence of a specific finding by the Development Review Board that an alternative location and/or provision is approved for a specific development, the location of buildings, lots, streets and utilities shall conform with the location of planned public facilities as depicted on the Official Map, including but not limited to recreation paths, streets, park land, schools, and sewer and water facilities. (1) Sufficient water supply and wastewater disposal capacity shall be available to meet the needs of the project in conformance with applicable State and City requirement, as evidenced by a City water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit from the Department of Environmental Conservation. A condition of final plat approval will be that prior to receiving a zoning permit the applicant will need to obtain whichever of the permits listed above are necessary for the site. (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 level of review of the Master Plan, the Board finds all of the proposed infrastructure and services proposed for this project have been designed in this manner. (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. The Fire Department will review plans during preliminary and final plat stages of review. D. Circulation. The project shall incorporate access, circulation and traffic management strategies #MP-16-02 9 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. (1) Roads shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. (2) Roads shall be designed in a manner that is consistent with City roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. (3) The provisions of Section 15.12(D)(4) related to connections between adjacent streets and neighborhoods shall apply. At the level of review of the Master Plan, the Board finds all of the proposed infrastructure and services proposed for this project have been designed in this manner. 9.07 Regulating Plans A. ... B. … C. … 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 #MP-16-02 10 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. 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. The applicant is prepared to convey a 6.8 acre parcel to the city for open space and possible development into a park. The open space contains significant areas of Class II wetlands, which may put some limits on its development into a park. It is located in the southern portion of the project site, would have homes nearby (existing and proposed), and would abut other open space. While the open space would not be at the center of the proposed development, it would be at a point of connection between the proposed development and existing neighborhoods, which could access it via sidewalks or on bicycle. The amount of land, 6.8 acres, as compared to the number of possible residents in the proposed development (2.19 people/avg. household x 48 units=105.12 people) far exceeds the standard mentioned above of 7.5 acres/1,000 residents or 0.0075 acres/person (0.0075 acres/person x 105.12 residents=0.79 acres). Given the size of the proposed open space it could serve many more people than those located in the proposed development. At the level of review for the Master Plan, the Board finds this criteria met. This standard will be further reviewed in subsequent stages of the review process. 9.08 SEQ-NR &NRT Sub-District; Specific Standards The SEQ-NR and SEQ-NRT sub-district has additional dimensional and design requirements, as enumerated in this Section. A. Street, Block and Lot Pattern (1) Development blocks. Development block lengths should range between 300 and 500 linear feet. If it is unavoidable, blocks 500 feet or longer must include mid-block public sidewalk or recreation path connections. Vale Drive is uninterrupted for a span of greater than 500 feet. The Board finds that mid-block sidewalk and/or recreation path connections are possible given the design shown at the Master Plan level of review. This criterion will be reviewed in greater detail at later stages of the review process. This issue is also discussed in the section of this decision pertaining to waiver requests. (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). The northern portion of the extended Vale Drive and Street ‘A’ are presently depicted as dead ends; however, the streets will extend to the property line and may at some point in the future be continued #MP-16-02 11 and/or connected to other roadway systems. The Board finds these criteria met. This issue is also discussed in the section of this decision pertaining to waiver requests. (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. See discussion above. (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. The presently existing lots are to be merged then subdivided into seven (7) new lots; however, the requirement for a minimum ratio of 1:2 is not applicable in this circumstance, because the project is a PUD and the lots being created will not be used as lots for individual houses, but for housing clusters. The purpose of the minimum lot ratio is to ensure a certain form and pattern in development. In the case of this project the development is taking place as a PUD and incorporating an innovative approach where multiple housing units will be clustered on the created lots. The Board finds this criterion met. This issue is also discussed in the section of this decision pertaining to waiver requests. B. Street, Sidewalk & Parking Standards (1) Street dimensions and cross sections. Neighborhood streets (collector and local) in the NR 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 9-1 and 9-2, and Figures 9-4 and 9-5 of the SBLDR. (2) Sidewalks. (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. (3) Street Trees; see Section 9.08(B)(3) (a) Street trees are required along all streets in a planting strip a minimum of five feet wide. (b) Street tress shall be large, deciduous shade trees with species satisfactory to the City Arborist. Street trees to be planted must have a minimum caliper size of 2.5 to 3 inches DBH, and shall be planted no greater than thirty feet (30’) on center. (4) On-street parking. Sufficient space for one lane of on-street parking shall be provided on all streets except for arterials outside of the SEQ-VC and SEQ-VR sub-districts. This requirement may be waived within the SEQ-NRN sub-district provided the DRB finds sufficient off-street parking has been provided to accommodate the parking needs of the uses adjacent to the street. (5) Intersection design. Intersections shall be designed to reduce pedestrian crossing distances and to slow traffic. (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. #MP-16-02 12 Overall illumination levels should be consistent with the lower-intensity development patterns and character of the SEQ, with lower, smoother levels of illumination (rather than hot-spots) and trespass minimized to the lowest level consistent with public safety. The Board finds that the design of the project as proposed at Master Plan could meet the above criteria and that those criteria will be reviewed at later stages of the review process. 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…A minimum of thirty- five percent (35%) of translucent windows and surfaces should be oriented to the south… (2) Building Façades. Building facades are encouraged to employ a theme and variation approach. Buildings should include common elements to appear unified, but façades should be varied from one building to the next to avoid monotony. Front porches, stoops, and balconies that create semi-private space and are oriented to the street are encouraged. (3) Front Building Setbacks. A close relationship between the building and the street is critical to the ambiance of the street environment. (a) Buildings should be set back a maximum of twenty-five feet (25’) from the back of sidewalk. (b) Porches, stoops, and balconies may project up to eight feet (8’) into the front setbacks. (4) Placement of Garages and Parking. For garages with a vehicle entrance that faces a front lot line, the façade of the garage that includes the vehicle entrance must be set back a minimum of eight feet (8’) behind the building line of the single or two-family dwelling. (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 criteria above will be evaluated at subsequent levels of review for the project. G. OTHER ISSUES Street ‘A’ must receive a street name from the Planning Commission. DECISION Motion by __________, seconded by __________, to approve Master Plan application #MP-16-02 of The Snyder Group, Inc. subject to the following conditions: 1. All previous approvals and stipulations will remain in full effect except as amended herein. #MP-16-02 13 2. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 3. There shall be no use of herbicides or pesticides, nor non-organic fertilizers, within the wetlands or associated buffers. This must be reflected in the association documents which must be reviewed by the City Attorney prior to issuance of a zoning permit for the first building on the property. 4. There will be no mowing within 50 feet of the wetlands on the property. Brush-hogging will be allowed no more than three (3) times per year. This must be reflected in the association documents which must be reviewed by the City Attorney prior to issuance of a zoning permit for the first building on the property. 5. The plans must be revised to show the changes below and will require approval of the Administrative Officer. Three (3) copies of the approved revised plans must be submitted to the Administrative Officer prior to or with the submission of the final plat application. a. Update the plan page labeled “Master Plan” to show the proposed path and proposed sidewalk easements which are represented on the plan pages labeled “Master Plan North” and “Master Plan South” Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Frank Kochman 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 __________________ 2016, by _____________________________________ Bill Miller, 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. Consulting Engineers, Inc.LAMOUREUX & DICKINSON14 Morse DriveEssex Junction, VT 05452Tel: 802-878-4450SPEAR STREET & VALE DRIVE SOUTH BURLINGTONSPEAR MEADOWSA RESIDENTIAL PLANNED UNIT DEVELOPMENT1inch=100ft.(in feet)GRAPHIC SCALE100 050100200 4001SITELOCATION PLANMASTER PLANNOTES:1. THIS PLAN IS INTENDED FOR MASTER PLAN REVIEW ONLY.ZONING DATA:TAX MAP PARCEL NUMBER - 1640-1340ZONING DISTRICT - SOUTHEAST QUADRANT - NEIGHBORHOOD RESIDENTIAL - NROVERLAY DISTRICTS - WATERSHED PROTECTION BUFFERDORSET PARK VIEW PROTECTION ZONEPROJECT PARCEL AREA19.13 AC. DEVELOPMENT AREA6.80 AC. PUBLIC OPEN SPACE25.93 AC. TOTAL PROJECT PARCEL AREARESIDENTIAL DENSITY47 NEW DWELLING UNITS1 EXISTING DWELLING UNIT TO BE RETAINED48 TOTAL DWELLING UNITS PROPOSEDIMPERVIOUS SURFACETOTAL PROPOSED IMPERVIOUS SURFACE = 340,000 SF(STREETS, ROOFTOP, DRIVEWAYS, & WALKS)VEHICLE TRIP ENDSMAXIMUM PROPOSED PM PEAK HOUR TRIP ENDS = 52 PEAK HOUR TRIPSPARKING SPACES96 PARKING SPACES (2 SPACES PER DWELLING UNIT - GARAGE AND/OR DRIVEWAY)12 VISITOR PARKING SPACES (1 SPACES PER 4 DWELLING UNITS IN DRIVE OR ONSTREET)4 PARKING SPACE FOR PUBLIC OPEN SPACE112 TOTAL PARKING SPACESSTREET INFORMATIONVALE DRIVE- PUBLIC STREET WITH 5' CONCRETE SIDEWALK- 26 FEET WIDE, 18 FEET WIDE AT WETLAND CROSSINGSPEAR MEADOW ROAD- PUBLIC STREET WITH 10' WIDE PAVED PATH- 26 FEET WIDE, 18 FEET WIDE AT WETLAND CROSSINGSTREET 'A'- FUTURE PUBLIC STREET WITH 5' CONCRETE SIDEWALK-24FEETWIDENLANDOWNER:SPEAR MEADOWS, INC.1340 SPEAR STREETSOUTH BURLINGTON, VT 05403INTERSTATE189SOILS MAPN.T.S.KEYSOIL MAPPING UNITHSGkCv COVINGTON SILTY CLAY D 0.49GeC & GeB GEORGIA STONY LOAM C 0.24Lh LIVINGSTON CLAY D 0.49MnC MASSENA STONY SILT LOAM C 0.20VeB VERGENNES CLAY D 0.49THE CONTRACTOR SHALL NOTIFY'DIGSAFE' PRIOR TO ANY EXCAVATIONSWIFTSTREETSPEARSTREETDORSETSTREETSHELBURNEROAD GeCMnCVeBVeBVeBLhCvCvLhCvVeBGeBN.T.S.APPLICANT:THE SNYDER GROUP, INC.4076 SHELBURNE ROAD, SUITE 6SHELBURNE, VT 05482SPEARSTREETNZONING DATAN.T.S.NOTES:ZONING DATA TAKEN FROM THE SOUTH BURLINGTON ZONINGMAPANDTHECITYOFSOUTHBURLINGTONOFFICIALCITYMAPCONSTRUCTION PHASING PLANN.T.S.CONSTRUCTIONPHASE 120 DWELLING UNITSCONSTRUCTIONPHASE 228 DWELLING UNITS 388 390 392390388 39038 8 392392 390 390 390390390 390392 388 388386384382386 384 382 380 380378382388386384382382 384 386 388 388 386 384 388386388386388382 38839038638438238037838638438638638638 4382384386384382382388386390396 390 392 390392 390 394394392392 392 392 392 392 392 388 390390 388 388 390 390 392 3 92390390392392390378381381381381381378386384 390 392 394 394 392 394 398 394 390 392394388.75+ 388.50+ 388.25+ 389388 387386 389382 MATCHLINESTA.24+00STORMWATER PONDMATCHLINESTA.21+00STORMWATER PONDCLASS 2 WETLANDEXISTING HOUSE ANDGARAGE TO BE REMOVEDCLASS 2 WETLANDNEW DRIVEWAY TOEXISTING HOUSEEXIST. HOUSE50'WETLANDBUFFER(TYP)15' WIDE UTILITY EASEMENT TOHOMEOWNERS ASSOCIATIONEXISTING HOUSE ANDGARAGE TO BE REMOVEDEND DEFINEDCHANNELSB SB SB SB SB SB SB SB SB 50'STREAMBUFFER(TYP)50'STREAMBUFFER(TYP)STREAM CHANNEL STREAM CHANNELPROPOSED UTILITYEASEMENTPROPOSED PATHEASEMENTConsulting Engineers, Inc.LAMOUREUX & DICKINSON14 Morse DriveEssex Junction, VT 05452Tel: 802-878-4450SPEAR STREET & VALE DRIVE SOUTH BURLINGTONSPEAR MEADOWSA RESIDENTIAL PLANNED UNIT DEVELOPMENT2MASTER PLANNORTH1 inch = 30 ft.(in feet)GRAPHIC SCALE30 0153060 120THE CONTRACTOR SHALL NOTIFY'DIGSAFE' PRIOR TO ANY EXCAVATION Consulting Engineers, Inc.LAMOUREUX & DICKINSON14 Morse DriveEssex Junction, VT 05452Tel: 802-878-4450SPEAR STREET & VALE DRIVE SOUTH BURLINGTONSPEAR MEADOWSA RESIDENTIAL PLANNED UNIT DEVELOPMENT1inch=30ft.(in feet)GRAPHIC SCALE30 0 15 30 60 120MATCHLINESTA.24+003MASTER PLANSOUTHTHE CONTRACTOR SHALL NOTIFY'DIGSAFE' PRIOR TO ANY EXCAVATION Consulting Engineers, Inc.LAMOUREUX & DICKINSON14 Morse DriveEssex Junction, VT 05452Tel: 802-878-4450SPEAR STREET & VALE DRIVE SOUTH BURLINGTONSPEAR MEADOWSA RESIDENTIAL PLANNED UNIT DEVELOPMENT1 inch = 30 ft.(in feet)GRAPHIC SCALE30 0 15 30 60 120SEE SHEET 24MASTER PLANX-COUNTRY UTILITIES &VALE DRIVE EXTENSION1 inch = 30 ft.(in feet)GRAPHIC SCALE30 0 15 30 60 120PLAN OF CROSS COUNTRY WATERMAIN Consulting Engineers,Inc.LAMOUREUX &DICKINSON14 MorseDriveEssex Junction, VT 05452Tel: 802-878-4450REVISIONSSPEAR MEADOWS, INC.LANDS OF1302, 1340 & 1350 SPEAR ST., SOUTH BURLINGTON, VT14008JKRABRDLH / ABR06-06-16SHT. NO.SCALEDATECHECKEDDRAWNDESIGNSURVEYPROJECT NO.DescriptionDatebyABR/DJGAS NOTEDLOCATION MAPN.T.SNOTES:1. THIS PLAT WAS COMPILED FROM FIELD SURVEYS AND RECORDRESEARCH INCLUDING THE USE OF THE FOLLOWING PLANS:A."LANDS OF ROBERT AND MARJORIE SKIFF, SWIFT STREET, SOUTHBURLINGTON, VERMONT, 3 LOT SUBDIVISION PLAT." DATED 4-2-01,LAST REVISED 5-23-03, BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. AS RECORDED IN SLIDE392 OF THE CITY OF SOUTHBURLINGTON LAND RECORDS.B. "SWIFT ESTATES, SOUTH BURLINGTON, VERMONT." DATED 6-30-71,BY WILLIS ENGINEERING, AS RECORDED IN VOL. 80, PAGE 184 ORTHE SOUTH BURLINGTON LAND RECORDS.C. "PLAT OF BOUNDARY ADJUSTMENT, LANDS OF SPEAR MEADOWS,INC., R & T TARRANT, D & C FRANZONI, 1340 SPEAR STREET, SOUTHBURLINGTON, VERMONT", DATED JANUARY 25, 2011, BY CIVILENGINEERING ASSOCIATES, INC., AS RECORDED IN SLIDE 550 OFTHE CITY OF SOUTH BURLINGTON LAND RECORDS.D. "PLAT OF SURVEY, LANDS OF FARRELL & COLE, 1302, 1340 & 1350SPEAR STREET, SOUTH BURLINGTON, VERMONT", DATEDNOVEMBER 29, 2005, BY CIVIL ENGINEERING ASSOCIATES, INC., ASRECORDED IN SLIDE 550 OF THE CITY OF SOUTH BURLINGTON LANDRECORDS.E. "FINAL PLAT FOR SUBDIVISION OF PROPERTY OF GERALD MILOTAND JOHN LARKIN, PINNACLE @ SPEAR (FORMERLY NOWLAND TWO)SPEAR STREET, SOUTH BURLINGTON, VERMONT." DATED 8-21-98,LAST REVISED 1-5-99, BY VAUGHN C. BUTTON, L.S., AS RECORDED INSLIDE335.2OFTHECITYOFSOUTHBURLINGTONLANDRECORDS.2. THE BEARINGS SHOWN ON THIS SURVEY WERE GENERATED FROMSURVEY GRADE GPS OBSERVATIONS RECORDED IN APRIL, 2016,AND ARE BASED ON THE VERMONT STATE PLANE COORDINATESYSTEM, NAD83(CORS 1996).3. THE FIELDWORK FOR THIS SURVEY WAS COMPLETED IN APRIL, 2016.5. THIS PROPERTY MAY BE SUBJECT TO OTHER EASEMENTS AND/ORRIGHTS-OF-WAY.6. MONUMENTATION FOUND IS AS NOTED ON THIS PLAN7. THE WIDTH OF FOUR RODS (66') SHOWN FOR SPEAR STREET ISBASEDONADESCRIPTIONFOUNDONPAGE22OFTHETOWNOFBURLINGTON HIGHWAYS AND ROADS, 1802-1865.8. THIS PLAN IS INTENDED FOR MASTER PLAN REVIEW PURPOSESONLY.SWIFTST.SPEARST.SITEMASTER PLANPERIMETER BOUNDARYSURVEY PLATMPL1LEGENDN/FIPFIPSAGBGPROJECT PROPERTY LINEABUTTING PROPERTY LINEEXISTING PROPERTY LINEPROPOSED TO BE DISSOLVEDSIDELINE OF EASEMENTBARBED WIRE FENCESTONE WALLIRON PIPE FOUNDIRON ROD FOUNDT-STAKE FOUNDCONCRETE MONUMENT TO BE SETIRON PIPE SETSURVEY POINT (NO MARKER)NOW OR FORMERLYABOVE GRADEBELOW GRADEIRFTSFAPPROVED BY RESOLUTION OF THE DEVELOPMENTREVIEW BOARD OF THE CITY OF SOUTH BURLINGTON,VERMONT, ON THE____ DAY OF _______________, 2016SUBJECT TO THE REQUIREMENTS AND CONDITIONSOF SAID RESOLUTION. SIGNED THIS ____ DAY OF___________________ 2016 BY(CLERK OR CHAIRMAN) The Neighbors Group opposes Master Plan Application #MP-16-02 as untimely filed in violation of Section 15.07(C)(l) of the South Burlington Land Development Regulations. Section 15.07(C)(l) requires that a master plan application be filed within six months after the final DRB meeting on the sketch plan, which in this case was January 19, 2016. For a detailed discussion of why the Group maintains that Master Plan Application #MP-16-02 is untimely, please see my November 1, 2016 letter to you, the text of which is hereby incorporated herein by reference. The Neighbors Group continues to oppose Preliminary Plat Application #SD-16-18 for the reasons stated in my October 3, 2016 letter to you, the text of which is hereby incorporated herein by reference. I am unable to attend the December 6, 2016 DRB meeting, so I would be grateful if you would include this letter with the materials for the above-referenced Applications. I serve as counsel in connection with the above-referenced Applications for Mr. William Gilbert and Ms. Maurene Gilbert of 1400 Spear Street, Ms. Louise Kleh of 219 Meadowood Drive, Dr. Michael Scollins and Dr. Mary Scollins of 214 Meadowood Drive, Dr. Robert Skiff and Ms. Marley Skiff of 89 Springhouse Road, and the Pinnacle at Spear Homeowners Association, all of whom are South Burlington residents as well as abutters and/or interested persons (collectively, the "Neighbors Group" or the "Group"). Dear Chairperson Miller: Re: The Snyder Group, Inc. Preliminary Plat Application #SD-16-18 (re-opened) and Master Plan Application #MP-16-02 Mr. Bill Miller, Chair South Burlington Development Review Board City of South Burlington 575 Dorset Street South Burlington, VT 05403 VIA ELECTRONIC MAIL on November 30th and VIA HAND DELIVERY on December 6th November 30, 2016 www.vtlawl.com Gateway Square > 30 Main Street Post Office Box 787 Burlington, Vermont 05402-0787 Phone: 802 862-0500 Fax: 802 862-8176 Counsellors at Law BuRA~DERSON MELLONIPLC cc: Mr. Raymond Belair, Administrative Officer (via e-mail) Mr. Paul Conner, Planning and Zoning Director (via e-mail) Ms. Lindsey Britt, Development Review Planner (via e-mail) Mr. William Gilbert and Ms. Maurene Gilbert (via e-mail) Ms. Louise Kleh (via e-mail) Mr. Bryan Landerman, President, Pinnacle at SpearHomeowners Ass'n (via e-mail) Dr. Michael Scollins and Dr. Mary Scollins (via e-mail) Dr. Robert Skiff and Ms. Marley Skiff (via e-mail) Robert Rushford, Esq. (via e-mail) Daniel A. Seff Isl Daniel A. Self Respectfully submitted, On behalf of the Neighbors Group, thanks very much to the DRB for its consideration and courtesies, and happy holidays. Finally, as of November 30th, the Planning and Zoning Department Staff has not released its written comments on Preliminary Plat Application #SD-16-18 (re-opened) or Master Plan Application #MP-16-02. The Neighbors Group respectfully reserves the right to supplement its opposition to one or both Applications following the release of the Staff comments and/or following the December 6, 2016 DRB meeting. BURAK ANDERSON & MELLONIPLc Letter to DRB Chair Bill Miller November 30, 2016 Page 2of2 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: Lindsey Britt, Development Review Planner SUBJECT: SD-16-18 1302, 1340, & 1350 Spear Street — The Snyder Group, Inc. DATE: December 6, 2016 Development Review Board meeting Re-opened preliminary plat application #SD-16-18 of The Snyder Group, Inc. for a planned unit development on 26.15 acres developed with two (2) single family dwellings. The project consists of: 1) razing one (1) single family dwelling, 2) constructing 18 single family dwellings, 3) constructing three (3) 3-unit multi-family dwellings, and 4) constructing ten (10) 2-family dwellings, 1302, 1340, & 1350 Spear Street. The applicant requested the preliminary plat application be re-opened to allow for the Master Plan to be heard concurrently. No new information related to the preliminary plat application has been submitted since the hearing was originally closed in October and staff has no new comments related to the application. 1. Staff recommends the Board only close the re-opened preliminary plat hearing after the Master Plan hearing has been closed. &RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(17LQFK IW LQ IHHW *5$3+,& 6&$/( 6,7(/2&$7,21 3/$1/(*(1'352-(&7 %281'$5<('*( 2) :(7/$1'29(5$//6,7( 3/$1:$7(56+(' 3527(&7,21 %8))(5(;,67,1* &217285$%877,1* 3523(57< /,1(127(6 7+( 385326( 2) 7+,6 3/$1 ,6 72 35(6(17 7+( 29(5$// 6,7( /$<287 2) 7+(3/$11(' 5(6,'(17,$/ '(9(/230(17 6(( 27+(5 3/$16 )25 $'',7,21$/ '(6,*1 $1' %281'$5< ,1)250$7,21=21,1* '$7$ 7$; 0$3 3$5&(/ 180%(5 352-(&7 3$5&(/ $5($ $&5(6=21,1* ',675,&7 6287+($67 48$'5$17 1(,*+%25+22' 5(6,'(17,$/ 1529(5/$< ',675,&76 :$7(56+(' 3527(&7,21 %8))(5'(16,7< %$6( 5(6,'(17,$/ '(16,7< 81,76 $&5(6 ; 81,76$&5( 81,76$9(5$*( $//2:$%/( '(16,7< 81,76 $&5(6 ; 81,76$&5( 81,76352326(' '(16,7< 81,761/$1'2:1(5 63($5 0($'2:6 ,1& 63($5 675((76287+ %85/,1*721 97 ,17(567$7( 62,/6 0$3176.(<62,/ 0$33,1* 81,7+6*N&Y &29,1*721 6,/7< &/$< ' *H& *H% *(25*,$ 6721< /2$0 & /K /,9,1*6721 &/$< ' 0Q& 0$66(1$ 6721< 6,/7 /2$0 & 9H% 9(5*(11(6 &/$< ' 75((/,1(7+( &2175$&725 6+$// 127,)< ',*6$)( 35,25 72 $1< (;&$9$7,216+((7 ,1'(; 29(5$// 6,7( 3/$16 6,*16 3$9(0(17 0$5.,1*6 6,7( 87,/,7,(6 1257+ 6,7( 87,/,7,(6 6287+ 6,7( 87,/,7,(6 3,11$&/( $7 63($5 ;&28175< :$7(5/,1( 352),/( 63($5 0($'2: 52$'352),/(9$/('5,9( 352),/(9$/('5,9( 675((7$ /$1'6&$3( 3/$1 (526,21 3527(&7,21 6(',0(17 &21752/ 3/$1 '(7$,/6 63(&,),&$7,216 675((76 '(7$,/6 63(&,),&$7,216 6(:(5 67250 '(7$,/6 63(&,),&$7,216:$7(5 6(:(5 3803 67$7,21 '(7$,/6 63(&,),&$7,216 (36& '(7$,/6 63(&,),&$7,216 67250 321'63/ 3(5,0(7(5 %281'$5< 6859(< 3/$73/ 68%',9,6,21 )22735,17 /27 3/$7352326(' 5,*+72):$< 6:,)7675((763($5675((7'256(7675((76+(/%851(52$'*H&0Q&9H%9H%9H%/K&Y&Y/K&Y9H%*H%176$33/,&$17 7+( 61<'(5 *5283 ,1& 6+(/%851( 52$' 68,7( 6+(/%851( 97 63($5675((71%8,/',1* 6800$5< 6,1*/( )$0,/< &$55,$*( +20(6 '83/(; +20( 81,76 %8,/',1*6 75,3/(; 72:1+20( 81,76 %8,/',1*6 (;,67,1* 6,1*/( )$0,/< +20( 72 5(0$,1 727$/ +20(6 &RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(17LQFK IW LQ IHHW *5$3+,& 6&$/( 66,*16 3$9(0(170$5.,1*6&21&5(7( &85%6723 6,*1176 72*5281''28%/( <(//2:&(17(5 /,1(6723 6,*1 2)) )$&(2) &85% :+,7( 6723 %$5 72 %(/2&$7(' %$&. )520 ('*( 2)75$9(//(' :$< 25 )7 %(+,1'&5266 :$/.6,'(:$/. *$8*( 648$5( 67((/6,*1 3267 :,7+ $1&+25 ; :*(1(5$/ 127(6 1(: 3$9(0(17 0$5.,1*6 21 723 &2856( 3$9(0(17 6+$// %( '85$%/( $1',1 $&&25'$1&( :,7+ 7+( 97 $*(1&< 2) 75$163257$7,21 67$1'$5'63(&,),&$7,216 )25 &216758&7,21 7(0325$5< 3$9(0(17 0$5.,1*6 21 %$6( 3$9(0(17 0$< %( 3$,17 $// 6,*16 6+$// %( ,167$//(' 21 648$5( 67((/ 32676 :,7+ $1&+256 $// 6,*16 6+$// %( ,167$//(' :,7+ 0,1,080 )((7 &/($5$1&( %(7:((1 7+(%27720 2) 7+( 6,*1 $1' ),1,6+ *5$'( ; :36(( 3/$1 )25 6,*1 /2&$7,216/(*(1'6723 6,*1 6(( ,17(56(&7,21 &216758&7,21 '(7$,/ 3('(675,$1 6,*1 : :3 6(( '(7$,/ 7+,6 6+((7 ; : /7 57 ; :,167$// 6,*16 727$/ 6,*1 )$&,1* 6287+ 6,*1 )$&,1* :(67&+(9521 6,*1 : 6(( '(7$,/ 7+,6 6+((7 &251(5 :$51,1* 6,*1 : 6(( '(7$,/ 7+,6 6+((7 % ; :6(( 3/$1 )25 6,*1 /2&$7,2163('(675,$1 =21( 6,*1 : 6(( '(7$,/ 7+,6 6+((7 3$7+ (1'6 6,*1 6(( '(7$,/ 7+,6 6+((7 ; 3& 37 3& 37 3& 35& 37 3& 37 666 666 )')')' )')')'' 6)0)0)0)0 )0 )0)0)0)0)0 ')')')')' )' )'' ::::::::::::6666666666666666: : : : 6 6 66666666666 6 6 6666666666:::::::::::::::::::::::)'::' ' ')')')')')')')')')')' )' )' )' )' )' )')'66 ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( ))( %)( 0$7&+/,1(67$6'539&&% &% &% &% &% &% &% 3(3(3(3(3(3(3( 5 5 5 5 5 5 5 5 5 5 5 5 67250:$7(5 321'1250$/ :$7(5 %27720 321' 63,//:$< (0(5*(1&< 6725$*( 7$1.6(:(5 3803 67$7,219$/9( 3,70$7&+/,1(67$&/',:$7(5&/',:$7(5&/',:$7(5 &/',:$7(5 &/',6(( 6+((7 )25 6(:(53803 67$7,21 '(6,*1 '(7$,/66721( 63,//:$<(/(9 287/(7 322/%27720 )25(%$<%27720 3( :,7+ (6,19 3( :,7+ (6,19 3( :,7+ (6,19 287/(7 6758&785(*5$7( ; :(,5 287 287 3( :,7+ (6,19 67250:$7(5 321'1250$/ :$7(5 %27720 321' 63,//:$< )25(%$<%27720 3( :,7+ (6,19 3( 3( :,7+ (6,19 7<3,&$/ 6721(67250 287)$//&/$66 :(7/$1' 6'539& 6'539&6721( 63,//:$<(/(9 287/(7 322/%27720 287/(7 6758&785(*5$7( 25,),&( 287 287 (;,67,1* +286( $1'*$5$*( 72 %( 5(029('(;,67,1* :$7(5 6(59,&(72 %( 5(029('&225',1$7( :,7+:$7(5 '(3$570(175(029( (;,67,1* *5$9(/'5,9($1'5(3/$&(:,7+72362,/ 6((' 08/&+ 3( :,7+ (6,19 3( :,7+ (6,19 &/$66 :(7/$1'&225',1$7( &216758&7,21 2) 1(:'5,9(:$< 72 (;,67,1* +286( :,7++20(2:1(5 3529,'( 0,1,080 2) *5$9(/ 68%%$6( $1' 7<3( ,,, 3$9(0(17(;,67 +286((;,67 60+5,0 1(: ,1 ,1 ,1 287 6'539&6'539&6'539& 6'539& 6'539& 6'539& 6'5 39&,19 :(7/$1'%8))(5 7<3 6'5 39&,19 :,'( 87,/,7< ($6(0(17 72+20(2:1(56 $662&,$7,21 (;,67,1* +286( $1'*$5$*( 72 %( 5(029('7(0325$5< 3$9('7851$5281' 5(1' '(),1('&+$11(/6% 6% 6% 6% 6% 6% 6% 6% 6% 675($0%8))(5 7<3 675($0%8))(5 7<3 675($0 &+$11(/ 675($0 &+$11(/1(: 675((7 /,*+71(: 675((7 /,*+7&RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(176,7( 3/$1 87,/,7,(6 1257+ LQFK IW LQ IHHW *5$3+,& 6&$/( &% 67$ /75,0 8' ,1 ,1 287 60+ 67$ &/5,0 ,1 287 60+ 67$ &/5,0 ,1 287 60+ 67$ &/5,0 ,1 287 6(:(5 0$1+2/( '$7$&$7&+ %$6,1 '$7$60+ 67$ &/5,0 ,1 287 60+ 67$ &/5,0 ,1 287 60+ 67$ &/ 67$ &/5,0 ,1 6 ,1 : 287 &% 67$ 575,0 8' ,1 287 &% 67$ 575,0 8' ,1 8' 287 ,1 287 &% 67$ /75,0 8' 287 ,1 ,1 287 &% 67$ /75,0 8' ,1 8' 287 ,1 287 &% 67$ 575,0 8' ,1 8' 287 ,1 287 &% 67$ 575,0 8' ,1 287 &% 67$ /75,0 8' ,1 8' 287 287 &% 67$ 575,0 8' ,1 ,1 287 &% 67$ /75,0 8' ,1 ,1 287 &% 67$ /75,0 8' ,1 287 &% 67$ /75,0 8' ,1 8' 287 ,1 287 &% 67$ 575,0 8' ,1 8' 287 ,1 287 &% $67$ 57 287 7+( &2175$&725 6+$// 127,)< ',*6$)( 35,25 72 $1< (;&$9$7,216(( 6+((7 )25 /(*(1' $1' 127(6)281'$7,21 '5$,10$1+2/( '$7$)'0+ 5,0 ,1287 )'0+ 5,0 ,1287 )'0+ 5,0 ,1 287 )'0+ 5,0 ,1287 )'0+ 5,0 ,1287 )'0+ 5,0 ,1287 &RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(17LQFK IW LQ IHHW *5$3+,& 6&$/( 6(:(5 0$1+2/( '$7$&$7&+ %$6,1 '$7$60+ 67$ &/5,0 ,1 287 60+ 67$ &/5,0 ,1 287 60+ 67$ &/5,0 ,1 287 60+ 67$ &/5,0 ,1 287 60+ 67$ &/5,0 ,1 287 &% 67$ 575,0 8' ,1 8' 287 ,1 ,1 287 &% 67$ /75,0 8' ,1 8' 287 287 &% 67$ 575,0 8' ,1 8' 287 ,1 ( ,1 : 287 &% 67$ /75,0 8' ,1 8' 287 287 &% 67$ 575,0 8' ,1 ,1 287 &% 5,0 287 &% 67$ /75,0 8' ,1 8' 287 ,1 ,1 287 &% 67$ 575,0 8' ,1 ,1 ,1 287 &% 67$ /75,0 8' ,1 287 &% 67$ 575,0 8' 287 ,1 287 &% 67$ 575,0 8' ,1 ,1 287 &% 67$ /75,0 8' ,1 287 0$7&+/,1(67$352-(&7 3523(57< /,1(352326(' 3523(57< /,1($%877,1* 3523(57< /,1((;,67,1* &$7&+ %$6,1 &8/9(57(;,67,1* 75(( /,1((;,67,1* &217285:(7/$1' %8))(5:(7/$1' %281'$5<(;,67,1* :$7(5 /,1((;,67 6(:(5 0$1+2/( 6(:(5 /,1(87,/,7< 32/( 29(5+($' :,5((;,67,1* )(1&( ')')'6:61(: 6(:(5 /,1( 0$1+2/(1(: )227,1* '5$,1 0$1+2/(1(: &$7&+ %$6,1 3,3( 81'(5'5$,1),1,6+ *5$'( &2172851(: :$7(5 0$,1 +<'5$176,7( 3/$1 87,/,7,(6 6287+)281'$7,21 '5$,10$1+2/( '$7$)'0+ 5,0 ,1287 )'0+ 5,0 ,1287 )'0+ 5,0 ,1287 )'0+ 5,0 ,1287 1(: )25&(0$,1)07+( &2175$&725 6+$// 127,)< ',*6$)( 35,25 72 $1< (;&$9$7,21352326(' 675((7 /,*+7 &RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(17LQFK IW LQ IHHW *5$3+,& 6&$/( &$7&+ %$6,1 '$7$&% 67$ 575,0 8' ,1 287 (;,67,1* &% 67$ /7(;,67 5,0 1(: 5,0 8' ,1 )' ,1 1(: ,1 287 &% 67$ /75,0 8' ,1 287 (;,67,1* &% 67$ 57(;,67 5,0 1(: 5,0 8' ,1 )' ,1 1(: ,1 287 6(( 6+((7 352-(&7 3523(57< /,1(352326(' 3523(57< /,1($%877,1* 3523(57< /,1((;,67,1* &$7&+ %$6,1 &8/9(57(;,67,1* 75(( /,1((;,67,1* &217285:(7/$1' %8))(5:(7/$1' %281'$5<(;,67,1* :$7(5 /,1((;,67 6(:(5 0$1+2/( 6(:(5 /,1(87,/,7< 32/( 29(5+($' :,5((;,67,1* )(1&( ')')'6:61(: 6(:(5 /,1( 0$1+2/(1(: )227,1* '5$,1 0$1+2/(1(: &$7&+ %$6,1 3,3( 81'(5'5$,1),1,6+ *5$'( &2172851(: :$7(5 0$,1 +<'5$176,7( 3/$1 87,/,7,(63,11$&/( $7 63($5 ;&28175< :$7(5/,1(6(( 6+((7 )25 127(6LQFK IW LQ IHHW *5$3+,& 6&$/( 3/$1 2) &5266 &28175< :$7(50$,17+( &2175$&725 6+$// 127,)< ',*6$)( 35,25 72 $1< (;&$9$7,21 (23(23ȭ,17(56(&7,21(/(9 67$ 67$ȭ63($5675((767$&8/9(57ȭ,17(56(&7,21(/(9 67$ 67$ 9&. $' 39, (/(9 39, 67$ %9&6 %9&( (9&6 (9&( 9&. $' 39, (/(9 39, 67$ %9&6 %9&( (9&6 (9&( 9&. $' 39, (/(9 39, 67$ %9&6 %9&( (9&6 (9&( ),1,6+*5$'((;,67,1**5281'),1,6+*5$'((;,67,1**5281' 9&. $' 39, (/(9 39, 67$ %9&6 %9&( (9&6 (9&( &% 67$&%67$&% 67$&% 67$6 )7)7 [3(6 )7)7 [3(6 )7)7 [3(287/(7 7267250:$7(5 321'6 )7)7 [3()520 &% 72 &% )520 &% 72 &% )520 &% 72 &% 287/(7 7267250:$7(5 321' [6'539&6 )7)760+67$60+67$60+67$60+ [6'539&6 )7)7 [6'539&6 )7)7)520 60+ &/',:$7(5&/',:$7(5 0,1&29(57<3,&$/ 675((7 ),1,6+*5$'( (/(9$7,21&RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(17352),/(63($5 0($'2: 52$'LQFK IW LQ IHHW *5$3+,& 6&$/( LQFK IW LQIHHW *5$3+,&6&$/( ȭ,17(56(&7,21(/(9 67$ 67$ &%67$&%67$&% 67$&% 67$6 )7)7 [3(6 )7)7 [3(6 )7)7 [3(6 )7)7 [3(6 )7)7 [3(&(17(5/,1( 52$'),1,6+ *5$'((;,67,1**5281'&(17(5/,1( 52$'),1,6+ *5$'((;,67,1**5281'&% 67$6 )7)7287/(7 7267250:$7(5 321'287/(7 7267250:$7(5 321')520 &% )520 &% 72 &% )520 &% 72 &% 60+)520 60+ [3(60+67$ [6'539&6 )7)760+67$ [6'539&6 )7)7 [6'539&6 )7)760+67$ [6'539&6 )7)772 6(:(5 3803 67$7,21&/',:$7(5 0,1 &29(5&/',:$7(57<3,&$/ 675((7 &(17(5/,1(),1,6+ *5$'( 9&. $' 39, (/(9 39, 67$ %9&6 %9&( (9&6 (9&( 9&. $' 39, (/(9 %9&6 %9&( (9&6 (9&( 9&. $' 39, (/(9 39, 67$ %9&6 %9&( (9&6 (9&( 9&. $' 39, (/(9 39, 67$ %9&6 %9&( (9&6 (9&( &%67$ &% 67$&% 67$&%67$&% 67$6 )7)7 [3(6 )7)7 [3(6 )7)7 [3(6 )7)7 [3()520 &% 72 &% )520 &% 72 &% )520 &% 72 &% 60+ 67$ 60+67$ [6'539&6 )7)760+67$ [6'539&6 )7)7&/',:$7(5&/',:$7(5 0,1 &29(5 ),1,6+*5$'(&RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(17LQFK IW LQ IHHW *5$3+,& 6&$/( LQFK IW LQIHHW *5$3+,&6&$/( 352),/(9$/( '5,9(67$ 6':.(23(23(;,6760+67$ (;,67&%V67$0$7&+(;,67,1*3$9(0(17 9&. $' 39, (/(9 39, 67$ %9&6 %9&( (9&6 (9&( (;,676'539&678%&(17(5/,1( 52$'),1,6+ *5$'((;,67,1* *5281'(;,676'539&(;,673(&% 67$)520 &% 72(;,67,1* &% 0,1 &29(5 &/',:$7(5(;,67',:$7(5678%$3352;,0$7( /2&$7,21 2)(;,67,1* :$7(5 6(:(50$,1 678%6 3( &8/9(577<3,&$/ 675((7 &(17(5/,1(),1,6+ *5$'(ȭ,17(56(&7,21(/(9 67$ 67$ ),1,6+*5$'((;,67,1**5281' &% 67$)520 &% 72 &% 60+67$ [6'539&6 )7)7)520&%72&% 0,1 &29(5 &/',:$7(5&RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(17352),/(9$/( '5,9( 675((7 $ LQFK IW LQ IHHW *5$3+,& 6&$/( LQFK IW LQIHHW *5$3+,&6&$/( 9$/( '5,9(67$ 675((7 $ &RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(177+( &2175$&725 6+$// 127,)< ',*6$)( 35,25 72 $1< (;&$9$7,21LQFK IW LQ IHHW *5$3+,& 6&$/( )281'$7,21 3/$17,1* 5(48,5(0(176 $ 0,1,080 2) '(&,'8286 6+58%6 $1' (9(5*5((1 6+58%6 6+$// %(3/$17(' )25 ($&+ ':(//,1* 81,7 7+( &808/$7,9( 180%(5 2) 3/$17,1*6 )25 $%8,/',1* &217$,1,1* 08/7,3/( ':(//,1* 81,76 0$< %( $33257,21(' $5281' 7+(3(5,0(7(5 2) 7+( %8,/',1* %$6(' 8321 7+( /2&$7,21 2) :,1'2:6 325&+(6'(&.6 5(7$,1,1* :$//6 $1' 27+(5 6,7( &21',7,216 3/$176 6+$// %( 6(/(&7(' )520 7+( /,676 %(/2: %$6(' 8321 7+(%8,/',1* 6 (;32685( $ 0,1,080 2) 63(&,(6 6+$// %( 6(/(&7(' )520 ($&+*5283 '(&,'8286 6+58%6 $1' (9(5*5((1 6+58%6 Botanical NameCommon Name SizeCornus alba 'Sibirica'7DUWDULDQ GRJZRRG )25 6811< 81,76 )$&,1* 6287+ $1' :(67DECIDUOUS SHRUBSIlex verticillata 'Jim Dandy'-LP 'DQG\ ZLQWHUEHUU\ Ilex verticillata 'Redsprite'5HG 6SULWH ZLQWHUEHUU\Clethra alnifolia'Compacta'&RPSDFW VXPPHUVZHHWRhus armoatica 'Gro-Low'*UR/RZ VXPDFJuniperus communis 'GreenCarpet'*UHHQ FDUSHW MXQLSHU EVERGREEN SHRUBSMicrobiota decussata5XVVLDQ DUERUYLWDH Juniperus sabina 'Broadmoor'%URDGPRRU MXQLSHUBotanical Name Common Name SizeSymphoricarpus alba&RPPRQ VQRZEHUU\ )25 6+$'< 81,76 )$&,1* 1257+ $1' ($67DECIDUOUS SHRUBSHydrangea arborescens 'Annabelle'$QQDEHOOH VPRRWK K\GUDQJHDIlex glabra 'Shamrock',QNEHUU\Clethra alnifolia 'Rubyspice'5XE\ VSLFH VXPPHUVZHHWRhus armoatica 'Gro-Low'*UR/RZ VXPDFTaxus x media'Hicksii'*UHHQ FDUSHW MXQLSHU EVERGREEN SHRUBSMicrobiota decussata5XVVLDQ DUERUYLWDHJuniperus sabina'Monna''&DOJDU\ FDUSHW MXQLSHU(;,67,1* &8/'(6$& ,16(76(( ,16(7 %(/2: )255(0$,1'(5 2)/$1'6&$3,1* 3/$1/$1'6&$3( 3/$1:(7/$1' %8))(5 '(/,1($7,217+( :(7/$1' %8))(5 6+$// %( 0$5.(' ,1 7+( /2&$7,216 6+2:1 :,7+ 21( 25 025(2) 7+( )2//2:,1* 0(7+2'6 %28/'(56 +$9,1* $ 0,1,080 +(,*+7 2) $1' $ 0$;,080 63$&,1* 2) )((7 2& 63/,7 5$,/ )(1&( 5(' &+2.(%(55< 25 :,17(5%(55< 6+58%6 $7 $ 63$&,1* 2) )((7 2& 5,9(5 %,5&+ 75((6 &$/,3(5 $7 $ 63$&,1* 2) )((7 2&&RPPRQ +DFNEHUU\&DO75(( 3/$17,1* '(7$,/ &RQVXOWLQJ (QJLQHHUV ,QF/$0285(8; ',&.,1621 0RUVH 'ULYH(VVH[ -XQFWLRQ 97 7HO 63($5 675((7 9$/( '5,9( 6287+ %85/,1*72163($5 0($'2:6$ 5(6,'(17,$/ 3/$11(' 81,7 '(9(/230(17 (526,21 3527(&7,21 $1'6(',0(17 &21752/ 3/$167$%,/,=(' 67$*,1* 6725$*(LQFK IW LQ IHHW *5$3+,& 6&$/( 7+( 67250:$7(5 %$6,16 6+$// %( 86(' $6 6(',0(17$7,21 %$6,16 '85,1* &216758&7,21 7+( 6(',0(17$7,21 %$6,16 6+$// %( &216758&7(' 72 7+( *5$'(6 6+2:1 (;&(37 7+$7 7+( )25(%$<6+$// %( 29(5(;&$9$7(' 72 $ '(37+ 2) )227 %(/2: 7+( *5$'(6 6+2:1 7<3( , 6721( ),// 0$< %( 3/$&(' 21 7+( %$6,1 6,'(6/23(6 72 67$%,/,=( 7+( 62,/ ,) 9(*(7$7,21 '2(6127 %(&20( (67$%/,6+(' '8( 72 )/8&78$7,1* :$7(5 /(9(/6 :,7+,1 7+( %$6,1 7+( '(37+ 2) 6(',0(17 ,1 7+( )25(%$<6 6+$// %( 021,725(' 7+528*+287 &216758&7,21 $1' 6+$//%( 5(029(' :+(1 ,7 5($&+(6 $ '(37+ 2) )((7 6(',0(17 5(029(' )520 7+( %$6,1 6+$// %( ',6326(' ,1 $1 83/$1' /2&$7,21 21$6/23(/(667+$1 $1' 12 /(66 7+$1 )((7 )520 $ :(7/$1' 25 675($0 7+( 0$7(5,$/ 6+$// %( 6(('(' $1' 08/&+(',00(',$7(/< 72 (67$%/,6+ 9(*(7$7,9( &29(5 &RQVXOWLQJ (QJLQHHUV,QF/$0285(8; ',&.,1621 0RUVH'ULYH(VVH[ -XQFWLRQ 97 7HO 5(9,6,21663($5 0($'2:6 ,1&/$1'6 2) 63($5 67 6287+ %85/,1*721 97-.5$%5'/+ $%56+7 126&$/('$7(&+(&.(''5$:1'(6,*16859(<352-(&7 12'HVFULSWLRQ'DWHE\$%5'-*$6 127('/2&$7,21 0$3176127(6 7+,6 3/$7 :$6 &203,/(' )520 ),(/' 6859(<6 $1' 5(&25'5(6($5&+ ,1&/8',1* 7+( 86( 2) 7+( )2//2:,1* 3/$16 $/$1'6 2) 52%(57 $1' 0$5-25,( 6.,)) 6:,)7 675((7 6287+%85/,1*7219(50217/2768%',9,6,213/$7'$7('/$67 5(9,6(' %< /$0285(8; ',&.,1621 &2168/7,1*(1*,1((56 ,1& $6 5(&25'(' ,1 6/,'( 2) 7+( &,7< 2) 6287+%85/,1*721 /$1' 5(&25'6% 6:,)7 (67$7(6 6287+ %85/,1*721 9(50217 '$7(' %< :,//,6 (1*,1((5,1* $6 5(&25'(' ,1 92/ 3$*( 257+( 6287+ %85/,1*721 /$1' 5(&25'6& 3/$7 2) %281'$5< $'-8670(17 /$1'6 2) 63($5 0($'2:6,1& 5 7 7$55$17 ' & )5$1=21, 63($5 675((7 6287+%85/,1*721 9(50217 '$7(' -$18$5< %< &,9,/(1*,1((5,1* $662&,$7(6 ,1& $6 5(&25'(' ,1 6/,'( 2)7+( &,7< 2) 6287+ %85/,1*721 /$1' 5(&25'6' 3/$7 2) 6859(< /$1'6 2) )$55(// &2/( 63($5 675((7 6287+ %85/,1*721 9(50217 '$7('129(0%(5 %< &,9,/ (1*,1((5,1* $662&,$7(6 ,1& $65(&25'(' ,1 6/,'( 2) 7+( &,7< 2) 6287+ %85/,1*721 /$1'5(&25'6( ),1$/ 3/$7 )25 68%',9,6,21 2) 3523(57< 2) *(5$/' 0,/27$1' -2+1 /$5.,1 3,11$&/( # 63($5 )250(5/< 12:/$1' 7:2 63($5 675((7 6287+ %85/,1*721 9(50217 '$7(' /$67 5(9,6(' %< 9$8*+1 & %87721 /6 $6 5(&25'(' ,16/,'(2)7+(&,7<2)6287+%85/,1*721/$1'5(&25'6 7+( %($5,1*6 6+2:1 21 7+,6 6859(< :(5( *(1(5$7(' )5206859(< *5$'( *36 2%6(59$7,216 5(&25'(' ,1 $35,/ $1' $5( %$6(' 21 7+( 9(50217 67$7( 3/$1( &225',1$7(6<67(0 1$' &256 7+( ),(/':25. )25 7+,6 6859(< :$6 &203/(7(' ,1 $35,/ 7+,6 3523(57< 0$< %( 68%-(&7 72 27+(5 ($6(0(176 $1'255,*+762):$< 02180(17$7,21 )281' ,6 $6 127(' 21 7+,6 3/$1 7+( :,'7+ 2) )285 52'6 6+2:1 )25 63($5 675((7 ,6%$6(' 21 $ '(6&5,37,21 )281' 21 3$*( 2) 7+( 72:1 2)%85/,1*721 +,*+:$<6 $1' 52$'6 6(( 6+((7 3/ )25 7+( 0(7(6 $1' %281'6 2) 7+( 352326(',17(5,25 3523(57< /,1(6 )22735,17 /276 $1' 352326('($6(0(1766:,)76763($5676,7(3(5,0(7(5 %281'$5<6859(< 3/$73//(*(1'1),3),36$*%*352-(&7 3523(57< /,1($%877,1* 3523(57< /,1((;,67,1* 3523(57< /,1(352326(' 72 %( ',662/9('6,'(/,1( 2) ($6(0(17%$5%(' :,5( )(1&(6721( :$//,521 3,3( )281',521 52' )281'767$.( )281'&21&5(7( 02180(17 72 %( 6(7,521 3,3( 6(76859(< 32,17 12 0$5.(5 12: 25 )250(5/<$%29( *5$'(%(/2: *5$'(,5)76)$33529(' %< 5(62/87,21 2) 7+( '(9(/230(175(9,(: %2$5' 2) 7+( &,7< 2) 6287+ %85/,1*7219(50217 21 7+(BBBB '$< 2) BBBBBBBBBBBBBBB 68%-(&7 72 7+( 5(48,5(0(176 $1' &21',7,2162) 6$,' 5(62/87,21 6,*1(' 7+,6 BBBB '$< 2)BBBBBBBBBBBBBBBBBBB %< &/(5. 25 &+$,50$1 &RQVXOWLQJ (QJLQHHUV,QF/$0285(8; ',&.,1621 0RUVH'ULYH(VVH[ -XQFWLRQ 97 7HO 5(9,6,21663($5 0($'2:6 ,1&/$1'6 2) 63($5 67 6287+ %85/,1*721 97-.5$%5'/+ $%56+7 126&$/('$7(&+(&.(''5$:1'(6,*16859(<352-(&7 12'HVFULSWLRQ'DWHE\$%5'-*$6 127('/2&$7,21 0$3176127(6 6(( 6+((7 3(5,0(7(5 %281'$5< 6859(< 3/$7 )25 6859(< 127(6 7+( 352-(&7 %281'$5< $1'/27 7+( $5($6 '(3,&7(' 21 7+,6 3/$7 )25 7+(&20021 $5($ /276 (;&/8'( 7+( $5($6 :,7+,17+( 5(63(&7,9( )22735,17 /2766:,)76763($5676,7(180%(5 317 1257+,1*($67,1*68%',9,6,21 )22735,17 /27 3/$73//(*(1'1),3),36$*%*352-(&7 3523(57< /,1($%877,1* 3523(57< /,1(6,'(/,1( 2) ($6(0(17%$5%(' :,5( )(1&(6721( :$//,521 3,3( )281',521 52' )281'767$.( )281'&21&5(7( 02180(17 72 %( 6(7,521 3,3( 6(712: 25 )250(5/<$%29( *5$'(%(/2: *5$'(&20021 $5($ /27 180%(5)22735,17 /27 180%(5,5) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6)180%(5 317 1257+,1*($67,1* 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6) 6)&021,3&02176)$33529(' %< 5(62/87,21 2) 7+( '(9(/230(175(9,(: %2$5' 2) 7+( &,7< 2) 6287+ %85/,1*7219(50217 21 7+(BBBB '$< 2) BBBBBBBBBBBBBBB 68%-(&7 72 7+( 5(48,5(0(176 $1' &21',7,2162) 6$,' 5(62/87,21 6,*1(' 7+,6 BBBB '$< 2)BBBBBBBBBBBBBBBBBBB %< &/(5. 25 &+$,50$1 DEVELOPMENT REVIEW BOARD 15 NOVEMBER 2016 The South Burlington Development Review Board held a regular meeting on Tuesday, 15 November 2016, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: B. Miller, Chair; J. Smith, D. Parsons, M. Cota, F. Kochman ALSO PRESENT: R. Belair, Administrative Officer; L. Britt, Development Review Planner; G. Rabideau, R. Hickey, S. Vock, L. Breese, E. Langfeldt, A. Rowe, J. Hodgson, J. Larkin, A. Gill, A. Rowe, D. Vardakas, J. Carroll, K. Frank, M. Dean, R. Neuer 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. Conditional Use Application #CU-16-07 of Robert Hickey for approval to allow a roof extension over the front steps to encroach 7’3” into the front yard setback, 30 Cortland Avenue: Mr. Hickey explained that they are placing a cover over the front steps to prevent them from being destroyed by water and ice dripping from the roof as the previous steps had been. The garage already encroaches into the setback more than the roof will. No issues were raised by the Board or the public. Mr. Cota moved to close #CU-16-07. Ms. Smith seconded. Motion passed unanimously. 5. Conditional Use Application #CU-16-08 of Wesley J. & Patricia A. Eldred Family Trust for approval to stabilize the shoreline by constructing a rock retaining wall, 114 Central Avenue: DEVELOPMENT REVIEW BOARD 15 NOVEMBER 2016 PAGE 2 Mr. Vock said the project is located at the mouth of Potash Brook. He described the damage done by Hurricane Irene and said that if nothing is done, and there is more damage, the slope could fail. He cited the importance of reinforcing the embankment. No trees will be removed from the embankment. Mr. Vock showed pictures of a similar project they just did in the City of Burlington. Mr. Miller noted receipt of comments from the Stormwater Department who had no issues with the project. He reminded the applicant of the need for State approval. He also cited the need for a tree protection plan. Mr. Vock said there will be no equipment used on the embankment. No other issues were raised by the Board or public. Mr. Cota moved to close #CU-16-08. Mr. Kochman seconded. Motion passed unanimously. 6. Preliminary Plat Application #SD-16-29 of John P. Larkin, Inc., and Eric Farrell for a planned unit development consisting of: 1) razing a 54 unit hotel (Larkin Terrace), and 2) constructing an 83,972 sq. ft. building which will include 60 residential units and 20,250 sq. ft. of commercial space, 1185 & 1195 Shelburne Road: Mr. Rabideau noted this is the first phase of a larger plan. There are now 54 units in 3 buildings which are operated as a hotel. Those buildings will be demolished. The new building will have 3 floors of residential units above the ground floor retail. There will be some 2 bedroom units as recommended by staff. Mr. Rabideau then showed the location of surface and underground parking. They are allowing for connections to the property to the south. They will also do some stormwater improvements. Regarding streetscape, Mr. Hodgson showed the location of buildings and “plaza” areas. He indicated the existing bus stop which will now include an 8-foot planted buffer and 10-foot promenade area. The area will be ADA accessible at both ends. DEVELOPMENT REVIEW BOARD 15 NOVEMBER 2016 PAGE 3 Mr. Hodgson then indicated the existing trees to be saved and the location of new trees. Mr. Rabideau noted the change in thinking which pushes buildings up closer to the road. Mr. Kochman said he felt this was OK with Shelburne Road but was not pleased with buildings closer to Fayette Road. Ms. Smith was OK with it and liked the trees and the thought that went into the layout and spacing. Mr. Rabideau said they would be happy to submit plans that show more “activity” on Fayette Road. Mr. Miller said he would like to see that. Mr. Parsons said he would like to see more accesses on the north side and asked the applicant to be mindful of bike traffic. A concept of the buildings was then shown including an area for more “interaction with the street.” Mr. Rabideau indicated where there would be different colored bricks (the façade will be all brick). The “tower” may incorporate glass. There may be some occupied space in the “tower.” The comments from the City Arborist were noted. Mr. Hodgson said they can move trees to different locations. Ms. Britt suggested they speak directly with the Arborist. Mr. Hodgson noted the shrubs on Shelburne Road are the highest in salt tolerance. These will be maintained by the State as it is a State road. It was noted that plants in the right-of-way don’t count toward the minimum landscape budget. Mr. Rabideau asked if “public art” still counts toward landscaping. Mr. Belair said he isn’t sure. The “art” should provide the same benefit as landscaping (e.g. a fence). He said the applicant could propose putting the sculpture into the landscaping budget. Mr. Parsons felt it was OK to count as landscaping, citing things done in Burlington. Ms. Smith was not inclined to see it as landscaping. Mr. Hodgson said they are running out of places to put landscaping. It was also noted that a center island has been added to the parking lot. Mr. Rabideau said they will be asking for a number of waivers. He showed areas where height waivers will be wanted. The height limit is 35 feet, and they will be asking for 45 feet. Mr. Miller felt this is becoming a “taller area” and was OK with the waiver. Mr. Kochman said he generally supports taller buildings in urban areas, but he was concerned with Adirondack views. DEVELOPMENT REVIEW BOARD 15 NOVEMBER 2016 PAGE 4 Regarding shared parking, Mr. Rabideau reminded the Board that this is part of the L & M Park that has a shared parking arrangement. He said there will be plenty of parking for this phase of the project, and they will not use more than their share of the L & M Park arrangement. There will be 53 spaces under the building, 51 on the surface and 12 on the street. They are actually increasing the available parking “pool” with this project. Mr. Belair said they will need a share parking analysis that shows the whole parking plan since they are amending the PUD. Mr. Rabideau said their traffic person will be at the next hearing. He said there are sufficient trip ends allotted for this phase. Mr. Belair asked if there are any retaining walls for this phase. Mr. Rabideau showed the location of one 30-36 inch retaining wall. Mr. Kochman asked if there will be any affordable housing. Mr. Rabideau said not in Phase 1, but the rates will be very competitive. Mr. Kochman said that from his point of view they are destroying 61 units of affordable housing, and the Comprehensive Plan has the opposite goal. He felt that at some point that will become a serious issue. He said that if the applicant is looking for an affordable housing density bonus, they will have to justify the destruction of 62 units of affordable housing. He also felt the Affordable Housing Committee should chime in on this. Mr. Larkin noted that 12 of the 61 units were lost due to a water main break. Mr. Breese cited what will be a major route for cyclists. He also raised an issue with trees on Shelburne road having branches knocked off by tractor trailers and also root damage from sidewalks. Mr. Neuer noted a large turning radius at one point and felt this encourages speeding. Mr. Rabideau said they could tighten that if it’s OK with the Fire Department. Mr. Cota then moved to continue #SD-16-29 until 20 December 2016. Ms. Smith seconded. Motion passed unanimously. DEVELOPMENT REVIEW BOARD 15 NOVEMBER 2016 PAGE 5 7. Preliminary and Final Plat Application #SD-16-30 of Mary Jo Capotrio for a Planned Unit Development to subdivide a 1.02 acre parcel developed with a single family dwelling into two lots of 0.47 acres (lot #3A) and 0.55 acres (lot #3B) and developing lot #3B with a two family dwelling, 1408 Hinesburg Road: Mr. Rowe indicated the location of the property and noted the curb cuts are off Dubois Drive. The existing trees on Dubois Drive will remain. There will be new street trees for the duplex lot. Mr. Rowe then showed elevations and noted that one of the duplex units has an entry facing Hinesburg Road. Units will have a one-car garage with parking behind and in front of the garage. Mr. Rowe also indicated a 30-36 inch retaining wall behind the duplex. Mr. Belair noted there is a waiver request relating to the minimum ratio of lot width to depth. No issues were raised by the Board or public. Mr. Cota moved to close #SD-13-30. Mr. Parsons seconded. Motion passed unanimously. 8. Continued Master Plan Application #MP-16-01 of O’Brien Farm Road, LLC, for a planned unit development to develop 50 acres with a maximum of 360 dwelling units and 55,000 sq. ft. of commercial space, 255 Kennedy Drive: Mr. Miller said information was just received this afternoon, and the Board is not ready to discuss it. There would have to be a separate application for 458 units. Mr. Miller also noted that on p. 5 of the staff summary, Mr. Kochman had modified the height waiver so that it is subject to “full architectural review” (these words replace “architectural specifications”). Mr. Langfeldt said the “catch” with height is that they need a “reasonable amount of certainty” that they can get the height waiver. Mr. Kochman then read from Section 3.07(d)(2) of the LDRs. Mr. Cota then moved to continue #MP-16-01 until 20 December 2016. Mr. Parsons seconded. Motion passed unanimously. DEVELOPMENT REVIEW BOARD 15 NOVEMBER 2016 PAGE 6 9. Minutes of 1 November 2016: Mr. Kochman noted that under item #10 the words “City Council” should read “counsel.” Mr. Cota moved to approve the Minutes of 1 November 2016 as amended. Ms. Smith seconded. Motion passed unanimously. 10. Other Business: Members agreed to meet with legal counsel at 6:15 p.m. prior to the next DRB meeting to discuss Mr. Kochman’s concerns regarding affordable housing. As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:05 p.m. _____________________________________ Clerk _____________________________________ Date