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Minutes - Development Review Board - 01/05/2016
DEVELOPMENT REVIEW BOARD 5 JANUARY 2016 The South Burlington Development Review Board held a regular meeting on Tuesday, 5 January 2016, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: T. Barritt, Chair; M. Behr, B. Miller, J. Smith, D. Parsons, J. Wilking, M. Cota ALSO PRESENT: R. Belair, Administrative Officer; P. Conner, Director of Planning & Zoning; M. Curran, G. & B. Allen, A. Gill, E. Langfeldt, P. & B. Nowak, T Chittenden, E. & C. Steele, S. Beaudin, P. Kahn, B. Bartlett, D. Bartlett, M. O’Brien, J. Barrows, J. Painter 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: Mr. Barritt advised that he had posted the plans for BJ’s and the result of the Board’s decision on his personal Facebook account. He was later advised that this might be in violation of ex- parte communication policy. The information has been deleted. Mr. Wilking said he felt the need for training in this area. Mr. Conner said he would be happy to bring in experts in this area. Ms. Nowak noted that the City Council has discussed having such training for members of all city boards and committees. 4. Continued Site Plan Application #SP-15-69 of Greer Family, LLC, for after-the-fact approval to amend a previously approved plan for a 15,608 sq. ft. multi-use commercial building. The amendment consists of converting 775 sq. ft. of retail use to tavern/night club use, 10 Dorset Street: Ms. Curran, the property owner, appeared for the applicant who was ill. She noted that the Board had decided to visit the property to see if there was some way to deal with trip ends which exceed the allowable number. Mr. Barritt said he liked the division of the space. He noted that the building is classified as specialty retail and now is a “drinking establishment.” He added that he had counted 14 seats. The question is the number of trip ends for that business. This type of “beer tasting” is a new concept, and a number of them have been popping up in the area. They may end up with a different trip end calculation. Ms. Curran said the ITE calculation is currently 9 peak hour trip ends per hour. The person who did their traffic estimate says 6. Mr. Barritt asked how the Board would deal with a use that has no ITE classification. Mr. Belair said there should be counts done at three similar places to get an average. Mr. Barritt asked what happens if that average is over the allowable number. Mr. Belair said they could reduce their square footage for this use. Ms. Curran said she was sure her tenant would be comfortable doing those counts. Members were OK with this plan. Mr. Miller moved to continue #SP-15-69 until 16 February 2016. Mr. Wilking seconded. Motion passed unanimously. 5. Final Plat Application #SD-15-43 of Willowbrook Homes, LLC, to amend a previously approved plan for a nine unit planned unit development. The amendment consists of approving the location for the utility cabinets and their associated landscaping, Willowbrook Lane: Mr. Kahn showed the plan and indicated the location for the cabinets with surrounding landscaping. Mr. Allen, Trustee of the adjacent property expressed concern with possible stormwater runoff onto his property. He said that there can be a lot of water in the summer, and he was afraid it would be coming down his driveway. The applicant indicated that they will not be adding any water to the site; everything is as it was when they bought the property. Mr. Barritt suggested that Mr. Allen be put in contact with the applicant’s engineer. No other issues were raised. Mr. Miller moved to close #SD-15-43. Ms. Smith seconded. Motion passed unanimously. 6. Design Review Application #DR-15-07 of Pathways Financial Advisors, LLC, to replace red awning fabric with blue awning fabric, 2 Market Street: The applicant said the condition of the awnings was an issue, and they are changing them to one of the company’s colors. He showed a sample of the color and a rendering of the building with the new awning color. No issues were raised. Mr. Miller moved to close #DR-15-07. Mr. Wilking seconded. Motion passed unanimously. 7. Sketch Plan Application #SD-15-44 of O’Brien Family Limited Partnership to subdivide a 49.9 acre parcel into seven lots ranging in size from 2.0 acres to 13.9 acres, 255 Kennedy Drive: Mr. Langfeldt showed the subdivision plan. He said the intent is to transfer a lot so it can be shifted internally. There will be a small boundary adjustment to avoid having a lot without an access. Mr. Langfeldt stressed that this is not a final plan of what they will be doing with the property. It is just an idea to get the transfer done at the start of the project. Mr. Barritt noted that staff has no issues as long as all of the lots are considered as one lot for planning purposes. Mr. Conner said staff would like a single access off Kennedy Drive in the future instead of individual driveway cuts. He also stressed that for planning and zoning purposes this is to be considered as one lot. Mr. Belair added that if there were multiple owners, they would all have to sign off on everything. The property would be recorded in the land records as one lot, regardless of the number of owners. No other concerns were raised. 8. Review draft amended Land Development Regulations with the Board: Mr. Conner noted that as soon as the City Council warned a public hearing on the new regulations, those regulations were in effect. Mr. Behr asked what happens if changes are made. Mr. Conner said an application would have to be revised without additional cost to the applicant. Mr. Conner also noted that the City Council held a public hearing on the new regulations on 21 December. They will be reviewing input from that hearing at a later date. Mr. Conner then reviewed the highlights of the new LDRs as follows: a. Some definitions have been cleaned up. b. There is a new stormwater management standard, consistent with state law with the “bar” raised a bit. Any plan of half an acre or more must have a stormwater plan. Stormwater must be handled on site (with some exceptions that have specific standards as to when they are appropriate). c. There is a new City Center Form Based Code District. It includes the whole previous “central district.” Most of the standards are black and white (e.g., spacing of doors and windows), but the applicant gets architectural freedom. There are only a handful of prohibited uses; anything other than those can be done. On Market Street, all first floor development must be commercial. d. There is also a process change with the majority of building and site features being handled administratively. The DRB will deal with subdivisions, what type of street is appropriate (there are standards for this), impact on wetlands and streams, public buildings and places of worship, and doorway standards for alternative compliance. e. The Planning Commission is now working on a “master planning tool” which may also have an element that goes to the DRB. f. The definition of affordable housing has been updated to match state law. g. There are a few more allowable uses. h. The way group homes are looked at has been altered. There are also exceptions for such things as a ramp for a disabled person where the setback regulations wouldn’t allow one. i. There is a new zoning district, SEQ-Residential North, which is part of the land exchange resulting from the J.M. Golf settlement. j. All principal buildings must meet the State’s “stretch energy code.” (Mr. Conner noted that any project that goes through Act 250 must already meet that standard). k. There has been a minor adjustment to the Industrial-Open Space District boundary. l. Some items have been cleaned up (e.g., composting facilities have been added; the requirement for a bus shelter to go through the DRB; a decrease in the minimum parking standard for one bedroom and studio apartments from 2.25 to 1.25.) m. The requirement that everything in the Airport terminal area be a PUD is being removed and there can now be site plan review. n. In the Southeast Quadrant, there is a minimum width for the non-garage portion of a building in relation to the garage. o. The regulations set the infiltration standard but do not say how to get there. p. There is a new standard for street ends/cul-de-sacs/hammerheads. These standards meet all city vehicles (e.g., fire trucks). Mr. Conner said staff will provide guidance to the DRB and encouraged the Board to ask questions when there is any confusion. 9. Minutes of 15 December 2015: Minutes were not available. 10. Other Business: Mr. Barritt noted the presence of a South Burlington High School student who is learning about the DRB process. As there was no further business to come before the Board, the meeting was adjourned by common consent at 8:25 p.m. , Clerk 1/19/2016 , Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com MEMORANDUM TO: South Burlington Development Review Board FROM: Ray Belair, Administrative Officer SUBJECT: #SP-15-70, 10 Dorset Street – Greer Family, LLC DATE: January 5, 2016 DRB Meeting. Continued site plan application #SP-15-69 of Greer Family, LLC for after-the-fact approval to amend a previously approved plan for a 15,608 sq. ft. multi-use commercial building. The amendment consists of converting 775 sq. ft. of retail use to tavern/night club use, 10 Dorset Street. The Board continued this application from the December 1st meeting to provide the Board an opportunity to conduct individual site visits to the subject business. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP_15_70_10DorsetSt_Greers_afterfact_tavern DEPARTMENT OF PLANNING & ZONING Report preparation date: November 25, 2015 Plans received: 10/30/15 10 DORSET STREET SITE PLAN APPLICATION #SP-15-70 Meeting date: December 1, 2015 Owner/Applicant Greer Family LLC 81 Maple Leaf Farm Road Underhill, VT 05489 Property Information Tax Parcel 0570-00010 Commercial 1 Zoning District Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_70_10DorsetSt_Greers_afterfact_tavern.doc PROJECT DESCRIPTION Greer Family LLC, hereafter referred to as the applicant, is seeking after-the-fact approval to amend a previously approved plan for a 15,608 sq. ft. multi-use commercial building. The amendment consists of converting 775 sq. ft. of retail use to tavern/night club use, 10 Dorset Street. COMMENTS Administrative Officer Ray Belair and Planner Temporary Assignment Dan Albrecht, referred to herein as Staff, have reviewed the plans submitted on 10/30/15 and have the following comments. The applicant converted the retail space to tavern/night club use a while ago without approval and this application is an attempt to bring the property into compliance. Zoning District & Dimensional Requirements: Table 1. Dimensional Requirements Commercial 1 Zoning District Requirement/Limitation Proposed Min. Lot Size 40,000 SF 1.35 acres Max. Building Coverage 40% 26.5% Max. Total Coverage 70% 81.8% Min. Front Setback 50 ft. 40-50 ft Min. Side Setback 10 ft. >10 ft Min. Rear Setback 30 ft. >30 ft Pre-existing non-compliance SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The Board has previously addressed parking issues at this property in its Findings of Fact & Decision for Site Plan Application, #SP-13-15. The applicant requested a 25% parking waiver in order to be able to accommodate the parking needs of current tenants as well as potential tenants who would move into currently unoccupied space. In that decision, the Board granted a 25% waiver to increase the parking allowance by 17.75 spaces (rounded to 17) for a total of 88 spaces. Future uses of the building shall be limited by this number. The applicant submitted a shared parking analysis dated 10/28/15 which was prepared by Lamoureux & Dickinson. This analysis indicates that the existing and proposed uses require a total of 85 parking spaces which CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_70_10DorsetSt_Greers_afterfact_tavern.doc exceeds the 88 spaces which are available for all the tenants, when the previously approved 25% waiver is calculated into the total. This report also pointed out that there are effectively only 70 spaces available on the site and 71 spaces were previously approved. The site should be modified to provide 71 spaces as shown on the previously approved site plan. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. As part of previous Findings of Fact & Decision for this parcel, the Board found this criterion to be met. Staff feels that this application has no impact on this previous finding. (c) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. The height of the building will remain unchanged and below 35 feet. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. No changes to the existing buildings are being proposed as part of this application which should require new utility services. However, if any are proposed, they shall be in compliance with this criterion. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The proposed project does not fall within a design review district. However, there is no change proposed to the architecture or materials of the building. (f) 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. See staff comments above. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (a) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. There are already sufficient shared accesses to this site via surrounding properties. No additional changes are necessary. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_70_10DorsetSt_Greers_afterfact_tavern.doc (b) Electric, telephone and other wire-served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). There are no changes proposed to the existing trash facilities. The existing facility is screened. (d) Landscaping and Screening Requirements As there is no building construction proposed for this site, there are no new minimum landscaping requirements. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow storage areas that will minimize the potential for run-off. Adequate snow storage areas are shown on the plans. Traffic The site is located in Traffic Overlay District 1 and is subject to a traffic budget. The property is grandfathered for the existing traffic generation. Based on ITE 7th Edition trip generation figures for Specialty Retail Center (LUC #826), the existing site is estimated to generate 2.71 trip ends per 1,000 SF for a total of 42.3 p.m. peak vehicle trip ends. This is in excess of the amount which would be allowed for a vacant lot in the same overlay district. Therefore, the site shall not be permitted to generate more than 42.3 PM peak vehicle trip ends. The applicant submitted a report prepared by Lamoureux & Dickinson dated 5/4/15 which discusses the estimated traffic generation for the property with the proposed use. The report list several options on how to handle estimating the traffic to be generated by the conversion of 775 sq. ft. from retail to tavern/night club use. Staff believes that the fact that there are three (3) possible options for estimating traffic for the new use that technical review be invoked to have this issue independently reviewed. Option “A” uses the Drinking Place ITE use category #925. The description of this category is included in your packet and as can be seen, does not include uses like a tavern/night club. The ITE manual does include a category called “Drinking Place” which seems to describe the proposed use. Staff encourages the Board to review these descriptions which are in your packet. Section 10.02 (F) (2) of the LDRs describes how to estimate the traffic generation of a proposed use. It states as follows: (2) Estimating the traffic generation of the proposed use: Traffic generation estimates for the use under consideration shall be based on the latest TRIP GENERATION manual published by the Institute of Traffic Engineers (the 7th Edition of 2003 and subsequent editions). The Development Review Board may approve or may require traffic generation estimates from other sources, including local traffic counts, if the ITE Trip Generation manual does not contain any data for a specified use, or sufficient data for a CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_70_10DorsetSt_Greers_afterfact_tavern.doc specified use, or if a use contains unique characteristics that cause it to differ from national traffic estimates. See Appendix B for guidance. This provision requires the use of the ITE manual when a use under consideration is available, which in this case it is, and allows for other methods of estimating traffic when the manual “does not contain any data for a specific use”. Due to the complexity involved, staff recommends the Board invoke technical review by an independent traffic consultant to review the applicant’s traffic estimate. 1. Recommend technical review on traffic. RECOMMENDATION Continue the application to allow for receipt of the technical review. Respectfully submitted, ________________________________ Ray Belair, Administrative Officer Copy to: Jory Curran, Greer Family LLC, applicant #SD-15-43 SD_15_43_1675 Dorset Street_Willowbrook_Homes_PUD_amend_utilitycabinets_landscaping_ffd.doc 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING WILLOWBROOK HOMES, LLC – WILLOWBROOK LANE FINAL PLAT APPLICATION #SD-15-43 FINDINGS OF FACT AND DECISION Final plat application #SD-15-43 of Willowbrook Homes, LLC to amend a previously approved plan for a nine (9) unit planned unit development. The amendment consists of approving the location for the utility cabinets and their associated landscaping, Willowbrook Lane. The Development Review Board held a public hearing on Tuesday, January 5, 2016. ______________ represented the applicant. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant, Willowbrook Homes LLC, seeks to amend a previously approved plan for a nine (9) unit planned unit development. The amendment consists of approving the location for the utility cabinets and their associated landscaping, Willowbrook Lane. 2. The owner of record of the subject property is Willowbrook Homes. LLC. 3. The application was received on December 3, 2015. 4. The subject property is located in the Southeast Quadrant Village Residential Zoning District. 5. The plan submitted consists of one (1) page entitled, “Planned Unit Development 1675 Dorset Street South Burlington, VT Landscaping Plan,” prepared by O’Leary – Burke Civil Associates, Inc., dated October 8, 2014 and last revised on November 30, 2015. FINDINGS OF FACT In its Findings of Fact & Decision (#SD-5-04) approving the Final Plat for this development, the Board established Condition #11 which stated: Any proposed utility cabinets must be approved by the Development Review Board prior to installation. The proposal consists of two primary transformers, one secondary pedestal and one K30.3 3-phase vault. #SD-15-43 SD_15_43_1675 Dorset Street_Willowbrook_Homes_PUD_amend_utilitycabinets_landscaping_ffd.doc 2 13.18 Utility Cabinets and Similar Structures A. General Requirements. In any district, the Development Review Board may grant site plan approval for the construction of a utility cabinet, according to the following regulations. B. Specific Standards for Utility Cabinets and Similar Structures. (1) The facility shall serve the City of South Burlington and/or immediately adjacent communities. The proposed facility serves residences in the City. (2) The minimum required lot for a public utility cabinet, substation, or communication relay station may be reduced from the zoning district requirements, at the discretion of the Development Review Board. In the event that the facility shall be erected on property not owned by the utility, the Development Review Board shall require that the facility be located unobtrusively. Not applicable (3) If the parcel containing the facility is landlocked, there shall be a recorded easement or permission granting access to the utility or owner of the facility. Not applicable (4) There shall be sufficient landscaping with evergreens of sufficient height and density to screen effectively the facility from surrounding property. Landscaping may allow for the use of any doors so long as the door-side of the units are visible from an existing or planned public street. The plan submitted details the proposed plantings around the utility cabinets which provide effective screening. Additionally, in an email to staff dated December 18, 2015, the City Arborist commented as follows: The landscaping around the utility cabinets for Willowbrook Homes is fine. Craig Lambert South Burlington City Arborist (5) There shall be adequate off-street parking for maintenance, service, or other vehicles. It is anticipated that the proposed two primary transformers, one secondary pedestal and one K30.3 3-phase vault will require little maintenance. In the event that maintenance, service or other vehicles need access the Board finds this can be met as Willowbrook Lane has very low volume traffic and that the road is of sufficient width and allows on-street parking on one side. (6) The location of the facility shall be shown on all relevant site plans. The plan submitted details the locations of two primary transformers, one secondary pedestal and one K30.3 3-phase vault. #SD-15-43 SD_15_43_1675 Dorset Street_Willowbrook_Homes_PUD_amend_utilitycabinets_landscaping_ffd.doc 3 (7) The Development Review Board may attach conditions in order to prevent any hazard to the public or noise nuisance to surrounding property. Utility cabinets shall be located a minimum of five (5) feet from all existing or planned public roads or rights-of-way. The proposed two primary transformers, one secondary pedestal and one K30.3 3-phase vault are all located at least five (5) feet from all existing or planned public roads or rights-of-way. The Board finds that it is not necessary to attach conditions to this proposal in order to prevent any hazard to the public or noise nuisance to surrounding property. (8) A facility that would be a nuisance to surrounding properties due to smoke, gas, heat, odor, noise, or vibration shall not be permitted in any district. The Board finds that the proposed two primary transformers, one secondary pedestal and one K30.3 3-phase vault would not be a nuisance to surrounding properties due to smoke, gas, heat, odor, noise, or vibration Additional Landscaping Bond The Board finds that in light of the plantings proposed in this application an additional landscaping bond in the amount of $2,500 is necessary. FIRE DEPARTMENT The Fire Chief in a letter dated December 29, 2015 to staff stated as follows: We have conferred on the sketch plan #SD-15-43 for Willowbrook Homes LLC. for addition of utility cabinets. We have no issues at this stage of the project and look forward to viewing the plans as it moves forward. As this project moves forward additional items may surface which could be dealt with as needed with the assistance of the developer and the South Burlington Fire Marshal. Should you need any further assistance on this project please feel free to contact me. Sincerely, Douglas S. Brent Fire Chief DECISION Motion by ____________________ seconded by ________________, to approve Final Plat application #SD-15-43 of Willowbrook Homes, LLC subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. #SD-15-43 SD_15_43_1675 Dorset Street_Willowbrook_Homes_PUD_amend_utilitycabinets_landscaping_ffd.doc 4 2. This project shall be completed as shown on the plat submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 5. The applicant shall post a new $2,500 landscaping bond for the landscaping around the two primary transformers, one secondary pedestal and one K30.3 3-phase vault. This bond shall remain in full effect for three (3) years from planting to assure that the landscaping has taken root and has a good chance of survival. 6. The mylar shall be recorded prior to any zoning permit issuance. 7. Prior to issuance of any zoning permit for site work or construction, a digital copy of the final project plans in pdf format shall be delivered to the Administrative Officer. 8. The final plat plan (sheet 7) shall be recorded in the land records within 180 days or this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording. 9. Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of X – 0 – 0 Signed this ____ day of __________________ 2016, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South #SD-15-43 SD_15_43_1675 Dorset Street_Willowbrook_Homes_PUD_amend_utilitycabinets_landscaping_ffd.doc 5 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. DR-15-07 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD DESIGN REVIEW #DR-15-07 PATHWAYS FINANCIAL ADVISORS – 2 MARKET STREET FINDINGS OF FACT AND DECISION Design review application #DR-15-07 of Pathways Financial Advisors, LLC to replace red awning fabric with blue awning fabric, 2 Market Street. The Development Review Board held a public hearing on January 5, 2016. Scott Beaudin represented the applicant. Based on testimony provided at the public hearing, and the plans and supporting materials in the application file, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant, Pathways Financial Advisors, LLC requests Design Review approval to replace red awning fabric with blue awning fabric, 2 Market Street. 2. The owner of record of the subject property is Century Partners. 3. The application was received and deemed complete on December 4, 2015. 4. The subject property is located in the Design District 1 of the City Center Design Review Overlay District. 5. The applicant has provided a marked-up photo showing the façade where the proposed awning fabric replacement will occur. 6. The plan submitted consists of one (1) page entitled“100 Dorset Street Complex” with neither author nor date indicated. C. City Center Design Review Overlay Districts and Purpose Statements. The CCDR Overlay District is divided into the following three (3) sub-zones as depicted on the South Burlington Overlay Districts Map: Design District 1, Design District 2, and Design District 3. A brief description of the location and proposed design character of each district is provided below: (1) Design District 1 - ………… - This area is generally located on both sides of Market Street #DR-15-07 2 and extends south to San Remo Drive. This area is planned to be the core area of the City Center, with the highest density and greatest mix of uses. It is the intent of this area is to be the main “downtown” for South Burlington, and therefore, should uphold the highest quality of design. Building materials should consist only of natural, indigenous materials (brick or stone) and the buildings themselves should relate directly to the public street. They should be placed up front on the property line and the main entrance should face the street rather than parking lots. In addition, a pedestrian promenade shall be provided along Market Street in order to promote pedestrian activity and provide cover from inclement weather. Design plans for properties within Design District 1 shall comply with the following design criteria, as outlined in Section 11.01(F) of the Land Development Regulations: F. Criteria for Approval. Prior to granting design plan approval, the Development Review Board shall find that any development or activity specified in Section (D) above shall conform substantially to the following design criteria: (1) Building Design (a) Consistent design. Building design shall promote a consistent organization of major elements; and decorative parts must relate to the character of the design. All sides of a building shall be designed so that they are compatible in terms of material, window treatments, architectural accents, cornice/parapet design, etc. In Design Districts 1 and 3, the design of a building should consider the design features of other structures in the area so as not to be harshly discordinate with other nearby buildings. The proposed replacement of red awning fabric with blue awning fabric on the four windows facing Market Street is compatible in terms of window treatments with the sides of the building. No changes to the overall design of the building are proposed. (b) Materials used. High quality, attractive materials shall be used on all buildings. Natural, indigenous materials of stone and masonry are highly encouraged, if not required. Specific requirements for each Design District are as follows:. ………………. (i) Design District 1. Natural, indigenous materials of stone and masonry shall predominate. Examples of acceptable materials include red brick, indigenous stone (i.e., granite, limestone, and marble), and architectural concrete. Glass may predominate if used in combination with brick or stone. Other materials may be used as an architectural accent provided they are harmonious with the building and site. Examples of unacceptable materials include vinyl siding, metal skin, synthetic stucco and laminated wood (e.g., T-111). No changes to the use of red brick for the existing building are proposed. (c) Colors and textures used. The color and texture of the building shall be harmonious with the building itself and with other buildings on the site and nearby. Colors naturally occurring from building materials and other traditional, subdued colors are encouraged. More than three (3) predominant colors are discouraged. No changes to the use of red brick for the existing building are proposed. #DR-15-07 3 (d) Windows and doors. Window and door treatment (i.e., the arrangement of windows and doors into a pattern) shall be a careful response to the buildings interior organization as well as the features of the building site. The treatment of windows and doors shall be in a manner that creates a rhythm that gives necessary order and unity to the facade, yet avoids monotony. In Design Districts 1 and 2, for sides of buildings that front or face a public street, existing or planned, the majority of the first floor’s facade area shall consist of see-through glass in order to promote pedestrian activity, however, the windows and/or doors should be of a human scale so as to welcome, not overwhelm, the pedestrian. The proposed replacement of red awning fabric with blue awning fabric on the four windows facing Market Street provides overall order and unity to the façade but is limited in application so as to avoid monotony. The existing windows continue to be see-through glass and remain the same size that is of human scale. (e) Use of “human-scaled” design elements. Larger buildings shall incorporate the use of design elements, such as pilasters, colored or textured bands, or window and door treatments, in order to reduce the larger building’s apparent overall size and, therefore, avoid a large or long monotonous appearance. Not applicable. (f) Roofs as a design element. Roofs shall be part of, or define, the style of a building. They shall be used creatively to break up long facades and potentially long roof lines. Specific requirements for each Design District are as follows: (i) Design Districts 1 and 2. For one-story structures, the minimum and maximum slope of a pitched roof shall be 8 on 12 and 12 on 12, respectively. Only a small portion of roof area on one-story buildings may be flat provided it is not visible from the public street, existing or planned, and does not detract from the overall design and harmony of the building. For structures of two (2) or more stories, the minimum and maximum slope of a pitched roof shall be 5 on 12 and 12 on 12, respectively. Where flat roofs are used, particularly on structures of two (2) or more stories, architectural elements such as cornices and parapets shall be included to improve the appearance and provide interest. Large, low-slope (i.e., less than 5 on 12) gable forms are discouraged. No changes to the roofline are proposed. (g) Orient buildings to the public street. Buildings shall be designed in a manner that relates the building to the public street in order to protect the integrity of city blocks, present an inviting street front and promote traditional street patterns. In Design Districts 1and 2, new buildings shall be built to the street property line. The Development Review Board may approve building locations, or portions thereof, that are set back from the street property line, provided, the Development Review Board finds the overall site layout to be in conformance with the City Center goals. The primary entrance to buildings shall be designed as such and shall be oriented directly on the public street rather than facing parking lots. The upper floors of taller buildings (i.e., floors four (4) and up) may need to be “stepped back” or otherwise sited to avoid creating a “canyon” effect and to maintain a pedestrian friendly public edge. In all Design Districts, for existing buildings undergoing renovation, improvements shall be done to relate the building better to the public street. Such #DR-15-07 4 improvements could include the installation of doors and windows along the sides of the building facing the public street, or the construction of walkways between the building and street. No changes to the building’s orientation are proposed. (h) Conceal rooftop devices. Rooftop mechanical equipment and appurtenances to be used in the operation or maintenance of a structure shall be arranged so as to minimize visibility from any point at or below the roof level of the subject structure. Such features, in excess of one foot in height, shall be either enclosed by outer building walls or parapets, or grouped and screened in a suitable manner, or designed in themselves so that they are balanced and integrated with respect to the design and materials of the building. There are no new rooftop devices. (i) Promote energy efficiency. Where feasible, the design of a building should consider solar energy and the use of natural daylight by capturing the sun’s energy during the winter and providing shade during the summer. As the building is not new, the Board finds that it would not be feasible to apply this criterion. (j) Pedestrian promenade along Market Street. In Design District 1, the provision of a covered pedestrian promenade along Market Street is required in order to protect pedestrians from inclement weather and promote walking. Any pedestrian canopy, or portion thereof, that is proposed to be located within or encroach into the public R.O.W. shall meet the specifications identified in the City Center Streetscape Guidelines. An applicant may elect to incorporate a covered pedestrian promenade as a component of the building and completely on the applicant’s property, provided the promenade is at least 10 feet high and 8 feet deep. The Development Review Board may waive the requirement for a covered pedestrian promenade or canopy on a building or portion thereof if the Development Review Board finds that the block on which the building is located is adequately covered by other existing promenades/canopies. This criterion is not applicable to the subject application. The Board finds that the proposed project represents a negligible change to window treatments and that the property remains in compliance with the standards noted above. DECISION Motion by ____________________, seconded by _________________, to approve Design Review application #DR-15-07 of Pathways Financial Advisors, LLC, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in full force and effect. 2. This project shall be completed as shown on the plans and documents submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. #DR-15-07 5 3. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer upon completion of the project. 5. Any change to this design plan shall require approval by the South Burlington Development Review Board. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of X – 0 – 0 Signed this ____ day of __________________ 2016, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. 100 Dorset Street Complex Employee Parking: Lower level of the parkin . to the back on the t I g garage or the spacesop evel DOUBLEI'REE HOTEL ANCHORAGE INNBarnes & NOble Bookstore & Cafe o W'" (PA'" Dorset Street CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_15_44_KennedyDrive_O'BrienFamilyLtd_sevenlots_sk etch DEPARTMENT OF PLANNING & ZONING Report preparation date: December 31, 2015 Application received: November 12, 2015 O’BRIEN FAMILY LIMITED PARTNERSHIP & O’BRIEN HOME FARM, LLC - KENNEDY DRIVE SKETCH PLAN APPLICATION #SD-15-44 Meeting date: January 5, 2016 Owners/Applicants O’Brien Family Limited Partnership & O’Brien Home Farm, LLC 1855 Williston Road South Burlington, VT 05403 Contact Andrew Gill, Project Coordinator (802) 658-5000 Project Engineer Krebs & Lansing Consulting Engineers, Inc. 164 Main Street Colchester, VT 05446 Property Information Tax Parcels 1260-0200 and 0970-00255 R-12 and C1-LR Zoning Districts ~50 acres total Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_44_KennedyDrive_O'BrienFamilyLtd_sevenlots_sketch.doc PROJECT DESCRIPTION Sketch plan application #SD-15-44 of O’Brien Family Limited Partnership to subdivide a 49.9 acre parcel into seven (7) lots ranging in size from 2.0 acres to 13.9 acres, 255 Kennedy Drive. COMMENTS Administrative Officer Ray Belair, Planner Temporary Assignment Dan Albrecht and Director of Planning & Zoning Paul Conner, all herein after referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments with respect to these issues: OVERVIEW The application was deemed complete on November 12, 2015 and therefore is reviewed under the set of Land Development Regulations then in place. The Board previously discussed this project at a sketch review (#SD-14-24) wherein a conceptual development plan consisting of a planned unit development to develop 24 acres with 245 dwelling units and 55,410 sq. ft. of commercial space in two (2) buildings was discussed. In the case of the current application, however, the applicant’s proposal is more limited and consists solely of seeking approval to subdivide two lots to create a total of seven lots. The purpose for this request is outlined in the cover letter submitted by the applicant which is included in the packet. The applicant is proposing access easements for certain lots where access from a public road is not currently available. The applicant is not proposing any new construction, roads or utilities at this time. Staff encourages the Board to focus solely on the proposed subdivision of lots and provide any recommendations and suggestions useful in preparation of a Preliminary/Final Plat application. These would be lots on paper only and would be ignored for Planning & Zoning purposes. Proposed Subdivision The property currently consists of two lots, named: “Existing Lot 4, Remaining Lands, O’Brien Family Limited Partnership, Area = 15.5 acres” “Existing Lot 5, Remaining Lands, O’Brien Home Farm, LLC, Area = 34.5 acres” The proposed subdivision includes a 0.1 acre boundary line adjustment (from O’Brien Family Limited Partnership to O’Brien Home Farm, LLC) and would create seven new lots as follows: Lot 4, O’Brien Home Farm, LLC, 9.9 acres Lot 5, O’Brien Home Farm, LLC, 8.7 acres Lot 6, O’Brien Home Farm, LLC, 2.0 acres Lot 10, O’Brien Home Farm, LLC, 13.9 acres Lot 7, O’Brien Family Limited Partnership, 2.0 acres CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_44_KennedyDrive_O'BrienFamilyLtd_sevenlots_sketch.doc Lot 8, O’Brien Family Limited Partnership, 7.4 acres Lot 9, O’Brien Family Limited Partnership, 6.0 acres The proposed lots are situated within and across three different zoning districts, namely: Residential 12 Commercial 1 – Limited Retail Residential 1 – PRD Minimum lot size requirements (which vary depending upon the proposed use) are met for all seven (7) proposed lots. It is staff’s understanding the applicant will be seeking an approval such that all the lots would be treated as one (1) lot under the Land Development Regulations which will necessitate the recording of a “Notice of Conditions” to that effect. The proposed lots could be accessed via frontage on Eldredge Street, Kennedy Drive, Old Farm Road or a proposed 60 ft. wide mutual access easement to Lots 6 & 7. Staff has no concerns with the proposed subdivision, assuming the lots are treated as one (1) lot for Land Development Regulations/Planning & Zoning purposes and that a single overriding entity can speak for the properties going forward. Also, with the understanding that this application does not affect the ability of the Board or the City to review all aspects of the project in its entirety. NEW STORMWATER In an email to staff dated December 21, 2015 the Department of Public Works commented as follows: The City Stormwater Section has reviewed the “O'Brien Home Farm Phase 1” sketch plan prepared by Krebs & Lansing Consulting Engineers, Inc. dated 11/11/15. We do not have any comments. Regards, Dave David P. Wheeler Assistant Stormwater Superintendent FIRE DEPARTMENT The Fire Chief submitted comments on this application in a letter dated 12/29/15 and stated the following: We have conferred on the sketch plan #SD-15-44 for O’Brien Family Partnership for subdivision into 7 lots. We have no issues at this stage of the project and look forward to viewing the plans as it moves forward. As this project moves forward additional items may surface which could be dealt with as needed with the assistance of the developer and the South Burlington Fire Marshal. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_44_KennedyDrive_O'BrienFamilyLtd_sevenlots_sketch.doc Should you need any further assistance on this project please feel free to contact me. Sincerely, Douglas S. Brent Fire Chief RECOMMENDATION Staff recommends that the Board seek clarification on any issues or questions noted above and presuming satisfactory answers allow this to move forward through preliminary & final plat review. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com MEMORANDUM TO: South Burlington Development Review Board FROM: Paul Conner, Director of Planning & Zoning SUBJECT: Summary of Draft amendments to the Land Development Regulations DATE: January 5, 2015 DRB meeting Below please find a brief description of the draft amendments to the Land Development Regulations and Official Map under consideration by the City Council. As you know, under State law, the draft regulations have been in effect since the date that the Council warned its public hearing, in late November. As the DRB will now begin to see applications submitted after that time, we felt it important to brief the Board on what these regulations state. At the meeting on the 5th, staff will provide an overview of these amendments and note where the Board may have new or altered standards for review. All of this remains pending Council action, of course. Once amendments have been adopted and finalized, staff will provide the Board with a final summary update. The Council held a public hearing on the majority of these amendments on December 21st, and also at that time adopted amendments establishing a new SEQ-Neighborhood Residential North subdistrict. Please note that while the list below tries to pull out the principal changes, in some cases they are grouped together (such as definition changes), or may not be specifically enumerated below. In addition, the section references below are for general guidance only; there may be other changes related to the topics below that fall under a different section. Due to the nature of amendments involving nearly every article in the LDTs, please note that the list below is intended to be a summary and should not be treated as a comprehensive list of every draft modification to the LDRs. The remainder of this memo is a summary of the draft regulations as presented to the City Council. A copy of the Draft Land Development Regulations in their entirety, and a copy of the draft Official Map, can be found online at www.sburl.com/planning. 1. General Revisions to Definitions Brief Summary: This is a general “clean-up” of definitions, refining terms and eliminating duplicate terms, adding new terms for newer land uses and terms used in the Form Based Code and Stormwater sections. A focus of the changes was to create greater consistency with the terms in the Table of Uses. (Appendix C). Location in the LDRs: Section 2.02, Definitions; and Appendix C, Table of Uses 2. Stormwater Low Impact Development Standards 2 Brief Summary: This section would replace the Stormwater Overlay District, which has applied for all development in the Bartlett Brook watershed for the past several years, with a city-wide standard. The new city-wide standard would (1) set a threshold of ½ acre of disturbance / development to trigger stormwater management requirements (lower than the state’s 1 acre, but above anything that would affect single family homes in nearly all cases) and requiring, where possible, the use of Low Impact Development Techniques (ie, soaking of water into the ground on-site) for typical rainfalls. The City has recommended these practices city-wide for the past several years. Location in the LDRs: Principally in Section 12.03 Stormwater Management Standards, with related adjustments in Section 2.02, Definitions; Section 3.06 setbacks & buffers; Section 5.08, Supplemental Standards for All Commercial Districts; Section 9.11, Supplemental Standards for Arterial and Collector Streets [SEQ]; Section 12.01 General Stream and Surface Water Protection Standards; Section 13.01, Off-Street Parking and Loading; Section 13.06, Landscaping, Screening, and Street Trees; 13.23 Outdoor Exercise facilities for animal shelters, commercial kennels, pet day care, and veterinary hospitals; Section 14.07, Site Plan Specific Review Standards; Section 16.03 Standards for Erosion Control during Construction; Section 15.13 Utility Services 3. Establish City Center Form Based Codes District and associated street types Brief Summary: Establishes a new Form Based Codes District for the City Center area, including the areas previously zoned as Central Districts 1-4, Commercial 1-Residential 12, and some areas previously in the Residential 4. The FBC District itself consists of a set of Transect Zones that allow different scales of development (from T3 up to T5, representing, for example, a transition from allowing 2½ stories up to 6 stories. There is also a new T1 district, which is intended to show likely wetland areas). Included within this district are a set of Open Space standards and an associated Appendix of allowable open space types. Typical street types are also established for the entire district. Location in the LDRs: Article 8, City Center FBC District; Article 11, Street Types; Appendix F. 4. Eliminate Central Districts 1-4 and Design Districts 1-3 Brief Summary: The current regulations for Central Districts 1-4 and the overlay design review districts 1-3 in the City Center area are proposed to be eliminated. They are proposed to be replaced by the City Center Form Based Code. Location in the LDRs: Article 8, Central District; Article 11, Design Review District 5. Official Map – City Center overhaul and amendment to address the JAM Golkf settlement on the Wheeler Nature Park Brief Summary: Replaces the portion of the 2004 City Official Map with a revised one that reflects the planned principal roadways and recreation paths in the City Center area. Also codifies the long- standing planned right-of-way widening along Williston and Hinesburg Roads to require the land (~7-10’) from the back of the sidewalk be accommodated. In the Southeast Quadrant, removes the Park & Open space designation of ~7 acres of land on the Wheeler Nature Park pursuant to the JAM Golf settlement. Location: City Official Map pages 1 & 2. 3 6. Form Based Codes Review Process & Notice Requirements Brief Summary: Applications under the draft City Center Form Based Code are proposed to be largely reviewed administratively. Exceptions include subdivisions, wetland and stream encroachments, applications for public buildings, and appeals of the Administrative Officer. Public notice requirements are increased, however, for such applications, and applicants for larger projects must hold a neighborhood meeting. Location in the LDRs: Article 8, City Center Form Based Code; Section 14.05 Application, Review and Approval Procedure; and Section 14.07, Site Plan Specific Review Standards; 7. Establish Inclusionary Housing requirements in the City Center Form Based Codes area Brief Summary: Establishes requirement for 15% of all housing units (in developments of 12+ units) to meet a scaled affordability criteria, pursuant to recommendations of the Affordable Housing Committee. The scaling is as following: one-third of the required affordable units must be affordable to households at 80% of median household income, one-third at 100%, and one-third at 120%. Location in the LDRs: Section 18.01 Affordable Housing 8. Relocate Affordable Housing Bonus Section, adjust definition of affordable housing Brief Summary: Relocates the section of Affordable Housing density bonuses for ease of readability, adjusts definition of affordable housing for rental units to be 80% of the Burlington-South Burlington Metropolitan Statistical Area median income rather than 65% of county median income, consistent with state definitions. Location in the LDRs: Section 2.02, Definitions; relocation from 13.14, Affordable Housing (Below Market Housing) to Article 18 9. Revisions to permitted uses in the table of uses Brief Summary: Allows for self-storage facilities in the Mixed IC district, outside of the transit-served areas; allows for pet grooming associated with other pet facilities; removes the term “general merchandise stores” from the retail use category, clarifies crematoriums as part of funeral homes, separates processing and storage from warehousing and distribution, and clarifies certain terms to be consistent with definitions. Location in the LDRs: Appendix C- Table of Uses 10. Group Homes; Reasonable Accommodation to Ensure Reasonable Access to Housing Brief Summary: These amendments include two elements: (1) Matching the City’s Land Development Regulations with the Statutory enabling laws in 24 V.S.A. Chapter 117 in terms of residential care and group homes being considered single family homes under certain circumstances. The current LDRs largely meet this, but this amendment would match the wording exactly. 4 (2) Replacing a number of unclear categories of housing within the current regulations – such as group homes that are not covered under 24 VSA Chapter 117, community residences and shelters, and others – with a new standard for “reasonable accommodation to ensure reasonable access to housing.” This new standard would highlight and provide a process for the Administrative Officer or Development Review Board (as applicable) to provide individuals with disabilities reasonable accommodation to ensure equal access to housing in accordance with Federal and State Fair Housing laws. Location in the LDRs: Section 2.02, Definitions; Section 3.14, Reasonable Accommodations to Ensure Reasonable Access to Housing; Section 13.12, Group Homes and Residential Care Homes; 11. Establish a new SEQ-Neighborhood Residential North subdistrict, expand SEQ-NRN by 0.34 acres from present Park and Recreation District Brief Summary: Creates a new zoning district, SEQ-NRN, that is based on the SEQ-Neighborhood Residential District, and expands the SEQ-NR district by 0.34 acres. This district is established as part of the JAM Golf / Highlands Development Settlement. Location in the LDRs: Throughout Article 9, SEQ. 12. Requirement for Stretch Energy Code compliance Brief Summary: Requires all new principal building construction to meet the State’s Stretch Energy Code / Guidelines, as is already required for all projects submitted to Act 250. Location in the LDRs: To be included in Article 3, General Provisions 13. Shift boundary of Industrial-Open Space and SEQ-NR. Brief Summary: Expands SEQ-Neighborhood Residential district slightly across from Butler Farms where a portion of the I/O district sticks into the otherwise SEQ-NR district. Location in the LDRs: Draft Zoning Map 14. Clarify location of Traffic Overlay Zone 3 Brief Summary: Clarifies that Traffic Overlay Zone 3 is defined as shown on the Overlay District Map, as is done with the other two Zones. Location in the LDRs: Section 10.02, Traffic Overlay District 15. Clarifies that landscaping interior to parking lots does not apply to structured or underground parking Brief Summary: Codifies current practice as described. Location in the LDRs: Section 13.06, Landscaping, Screening, and Street Trees 16. Accommodation for and screening of composting collection facilities 5 Brief Summary: Adds compost to current recycling and trash pickup areas in preparing for upcoming statewide composting requirements. Location in the LDRs: Section 13.06, Landscaping, Screening, and Street Trees 17. Remove DRB approval requirement for underground parking of multi-family dwellings Brief Summary: Removes requirement that a DRB specifically approve underground parking; with the change, it would be treated as any other parking is treated (DRB or Admin, as applicable) Location in the LDRs: Section 13.01, Off-Street Parking and Loading 18. Clarify authority to consider multiple buildings on a single lot as a PUD Brief Summary: Clarifies present practice to allow multiple principal structures on a single lot as a PUD outside of the City Center FBC. Location in the LDRs: Section 3.09 multi structures and uses 19. Remove requirement for the DRB to review application for bus shelters Brief Summary: Removes requirement that a DRB specifically approve bus shelters; with the change, it would be treated as any other parking is treated (DRB or Admin, as applicable) Location in the LDRs: Section 13.09, Bus Shelters 20. Consolidate application submission requirements Brief Summary: Consolidates the majority of application submittal requirement to a single table from being scattered throughout the LDRs. Included in the consolidation was an an evaluation and refinement of what is needed for each type of application. Location in the LDRs: Appendix E, Submission requirements; and removed from Section 13.06, Landscaping, Screening, and Street Trees; Section 14.05, Site Plan Application, Review, and Approval Procedure; Section 15.05, Subdivision Sketch Plan Review; Section 15.07 Subdivision Master Plan Review and Approval; and Section 15.08 Major Subdivision or PUD Approval Procedure. 21. Reduce Parking requirements for studio / 1 bedroom units Brief Summary: Lowers minimum parking citywide for studio / 1 bedroom dwelling units from 2.25 per unit to 1.25 per unit. Location in the LDRs: Table 13-1, Parking Requirements, Residential Uses 22. Update tree selection standards Brief Summary: Updates the references to guidelines for the selection of tree species, and specifically allows the City Arborist to make recommendations. Location in the LDRs: Section 13.06, Landscaping, Screening, and Street Trees 6 23. Expand Review Authority of Administrative Officer to include traffic generation Brief Summary: Allows traffic generation to be determined by the Administrative Officer where the Administrative Officer has authority to review the remainder of the project. This will ensure that projects that would otherwise be reviewed administratively do not have to go to the DRB solely to determine traffic. Location in the LDRs: Section 10.02, Traffic Overlay District 24. Simplify Review Procedures within the Airport District Brief Summary: Allows for most applications in the Airport District (Terminal Area) to be reviewed as Site Plans (1 step) vs Planned Unit Developments (3 steps) except where required to be PUDs. This was previously an additional process requirement above those in most other districts. Location in the LDRs: Section 6.02 Airport District AIR 25. Remove duplicate and conflicting height standard in the SEQ Brief Summary: In a previous set of amendments, height standards in SEQ districts were adjusted. A second reference to the former height standards was not removed at the time. This cleans up that oversight. Location in the LDRs: Section 9.06, Dimensional and Design Requirements applicable to all sub- districts 26. Minimum façade width in the SEQ. Brief Summary: Requires a minimum amount of non-garage door space along a street for single family homes duplexes. Location in the LDRs: Section 9.06, Dimensional and Design Requirements applicable to all sub- districts 27. Accessory Structures on through lots Brief Summary: Clarifies that accessory structures on lots that front on two parallel streets may have the accessory structure in the “front yards” of the secondary street. This would allow for an accessory structure to be placed in what would generally be considered the property’s “back yard” as is permitted elsewhere. Location in the LDRs: Section 3.10, Accessory Structures and Uses. 28. Plan approval and permit expiry modifications Brief Summary: Clarifies expiration of approvals. Zoning permits are proposed to be extended from 6 months to 1 year expiry from the date of issuance, with a more specific standard for when effort has been made to initiate. DRB and Administrative officer plan approvals continue to expire after six months unless a longer terms has been approved or a 1-year extension has been granted. Subdivisions do not expire once fully recorded; this change is made to reflect state law. 7 Location in the LDRs: Section 14.05 Application, Review and Approval Procedure; 17.04 Expiration of Permits and Approvals 29. Administrative Officer Authority Brief Summary: Clarifies authority of the Administrative Officer and adds that the Administrative Officer may invoke technical review of projects. Location in the LDRs: Section 17.09 Administrative Officer 30. Relocate DRB authority to invoke technical review Brief Summary: Clarifies that the DRB has the authority to invoke technical review for any project; previously it was contained within each chapter. Location in the LDRs: Section 17.08 Development Review Board 31. Administrative Officer Appeals clarification Brief Summary: Clarifies that appeals of the Administrative Officer follow state law. Location in the LDRs: Section 17.13 Appeals 32. Issuance of Certificates of Occupancy Brief Summary: Requires a post-construction C.O. for inclusionary single and two-family homes in the City Center Form Based Codes district to ensure they have been built as they are a requirement. Location in the LDRs: Section 17.03 Certificates of Occupancy 33. Revised Standards for Street Ends Brief Summary: These draft regulations contain revised, reduced-dimension standards for street ends (cul-de-sacs and other turn-arounds). These were developed and tested in coordination with the Department of Public Works and Fire Department. Location in the LDRs: Section 15.12 Standards for Roadways, Parking and Circulation