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Minutes - Development Review Board - 06/21/2016
SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 21 JUNE 2016 The South Burlington Development Review Board held a regular meeting on Tuesday, 21 June 2016, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: B. Miller, Acting Chair; J. Smith, D. Parsons, M. Cota, F. Kochman ALSO PRESENT: R. Belair, Administrative Officer; L. Britt, Planning Department; E. Farrell, M. McCormack, 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. Miller noted that he and Ms. Smith had been interviewed by the City Council for reappointment to the DRB. 4. Continued Site Plan Application #SP-16-22 of Ten Farrell Street, LLC, to amend a previously approved plan for a 26,125 sq. ft. mixed use building. The amendment is for an umbrella approval to allow for additional permitted uses, 10 Farrell Street: Mr. McCormack reviewed additional landscaping provided at the Board’s request, including 2 honey locust trees and redwood/dogwood shrubs. There are also 5 river birch more toward the corner. Mr. McCormack also noted that there is actually more existing screening than what was shown on the plan. Mr. Miller noted that Mr. Behr had communicated that he is now satisfied with the screening provided. No other issues were raised. Mr. Cota moved to close #SP-16-22. Ms. Smith seconded. Motion passed 5-0. 5. Final Plat Application #SD-16-09 of Eric Farrell to subdivide a 6.67 acre undeveloped parcel into two lots of 2.559 acres (lot #1) and 4.111 acres (lot #2), 1195 Shelburne Road: Mr. Parsons and Mr. Kochman stated that they have both done business with Mr. Farrell in the past but did not feel this required them recusing themselves from this hearing. Mr. Farrell explained that parcel #1 has frontage on Shelburne Road. Parcel #2 is a right-of-way access of Larkin property to Fayette Drive. No issues were raised by the Board or public. Mr. Cota moved to close #SD-16-09. Mr. Parsons seconded. Motion passed 5-0. 6. Continued Sketch Plan Application #SD-15-28 of Saxon Partners, LLC, for a planned unit development consisting of: (as proposed by the applicant) 1) six boundary line adjustments with adjoining properties, and 2) construction of an 88,548 sq. ft. retail store which will include a 3,348 sq. ft. tire center and a 3,360 sq. ft. receiving area (BJ’s Wholesale Club), 65 Shunpike Road: It was noted that the applicant had requested a continuance to a later date. Mr. Cota moved to continue #SD-15-28 to 23 August 2016. Ms. Smith seconded. Motion passed 5-0. 7. 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 an unspecified square footage of commercial space, 255 Kennedy Drive: Staff advised that the applicant had asked for a continuance. Mr. Cota moved to continue #MP-16-01 to 5 July 2016. Ms. Smith seconded. Motion passed 5-0. 8. Preliminary and Final Plat Application #SD-16-13 of O’Brien Family Limited Partnership & O’Brien Home Farm, LLC, to subdivide a 49.9 acre parcel into eight lots ranging in size from 1.94 acres to 13.51 acres, 255 Kennedy Drive: Staff advised that the applicant had asked for a continuance. Mr. Cota moved to continue #SD-16-13 to 5 July 2016. Ms. Smith seconded. Motion passed 5-0. 9. 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: Staff advised that the applicant had asked for a continuance. Mr. Cota moved to continue #SD-16-14 to 19 July 2016. Ms. Smith seconded. Motion passed 5-0. 10. Staff report on administrative site plan decisions: Mr. Belair directed attention to spread sheets indicating site plan decisions including those made as administrative decisions. He noted that some approvals have expired because zoning permits were not secured within the required six months. 11. Minutes of 7 June 2016: Mr. Cota moved to approve the Minutes of 7 June 2016 as written. Mr. Kochman seconded. Motion passed 5-0. 12. Other Business: No other business was presented. As there was no further business to come before the Board, the meeting was adjourned by common consent at 7:31 p.m. , Clerk 07/19/2016 , Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. #SP-16-22 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING TEN FARRELL STREET, LLC—10 FARRELL STREET SITE PLAN APPLICATION #SP-16-22 FINDINGS OF FACT AND DECISION Site plan application #SP-16-22 of Ten Farrell Street, LLC to amend a previously approved plan for a 26,125 sq. ft. mixed use building. The amendment is for an umbrella approval to allow for additional permitted uses, 10 Farrell Street. The Development Review Board held a public hearing on May 17, June 7, and June 21, 2016. The applicant was represented by Rick Davis and Michael McCormick. 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, Ten Farrell Street, LLC, seeks to amend a previously approved plan for a 26,125 sq. ft. mixed use building. The amendment is for changes to landscaping and an umbrella approval to allow for additional permitted uses, 10 Farrell Street. 2. The owner of record of the subject property is Ten Farrell Street, LLC. 3. The application was received on March 18, 2016. 4. The property lies within the Swift Street Zoning District. 5. The plan submitted consists of seven (7) pages with the first page titled “10 Farrell Street Site Plan” prepared by HKWP Landscape Architects, dated as last revised 7/14/2011 and received on 5/27/16. Umbrella Approval The applicant is proposing the following uses be permitted on the property: Personal Instruction Facility, Place of Worship, Artist Production Studio, Child Care Facility, Convenience Store less than 3,000 square feet, Cannabis Dispensary (dispensing only), General Office, Medical Office, Personal or Business Service, Pet Grooming, Photocopy & Printing Shops with accessory retail, Radio/TV Studio, Indoor Recreation Facility, Research facility or laboratory, Restaurant standard, Retail sales, Seasonal Mobile Food Unit, Taverns, Nightclubs, & Private Club. The Board has reviewed the Land Development Regulations and all of the requested uses are permitted in the Swift Street Zoning District at this time. Site Plan Review Standards Section 14 of the Land Development Regulations establish the following general review standards for site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive #SP-16-22 2 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. This application for umbrella approval is aligned with the Comprehensive Plan because allowing a breadth of uses at the site encourages shared parking opportunities and mixed retail/office/restaurant uses. 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 The applicant has shown on the plans that the number of parking spaces can increase from 78 to 82 by re-striping the parking lot and will not change access or circulation patterns or create new impervious area. The combined uses on the property will need to be kept to those which can fit within the limits of the available 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 applicant is undertaking façade improvements, especially along Farrell Street (west façade) and the building’s north side. These improvements will create a more unified look for the building by making the appearance of the north facade more similar to the appearance of the west and south façades. Pedestrian movement around the building will be improved by extending the sidewalk along the west façade and adding a new sidewalk along the north façade. Bicycle parking is provided with a rack close to Farrell Street. C. Relationship of Structure 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. No new buildings are proposed on the site and the proposed façade improvements are aligned with existing façade details. Specific Review Standards A. Access to abutting properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. #SP-16-22 3 No reservation of land is necessary. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. No new utilities are proposed. C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (i.e., non-dumpster, non-large drum) shall not be required to be fenced or screened. No new dumpsters, recycling, or composting areas are proposed. The plan shows an existing dumpster storage area which is enclosed on all sides. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. The property is heavily screened along the north and east sides by forested land. As part of this application four (4) additional trees are proposed along Farrell Street as well as five (5) more trees near the northwest corner of the parking lot. Existing dumpsters and ground-level utility boxes/HVAC equipment are screened with fencing. The site plan indicates the proposed removal of landscaping valued at $57,500, including five (5) cedars of approximately 30 feet in height and five (5) yews of six (6) to eight (8) feet in height. The applicant has suggested that the landscaping proposed to be removed is overgrown and conflicts with the building. The applicant is proposing new shrubs and trees valued at approximately $13,740. The Board appreciates the landscaping which is proposed and its relationship to the proposed façade improvements. In an email to staff dated June 13, 2016, the City Arborist stated that the “landscaping plan is acceptable.” Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights-of-way. During a site visit staff observed lighting mounted to the building which would not meet the lighting standards. The applicant confirmed at the June 7, 2016 Development Review Board meeting that the noncompliant lighting would be removed. Traffic Generation In the South Burlington Planning Commission’s Findings of Fact & Decision (decision signed August 8, 1995) the Board approved 123 Peak Hour Trip Ends for the site. #SP-16-22 4 If the current or future uses exceed 123 PM peak hour vehicle trip ends on the subject property, the applicant will be responsible for seeking Board approval for such and paying any resulting traffic impact fees. Any changes proposed to category of use and resulting traffic will be reviewed under the umbrella permit, and limited to the maximums set herein. Access/Circulation Access to and circulation on the site is not proposed to change and is adequate. DECISION Motion by ___________, seconded by ____________, to approve site plan application #SP-16-22 of Ten Farrell Street, LLC, subject to the following conditions: 1. All previous approvals and stipulations which are not changed by this decision, will remain in full effect. 2. This 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 uses of the subject property shall be limited to the following: Personal Instruction Facility, Place of Worship, Artist Production Studio, Child Care Facility, Convenience Store less than 3,000 square feet, Cannabis Dispensary (dispensing only), General Office, Medical Office, Personal or Business Service, Pet Grooming, Photocopy & Printing Shops with accessory retail, Radio/TV Studio, Indoor Recreation Facility, Research facility or laboratory, Restaurant standard, Retail sales, Seasonal Mobile Food Unit, Taverns, Nightclubs, & Private Club. If the Land Development Regulations change so that any of the above uses are no longer permitted, then those uses which are no longer permitted shall be no longer be approved. 4. This approval is conditioned on 82 parking spaces and a total of 123 PM peak hour vehicle trip ends for the subject property. Any changes in use shall not exceed 123 PM peak hour vehicle trip ends without obtaining site plan approval to amend this maximum. 5. The applicant must obtain approval from the Administrative Officer prior to any change of any tenant in the building. The Administrative Officer will approve the proposed new tenant only if the proposed combination of uses fits within the limitations established in stipulation #4 above. In making his/her determination, the Administrative Officer will utilize the parking standards contained in the South Burlington Land Development Regulations. 6. All exterior lighting must be installed or shielded in such a manner as to conceal light sources and reflector surfaces from view beyond the perimeter of the area to be illuminated. Any lighting existing onsite which is not in compliance with these standards must be removed prior to obtaining a Certificate of Occupancy. 7. Prior to issuance of a zoning permit, the applicant must submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. #SP-16-22 5 8. Prior to permit issuance, the applicant must post a $13,740 landscaping bond. This bond must remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 9. 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. 10. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of any new use. 11. Any change to the site 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, Vice-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. 10 FARRELL ST. | PRECEDENT IMAGES - SOUTH FAÇADE PLANTING06.10.2016SOUTH FAÇADE AFTER NEW PLANTING (2011)SOUTH FAÇADE AFTER NEW PLANTING (2011)SOUTH FAÇADE BEFORE NEW PLANTING (2010)SOUTH FAÇADE BEFORE NEW PLANTING (2010)SOUTHWEST CORNER BEFORE NEW PLANTING (2010) SOUTHWEST CORNER AFTER NEW PLANTING (2011) 10 FARRELL ST. | EXISTING vs. PROPOSED PLANTING - NORTH FAÇADE06.10.2016EXISTING: LOOKING SOUTHEAST FROM FARRELL STREET (JUNE 2016)PROPOSED: AFTER CEDAR TREE REMOVAL AND ADDITIONAL PLANTING ADDEDEXISTING: LOOKING SOUTHEAST FROM FARRELL STREET (JUNE 2016)PROPOSED: AFTER CEDAR TREE REMOVAL AND ADDITIONAL PLANTING ADDED #SD-16-09 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING ERIC FARRELL—1195 SHELBURNE ROAD FINAL PLAT APPLICATION #SD-16-09 FINDINGS OF FACT AND DECISION Final plat application #SD-16-09 of Eric Farrell to subdivide a 6.67 acre undeveloped parcel into two (2) lots of 2.559 acres (lot #1) and 4.111 acres (lot #2), 1195 Shelburne Road. The Development Review Board held a public hearing on June 21, 2016. The applicant was represented by Eric Farrell. 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, Eric Farrell, seeks to subdivide a 6.67 acre undeveloped parcel into two (2) lots of 2.559 acres (lot #1) and 4.111 acres (lot #2), 1195 Shelburne Road. 2. The owner of record of the subject property is the David M. Farrell Trust. 3. The application was received on March 31, 2016. 4. The property lies within the Commercial 1-Residential 15 and Commercial 1 with Auto Sales Zoning Districts. 5. The plan submitted consists of two (2) pages with the first page titled “Subdivision Plat Allenwood Inn Road Development” prepared by Civil Engineering Associates, Inc., dated 3/20/16 and received 3/31/16. Zoning District Density Allowances and Dimensional Standards The Commercial 1-R15 and the Commercial 1 with Auto Sales Zoning District Zoning Districts both allow a residential density of fifteen (15) units per acre. Both districts also require at least 3,500 sq. ft. per unit for multi-family housing and 40,000 sq. ft. for all other uses that are allowed in the respective districts. Lot 1 is proposed to be 2.559 acres and Lot 2 is proposed to be 4.111 acres, therefore both lots are greater in size than the minimum requirement. Subdivision Standards 15.10 Lot Layout A. Lots shall be laid out in such a way that they can be developed in full compliance with these land development regulations, and giving consideration to topography, soils, and drainage conditions. B. Except within the City Center FBC District, the following standards shall apply: Corner lots shall have extra width to conform to setbacks on each street. No subdivision showing any reserved strips shall be approved. A width to length ratio of one to five (1:5) shall be used as a guideline #SD-16-09 2 by the Development Review Board in evaluating lot proportions. Developments consisting predominantly of square or roughly square lots or lot with an excessive length to width ratio (i.e. spaghetti lots) shall not be approved. Lot 1 will have a ratio of approximately 1:2 and Lot 2 will have a ratio of approximately 1:3. Neither lot is considered predominantly square or as having an excessive length to width ratio. The Board finds that the proposed lots have appropriate width to length ratios. Access In accordance with Section 3.05(B): (2) The Development Review Board may approve subdivision or development of lots with no frontage on a public street, as long as access to such a street by a permanent easement or right- of-way at least twenty (20) feet in width is provided, according to the following procedures: (a) … (b) … On the subdivision plat submitted by the applicant there is shown a proposed easement (60.13 feet in width) that would serve the applicant by allowing ingress and egress across the abutting property from Fayette Road. There is also shown a proposed irrevocable offer of dedication to the City of South Burlington for a future street extension leading southerly across Lot 2 to an abutting property. The Board finds access to the proposed lots will be provided for by the proposed easement. DECISION Motion by ___________, seconded by ____________, to approve final plat application #SD-16-09 of Eric Farrell, subject to the following conditions: 1. All previous approvals and stipulations will remain in full effect except as amended herein. 2. This project must be completed as shown on the plat submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plat 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 recording the plat. a. The survey plat must be revised to include the signature and seal of the land surveyor. 4. Prior to recording the final plat plan, all appropriate legal documents including easements (e.g. irrevocable offer of dedication and warranty deed for the proposed public road extension, recreation path, and utility, sewer, drainage, and water, etc.) will be submitted to the City Attorney for approval and recorded in the South Burlington Land Records. 5. Prior to recording the final plat plan, the applicant must provide a copy of an easement from Fayette Road to the subject property. #SD-16-09 3 6. Pursuant to Section 15.17 of the Land Development Regulations, the applicant must submit a Certificate of Title showing the ownership of all property and easements to be dedicated or acquired by the City to be approved by the City Attorney prior to recording the mylars. 7. The applicant must submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 8. The final plat plan (Subdivision Plat) must be recorded in the land records within 180 days or this approval is null and void. The plan must be signed by the Board Chair or Clerk prior to recording. Prior to recording the final plat plan, the applicant must submit a copy of the survey plat in digital format. The format of the digital information will require approval of the South Burlington GIS Coordinator. 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, Vice-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. SMH#5RIM=149.62INV.IN=140.8 (18" NW)INV.OUT=140.7 (18" E)WOVEN WIRE FENCEABANDONEDLIGHT POLEBOX CULVERTINV=139.53WWWWWSTONE WALL(TYP.)3X3 STONE PILLAR(TYP.)PONDGUARDRAIL4X4 STONEPILLARGATECBRIM=197.8INV.=195.0CBRIM=194.33X3 STONEPILLAR (TYP.)BOULDERGATECB#2RIM=149.05INV.IN=142.3 (8" W)INV.IN=137.8 (15" E)INV.IN=138.3 (8" SE)INV.OUT=137.7 (15" NW)ST18" CMPINV.=144.3618" CMPINV.=142.01CROSSINGGATESMHRIM=193.5SMH#1RIM=168.8INV.=157.9 (12")SHELF=159.036" CMPINV.=146.32PIPE DIRECTION UNKNOWCONCRETE STAIRSINV.=143.8INV.=141.56EXISTINGSTORMWATERPONDCB#3RIM=149.12INV. IN=139.0 (12" N)INV.OUT=139.0 (15" NW)SECURITY CAMERAEXISTINGBUILDINGPAVEMENTU.S. ROUTE 7 - SHELBURNE ROADFAYETTE ROAD28" SPRUCE18" SPRUCE20" SPRUCE30" SPRUCE16" SPRUCE22" SPRUCE24" SPRUCE12" PINE6" BIRCH202202201201200200200200200199 199199199199198198198 198197 197 197196 196 196 195 195195 194 194 193 193 193 192 192 192191 191 191190 190 190189 189 189 188 188188 187 187 186 186 185 185 184 184 183 183 182 182 181181 180180 164175174 170166165160 145160159158 157 156 155155154 153 152 151150150148 147 147140146139146146 146145 137145 145145144 144144144143143 143142142142 142141 141 1411411401391381361351341332- 6" BIRCH30" PINE30" PINE30" PINE24" PINE30" PINE30" PINE28" PINE14" PINE14" SPRUCE16" SPRUCE20" SPRUCE12" PINE14" PINE10" PINE12" PINE20" PINE10" PINE18" PINE12" PINE12" PINE6" PINE10" PINE12" PINE(DEAD)26" SPRUCE20" SPRUCE14" PINE10" PINE10" PINE12" PINE18" PINE12" PINE28" PINE6" PINE18" SPRUCE18" SPRUCE12" SPRUCE14" BIRCH14" PINE32" PINE32" SPRUCE32" PINE34" PINE20" PINE20" PINE20" SPRUCE32" SPRUCE174 20'4" BIRCH175 1195 Shelburne Rd.David M. FarrellTrust1233 Shelburne Rd.n/f"Lakewood Commons"Condominium10'SETBACK15'SETBACK30'SETBACK15'SETBACK10'SETBACK30'SETBACKEEE1185 Shelburne Rd.n/fJ.P. Larkin10 Fayette Rd.n/fLarkin MilotPartnership1-7 Old Orchard Parkn/f"Old Orchard Park"Condominium1200 Shelburne Rd.n/fW. Wilson1210 Shelburne Rd.n/fSisters &BrothersInvestmentGroup LLC.1220 Shelburne Rd.n/fMagni Holdings LTD265'±235'±711'±217'±492'±6'±765'±209'±51'±TEMPORARY BENCHMARKRIM OF SANITARY SEWER MHELEV.=148.32TEMPORARY BENCHMARKRIM OF CATCH BASINELEV.=197.78STORMWATER MGT.OVERLAY DISTRICTSSSCBRIM=197.0INV.IN=193.6 (12")INV.OUT=192.4 (24")STST ST161 165 162 163 164 161 167 166 169 168 170 171 173 172 176 177 178 179 WWWWWWWWWWWWWWWATER MAIN LOCATION ISAPPROXIMATE AND BASEDON PLANS PROVIDED BYCHAMPLAIN WATERDISTRICT OCTOBER 2015WWWWW WSSSSSSSSSS198 W1W2W3W4W15W6W7W8W9W10DISTURBEDTIUPTIWETWETLAND DELINEATED BYOAKLEDGEENVIRONMENTAL SERVICES50' WETLAND BUFFERC1.003/24/2016LOCATION MAP1" = 2000'EXISTINGCONDITIONS SITEPLANACENOTES1. UTILITIES SHOWN DO NOT PURPORT TO CONSTITUTE OR REPRESENT ALLUTILITIES LOCATED UPON OR ADJACENT TO THE SURVEYED PREMISES.EXISTING UTILITY LOCATIONS ARE APPROXIMATE ONLY. THE CONTRACTORSHALL FIELD VERIFY ALL UTILITY CONFLICTS. ALL DISCREPANCIES SHALL BEREPORTED TO THE ENGINEER. THE CONTRACTOR SHALL CONTACT DIG SAFE(888-344-7233) PRIOR TO ANY CONSTRUCTION.2. THIS PLAN IS NOT A BOUNDARY SURVEY AND IS NOT INTENDED TO BE USED ASONE.3. PROPERTY LINE INFORMATION IS BASED ON A PLAT ENTITLED " BOUNDARYSURVEY - "ALLENWOOD PROPERTY" DAVID M. FARRELL TRUST" PREPARED BYCIVIL ENGINEERING ASSOCIATES, INC. DATED FEB. 2, 2008. MONUMENTATIONRECOVERED IS CONSISTENT WITH RECORDED DOCUMENTS.4. SITE INFORMATION IS BASED ON A FIELD SURVEY PERFORMED BY CIVILENGINEERING ASSOCIATES, INC FALL OF 2014. CIVIL ENGINEERINGASSOCIATES, INC. SURVEY ORIENTATION IS "GRID NORTH", VERMONTCOORDINATE SYSTEM OF 1983 (HORIZONTAL) AND NAVD88 (VERTICAL)ESTABLISHED FROM GPS OBSERVATIONS ON SITE.4. SETBACKS BASED ON CITY OF SOUTH BURLINGTON LAND DEVELOPMENTREGULATIONS. DATED SEPTEMBER 24, 2013.5. SUBJECT LOT LAYS WITHIN THE COMMERCIAL 1 - RESIDENTIAL 15,COMMERCIAL 1 - AUTO, THE TRANSIT OVERLAY, THE STORMWATERMANAGEMENT OVERLAY DISTRICTS.SAVSAVMAB1" = 50'14233PROJECTLOCATION7INN LOTPROPOSED 3 LOTSUBDIVISIONDAVID M. FARRELLTRUST1195 SHELBURNE ROADSOUTH BURLINGTON VT.5 HOLMES ROADSOUTH BURLINGTON VT.LEGENDESTSW199EXISTING CONTOUREXISTING CURBEXISTING FENCEEXISTING PAVEMENTEXISTING GUARD RAILEXISTING SWALEWETLANDSWETLANDS BUFFEREXISTING ELECTRICEXISTING STORMEXISTING GRAVITY SEWEREXISTING WATEREXISTING SEWER MANHOLEDEXISTING STORM MANHOLEEXISTING CATCH BASINEXISTING HYDRANTEXISTING SHUT OFFEXISTING UTILITY POLEEXISTING LIGHT POLEEXISTING GUY WIRE/POLEEXISTING SIGNEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREEEDGE OF BRUSH/WOODSAPPROXIMATE SETBACK LINEAPPROXIMATE PROPERTY LINEIRON ROD/PIPE FOUNDCONCRETE MONUMENT FOUNDCITY OF SOUTH BURLINGTON DISTRICT LINES 1 Oakledge Environmental Services, Inc. P.O. Box 4065, Burlington, VT 05406 (802) 660-8312 MEMORANDUM To: Farrell Real Estate From: Jeffrey Severson, Consulting Ecologist Date: March 30, 2016 Re: Wetland Protection for Inn Lot Subdivision This memorandum addresses the wetland protection criteria outlined in Section 12.02(E) of the South Burlington Land Development Regulations for the Inn Lot subdivision proposed at 1195 Shelburne Road in South Burlington, Vermont. The project consists of a three-lot subdivision and does not include any development activities. The project was reviewed to ensure compliance with the Standards for Wetlands Protection outlined in Section 12.02(E). A wetland delineation of the entire property was completed by Oakledge Environmental Services, Inc. in 2015. The wetland boundaries were surveyed by Civil Engineering Associates, and the wetland and 50-foot buffer zone boundaries and are shown on the Existing Conditions Plan (Sheet C1.0) for the project site. The project team met onsite with Tina Heath, District Wetland Ecologist for the Vermont Department of Environmental Conservation VTDEC) to review wetlands at the project site, and the wetland delineation was subsequently submitted to VTDEC. Section 12.02(E): Standards for Wetlands Protection (1) Consistent with the purposes of this Section, encroachment into wetlands and buffer areas is generally discouraged. The Project consists of a two-lot subdivision that does not include any development activities and will not encroach into any wetland or buffer zone areas. (2) Encroachment into Class II wetlands is permitted by the City only in conjunction with issuance of a Conditional Use Determination (CUD) by the Vermont Department of Environmental Conservation and positive findings by the DRB pursuant to the criteria in (3) below. The Project consists of a two-lot subdivision that does not include any development activities and will not encroach into any Class II wetlands. (3) Encroachment into Class II wetland buffers, Class III wetlands and Class III wetland buffers, may be permitted by the DRB upon finding that the proposed project’s overall 2 development, erosion control, stormwater treatment system, provisions for stream buffering, and landscaping plan achieve the following standards for wetland protection: (a) The encroachment(s) will not adversely affect the ability of the property to carry or store flood waters adequately; (b) The encroachment(s) will not adversely affect the ability of the proposed stormwater treatment system to reduce sedimentation according to state standards; (c) The impact of the encroachment(s) on the specific wetland functions and values identified in the field delineation and wetland report is minimized and/or offset by appropriate landscaping, stormwater treatment, stream buffering, and/or other mitigation measures. The Project consists of a two-lot subdivision that does not include any development activities and will not encroach into any Class Two wetland buffers, Class III wetlands or Class Three wetland buffers. VIA ELECTRONIC MAIL AND U.S. MAIL June 14, 2016 South Burlington Development Review Board C/O Mr. Raymond Belair, Administrative Officer South Burlington Planning and Zoning 575 Dorset Street South Burlington, VT 05403 Re: Sketch Application Parcel ID #1260-0200F and 0970-00255 Planned Unit Development Dear Mr. Belair; The Applicant for MP-16-01 and SD-16-13 is requesting a continuance to the July 5th meeting of the Development Review Board. Enclosed please find a check for the requisite $50.00 fee. We regret this inconvenience, and appreciate your assistance in postponing. Thank you. Sincerely, Andrew Gill Project Coordinator Enclosures VIA ELECTRONIC MAIL AND U.S. MAIL June 14, 2016 South Burlington Development Review Board C/O Mr. Raymond Belair, Administrative Officer South Burlington Planning and Zoning 575 Dorset Street South Burlington, VT 05403 Re: Sketch Application Parcel ID #1260-0200F and 0970-00255 Planned Unit Development Dear Mr. Belair; The Applicant for MP-16-01 and SD-16-13 is requesting a continuance to the July 5th meeting of the Development Review Board. Enclosed please find a check for the requisite $50.00 fee. We regret this inconvenience, and appreciate your assistance in postponing. Thank you. Sincerely, Andrew Gill Project Coordinator Enclosures 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_14_150SwiftStreet_EasternDevelopment_PUD_sket ch_June21_mtg DEPARTMENT OF PLANNING & ZONING Report preparation date: June 17, 2016 Application received: May 20, 2016 150 Swift Street Sketch Plan Application #SD-16-14 Meeting Date: June 21, 2016 Owner Martin Thieret 210 Maquam Shore Rd. Swanton, VT 05488 Contact Nathan Dagesse EIV Technical Services 55 Leroy Rd., Suite 15 Williston, VT 05495 Applicant Eastern Development Corp. 300 Swift St. South Burlington, VT 05403 Property Information Tax Parcel 1700-00150 Residential 1 with Planned Residential Development District Location CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_14_150SwiftStreet_EasternDevelopment_PUD_sketch_June21_mtg DEPARTMENT OF PLANNING AND ZONING 2 Project Description 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 (6) two-family dwellings, 150 Swift Street. Zoning District and Dimensional Requirements R1-PRD1 Required Proposed Min. Lot Size 217,800 SF 914,760 (21 acres) Max. Building Height 25 ft. (flat), 28 ft. (pitched) Unknown Max. Building Coverage 15% 1.3% Max. Overall Coverage 25% 2% Min. Front Setback 50 ft. >50 ft. Min. Side Setback 25 ft. >25 ft. Min. Rear Setback 30 ft. >30 ft. 1Section 4.01(F)(1) states that for lots within the Residential 1 District that are five (5) acres in size or more and designated as R1-PRD a PUD may be permitted at a maximum of four (4) units per acre. The applicant is applying under this provision. Eighty-four (84) units are possible given the size of the property and the number of units allowed per acre. Twelve (12) units are proposed. If the applicant were not applying as a PUD under R1-PRD and instead under R1 then one (1) unit per acre would be allowed for a total of 21 units. In both scenarios, the applicant is presenting a project which is less than the maximum density allowed. Zoning compliance 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. Staff has narrowed the topics of discussion to the central issues that seem to present themselves at this early stage of the project: lot configuration, access and street configuration, wetlands impact, open space planning, and building orientation and design. Additional items, including but not limited to the specific requirements for recreation paths, landscaping, snow storage, etc., certainly warrant a full review and will be addressed in detail at a later stage. Development Review Planner Lindsey Britt, Administrative Officer Ray Belair, and Director of Planning and Zoning Paul Conner, all hereafter referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments with respect to these issues: Planned Unit Development Standards Planned Unit Developments (PUDs) are intended “to encourage innovation in design and layout” and “efficient use of land.” Staff considers that the proposed project of six (6) condominium buildings each with two (2) units does not meet the intention of having innovative designs and layouts. Staff also thinks it may be possible to have more efficient land use with a different layout/orientation on the site. Since the plan is quite limited in details it is difficult to know whether there are any components that CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_14_150SwiftStreet_EasternDevelopment_PUD_sketch_June21_mtg DEPARTMENT OF PLANNING AND ZONING 3 would bring a degree of innovation to the project. As the project is presented now it appears to have a standard layout of houses lined up along a street with front facing garages and driveway parking. Staff believes there is an opportunity to redesign this project in a manner that is attractive, saleable, and innovative. The setting is well-suited to a form of pocket neighborhood, making use of a clustering of homes which is already a part of this plan in a manner that support a strong, vibrant, attractive neighborhood. 1. Staff recommends that the Board encourage the applicant to re-design the project in a manner this is more efficient, creates a greater sense of neighborhood, and makes use of its setting. 2. The Board may elect, at this or a future meeting or stage of review, to invoke an independent technical review of the project’s design at the applicant’s expense if they do not think the project meets the intent of the PUD regulations. A. Lot Configuration Lots are to be laid out in such a way as makes it possible for the lot to be developed in full compliance with the land development regulations and “giving consideration to topography, soils, and drainage conditions” (Section 15.10). There are no new lots proposed at this time. On the existing lot housing is clustered near Swift Street and away from wetlands and the Potash Brook. The lot presents difficulties in that it has both wetlands, Potash Brook running through it, and steep topography. B. Access, Street Configuration, and Parking The plans indicate six (6) on-street parking spaces will be provided to visitors of the proposed duplex units and that there will be two (2) parking spaces per unit (single car garage and parking in the driveway). The development is connected by a single street/private roadway which is shown as forming a loop with Swift Street, which results in two curb cuts. It is not known whether sidewalks will be provided along the proposed street. A private roadway is allowed on a road that has at least two (2) points of access and serves 19 or fewer units (Section 15.12(D)(3)(E), which this project represents. Connections to adjacent parcels may be required by the Board if they believe an adjacent property could be developed in the future. Staff notes that the property to the east of the proposed development could currently support additional housing under the R1-PRD regulations. 3. Staff recommends the Board ask the applicant if they have discussed the likelihood of the neighboring properties being developed in the future with those property owners. 4. Staff recommends the Board consider the likelihood of adjacent parcels being developed in the future and whether the applicant should be required to provide sufficient right-of-way. 5. Staff recommends the Board discuss the need for the second curb cut as Swift Street is a collector street. C. Wetlands Impact Section 12.02(E) of the Wetland Protection Standards and Review Procedure reads CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_14_150SwiftStreet_EasternDevelopment_PUD_sketch_June21_mtg DEPARTMENT OF PLANNING AND ZONING 4 E. Standards for Wetlands Protection (1) Consistent with the purposes of this Section, encroachment into wetlands and buffer areas is generally discouraged. (2) Encroachment into Class II wetlands is permitted by the City only in conjunction with issuance of a Conditional Use Determination (CUD) by the Vermont Department of Environmental Conservation and positive findings by the DRB pursuant to the criteria in (3) below. (3) Encroachment into Class II wetland buffers, Class III wetlands and Class III wetland buffers, may be permitted by the DRB upon finding that the proposed project’s overall development, erosion control, stormwater treatment system, provisions for stream buffering, and landscaping plan achieve the following standards for wetland protection: (a) The encroachment(s) will not adversely affect the ability of the property to carry or store flood waters adequately; (b) The encroachment(s) will not adversely affect the ability of the proposed stormwater treatment system to reduce sedimentation according to state standards; (c) The impact of the encroachment(s) on the specific wetland functions and values identified in the field delineation and wetland report is minimized and/or offset by appropriate landscaping, stormwater treatment, stream buffering, and/or other mitigation measures. The applicant has submitted a sketch plan which shows the location on the property of Class II wetlands. The applicant stated in the submitted Project Narrative dated May 19, 2016 that the project would have no wetland impacts and no permanent impacts on the wetland buffers. D. Parks and Open Space Planning The submitted plan does not indicate any designated open space or related amenities onsite. The Project Narrative does say the applicant will “utilize landscaping and paths to the nearby woodland park;” however, it is not clear from the plans how that will be achieved, because paths are not shown and only very minimal and unidentified landscaping is shown. The site will remain largely undeveloped because of wetlands and streams and, with planning, these natural features and the woods may be of benefit to residents. 6. Staff recommends the Board request the applicant explain what they envision for landscaping and open space on the site, particularly what opportunity there will be for residents to connect to the rest of the property as an amenity. E. Building Orientation and Design CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_14_150SwiftStreet_EasternDevelopment_PUD_sketch_June21_mtg DEPARTMENT OF PLANNING AND ZONING 5 Details about orientation and design have not been provided other than the general outline of buildings on the lot, so it is difficult for staff to provide substantial comments on the plan at this point; however, several complicating factors do seem present. Three buildings are proposed to front on both the proposed street as well as Swift Street. The proposed building designs as presented are boxes, so it is not possible to tell whether the building orientation and design could lend some innovation or efficiency in use of land to the project. 7. Staff recommends, in a re-design of the project, that consideration be given to how the housing units could be oriented and designed to provide for an integrated neighborhood. F. Stormwater Comments Staff received an email June 13, 2016 from the Stormwater Section: The Stormwater Section has reviewed the “Overall Property Plan with Proposed Development – 150 Swift Street” prepared by EIB Technical Services, dated 5/12/16. We would like to offer the following comments: 1. The overall lot coverage proposed is currently below 0.5 acres of impervious surface. Should future site plan submissions evolve to include 0.5 acres of impervious surface, the applicant will need to meet the requirements of 12.03 of the City’s Land Development Regulations. 2. Section 12.02(E)(2) of the City’s Land Development Regulations indicates that encroachment into Class II wetlands is permitted by the City only in conjunction with issuance of a CUD by the Vermont DEC. The applicant is encouraged to confirm the Class II Wetland Boundary as delineated by S. Hance of EIV, December 2015 with the State. 8. Staff recommends the Board request the applicant confirm the Class II Wetland Boundary as delineated by S. Hance of EIV, December 2015 with the State. G. Fire In an email dated June 9, 2016 Fire Marshall Terry Francis shared the following comment with staff: Not see any concerns on sketch plan as presented H. 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 The Board should seek clarification on the issues identified above. Respectfully submitted, CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_14_150SwiftStreet_EasternDevelopment_PUD_sketch_June21_mtg DEPARTMENT OF PLANNING AND ZONING 6 ________________________________ Ray Belair, Administrative Officer 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com TO: South Burlington Development Review Board FROM: Raymond J. Belair, Administrative Officer SUBJECT: Administrative Site Plan Decision Report – 2015 & 2016 DATE: June 21, 2016 Development Review Board meeting Section 14.09 (D) of the LDRs requires that all administrative approvals, except those within the City Center FBC District, be reported to the DRB at least annually. Included in the packet are two (2) spread sheets showing the site plan review applications for 2015 and 2016 to date. These are being provided to you for your information. If you have any questions, please ask me at the meeting. 2015 SITE PLANS Last Updated 6/16/2016 SITE PLAN CONDITIONAL APPLICANT ADDRESS TYPE DATE APPROVED ZONING PERMIT C.O.PROJECT SP-16-01 Village at Dorset Park Swift Street Ext.DRB 2/2/2016 stormwater improvements SP-16-02 Merrill Jarvis 1208 Williston Road Admin 1/13/2016 add HC space SP-16-03 30 Community Drive, LLC 30 Community Drive Admin 2/9/2016 ZP-16-079 changes in use SP-16-04 Eric Farrell 80 Eastwood Drive DRB 4/7/2016 ZP-16-111 revise pedestrian access SP-16-05 So. Burlington Realty 40 San Remo Drive DRB 3/16/2016 ZP-16-074 TCO-16-12 change in use SP-16-06 Catherine Antley 30 Farrell Street Admin 2/9/2016 ZP-16-113 add accessory structure SP-16-07 Robert & Sheila Rochefort 1877 Williston Road Admin 2/8/2016 ZP-16-178 site modifications SP-16-08 Neagley & Chase 3 Green Tree Drive Admin 2/12/2016 ZP-16-152 site modifications SP-16-09 Sanel Auto Parts 1776 Williston Road Admin 3/21/2016 add HC ramp SP-16-10 Allen Brook Development 6 Ethan Allen Drive DRB 6/8/2016 50,155 sq. ft. warehouse/dist. Bldg. SP-16-11 CU-16-01 Rice Memorial H.S.99 Proctor Avenue DRB 6/8/2016 add 2 storage buildings (ATF) SP-16-12 LNP, Inc.27/31 Commerce Avenue Admin 2/22/2016 ZP-16-061 CO-16-10 site modifications SP-16-13 Pizzagalli Properties 800 Hinesburg Road Admin 2/22/2016 ZP-16-066 CO-16-19 relocate transformer SP-16-14 G.E. Healthcare 40 IDX Drive DRB 5/5/2016 expand parking lot SP-16-15 Willowbrook Home Willowbrook Lane DRB 4/7/2016 reactivate condition #19 SP-16-16 O'Leary-Burke 1045 Hinesburg Road Admin 3/24/2016 ZP-16-131 site modifications SP-16-17 Richard Gracey 1336 Williston Road Admin 3/21/2016 ZP-16-117 remove building SP-16-18 LBC Senior Living 465 Quarry Hill Road Admin 3/28/2016 ZP-16-165 CO-16-23 site modifications SP-16-19 Michael Rozzi 2041 Williston Road Admin 4/6/2016 change in use SP-16-20 Joshua Bazis 981 Shelburne Road Admin site modifications SP-16-21 CVD, Inc.7 Green Tree Drive Admin 4/13/2016 ZP-16-151 CO-16-20 site modifications SP-16-22 Ten Farrell Street, LLC 10 Farrell Street DRB umbrella approval & site mods SP-16-23 Alan Palmer 15 Palmer Court Admin 5/2/2016 ZP-16-167 change in use SP-16-24 Dorset Square Associates 150 Dorset Street Admin 5/2/2016 replace tree SP-16-25 KPS 49 Properties 49 Commerce Avenue Admin site modifications SP-16-26 William Savage 16 Gregory Drive Admin 5/6/2016 ZP-16-194 change in use & site mods SP-16-27 Paul Morwood 333 Dorset Street Admin 5/16/2016 deck & steps SP-16-28 Black Bay Ventures 505-511 Market Street Admin 5/16/2016 site modifications SP-16-29 Plaza Investments 41 IDX Drive Admin 5/24/2016 ZP-16-211 add HVAC unit SP-16-30 City of So. Burlington 575 Dorset Street Admin 5/27/2016 add 6 spaces SP-16-31 White + Burke 1120 Shelburne Road Admin revise landscaping SP-16-32 Lund Family Center 50 Joy Drive Admin 6/7/2016 add shed & dumpster SP-16-33 S. B. School District 550 Dorset Street Admin site modifications SP-16-34 Glenn Cummings 82 Commerce Avenue Admin reapprove #SP-15-59 SP-16-35 CU-16-35 Rice Memorial H.S.99 Proctor Avenue DRB fill & dugouts SP-16-36 Innovative Design 30 Green Mountain Drive Admin enlarge platform SP-16-37 SP-16-38 F:\USERS\Planning & Zoning\Development Review Board\Packets\2016 Meeting Packets\DRB Packet 06-21-2016\Agenda 10A 2015 Approved Site Plan.xls 2015 SITE PLANS Last Updated 6/16/2016 SP-16-39 F:\USERS\Planning & Zoning\Development Review Board\Packets\2016 Meeting Packets\DRB Packet 06-21-2016\Agenda 10A 2015 Approved Site Plan.xls 2015 SITE PLANS Last Updated 6/16/2016 SITE PLAN CONDITIONAL APPLICANT ADDRESS TYPE DATE APPROVED ZONING PERMIT C.O.PROJECT SP-16-01 Village at Dorset Park Swift Street Ext.DRB 2/2/2016 stormwater improvements SP-16-02 Merrill Jarvis 1208 Williston Road Admin 1/13/2016 add HC space SP-16-03 30 Community Drive, LLC 30 Community Drive Admin 2/9/2016 ZP-16-079 changes in use SP-16-04 Eric Farrell 80 Eastwood Drive DRB 4/7/2016 ZP-16-111 revise pedestrian access SP-16-05 So. Burlington Realty 40 San Remo Drive DRB 3/16/2016 ZP-16-074 TCO-16-12 change in use SP-16-06 Catherine Antley 30 Farrell Street Admin 2/9/2016 ZP-16-113 add accessory structure SP-16-07 Robert & Sheila Rochefort 1877 Williston Road Admin 2/8/2016 ZP-16-178 site modifications SP-16-08 Neagley & Chase 3 Green Tree Drive Admin 2/12/2016 ZP-16-152 site modifications SP-16-09 Sanel Auto Parts 1776 Williston Road Admin 3/21/2016 add HC ramp SP-16-10 Allen Brook Development 6 Ethan Allen Drive DRB 6/8/2016 50,155 sq. ft. warehouse/dist. Bldg. SP-16-11 CU-16-01 Rice Memorial H.S.99 Proctor Avenue DRB 6/8/2016 add 2 storage buildings (ATF) SP-16-12 LNP, Inc.27/31 Commerce Avenue Admin 2/22/2016 ZP-16-061 CO-16-10 site modifications SP-16-13 Pizzagalli Properties 800 Hinesburg Road Admin 2/22/2016 ZP-16-066 CO-16-19 relocate transformer SP-16-14 G.E. Healthcare 40 IDX Drive DRB 5/5/2016 expand parking lot SP-16-15 Willowbrook Home Willowbrook Lane DRB 4/7/2016 reactivate condition #19 SP-16-16 O'Leary-Burke 1045 Hinesburg Road Admin 3/24/2016 ZP-16-131 site modifications SP-16-17 Richard Gracey 1336 Williston Road Admin 3/21/2016 ZP-16-117 remove building SP-16-18 LBC Senior Living 465 Quarry Hill Road Admin 3/28/2016 ZP-16-165 CO-16-23 site modifications SP-16-19 Michael Rozzi 2041 Williston Road Admin 4/6/2016 change in use SP-16-20 Joshua Bazis 981 Shelburne Road Admin site modifications SP-16-21 CVD, Inc.7 Green Tree Drive Admin 4/13/2016 ZP-16-151 CO-16-20 site modifications SP-16-22 Ten Farrell Street, LLC 10 Farrell Street DRB umbrella approval & site mods SP-16-23 Alan Palmer 15 Palmer Court Admin 5/2/2016 ZP-16-167 change in use SP-16-24 Dorset Square Associates 150 Dorset Street Admin 5/2/2016 replace tree SP-16-25 KPS 49 Properties 49 Commerce Avenue Admin site modifications SP-16-26 William Savage 16 Gregory Drive Admin 5/6/2016 ZP-16-194 change in use & site mods SP-16-27 Paul Morwood 333 Dorset Street Admin 5/16/2016 deck & steps SP-16-28 Black Bay Ventures 505-511 Market Street Admin 5/16/2016 site modifications SP-16-29 Plaza Investments 41 IDX Drive Admin 5/24/2016 ZP-16-211 add HVAC unit SP-16-30 City of So. Burlington 575 Dorset Street Admin 5/27/2016 add 6 spaces SP-16-31 White + Burke 1120 Shelburne Road Admin revise landscaping SP-16-32 Lund Family Center 50 Joy Drive Admin 6/7/2016 add shed & dumpster SP-16-33 S. B. School District 550 Dorset Street Admin site modifications SP-16-34 Glenn Cummings 82 Commerce Avenue Admin reapprove #SP-15-59 SP-16-35 CU-16-35 Rice Memorial H.S.99 Proctor Avenue DRB fill & dugouts SP-16-36 Innovative Design 30 Green Mountain Drive Admin enlarge platform SP-16-37 SP-16-38 F:\USERS\Planning & Zoning\Development Review Board\Packets\2016 Meeting Packets\DRB Packet 06-21-2016\Agenda 10A 2015 Approved Site Plan.xls 2015 SITE PLANS Last Updated 6/16/2016 SP-16-39 F:\USERS\Planning & Zoning\Development Review Board\Packets\2016 Meeting Packets\DRB Packet 06-21-2016\Agenda 10A 2015 Approved Site Plan.xls DEVELOPMENT REVIEW BOARD 7 JUNE 2016 The South Burlington Development Review Board held a regular meeting on Tuesday, 7 June 2016, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: B. Miller, Acting Chair; J. Smith, D. J. Wilking, M. Cota, F. Kochman ALSO PRESENT: R. Belair, Administrative Officer; L. Britt, Development Review Planner; J. Leinwohl, R. Davis, G. Davis, J. Painter, J. Goodwin, E. & C. Steele, E. Langfeldt, A. Gill, T. Barritt, L. O’Brien, Jr., M. O’Brien, E. Lesser-Goldsmith, W. Chesbrough, V. Lambert 1. Additions, deletions, or changes in order of agenda items: No changes were made to the Agenda. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: There were no announcements. 4. Continued sketch plan application #SD-15-40 of John P. Larkin for a planned unit development consisting of: 1) razing a 54-unit hotel (Larkin Terrace), 2) constructing a 100-room hotel, 3) constructing a 51 room extended stay hotel, 4) constructing 77 residential units, and 5) constructing 9,000 sq. ft. of commercial space, 1185 & 1195 Shelburne Road: As the applicant had requested a continuance, Mr. Wilking moved to continue #SD-15-40 until 5 July 2016. Mr. Behr seconded. Motion passed unanimously. 5. Preliminary and final plat application #SD-16-10 of City of Burlington/Burlington International Airport to amend a previously approved plan for an airport complex. The amendment consists of: 1) razing an existing car wash facility, 2) constructing a new 11,665 sq. ft. auto rental car wash facility, 3) constructing a 5,970 sq. ft. 12- position fueling canopy, 4) constructing a new access drive to the FAA Air Traffic Control Facility, and 5) a subdivision to create two lease parcels, 1200 Airport Drive: DEVELOPMENT REVIEW BOARD 7 JUNE 2016 PAGE 2 Mr. Leinwohl explained that there is an existing car wash facility on site where rental cars are washed and serviced. It is shared by 2 rental companies. That building will be taken down and replaced with a larger one which will serve 3 rental car agencies. The lot is 3 acres and is entirely paved. There will be no additional impervious area. There is a stormwater system and there will be a large pre-engineered infiltration system. Because of fueling, this is considered a “hot spot,” and in the event of a spill, there is an oil/water separator. Mr. Leinwohl then showed the renderings. He noted they have tried to replicate the architecture of the parking garage. He showed a perspective looking toward the Airport and indicated the wash bays and 3 maintenance bays. He also noted that the way the road curves, a driver on Kirby Road would have to look sharply to the right to see the building. It is not really in a line of sight. There will be a good looking fence that will provide some screening. This is a secure facility, and there will be no public allowed there. Mr. Leinwohl indicated the location of a new underground 20,000 gallon fuel tank. The 2 older 10,000 gallon tanks will be removed. Mr. Miller read the Fire Chief’s review which indicated he had no issue with the plan. No issues were raised regarding the relationship of the project to the site. Regarding landscaping, Mr. Leinwohl indicated the location of trees that will be relocated. Because there is no space on this site for landscaping, they will put additional plantings on the west side of Airport Drive where houses have been removed and in an area of overflow parking. He then showed a concept of what it will look like with the additional landscaping. Mr. Wilking said there is a positive improvement at the corner of White Street. He was concerned with landscaping vacant lots when the city has yet to determine what will become of those properties, and the landscaping may end up being removed. Mr. Belair explained that DEVELOPMENT REVIEW BOARD 7 JUNE 2016 PAGE 3 there is no option of putting money in escrow instead of providing the landscaping. Mr. Behr felt that situation should be reviewed. Mr. Barritt said he appreciated those comments and noted there is a design process going on in the Chamberlin-Airport neighborhood now. He asked if it is possible to have plantings other than on Airport property. Mr. Belair said plantings must be on Airport property. No traffic issues were raised. Mr. Leinwohl said all lighting will be downcast LEDs. He noted there is an FAA concern here as well as a public concern. Mr. Kochman then moved to close #SD-16-10. Mr. Behr seconded. Motion passed unanimously. 6. Continued Site Plan Application #SP-16-22 of Ten Farrell Street, LLC, to amend a previously approved plan for a 26,125 sq. ft. mixed use building. The amendment is for an umbrella approval to allow for additional uses, 10 Farrell Street: Mr. Davis, owner of the building, said there have been a number of renovations to the building. In additional, some large cedar trees were removed and replaced. He showed the locations. They have a permit to divide the building into 3 spaces for office and retail uses. They are asking to include other uses under an umbrella permit. Mr. McCormick, the landscape architect, said the planting design is intended to match that on the south side of the building. This will involve removing 4 more cedar trees. Parking lot circulation remains the same. They could restripe for additional spaces for new tenants. Mr. Behr asked if there is enough parking for the worst case scenario. Mr. McCormick said some uses are out of the question (e.g., restaurant). Mr. Davis said they are not planning to change any pavement for circulation. They will be careful to lease to businesses that are OK with the parking. Mr. Miller asked the value of the new landscaping. Mr. McCormick said it matches the south side of the building. Mr. Kochman suggested adding some trees to screen the parking lot. Mr. Davis said he would be open to that. DEVELOPMENT REVIEW BOARD 7 JUNE 2016 PAGE 4 Mr. Belair said the Board needs to see a new full landscaping plan, including street trees. The question of front yard coverage should also be looked into (Ms. Britt said the numbers provided don’t seem to go along with what is shown.) Mr. Davis was concerned that they are now at a point where work would have to stop until they get an approval. Mr. Belair said they can be on the next agenda. It was also noted that some lighting is non-compliant (not shielded). The Board did not voice any objections to the umbrella permit. Mr. Wilking moved to continue #SP-16-22 to 21 June 2016. Ms. Smith seconded. Motion passed unanimously. 7. Sketch Plan Application #SD-16-11 of O’Brien Farm Road, LLC, for a planned unit development to develop 50 acres with a maximum of 360 dwelling units and an unspecified square footage of commercial space, 255 Kimball Avenue: Mr. Langfeldt said they have put together a Master Plan and a sketch plan. They want to know whether they are moving in the right direction. He stressed that no specific buildings or site plan is being presented. He then showed the Master Plan for 30 acres divided in to different phases. He indicated a proposed new city road which will intersect with Kennedy Drive (with a traffic light). He also indicated the different areas for development and noted existing sidewalk, rec paths, etc. He stressed that they layout is conceptual. Mr. Behr commented that the plan has lost some of the “flavor” it had before and appears too mechanical. Previously there was connectivity between zones, and there were more breaks between houses. The open space for residents to access now seems to be closed off. Mr. Wilking agreed. Mr. Langfeldt said one problem they have is with the city’s parking requirement. This is now being considered at the Planning Commission. DEVELOPMENT REVIEW BOARD 7 JUNE 2016 PAGE 5 With regard to proposed parks, Mr. Langfeldt said there wouldn’t be walking trails in “zone 4,” but there is a possibility for this in “zone 5.” Mr. Behr noted you can’t get from zone 4 to zone 5 because of the houses there. He felt they will have to lose some houses to be a successful project. Mr. Langfeldt said there is a lot of green space and recreation space. Mr. Kochman said he was concerned there appears to be no play area for kids with something like a ballfield. Mr. Miller noted that staff supports some encroachment into a wetland area. Mr. Gill said this is a Class 3 wetland, really no more than a ditch. The state has no issue with it. The state is also OK with a few other small wetland areas. The applicant will be requesting waivers, including setback waivers as follows: a. 10 foot rear yards setback (instead of 30) b. 5 yard side yard setback (instead of 10) c. 5 yard front yard setback (instead of 30) It was noted that staff is generally OK with the waivers, but asks that they not be granted on a development-wide basis. Mr. Behr agreed there should not be a blanket waiver. Mr. Langfeldt noted 2 small sections in the Master Plan where lots back up to a cliff and also where buildings A, B, and C are located and back up to condominiums that are protected by steep land and landscaping. Mr. Kochman was concerned with buildings “lining up like soldiers.” Regarding height waivers, Mr. Wilking said he would want to see how they relate and how they would work specifically. Mr. Langfeldt showed a concept of what it could look like in Zone 3 leading to the 5 and 6 story buildings in zone 2 (these could be a mix of residential and commercial). He also showed what you would see from Kennedy Drive and a view from Old Farm Road. Mr. Kochman said the greater the setback from Kennedy Drive, the more OK he is. Mr. Gill said they will save as many trees on Kennedy Drive as they can. DEVELOPMENT REVIEW BOARD 7 JUNE 2016 PAGE 6 Ms. Davis, who lives on Eldridge St., was concerned with waivers that would bring townhouses a few feet away from her back porch. She said there is an incline but didn’t feel it was as bad as the applicant says. Mr. Behr agreed with Ms. Davis and said he wouldn’t support that, especially as the new buildings would be above the existing buildings. Mr. Steer, who also lives on Eldridge Street, raised questions of drainage once trees are removed. He said there is also a major difference between a 10 foot and a 30 foot setback. He added that the buildings appear so close, if there is a fire, the fire would spread from building to building quickly. Mr. Behr said the applicant will have to abide by state building codes. Mr. Steel said he is also concerned with traffic which already speeds through Eldridge Street, even though it is a winding street. Mr. Miller said there will have to be a thorough traffic study. Ms. Painter was also concerned with traffic and noted there are a lot of people who walk there. Mr. Langfeldt said they are intending a “neighborhood street” not a thoroughfare or a cut- through. No other issues were raised. 8. Sketch Plan Application #SD-16-12 of Veronica Lambert to subdivide a 4.11 acre parcel developed with a single family dwelling and a two-family dwelling into two lots of 1.44 acres (lot #1) and 2.67 acres (lot #2), 1405 Hinesburg Road: Mr. Chesbrough said the parcel used to belong to Ms. Lambert’s mother. There is an existing 3- bedrooml house and north of that a duplex rental unit. There is also a shop that the Dubois Excavating Company used in the past. They are requesting the subdivision to make it easier to sell both pieces. Mr. Miller noted that existing easements should be indicated on the plan. Mr. Chesbrough said the easements were granted to Brad Gardner in order to access his landlocked property. No other issues were raised. DEVELOPMENT REVIEW BOARD 7 JUNE 2016 PAGE 7 9. Design Review Application #DR-16-03 of Healthy Living Market & Café to amend a previously approved Master Signage Permit to allow for new logo designs, 222 Dorset Street: Mr. Lesser-Goldsmith said they are changing their logo. He showed the concepts for the new logo. No issues were raised. Mr. Kochman moved to close #DR-16-03. Mr. Wilking seconded. Motion passed unanimously. 10. Minutes of 17 May 2016: Members agreed to delete the line at the bottom of p. 2 indicating all members were OK with the date. Mr. Wilking then moved to approve the Minutes of 17 May 2016 as amended. Mr. Behr seconded. Motion passed unanimously. 11. Other Business: There was no other business discussed. As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:42 p.m. _____________________________________ Clerk _____________________________________ Date