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Minutes - Development Review Board - 04/04/2017
DEVELOPMENT REVIEW BOARD 4 APRIL 2017 The South Burlington Development Review Board held a regular meeting on Tuesday, 4 April 2017, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: B. Miller, Chair; J. Smith, D. Parsons, J. Wilking, M. Cota, F. Kochman ALSO PRESENT: R. Belair, Administrative Officer; J. Lavanway, C. Plante, T. Lavanway, M. Janswold, K. Barlow, S. Buckley, A. Gill, T. Mackin 1. Directions on emergency evacuation procedures from conference room: Mr. Miller provided directions on emergency evacuation of the conference room. 2. Additions, deletions, or changes in order of agenda items: No changes were made to the Agenda. 3. Comments & Questions from the public not related to the Agenda: No issues were raised. 4. Announcements: There were no announcements. 5. Conditional Use Application #CU-17-03 of Charles R. Farrell to alter a nonconforming single family dwelling by: 1) expanding the third story by 427 sq. ft., and 2) constructing a 29 sq. ft. basement entry, 9 Pavilion Avenue: Mr. Belair advised that the staff has asked for a continuance to 2 May to allow for proper public notification by the applicant. Mr. Cota moved to continue #CU-17-03 to 2 May 2017. Ms. Smith seconded. Motion passed 6-0. 6. Sketch Plan Application #SD-17-07 or Josef Lavanway to subdivide a 53,696 sq. ft. lot developed with a single family dwelling into two lots of 37,807 sq. ft. (lot #1) and 15,889 sq. ft. (lot #2), 1440 Hinesburg Road: Mr. Lavanway said this is his parents’ property. They are looking to subdivide to provide a house for the parents as they get older. They are considering a 1200 sq. ft. ranch home. They will meet the setback issue (25 feet). The driveway to Highland Terrace can be shown at Final Plat. Mr. Lavanway asked about the energy efficiency regulations. Mr. Belair said he can provide a manual to address that when the applicant applies for a permit to build the house. An energy certificate will have to be recorded when the house is finished. Members briefly discussed the setback issue. Mr. Wilking and Ms. Smith said they would not be opposed to something more than 25 feet. Mr. Belair said the idea is to have a neighborhood feel. No other issues were raised. 7. Final Plat Application #SD-17-08 of O’Brien Farm Ltd. Partnership and O’Brien Home Farm, LLC, to subdivide a 49.58 acre parcel into 11 lots ranging in size from 1.23 acres to 9/74 acres, 255 Kennedy Drive: Mr. Gill explained that the subdivision correlates with the Master Plan the DRB approved. It separates the lands in the Master Plan and other lands owned by the family. This re-aligns the Master Plan border which moved after it was filed. Mr. Kochman said he believes this is not legal. No other issues were raised. Mr. Cota moved to close #SD-17-09. Mr. Wilking seconded. Motion passed 6-0. 8. Preliminary & Final Plat Application #SD-17-06 of Donald R. Cummings for a planned unit development consisting of two lots, each developed with a single family dwelling. The project consists of: 1) subdividing the 1.16 acre parcel into two parcels of 0.6 acres (lot #1) and 0.56 acres (lot #2), and 2) relocating the zoning district boundary between the R-1 and R-2 Zoning districts in conjunction with the Planned Unit development, 1811 Spear Street & 25 Harbor Ridge Road: Mr. Belair advised that the applicant had requested a continuance to 18 April. Mr. Cota moved to continue #SD-17-06 to 18 April 2017. Ms. Smith seconded. Motion passed 6-0. 9. Minutes of 21 March 2017: Due to a server error, the Minutes were not available. 10. Other Business: Mr. Wilking noted that SBBA is working on a safe streets initiative and will be talking about integrating street lights. Members will probably be invited to that discussion. As there was no further business to come before the Board, the meeting was adjourned by common consent at 7:22 p.m. , Clerk _________5/2/2017____________________________ 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 TO: South Burlington Development Review Board FROM: Lindsey Britt, Development Review Planner SUBJECT: CU-17-03 9 Pavilion Avenue—Charles R. Farrell DATE: April 4, 2017 Development Review Board meeting Conditional use application #CU-17-03 of Charles R. Farrell to alter a non-complying single family dwelling by: 1) expanding the third story by 427 sq. ft., and 2) constructing a 29 sq. ft. basement entry, 9 Pavilion Avenue. The applicant failed to display the notice placard within 15 days of the meeting, which has resulted in a defect in the statutory public notice requirement. When this happens, the DRB has always elected not to review the application but continue it to a future meeting so the proper notice requirement is met. 1. Staff recommends the Board continue the application to the May 2, 2017 meeting to allow for proper public notice. 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_17_07_1440HinesburgRoad_Lavanway_subdivision_ho mes_sketch_April_4_2017 DEPARTMENT OF PLANNING & ZONING Report preparation date: March 31, 2017 Plans received: February 28, 2017 1440 Hinesburg Road Sketch Plan Application #SD-17-07 Meeting date: April 4, 2017 Applicant Josef Lavanway 1365 Williston Rd. #4 South Burlington, VT 05403 Owner Judith and Thomas Lavanway 1440 Hinesburg Rd. South Burlington, VT 05403 Engineer Lamoureux & Dickinson Consulting Engineers, Inc. 14 Morse Dr. Essex Junction, VT 05452 Property Information Tax Parcel 0860-01440 SEQ Zoning District- Neighborhood Residential 1.23 acres Location Map 2 PROJECT DESCRPTION Sketch plan application #SD-17-07 of Josef Lavanway to subdivide a 53,696 sq. ft. lot developed with a single family dwelling into two (2) lots of 37,807 sq. ft. (lot #1) and 15,889 sq. ft. (lot #2), 1440 Hinesburg Road. COMMENTS Development Review Planner Lindsey Britt and Administrative Officer Ray Belair, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments. Zoning District and Dimensional Requirements: SEQ-Neighborhood Residential Required Existing Proposed Lot 1 Proposed Lot 2 Min. Lot Size 12,000 sq. ft/single family 53,696 sq. ft. 37,807 sq. ft. 15,889 sq. ft. Max. Building Coverage 15% <15% <15% <15% Max. Overall Coverage 30% <30% <30% <30% *Max. Front Setback 25 ft. >25 ft. >25 ft. >25 ft. Min. Side Setback 10 ft. >10 ft. >10 ft. >10 ft. Min. Rear Setback 30 ft. >30 ft. >30 ft. >30 ft. Building Height (pitched roof) 28 ft. Unknown Unknown <28 ft. **Density 4 units/acre 0.81 units/acre 1.63 units/acre *See conversation below in Building Orientation section. **See Density discussion below. A. Density The SEQ-NR district allows a base density of 1.2 units per acre and a density of four (4) units per acre with Transfer of Development Rights. The existing parcel allows for a maximum density of four (4) units (1.23 x 4=4.92 rounded down to the nearest whole unit) with TDRs. The applicant has proposed two (2) units (one existing single family and one (1) new single family), which is within the density calculation for this parcel with the use of one (1) TDR. The applicant has indicated a TDR will be purchased for this project. B. Access Access to Lot 1 from Hinesburg Road is provided by an existing driveway. Access to Lot 2 could be provided from Highland Terrace via a driveway. C. Building Orientation and Design Section 9.08 of the Land Development Regulations lays out particular standards related to the orientation of housing, setbacks, and parking/garages. The applicant is not currently proposing a house on Lot 2; however, staff considers the applicant should be aware of this section of the LDRs, so they understand the limitations and opportunities of Lot 2. The plans indicate a possible location for a new house on Lot 2, which is set back from Highland Terrace approximately 60 feet and from the front lot line 35 feet. The regulations state that buildings “should be 3 set back a maximum of” 25 feet from the sidewalk and that a “close relationship between the building and the street is critical to the ambiance of the street environment.” Staff considers the illustrated house location to be set back too far from the street. Nearby houses further south on Highland Terrace are set back approximately 25 feet from their front lot line and two (2) recently approved house lots to the north are proposed to have houses with setbacks of 30 feet. Staff considers that new housing on Highland Terrace should continue to be encouraged to be set back no more than 25 feet. 1) Staff recommends the Board request any house to be built on Lot 2 have a setback of no more than 25 feet. D. Lot Ratios Section 9.08.A.4 states that lots “shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended.” The existing lot has a ratio of approximately 1:3.8 and therefore meets the minimum lot width to depth ratio. Lot 1 is proposed to have a ratio of approximately 1:2.3 and Lot 2 of 1:2. E. 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. A building is not currently proposed, but when a house is to be built on Lot 2 as illustrated on the plan then the Stretch Energy Code will need to be met. RECOMMENDATION Staff recommends that the applicant work with Staff and the Development Review Board to address the issues herein. Respectfully submitted, ________________________________ Ray Belair, Administrative Officer Consulting Engineers, Inc.LAMOUREUX & DICKINSON14 Morse DriveEssex Junction, VT 05452Tel: 802-878-4450THESE PLANS WITH LATEST REVISIONS SHOULD ONLY BEUSED FOR THE PURPOSE SHOWN BELOW:REVISIONSJUDITH LAVANWAYLIVING TRUST15049JKRRDJKRDLH2-24-17SHT. NO.SCALEDATECHECKEDDRAWNDESIGNSURVEYdescriptiondateby1" = 30'1TWO LOT SUBDIVISIONSKETCH PLANLEGENDKtE Z͗:h/d,D͘>sEtzdZh^dϭϰϰϬ,/E ^hZ'ZK^Khd,hZ>/E'dKE͕sdϬϱϰϬϯ Z & Z E ͗sK>͘ϭϬϰϰͬW'͘ϭϯϮEXISTING PROPERTY LINEABUTTING PROPERTY LINEPROPOSED PROPERTY LINEPROERTY LINE TO BE DISSOLVEDIRON PIPE FOUNDIRON ROD FOUNDAERIAL ELECTRIC & TELEPHONECHAINLINK FENCESTOCKADE FENCEWIRE FENCESEWER LINEAE&TLOCATION PLANNTSSITEVANSICKLENRD.HINESBURGRD.Z Yh/Z D Ed^Ͳ^ YEZ;E /',KZ,KKZ ^/ Ed/>ͿZ Yh/Z D/E͘>Kd^/ D/E͘^/ zZ^ d<Dy͘h/>/E'Ks Z' Dy͘>KdKs Z' ϭϬΖD/E͘&ZKEdzZ^ d<ϮϬΖϭϮ͕ϬϬϬƐĨD/E͘Z ZzZ^ d<ϯϬΖDy͘s'͘ s >KWD Ed E^/dzчϭϱйчϯϬйϰhͬZ 3 ?? ?GZJ? 6NHWFK3ODQ5(9GZJ $0 #SD-17-08 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING O’BRIEN FAMILY LIMITED PARTNERSHIP & O’BRIEN HOME FARM, LLC – 255 KENNEDY DRIVE FINAL PLAT APPLICATION #SD-17-08 FINDINGS OF FACT AND DECISION Final plat application #SD-17-08 of O’Brien Family Limited Partnership & O’Brien Home Farm, LLC to subdivide a 49.58 acre parcel into eleven (11) lots ranging in size from 1.23 acres to 9.74 acres, 255 Kennedy Drive. The Development Review Board held a public hearing on April 4, 2017. The applicant was represented by Andrew Gill and Evan Langfeldt. 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, O’Brien Family Limited Partnership & O’Brien Home Farm, LLC, seeks to subdivide a 49.58 acre parcel into eleven (11) lots ranging in size from 1.23 acres to 9.74 acres, 255 Kennedy Drive. 2. The owners of record of the subject properties are O’Brien Family Limited Partnership & O’Brien Home Farm, LLC. 3. The application was received on March 3, 2017. 4. The property lies within the Residential 12, Commercial 1 – Limited Retail, & Residential 1 – PRD Zoning Districts. 5. The plan submitted consists of one (1) page titled “Final Plat O’Brien Family, LLC & O’Brien Home Farm, LLC” prepared by Krebs & Lansing Consulting Engineers, Inc., and dated 2/17/2017. 6. The subdivision creates eleven (11) new lots as follows: Lot 4, O’Brien Home Farm, LLC, 1.42 acres Lot 5, O’Brien Home Farm, LLC, 1.23 acres Lot 6, O’Brien Home Farm, LLC, 5.75 acres Lot 7, O’Brien Home Farm, LLC, 4.53 acres Lot 8, O’Brien Home Farm, LLC, 4.33 acres Lot 9, O’Brien Family, LLC, 3.27 acres Lot 10, O’Brien Family, LLC, 3.67 acres Lot 11, O’Brien Family, LLC, 5.53 acres Lot 12, O’Brien Home Farm, LLC, 7.11 acres Lot 13, O’Brien Home Farm, LLC, 9.74 acres Lot 14, O’Brien Family, LLC, 3.0 acres #SD-17-08 2 Zoning District Density Allowances and Dimensional Standards Minimum lot size requirements (which vary depending upon the proposed use) are met for all eleven (11) proposed lots. The applicant is seeking an approval such that all the lots would be treated as one (1) lot under the Land Development Regulations, which will necessitate a Notice of Condition to that effect. 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 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. The lots would be treated as one (1) lot under the Land Development Regulations, therefore the lot layout standards do not apply. 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) … The lots would be treated as one (1) lot under the Land Development Regulations, therefore the access standards do not apply. DECISION Motion by ____________, seconded by ____________, to approve final plat application #SD-17-08 of O’Brien Family Limited Partnership & O’Brien Home Farm, LLC, 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. #SD-17-08 3 a. The survey plat must be revised to include the signature and seal of the land surveyor. 4. For purposes of the LDRs, all lots included in this subdivision shall be considered one (1) lot. The applicant shall record a “Notice of Condition” to this effect which has been approved by the City Attorney prior to recording the final plat plan. 5. The mylar must be recorded prior to any zoning permit issuance. 6. The applicant must submit to the Administrative Officer a final set of project plans as approved in digital format. 7. The final plat plan (Survey 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 __________________ 2017, by _____________________________________ Bill Miller, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist. VIA HAND-DELIVERY February 21, 2017 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: Final Plat Application Pursuant to MP-16-03 Dear Board Members: Attached as Exhibit A, please find a complete City of South Burlington, Application for Final Plat Review, for a subdivision of 8 existing parcels of land totaling approximately 50 acres, located on the west side of Old Farm Road, and on the east side of Eldridge Street and Kennedy Drive, (the “Parcel”), to become 11 lots, as shown on the proposed subdivision plat, attached as Exhibit B (the “Project”). The Parcel involved in this Application is subject to a Master Plan approval, issued by the Board on February 9, 2017 (the “Decision”), attached as Exhibit C, and is also the subject of ongoing preliminary plat hearings, for a planned unit development of 118 units being proposed by O’Brien Farm Road, LLC, who is not the current owner of the Parcel. As the Board knows, the existing 8 lot subdivision was permitted by the Board in August of 2016; the issued findings of fact and decision are attached at Exhibit D. Since that permit was granted, the Master Plan permit applied for by O’Brien Farm Road was approved. At the time that the 8-lot subdivision was granted in August, the Applicant stated the purpose of the subdivision as follows: “The long-term plans for this land include master planning and permitting a new development. To enable this development, the long-term land holding entities that currently own the land will eventually sell the underlying land to a new development entity for permitting. This subdivision enables the land sales (or donations as applicable for City parks) to occur in an efficient and expeditious manner. The proposed lot lines correspond generally with development concepts previously shown to the board.” Since that statement was made and the permit was issued, the proposed lot lines of the Master Plan development have shifted substantially. This has caused the issued permit/subdivision to be ineffective for its intended purpose of transferring the land involved in the Master Plan. Given this, the Applicant is seeking this new subdivision, which has lot lines that correlate exactly with the borders of the Master Plan, such that the underlying land can be sold to O’Brien Farm Road, the developer of the Master Plan and the Planned Residential Development, currently before the board. Lastly, the Board may notice that this Application is for Final Plat, and that no sketch plan or preliminary plat applications have been filed. In the Master plan decision, the Board granted two process waivers, which we believe apply directly to this application. The applicable findings from the Master Plan are: 1. “The Board approves the following waivers: … a. Sketch plan review will not be a requirement for applications made pursuant to this Master Plan. 2. “The Board makes the following findings: …b. That preliminary plat review is not required when requesting an amendment to an already approved final plat. Here the Applicant is requesting an amendment to a subdivision previously issued to create legal lot lines that mirror the boundaries of the permitted Master Plan. The applicant believes that this request and application is very much pursuant to the issued master plan. Additionally, this application is for an amendment to a previously issued final plat, for land involved in the Master Plan. Given this, it appears that only a final plat hearing and approval is required. We hope that this permit can move through expeditiously, and we are happy to include in this permit the same notice of conditions as pertains to zoning, that was included with the original permit. We look forward to the Board’s review. Thank you. Sincerely, Andrew Gill, Director of Development Enclosure Exhibit A 575 Dorset Street South Burlington, VT 05403 te l 802.846.4106 fax 802.846.4101 www.sburl.com Permit Number SD-______-__________ (office use only) APPLICATION FOR SUBDIVISION PLAT REVIEW Ƒ Preliminary Ƒ Final PUD Being Requested? Ƒ Yes Ƒ No All information requested on this application must be completed in full. Failure to provide the requested information either on this application form or on the plans will result in your application being rejected and a delay in the review before the Development Review Board. 1. OWNER(S) OF RECORD (Name(s) as shown on deed, mailing address, phone and fax #) _________________________________________________________________________ _________________________________________________________________________ 2. LOCATION OF LAST RECORDED DEED (Book and page #) ___________________ 3. APPLICANT (Name, mailing address, phone and fax#) ___________________________ _________________________________________________________________________ _________________________________________________________________________ 4. CONTACT PERSON (Name, mailing address, phone and fax #) ____________________ _________________________________________________________________________ _________________________________________________________________________ a. Contact email address: ________________________________________________ 5. PROJECT STREET ADDRESS: ____________________________________________ 6. TAX PARCEL ID # (can be obtained at Assessor’s Office) ________________________ ✔ ✔ O'Brien Family Limited Partnership, 1855 Williston Road, S. Burlington 05403 O'Brien Home Farm, LLC; Address above. Phone: 802-658-5000 Fx. 658-5002 V.420, 345 V.551 69 Same as above Andrew Gill Project Coordinator. Address Phone and Fax, Same as above. andrew@obrienbrothersagency.com TBD Kennedy Drive 12600200 and 097000255 Subdivision Application Form. Rev. 12-2011 7. PROJECT DESCRIPTION a. General Project Description (describe what you are proposing): ___________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ b. Existing Uses on Property (including description and size of each separate use): ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ c. Proposed Uses on property (include description and size of each new use and existing uses to remain): ________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ d. Total building square footage on property (proposed buildings and existing buildings to remain): ________________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ e. Height of building & number of floors (proposed buildings and existing buildings to remain, specify if basement and mezzanine): __________________________________________ ______________________________________________________________________ ______________________________________________________________________ f. Number of residential units (if applicable, new units and existing units to remain): ______________________________________________________________________ ______________________________________________________________________ g. Number of employees (existing and proposed, note office versus non-office employees): ______________________________________________________________ ______________________________________________________________________ h. Other (list any other information pertinent to this application not specifically requested above, please note if Overlay Districts are applicable): __________________________________ ______________________________________________________________________ ______________________________________________________________________ i. List any changes to the subdivision, such as property lines, number of units, lot mergers, etc. ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ See enclosed letter See enclosed letter None None None proposed None None None Subdivision created as partofapplication. Subdivision Application Form. Rev. 12-2011 8. LOT COVERAGE (ALL information MUST be provided here, even if no change is proposed) a. Size of Parcel: ___________________________ (acres /sq. ft.) b. Building Coverage: Existing __________ square feet __________ % Proposed __________ square feet __________ % c. Overall Coverage (building, parking, outside storage, etc): Existing __________ square feet __________ % Proposed __________ square feet __________ % d. Front Yard Coverage(s) (commercial projects only): Existing __________ square feet __________ % Proposed __________ square feet __________ % 9. WETLAND INFORMATION a. Are there any wetlands (Class I, II, or III) on the subject property? Ƒ Yes Ƒ No b. If yes, is the proposed development encroaching into any of these wetlands associated 50’ buffers (describe) _____________________________________________ ________________________________________________________________________ c. If yes, please submit the following with this application: 1. A site specific wetland delineation of the entire property or a written statement that the applicant is relying on the City’s wetland map. 2. Response to the criteria outlined in Section 12.02(E) of the Land Development Regulations (applicant is strongly encouraged to have a wetland expert respond to these criteria) 10. AREA DISTURBED DURING CONSTRUCTION: ___________________SQ. FT. * *Projects disturbing more than one (1) acre of land must follow the City’s specifications for erosion control in Article 16 of the Land Development Regulations. Projects disturbing more than one (1) acre require a permit from the Vermont Department of Environmental Conservation. Approximately 50 acres 00 00 00 00 0 0 00 ✔ No encroachment 0 Subdivision Application Form. Rev. 12-2011 11. COST ESTIMATES a. Building (including interior renovations): $ ____________________ b. Landscaping: $____________________ (Please submit itemized list of landscaping proposed) c. Other site improvements (please list with cost) __________________________________ ____________________________________________________________________ ____________________________________________________________________ 12. ESTIMATED TRAFFIC a. P.M. Peak hour for entire property (In and out): ___________________________________ 13. PEAK HOURS OF OPERATION: ____________________________________________ 14. PEAK DAYS OF OPERATION: ______________________________________________ 15. ESTIMATED PROJECT COMPLETION DATE:_______________________________ 16. PLANS AND FEE Plat plans shall be submitted which shows the information required by the City’s Land Development Regulations. Five (5) regular size copies, one reduced copy (11" x 17"), and one digital (PDF-format) copy of the plans must be submitted. A subdivision application fee shall be paid to the City at the time of submitting the application. See the City fee schedule for details. NOTE: NOTIFICATION of ADJOINING PROPERTY OWNERS: Notification of adjoining property owners, in accordance with 24 V.S.A. §4464(a) and Section 17.06(B) of the South Burlington Land Development Regulations, is the responsibility of the applicant. After deeming an application complete, the Administrative Officer will provide the applicant with a draft meeting agendas or public hearing notice and sample certificate of service. The sworn certificate of service shall be returned to the City prior to the start of any public hearing. 0 0 0 0 0 0 N.A. Permit issuance is completion Exhibit B Exhibit C (+ !% "!" ! ! ! & 7 6 % # ! ! ! 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MEMBERS PRESENT: B. Miller, Acting Chair; J. Smith, D. Parsons, J. Wilking, F. Kochman, ALSO PRESENT: R. Belair, Administrative Officer; L. Britt, Development Review Planner; M. Sperry, P. Judge, E. Barfed, S. Livofson, A. Rowe, T. McKenzie, K. Braverman, C. Snyder, B. Williams, G. Maille, J. Leinwohl, K. Sturtevant, J. Duncan, J. Pidgeon, A. Gill, M. Waite, S. Rendall, M. Janswold, R. Rushford, J. Desautels, A. Clayton, J. Duncan Mr. Miller provided emergency exit information. 1. Additions, deletions, or changes in order of agenda items: No changes were made to the Agenda. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: No announcements were made. 4. Continued Preliminary and Final Plat Application #SD-1703 of Snyder-Braverman Development Company, LLC, to subdivide a 5.15 acre parcel into three lots ranging in size from 12,589 sq. ft. to 183,150 sq. ft., 6 Market Street: Mr. Snyder advised that the right-of-way has been shifted entirely onto the South Burlington City Center parcel. Mr. Parsons said this is what the Board discussed 2 weeks ago. Mr. Sperry, representing the adjacent property owner, requested bonding or other security. He noted that Century Partners gets a lot of cut-through traffic. He hoped the city would extend Market Street to eliminate that. Mr. Judge said it is a safety concern. Mr. Belair said a bond is not required at this level; this is just the creation of 3 lots with no development involved. DEVELOPMENT REVIEW BOARD 21 MARCH 2017 PAGE 2 Mr. Kochman added that unless a zoning permit is required, a bond is not required. Mr. Sperry said if the Board says nothing, the applicant can say they weren’t told a bond would later be required. Mr. Belair responded that a bond is always required before a street can be constructed. Mr. Snyder read from the regulation 8.04(A) (2) regarding bonding requirements. Mr. Sperry said he would feel better if something got said about it. Mr. Belair said the city’s attorney says that if something is in the regulations, it does not have to be put in the decision. Mr. Wilking then moved to close #SD-17-03. Ms. Smith seconded. Motion passed 5-0. 5. Appeal #AO-1701-01 of Burlington International Airport (BIA)/City of Burlington (COB) appealing the issuance of Zoning Violation #NV-17-01 by the Administrative Officer alleging a zoning violation at 3060 Williston Road: Ms. Sturtevant, representing the City of Burlington, asked for a continuance to a future meeting. She noted this property has tenants, and the Airport is working with the tenants to resolve the issues, so there may not be a need for a hearing. Mr. Belair noted the site plan had been changed without approval. Violations include the placing of 2 dumpsters, a large storage container and outside storage on the property without approval. Ms. Sturtevant said these items have now been removed. Ms. Clayton added that the tenants were given two options: get site plan approval or remove the items. They removed the items. Mr. Belair noted there may also be some tenants in the building who were not approved as required. Mr. Wilking moved to continue Appeal #AO-17-01 to 2 May 2017. Mr. Parsons seconded. Motion passed 5-0. 6. Appeal #AO-17-02 of Burlington International Airport (BIA)/City of Burlington (COB) appealing the issuance of Notice of Violation #NV-17-02 by the Administrative Officer alleging a zoning violation at Valley Road (quarry north of 3060 & 3064 Williston Road): DEVELOPMENT REVIEW BOARD 21 MARCH 2017 PAGE 3 Ms. Sturtevant asked for a continuance. Mr. Belair explained that there is a provision that requires approval for placing of fill. The placement in this case was more than the allowable 20 cubic yards. That placement has now stopped. Ms. Sturtevant said the fill was placed by the Air Guard without notice to the Airport. The Airport had gone through sketch review to place the fill in the quarry. The placement happened in between. Ms. Sturtevant said they are ready with preliminary and final plat and asked for scheduling as early as possible. Mr. Wilking moved to continue Appeal #AO-17-02 to 2 May 2017. Ms. Smith seconded. Motion passed 5-0. 7. Re-opened site plan review application #SP-16-82 of City of Burlington, Burlington International Airport to amend a previously approved plan for an airport complex. The amendment consists of: 1) relocation of taxiway “G,” 2) new aircraft holding bay, 3) relocation of taxiway “A,” 4) reconstruction of taxiways “M” & “H,” and 5) stormwater improvements, 1200 Airport Drive: Mr. Leinwohl said they have a mitigation plan to address the issues raised by the City. He showed a photo and diagram of the holding area and noted that when a plane is parked there awaiting take-off, there is a jet blast that blows snow onto Airport Parkway. The plan to address this is to build an earth berm, 10 feet high. It would be vegetated with landscaping to improve the public side. This would address the issue at one of the holding bays. The other bay abuts property owned by the City of South Burlington, and the Airport would need an agreement with the City of South Burlington to extend the berm. Mr. Leinwohl showed the boundary of the 35 mph velocity. He noted that the wind in the area dissipates at 15 mph for every 40 feet. Mr. Belair said staff would like to know where the velocity drops to zero. He suggested continuing the hearing to that information can be provided. Mr. Leinwohl said they did that research. The velocity is reduced to zero by the time you reach Airport Parkway. He added that the wind would have to be blowing east to west to impact that, which is very unusual. DEVELOPMENT REVIEW BOARD 21 MARCH 2017 PAGE 4 Mr. Wilking noted the berm is very long and asked about truck trips for the building of the berm. Mr. Leinwohl said they haven’t gotten that specific yet. Mr. Wilking said the neighborhood has had a lot of impact from the Airport, and this work could add to traffic, etc. He wanted to know the specifics. Mr. Leinwohl said they can use a lot of material from the construction work to construct the berm, which would reduce trucking. Mr. Wilking asked about the possibility of a blast wall for the entire area. Mr. Leinwohl said that would not be as aesthetically pleasing. Mr. Wilking asked if it could address noise issues. Mr. Leinwohl said it is not a noise controller as it is a different kind of wall. Mr. Kochman questioned the impact on the South Burlington property if the berm is extended or even just from the blast across it. Mr. Wilking said that Cty property is a big gully with not much use. Ms. Clayton said the Airport would love to put a blast wall there, but could do it only if the gully were to be filled in. Regarding traffic during the construction, Mr. Leinwohl showed a plan indicating the project area. He showed the route that trucks would take with material taken out and removed to the quarry. He estimated 5500 truck trips going out in 2017 and 6400 ion 2018. This would average out to 3 trips in and out (round trips) per hour, depending on what phase of building is going on. He showed a graph of estimated truck traffic due to phasing. Regarding materials coming in (stone, pipe, etc.), there are 2 likely routes, depending on which contractor is used (the project has not yet been bid). Traffic would come from either the east or west on Williston Road. Mr. Leinwohl estimated 5 trips per hour through the Williston Road intersection. Mr. Wilking said he would want assurance that the trucks stay on Williston Road and do not go through the neighborhood. Mr. Leinwohl said that will be part of the bidding package. Mr. Kochman asked about night construction. Mr. Leinwohl said there will be night work for one part where the taxiway meets the runway. Ms. Clayton said that will take place between midnight and 5 a.m., when there are no flights. DEVELOPMENT REVIEW BOARD 21 MARCH 2017 PAGE 5 Mr. Wilking asked how noise from trucks backing up near homes can be mitigated. Ms. Clayton said they can have a turn-around instead of having trucks backing up. Mr. Leinwohl said this can be done in “vulnerable locations.” Mr. Belair said that can be a condition. Mr. Wilking said it should be anywhere the noise can travel. Mr. Leinwohl said he wasn’t sure that was feasible from the contractor’s point of view. They have to have back-up indicators, but they can talk about how to minimize that. Mr. Wilking stressed that 2-1/2 months of backing up truck noise is not acceptable. Mr. Leinwohl said they will do whatever they can. Mr. Belair noted one issue with the proposed berm. Part of it would be on an adjacent property owned by the City of Burlington, which would have to apply to have the berm on that property. It would have to be a separate application. Ms. Sturtevant cited the need to move forward. She said they can have a revised site plan and a separate site plan for the adjacent property. Ms. Britt said the City does not want to leave anything unsettled. Mr. Belair said he can’t craft conditions until he has specifics. Ms. Clayton said the original hearing was 17 January, and this is a “real heartbreaker” for the Airport, especially regarding their ability to apply for grants. She asked if Phase 1 can be approved separately. Mr. Wilking noted that the problems created were not addressed by the Airport at the time of the hearing. Mr. Belair suggested excluding the holding bay area from the plan and having the DRB approve the rest. Ms. Clayton said that would allow them to proceed in a timely manner. They will need permits in hand by 1 May. DRB members were OK with removing the holding bays from the application. Mr. Belair said there is no decision written, but it can be created and e-mailed to members and try to expedite the process to less than 2 weeks. Mr. Maille, a resident of the area, stressed that blast walls would not provide noise mitigation. DEVELOPMENT REVIEW BOARD 21 MARCH 2017 PAGE 6 He also noted that the Chamberlin Neighborhood Airport Planning Committee (CNAPC) had identified a bike path on Airport Parkway. He wasn’t sure of the time frame for this, but the concern is that without a berm, there could be a hazard to pedestrians and bikers when that path is created. A full berm across the area would be needed to mitigate the problem. He suggested the possibility of BTV buying the South Burlington land and filling in the gully to make it conducive to building a blast wall. Regarding noise and traffic, Mr. Maille said that during the 2010 project, the noise was “maddening.” It was hard to sleep between 1 and 5 a.m. He also cited the difficulty of getting out of his street today and suggested that it would help to have a traffic light there, even a temporary light during the construction. No other issues were raised. Mr. Wilking moved to close #SP-16-82 with the condition of removing the holding bays and berm from the application. Mr. Parsons seconded. Motion passed 5-0. 8. Conditional Use Application #CU-17-02 of Champlain Water District for approval to allow an accessory structure (water storage tank) to exceed the height of the principal structure by 32 feet, 403 Queen City Park Road; and 9. Site Plan Review Application #SP-17-12 of Champlain Water District to amend a previously approved plan for a municipal water treatment plant. The amendment consists of: 1) constructing a below grade concrete wet well expansion with a pump room and a pipe gallery, 2) constructing a 1.0 million gallon precast concrete filtered water storage tank, and 3) site modifications, 403 Queen City Park Road: Mr. Duncan explained that CWD is making improvements to the plant. Since they can’t take equipment out of service to make the improvements, they are putting in a duplicate system. He noted that 2 floors of the building are below grade, and only one above grade. One other structure will be visible from the road. Mr. Duncan indicated a parking area and fire access road. The road will be shifted to the east side to accommodate the wet well. Parking will be relocated along the east side. Mr. Duncan showed the location of the new tank and new wet well on an overhead photo and indicated where the road will come. DEVELOPMENT REVIEW BOARD 21 MARCH 2017 PAGE 7 Mr. Parsons asked about getting the road aligned with Pine Street. Mr. Duncan said that would require the relocation of 2 poles (Green Mountain Power). He added that the present alignment is more conducive to truck deliveries. Mr. Kochman asked if there are rules for “dog legs.” Mr. Belair said only for streets. He added that Public Works is OK with this alignment. Mr. Duncan noted that the new road will not be for daily use; it will be gated. Mr. Kochman said he doesn’t have a practical problem with it; his problem is with the rules. Ms. Britt said Mr. Conner had no issues with it, and he oversees the writing of the rules. Ms. Lindsey noted that staff did not see a need for conditional use approval and they view this as multiple structures in a complex. This eliminates the need for a height waiver. Mr. Duncan said they will submit a withdrawal of the Conditional Use Application. Mr. Parsons asked about landscaping. Mr. Duncan indicated new plantings. He noted that some scrub brush will be removed and there will be trimming on the other side and under GMP lines. They will screen the dumpsters. No other issues were raised. Mr. Wilking moved to close #SP-17-12. Ms. Smith seconded. Motion passed 5-0. 10. Preliminary & final plat application #SD-17-04 of Synergy Development, LLC, to amend a previously approved planned unit development consisting of three single family dwellings on three lots. The amendment consists of adding one single family dwelling to lot #3, 7 Chaplin Lane: Ms. Britt noted that previous stormwater issues have been resolved. Mr. Kochman noted the applicant is applying for a footprint lot. Ms. Desautels said they will sell with the ability to build a house. Mr. Kochman said he thought that was illegal and will vote against it. Ms. Desautels explained the need for a street sign and said they will get that done. She also noted the new unit will be required to have a sprinkler system. DEVELOPMENT REVIEW BOARD 21 MARCH 2017 PAGE 8 Ms. Bartlett, a neighbor to the north, asked about stormwater. Ms. Desautels indicated the location of a swale that picks up drainage. More detail has been added to the swale (it will be constructed in the spring when the ground thaws). New drainage will be directed to the pond. No other issues were raised. Mr. Wilking moved to close #SD-17-04. Mr. Parsons seconded. Motion passed 4-1 with Mr. Kochman opposing. 11. Sketch Plan Application #SD-17-05 of Donald and Sandra Rendall to subdivide a 4.85 acre parcel developed with a single family dwelling into two lots of 3.917 acres (lot #1), and 0.93 acres (lot #2), 51 Old Farm Road: Ms. Rendall said they bought the property in 1993 and now want to downsize and possibly build a smaller house for themselves. Mr. Waite showed the potential building footprint, but this is not now being proposed. They will connect to municipal sewer for both lots. They will not impact the wetland. No issues were raised. 12. Minutes of 21 February 2017: Mr. Kochman moved to approve the Minutes of 21 February. No second was required. The motion passed 5-0. 13. Other Business: Mr. Kochman said he would like to take his proposed amendment to the Planning Commission and would like to say the Board supports this. Mr. Wilking suggested as many members as possible attend the Planning Commission meeting when it is heard. DEVELOPMENT REVIEW BOARD 21 MARCH 2017 PAGE 9 Mr. Kochman moved the Planning Commission support his recommended amendment to the Planning Commission. Mr. Parsons seconded. Motion passed 5-0. As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:25 p.m. _____________________________________ Clerk _____________________________________ Date