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Minutes - Development Review Board - 07/18/2017
DEVELOPMENT REVIEW BOARD 18 JULY 2017 The South Burlington Development Review Board held a regular meeting on Tuesday, 18 July 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, M. Behr (by phone) ALSO PRESENT: R. Belair, Administrative Officer; P. Conner, Director of Planning & Zoning; M. Keen, Development Planner; D. Marshall S. Dopp, D. Fleming, M. Costello, C. Griffin, J. Weith, B. Shearer J. Dextradeur, E. Langfeldt, B. & K. Whitby, G. Philibert, J. Goodwin, T. Rich 1. Directions on emergency evacuation procedures from conference room: Mr. Miller provided directions on emergency evacuation procedures. 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: Ms. Dopp told the Board that UVM issued an RFP to develop two parcels near Swift and Spear (the Edlund and Martin parcels). The RFPs are due on 18 August with a decision to be made by UVM on 18 September. Ms. Dopp noted that the Edlund property is zoned IA, which would require a zoning change for residential development. The Martin property is zoned for residential. Ms. Dopp wished that the city could weigh in on what they would like there as there are unique features to both properties. Mr. Belair noted that any re-zoning would start with the Planning Commission. 4. Announcements: Mr. Conner introduced Marla Keene, the new Development Review Planner. 5. Final Plat Application #SD-17-15 of City of South Burlington to subdivide a 104 acre lot (Wheeler Nature Park) into three lots of 96.75 acres (lot #1), 6.91 acres (lot #2) and 0.34 acres (lot #3), 100 Dorset Street: Mr. Conner reviewed the history of this application, noting that it is part of a legal settlement involving a land swap (next agenda item) which was approved by voters. This action will resolve the Master Plan litigation. Mr. Conner indicated the 2 properties that will be transferred to JAM Golf. The remaining 96 acres stays as Wheeler Nature Park. Mr. Conner also indicated the beginning of the other piece adjacent to this parcel which will be transferred to the city as part of the land swap. Ms. Griffin asked if there is an established intention for the subdivided parcels. Mr. Marshall said there will be a future application brought to the DRB that has zoning specific to this site, and there will be residential development at some time. No issues were raised by the Board. Mr. Cota moved to close #SD-17-15. Mr. Wilking seconded. Motion passed unanimously. 6. Final Plat Application #SD-17-16 of JAM Golf, LLC, to amend a planned unit development consisting of 273 residential units and an 18-hole golf course. The amendment consists of subdividing a 69.87 acre lot (parcel F) into two lots of 47.99 acres and 21.88 acres, 236 Golf Course Road: Mr. Marshall said this property is adjacent to the Wheeler parcel and will create a north/south corridor for wildlife. It also creates a buffer to the Oak Creek and Butler Farms developments. It has been identified as equal in value to the land swapped on the Wheeler property. Mr. Marshall noted that there is a rec path on this property. A small portion of rec path on an adjacent property will be moved by the applicant to this property. The existing pond in the middle of the parcel will be maintained. The intended use of the property is primarily open space. Mr. Kochman asked what value the property has to the city. Mr. Conner said it maintains a wildlife corridor. He indicated where development had previously been proposed and that will now be kept open. Mr. Fleming noted the pond is an integral part of the stormwater system in the area. He asked if it will be maintained by the golf course after it becomes city property. It was noted that the application gives the applicant the right to maintain the pond and the underground pipe, and the draft decision addresses the easements involved in this. Mr. Kochman asked if there is an obligation the city can enforce. Mr. Marshall said the state permit obligates the applicant to maintain the pond. An agreement is being worked out as to the sharing of costs. Ms. Griffin asked if the pond is also the location of the pump. Mr. Marshall said it is. The pump is a transfer pump which transfers water from this pond to the main pond if the latter gets low. No other issues were raised. Mr. Cota moved to close #SD-17-16. Mr. Kochman seconded. Motion passed unanimously. 7. Continued site plan review application #SP-17-34 of 1775 Shelburne Road, LLC, for approval to construct a 15,030 sq. ft. retail building, 1775 Shelburne Road: Mr. Marshall said they have submitted a revised site plan and elevations which address DRB concerns. They also have submitted actual traffic counts from one of the applicant’s other locations. Specific changes include: a. The addition of stairs in the location indicated by the Board (this is in addition to the ramp) b. Changes in glazing and a variety in colors on the face of the building (elevations were shown indicating this). Member felt these changes addressed their concerns. c. Relocation of some landscaping d. Updating of the stormwater system to increase infiltration by accessing a sandy layer beneath the surface (this will be maintained by the applicant and was approved by the Stormwater Superintendent) A 17% parking waiver is being requested. It was noted that the Board has the ability to waive up to 25%. Mr. Marshall noted that they used to be required to meet the minimum standard, but since the actual need is less, staff is supporting the waiver in order to maintain more pervious surface. Mr. Miller noted that staff is OK with the traffic number which result from a study done at another of the applicant’s sites. Mr. Marshall advised that the applicant is willing to place a bike rack in conformance with the new rules, even though those rules do not apply to this application. No other issues were raised. Mr. Cota moved to close #SP-17-34. Ms. Smith seconded. Motion passed unanimously. 8. Conditional Use Application #CU-17-06 and Site Plan Review Application #SP-17-41 of Shearer Automotive to amend a previously approved plan for a 12,503 sq. ft. building used for personal instruction use. The amendment consists of using the parking area for commercial parking with the building having no approved use, 1475 Shelburne Road: Mr. Weith said the purpose of the application is to change the use of the former O’Brien Training Center and use it for parking overflow vehicles from the Shearer dealerships. There will be no changes to the property, and the building will remain vacant. Vehicles will be parked on existing paved areas. Mr. Shearer noted the building is up for sale, but he does not intend to buy it. He is just renting the parking area. No issues were raised. Mr. Cota moved to close #CU-17-06 and #SP-17-41. Mr. Wilking seconded. Motion passed unanimously. 9. Master Plan Application #MP-17-01 of O’Brien Farm Road, LLC, to amend a previously approved master plan for a planned unit development to develop 39.16 acres with a maximum of 458 dwelling units and 45,000 sq. ft. of office space. The amendment is to revise the language of the previous approval regarding pedestrian easements and clarifying language regarding future reviews where site plan review is only required, 255 Kennedy Drive: Mr. Belair noted the applicant has agreed to the new language. No issues were raised. Mr. Cota moved to close #MP-17-01. Ms. Smith seconded. Motion passed unanimously. 10. Continued appeal #AO-17-01 of Burlington International Airport (BIA)/City of Burlington (COB) appealing the issuance of Notice of Violation #NV-17-01 by the Administrative Officer alleging a zoning violation at 3060 Williston Road; and 11. Continued 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 and 3064 Williston Road): Mr. Belair advised that both appeals have been withdrawn. 12. Minutes of 20 June 2017: Mr. Cota moved to approve the Minutes of 20 June 2017 as written. Mr. Wilking seconded. Motion passed unanimously. 13. Other Business: No other issues were raised. DEVELOPMENT REVIEW BOARD 18 JULY 2017 PAGE 5 As there was no further business to come before the Board, the meeting was adjourned by common consent at 8:15 p.m. , Clerk _________8/15/17___________________, Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. #SD-17-15 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CITY OF SOUTH BURLINGTON—1100 DORSET STREET FINAL PLAT APPLICATION #SD-17-15 FINDINGS OF FACT AND DECISION Final plat application #SD-17-15 of City of South Burlington to subdivide a 104 acre lot (Wheeler Nature Park) into three (3) lots of 96.75 acres (lot #1), 6.91 acres (lot #2), and 0.34 acres (lot #3), 1100 Dorset Street. The Development Review Board held a public hearing on July 18, 2017. The applicant was represented by Paul Conner. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant, the City of South Burlington, seeks to subdivide a 104 acre parcel in accordance with the settlement agreement between the City of South Burlington and JAM Golf, LLC, 1100 Dorset Street. 2. Parcel 2 (6.91 acres) and Parcel 3 (.34 acres) will be transferred to JAM Golf, LLC. The City of South Burlington will retain 96.75 acres. No physical improvements are proposed. 3. The owner of record of the subject property is the City of South Burlington. 4. The application was received on May 31, 2017. 5. The property lies within the Parks and Recreation District, the Southeast Quadrant Neighborhood Residential North District, and the Southeast Quadrant Neighborhood Residential District. 6. The plan submitted consists of two (2) pages with the first page titled “Proposed Subdivision” prepared by Civil Engineering Associates, Inc., dated January 2016 and received 5/31/17. Zoning District Density Allowances and Dimensional Standards #SD-17-15 2 No new structures are proposed. An existing public building is located on Lot 1. The minimum lot size in both the Southeast Quadrant Neighborhood Residential North District and the Southeast Quadrant Neighborhood Residential District is 12,000 square feet (.28 acres). There is no minimum lot size in the Parks and Recreation District. Lot 1 is 96.75 acres and is in the Parks and Recreation District. Lot 2 is 6.91 acres and is in the Southeast Quadrant Neighborhood Residential North District. Lot 3 is 0.34 acres and is in the Southeast Quadrant Neighborhood Residential District. All lots meet the dimensional standards of their districts. No physical improvements are proposed at this time, but there is an existing building on Lot 1. The lot coverage is .02%. The maximum lot coverage allowed in the Parks and Recreation District is 15%. Therefore, the lot meets 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 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. As no development is proposed, these criteria are not applicable. Access Lot 2 has approximately 508 feet of frontage on Park Road along the south edge of the lot. Lot 1 has approximately 1707 feet of frontage on Dorset Street on the west edge of the lot. Lot 3 has approximately 227 feet of frontage on Park Road on the north edge of the lot. The standards for access are met. SITE PLAN REVIEW 14.06 General Review Standards A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. The Board finds that the applicant’s proposal is consistent with the goals, objectives and stated land use policies in the Comprehensive Plan. #SD-17-15 3 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. Not applicable. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Not applicable. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. Not applicable. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. Not applicable. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. Not applicable. 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The reservation of land is not required. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Not applicable. #SD-17-15 4 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. Not applicable. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. Not applicable. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. Not applicable. TRAFFIC As no development is proposed, this criterion is not applicable. STORMWATER As no development is proposed, this criterion is not applicable. DECISION Moved by _______, seconded by ______, to approve final plat application #SD-17-15 of the City of South Burlington, 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. #SD-17-15 5 3. The applicant must submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 4. 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 __- __ - __. 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. 6.91 ACRES0.34 ACRES74'76'157'109' 118' 160'417'32'74'43'92' 81' 87' 188'152'348'403'HIGHLANDRESIDENTIALL.L.C.1227 DORSET ST.CITY OFSOUTH BURLINGTONDORSET ST.SWIFT ST.BRAND FARM DR.JAM GOLF, L.L.C.1227 DORSET ST.JAM GOLF, L.L.C.1227 DORSET ST.HIGHLANDRESIDENTIALL.L.C.1227 DORSET ST.JAM GOLF, L.L.C.1227 DORSET ST.JAM GOLF, L.L.C.1227 DORSET ST.CITY OF SOUTHBURLINGTON699'209'187' 253'830'1,760'NICKLAUS CIR.CITY OF SOUTHBURLINGTONCITY OF SOUTHBURLINGTON500 SWIFT ST.OUTWATER, ALICE 26 NICKLAUS CIR.ANTELL, JAMES II & DONNA TRUST 28 NICKLAUS CIR.BLOOM, JONATHAN A. & SUSAN 120 NICKLAUS CIR.PRESSMAN S.J. & SYBILL TRUST 56 NICKLAUS CIR.WHIBY, WILLIAM R & KAREN V.58 NICKLAUS CIR.WEDGEWOOD DEVELOPMENT CORP. 89 NICKLAUS CIR.FARLEY, BILLIE & CHERYL 91 NICKLAUS CIR.EDWARDS, STEPHEN J. & MARTHA G. 57 NICKLAUS CIR.WEDGEWOOD DEVELOPMENT CORP. 59 NICKLAUS CIR.VILLAGE OF DORSET PARKHOMEOWNERS ASSOC.101 BRAND FARM RD.VILLAGE OF DORSET PARKHOMEOWNERS ASSOC.2501 BRAND FARM RD.VILLAGE OF DORSET PARKHOMEOWNERS ASSOC.3001 BRAND FARM RD.CITY OFSOUTH BURLINGTON835 HINESBURG RD. L.L.C.835 HINESBURG RD.DUPEE, COLIN A1 IRIS LN.DONNELLY, JUSTIN M. S. & MICHELLE L. S.3 IRIS LN.ESPISITO, RAYMOND & MARGARET5 IRIS LN.LEBAN, DONNA JEAN7 IRIS LN.DAHLSTROM, JERAD K. & ERIN9 IRIS LN.RIINA, JESSICA & NICHOLAS11 IRIS LN.STERM, MICHAEL15 IRIS LN.HIGHLANDRESIDENTIALL.L.C.1227 DORSET ST.96.75 ACRESPARK ROADGOLF COURSE RD.BRAND FARM DR.IRIS LN.EXISTING BUILDING (TYP.)EXISTING ON-SITESEWER LINEEXISTING WATER SERVICE234, 236 & 238PARK RD.260, 262, & 264PARK RD.284, 286, & 288PARK RD.306 & 308PARK RD.LOT 2LOT 3LOT 1876' 1,219'576'867'298'893'432'VeCAnCvVeBVeBCvCvVeBVeCVeCVeCVeBVeBVeBVeBVeBFsBFsCFsCCvFaCLhCvCvVeBEXISTING OFF-SITEPAS MITIGATION SITE14.4 AC.1,050'1,050'600'600'PROPOSED ON-SITEPAS MITIGATION SITE21.5 AC.732'7401,269' 1,269'ACTUAL WW DISPOSALLOCATION NOT KNOWN66'MIN.DSMDSMSAL1" = 150'98144.33C1.1JAN., 2016CITY OF SOUTHBURLINGTON575 DORSET ST.SOUTH BURLINGTONVERMONT 05403PROPOSEDSUBDIVISIONACELOCATION MAP1" = 2000'89CURRENT PROPERTY OWNER MAILING ADDRESSBOEHM, JOANELLA & DAVID 234 PARK RD.WRIGHT, LINDA J TRUST 236 PARK RDNUNES, JULIO C & SUELY R 238 PARK RD.COSTELLO, MARTIN J & KAREN L 260 PARK RD.NORMAN, RICHARD J & CATHERINE N 262 PARK RD.CREWS, SUZANNE L 264 PARK RD.KIDWELL, CORY 284 PARK RD.PRICE, COURTNEY 286 PARK RD.CARY, PAMELA MINK TRUST 288 PARK RD.WEAVER, G DONALD LIFE ESTATE 306 PARK RD.WEBB, W SEWARD & KAREN N 308 PARK RD.P:\AutoCADD Projects\1998\98144.33\1-CADD Files-98144.33\98144.33 - Subdivision.dwg, 1/14/2016 12:52:14 PM1,269 6.91 ACRES160'417'32'74'43'92' 81' 87' 188'152'348'403'LOT 2VeCVeBFsC4 74'76'157'109' 118'RSET STSETST8 PROJECTLOCATIONTRCCEA1" = 60'98144.33P2- LOCATION MAP -NOT to SCALEACEVERMONT NATIONALCOUNTRY CLUBand the CITY ofSOUTH BURLINGTONSOUTH BURLINGTON, VERMONTMAY 26, 2017SURVEY of LAND EXCHANGEBETWEENRECEIVED FOR RECORDING IN THE LAND RECORDS OFTHE CITY OF SOUTH BURLINGTON, VERMONT, AT______________ O'CLOCK ON THE ______ DAY OF__________, 20_____.ATTEST: ____________________________, CITY CLERKAPPROVED BY RESOLUTION OF THE DEVELOPMENT REVIEWBOARD OF THE CITY OF SOUTH BURLINGTON, VERMONT,ON THE _____ DAY OF ________, 20____, SUBJECT TO THEREQUIREMENTS AND CONDITIONS OF SAID RESOLUTION.SIGNED THIS _____ DAY OF _________, 20______.BY ___________________________________, CHAIRPERSON1. Purpose of this survey and plat is to delineate, monument and document the boundaries of three (3)parcels of land: two (2) to be exchanged between the City of South Burlington and JAM Golf, LLC and one(1) to be conveyed to Highlands Development Co., Inc. Basis of survey is the plat titled: "Economou FarmsGolf Course Plat - Southeast Parcel - Property of Economou Farms, Inc.", last revised 8/1/1996, by CivilEngineering Associates, Inc, recorded in Plat Volume 386 Pg. 171, South Burlington Land Records.2. Additional field survey as required was conducted during Winter-Spring 2012, utilizing RTK GPS andelectronic total station instruments.3. Bearings shown are from Grid North, Vermont Coordinate System of 1983 based on our GPSobservations at time of survey. This orientation differs somewhat (approximately -0°28' ) from the recordorientation, which was from Astronomic North.4. New corners shown as "CMP" or "Concrete Monument Proposed" shall be marked with 4" squareconcrete monuments with aluminum caps stamped "Civil Engineering Assocs. - VT LS 597", typically setflush with existing grade.5. Numerous iron pipes and rods marking individual lot corners for the "Butler Farms" and "Oak Creek"Subdivisions, on the east, are omitted hereon for clarity.6. South line of the 6.91 acres parcel is designed to exclude the paved recreation path. It is not necessarilyparallel with or concentric to the southerly line of Park Road.- SURVEY NOTES -- LEGEND of SYMBOLS -To the best of my knowledge and belief this plat,consisting of two (2) sheets, depicts the resultsof a survey conducted by me as described in"Survey Notes" above, based upon our analysisof land records and evidence found in the field.Existing boundaries shown are in substantialconformance with the record, except as noted.This plat is in substantial compliance with 27 VSA1403, "Recording of Land Plats". This statementvalid only when accompanied by my originalsignature and seal._______________________________________Timothy R. Cowan VT LS 597116TRCP:\AutoCADD Projects\1998\98144.33\1-CADD Files-98144.33\PARKLAND-PLAT-2017.dwg, 5/26/2017 10:22:34 AM, DWG To PDF.pc3 #SD-17-16 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING JAM GOLF, LLC—236 GOLF COURSE ROAD FINAL PLAT APPLICATION #SD-17-16 FINDINGS OF FACT AND DECISION Final plat application #SD-17-16 of JAM Golf, LLC to amend a planned unit development consisting of 273 residential units and an 18-hole golf course. The amendment consists of subdividing a 69.87 acre lot (parcel F) into two (2) lots of 47.99 acres and 21.88 acres, 236 Golf Course Road. The Development Review Board held a public hearing on July 18, 2017. The applicant was represented by Dave Marshall. 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, JAM Golf, LLC, seeks to amend a planned unit development consisting of 273 residential units and an 18-hole golf course. The amendment consists of subdividing a 69.87 acre lot (parcel F) into two (2) lots of 47.99 acres and 21.88 acres, and relocating an existing recreation path from parcel F to parcel F1, 236 Golf Course Road. 2. The owner of record of the subject property is JAM Golf, LLC. 3. The application was received on May 31, 2017. 4. The property lies within the SEQ Natural Resource Protection Zoning District. 5. The plan submitted consists of four (4) pages with the first page titled “Proposed Two Lot Subdivision of Parcel ‘F’” prepared by Civil Engineering Associates, Inc., dated January 2016 and received 5/31/17. Zoning District Density Allowances and Dimensional Standards No new structures are proposed on the new lot (Parcel F1). An existing recreation path is proposed to be relocated from Parcel F to Parcel F1. There is an existing golf course resting house on Parcel F. The minimum lot size in the Natural Resource Protection Zoning District is 12,000 square feet (0.28 acres). Parcel F is proposed to be 47.99 acres and Parcel F1 is proposed to be 21.88 acres, therefore both lots are greater in size than the minimum requirement. Parcel F will have a lot coverage of .02% after subdivision. Parcel F1 will have essentially no lot coverage. The maximum lot coverage allowed in the Natural Resources Protection Zoning District is 15%. Therefore, both lots meet the minimum requirement. #SD-17-16 2 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. As no development is proposed, these criteria are not applicable. Access Parcel F has 828 feet of frontage on a City of South Burlington right-of-way along the south edge of the lot. Parcel F1 has 271 feet of frontage on a City of South Burlington right-of-way along the south edge of the lot. The standards for access are met. SITE PLAN REVIEW 14.06 General Review Standards A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. The Board finds that the applicant’s proposal is consistent with the goals, objectives and stated land use policies in the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. Not applicable. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Not applicable. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. Not applicable. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. #SD-17-16 3 Not applicable. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. Not applicable. 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The reservation of land is not required. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Not applicable. 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. Not applicable. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. Not applicable. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. #SD-17-16 4 Not applicable. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. Not applicable (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. The erosion control methods proposed during construction are adequate. The plans were reviewed by the Department of Public Works and in an email dated 7/13/17 Dave Wheeler indicated that they have no comments. The Board finds this criterion to be met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. Not applicable. (A)(4)The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. Parcel F1 will remain undeveloped and provide wildlife habitat protection. The Board finds this criterion to be met. (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. As no new development is proposed, this criterion is not applicable. (A)(6)Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. Parcel F1 adjoins an existing conserved parcel. The Board finds this criterion to be met. (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. As no development is proposed, this criterion is not applicable. (A)(8)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. #SD-17-16 5 The existing recreation path is proposed to be moved approximately 50 feet to the east to relocate it from Parcel F to Parcel F1, which will be transferred to the City of South Burlington. Additionally, a 20’ storm drainage easement will remain on Parcel F to serve the City of South Burlington, and a 2.4 acre easement will remain on Parcel F1, which includes a stormwater pond and a storm drainage easement that will serve JAM Golf, LLC. With regards to stormwater, the Department of Public Works indicated in an email dated 7/13/17 that they had no comments. The Board finds this criterion to be met. (A)(9)Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. The relocated recreation path will be constructed to City standards. The Board finds this criterion to be met. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board finds that the project, as currently proposed, is consistent with the Comprehensive Plan. TRAFFIC As no development is proposed, this criterion is not applicable. DECISION Motion by _______, seconded by ______, to approve final plat application #SD-17-16 of JAM Golf, 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 applicant must submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 4. 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. #SD-17-16 6 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 __- __ - __. 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. HOLBROOK ROADPARK ROADFAIRWAY DRIVEGOLF COURSE ROADGOLF COURSE ROADOLD CROSS ROADEXISTING GOLF COURSERESTING STRUCTUREEXISTING WATER SERVICEEXISTING SEWER SERVICE828'528'174'213'731'208'185' 175'61'285'142'42'136'865'639'483'66'163'688'194'463'202'271'3454'1090'541'203'22'190'133'332'20'21.88 ACRES47.99 ACRESPROPOSED LOCATIONOF RELOCATED PATHPARCEL 'F1'PARCEL 'F'CLARK JAMES E49 GOLF COURSE RD.ZIERLER NEAL &JACQUELINE70 GOLF COURSE RD.GUARINO KENAN M &CHRISTINE M TRUSTEE90 GOLF COURSE RD.COUTURERICHARD N & PATRICIA N110 GOLF COURSE RD.ROZICH WILLIAM R &ELIZABETH L130 GOLF COURSE RD.SPARGO NORMANPO BOX 2046SOUTH BURLINGTON, VT.05407PROVOSTMICHAEL & HEATHER170 GOLF COURSE RD.O'LEARY THOMAS J194 GOLF COURSE RD.LIEBEGOTTKURT A & DEIDRE D216 GOLF COURSE RD.WOLCOTT ROBERT C256 GOLF COURSE RD.ANGWINDONALD H & LISA A294 GOLF COURSE RD.HIGHLANDSDEVELOPMENT CO INCP O BOX 132LYNDON CENTER, VT.05850MANTEGNAJOHN P & SUZANE RP O BOX 2304SOUTH BURLINGTON, VT.05407-2304BLACKROCKCONSTRUCTION LLC358 GOLF COURSE RD.PRICEANDREW & MAUREEN376 GOLF COURSE RD.RUBLEEJAMES R & ELAINE M388 GOLF COURSE RD.VANKOEVERINGARLAN & LOUANN410 GOLF COURSE RD.MCGEOCHBRUCE M & CYNTHIA STRUST6 PARK RD.24, 26 & 28PARK RD.48, 50 & 52PARK RD.72, 74 & 76PARK RD.96, 98 &100PARK RD.120, 122 & 124PARK RD.144, 146 & 148PARK RD.168, 170 & 172PARK RD.192, 194, & 196PARK RD.JAM GOLF, L.L.C.1227 DORSET ST.CITY OF SOUTH BURLINGTON CITY OF SOUTH BURLINGTONJIANG WEI40 MOSS GLEN RD.LABOMBARDCHARLES & LISA42 MOSS GLEN RD.HAVERSJASON T & ERICA S44 MOSS GLEN RD.MORWOODBETTY JOLIFE ESTATE46 MOSS GLEN RD.DIFERDINANDOROBERT G & ALLA48 MOSS GLEN RD.JOHNSONMICHAEL D & SUZANNE M50 MOSS GLEN RD.HORNE MIRIAM29 BUTLER DR.STRASHNICKHENRY & ADELE P31 BUTLER DR.WILCOX RICHARD33 BUTLER DR.KUTLER MARC S35 BUTLER DR.LEASJAMES M TRUST37 BUTLER DR. NIAL WARD J & LOIS M39 BUTLER DR.FERROPAUL & ANGELA41 BUTLER DR.DRAGONARMAND E & MARY L43 BUTLER DR.WISE RICHARD P &JOANNE M45 BUTLER DR.AHERN THOMAS47 BUTLER DR.BRUNS JAY D &GWENDOLYN M49 BUTLER DR.CAPETZCHRISTOPHER J& SUSAN A51 BUTLER DR.BOURGEAGREGORY G& CYNTHIA L53 BUTLER DR.FAYETTE JAMES F55 BUTLER DR.DUNLEAVY JOHN K57 BUTLER DR.CITY OFSOUTH BURLINGTONCITY OFSOUTH BURLINGTONMARCEAU66'MIN.DSMDSMSAL1" = 120'98144.33C1.0JAN., 2016JAM GOLF, L.L.C.1227 DORSET ST.SOUTH BURLINGTONVERMONT 05403PROPOSED TWOLOT SUBDIVISIONOF PARCEL 'F'ACECURRENT PROPERTY OWNER MAILING ADDRESSORCHARD 2009 TRUST 24 PARK RD.GOLDMAN, RICHARD L 26 PARK RDO'BRIEN, LEO JR & BONNIE L 28 PARK RD.KOULOURIS, MAUREEN A & GEORGE S 48 PARK RD.DUNNE, BRONWYN 50 PARK RD.KIERAN, THOMAS R & JOAN E 52 PARK RD.BOEHM, DOUGLAS A 72 PARK RD.DONOHUE, JAMES L & DIANE E 74 PARK RD.MOORE, CARY & KRISTENSEN RICHARD 76 PARK RD.BORDEN, NEIL M & NINA D 96 PARK RD.GAGNER, FRANCES & THOMAS TRUST 98 PARK RD.IRISH, ROBERT A & MARY ALICE 100 PARK RD.O'NEILL, FREDERICK J & SUSANNE M 120 PARK RD.GUERRA, MICHAEL J & ROBERTA L 122 PARK RD.GOETZ, JAMES L & LISA H 124 PARK RD.DODGE, DAVID J 144 PARK RD.CHIRIATTI, LOUIS L 146 PARK RD.FITZGERALD, ELIZABETH E TRUST 148 PARK RD.BRAYMAN, CHERYL V 168 PARK RD.WEEDON, GEORGE A JR & MADELEINE F 170 PARK RD.RACINE, THOMAS & PATRICIA 172 PARK RD.BOUCHARD, BRENDA W 192 PARK RD.MINK, SUZANNE L TRUSTEE REVOCABLE TRUST 194 PARK RD.GEISE, JOHN M & SUSAN A 196 PARK RD.LOCATION MAP1" = 2000'116P:\AutoCADD Projects\1998\98144.33\1-CADD Files-98144.33\98144.33 - Subdivision.dwg, 1/14/2016 12:52:09 PM3454'21.88 ACRESPROPOSED LOCATIONOF RELOCATED PATHPARCEL 'F1' To the best of my knowledge and belief this plat,consisting of two (2) sheets, depicts the resultsof a survey conducted by me as described in"Survey Notes" above, based upon our analysisof land records and evidence found in the field.Existing boundaries shown are in substantialconformance with the record, except as noted.This plat is in substantial compliance with 27 VSA1403, "Recording of Land Plats". This statementvalid only when accompanied by my originalsignature and seal.__________________________________________Timothy R. Cowan VT LS 597- LEGEND of SYMBOLS -- SURVEY NOTES -JAM Golf reserves 15-foot-wide easementfor a drainage pipe over a portion the 21.88acre parcel, to be centered on the drain asbuilt. Also reserved are rights to the existingpond for storm water storage and treatment,and conveyance to the stream behind the12th tee.TRCCEA1" = 100'98144.33P1ACEVERMONT NATIONALCOUNTRY CLUBand the CITY ofSOUTH BURLINGTONSOUTH BURLINGTON, VERMONTMAY 26, 2017SURVEY of LAND EXCHANGEBETWEEN1. Purpose of this survey and plat is to delineate, monument and document the boundaries of three (3)parcels of land: two (2) to be exchanged between the City of South Burlington and JAM Golf, LLC and one(1) to be conveyed to Highlands Development Co., Inc. Basis of survey is the plat titled: "Economou FarmsGolf Course Plat - Southeast Parcel - Property of Economou Farms, Inc.", last revised 8/1/1996, by CivilEngineering Associates, Inc, recorded in Plat Volume 386 Pg. 171, South Burlington Land Records.2. Additional field survey as required was conducted during Winter-Spring 2012, utilizing RTK GPS andelectronic total station instruments.3. Bearings shown are from Grid North, Vermont Coordinate System of 1983 based on our GPSobservations at time of survey. This orientation differs somewhat (approximately -0°28' ) from the recordorientation, which was from Astronomic North.4. New corners shown as "CMP" or "Concrete Monument Proposed" shall be marked with 4" squareconcrete monuments with aluminum caps stamped "Civil Engineering Assocs. - VT LS 597", typically setflush with existing grade.5. Numerous iron pipes and rods marking individual lot corners for the "Butler Farms" and "Oak Creek"Subdivisions, on the east, are omitted hereon for clarity.TRCRECEIVED FOR RECORDING IN THE LAND RECORDS OFTHE CITY OF SOUTH BURLINGTON, VERMONT, AT______________ O'CLOCK ON THE ______ DAY OF__________, 20_____.ATTEST: ____________________________, CITY CLERKAPPROVED BY RESOLUTION OF THE DEVELOPMENT REVIEWBOARD OF THE CITY OF SOUTH BURLINGTON, VERMONT,ON THE _____ DAY OF ________, 20____, SUBJECT TO THEREQUIREMENTS AND CONDITIONS OF SAID RESOLUTION.SIGNED THIS _____ DAY OF _________, 20______.BY ___________________________________, CHAIRPERSONP:\AutoCADD Projects\1998\98144.33\1-CADD Files-98144.33\PARKLAND-PLAT-2017.dwg, 5/26/2017 10:20:28 AM, DWG To PDF.pc3 PROPOSED %%8' WIDEPAVED RECREATIONPATH LOCATIONEXISTING ±8' WIDE PAVEDRECREATION PATH TO BERELOCATED AS SHOWNSILT FENCEDSMDSMSAL1" = 30'98144.33C2.0JAN., 2016JAM GOLF, L.L.C.1227 DORSET ST.SOUTH BURLINGTONVERMONT 05403PROPOSED PATHRELOCATION SITEPLANACELOCATION MAP1" = 2000'116P:\AutoCADD Projects\1998\98144.33\1-CADD Files-98144.33\98144.33 - Subdivision.dwg, 1/14/2016 12:52:24 PM CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP-17-34_ 1775ShelburneRoad_ Harbor Freight_Redstone_staff_comments DEPARTMENT OF PLANNING & ZONING Report preparation date: June 16, 2017 Plans received: 5/24/2017 and 7/5/2017 Harbor Freight, 1775 Shelburne Road SITE PLAN APPLICATION #SP-17-34 Meeting date: July 18, 2017 Owner/Applicant Redstone 210 College Street, Suite 201 Burlington VT 05401 Property Information Tax 1540-1775 Commercial 2 Zoning District CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP-17-34 PROJECT DESCRIPTION Site Plan application SP-17-34 for the construction of a 15,030 square foot retail building with supporting parking and utility infrastructure, 1775 Shelburne Road. COMMENTS Administrative Officer Ray Belair and Director of Planning & Zoning Paul Conner, referred to herein as Staff, have reviewed the plans submitted on June 2, 2017 and July 9, 2017 and have the following comments. Zoning District & Dimensional Requirements: Industrial-Commercial Zoning District Required Proposed Min. Lot Size 40,000 S.F. 95,832 S.F. Max. Building Coverage 40% 15.5 % Max. Overall Coverage 70% 54.1 % Max. Front Yard Coverage 30% 15.9 % Min. Front Setback 30 ft 50ft. Min. Side Setback 10 ft. 11 ft. Min. Rear Setback 30 ft. 78 ft. Max. Building Height 35 ft. 21 ft. 10 in. Zoning Compliance Site Plan Review Standards A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. This area is planned for “medium to higher intensity – mixed use” in the 2016 City of South Burlington Comprehensive Plan. According to the plan, “these lands are intended to be the most compact and most intensely developed in the City and support employment. Infrastructure is efficient, and transportation is emphasized towards access to transit, pedestrians and cyclists.” Staff considers the proposed building and uses to be consistent with the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The site slopes downward from Route 7, making it difficult to integrate the building into the streetscape. The applicant states that the building is as close to Route 7 as possible while providing a stable transition from the existing sidewalk to the building. The proposed building and the current sidewalk are proposed to be connected by a switchback walkway. The walkway has a slope of 5% or less and therefore complies with accessibility requirements. In response to the Board’s request at the hearing on 6/20/17, the applicant has added a staircase connecting Route 7 to the Store Entry. This addition can be seen on the site plans and Sheet C4.6. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP-17-34 2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Parking is located to the side of the building. A total of 63 parking spaces, including three (3) handicapped spaces, and a bike rack are available for the future uses. This represents a waiver of 17% of the required total. Up to a 25% waiver is allowed by the South Burlington Land Development Regulations. Staff supports this waiver and considers this criterion to be met. (b) N/A (c) N/A (d) N/A (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. The proposed building is 21 feet 10 inches high. This site currently does not have any buildings, and no other buildings are proposed, but the building will be compatible with adjoining properties. Staff considers this criterion to be met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. The plans indicate that new utility services will be located underground. Staff considers this criterion to be met. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. Only one building is proposed for the site. As noted above, the applicant has submitted a landscaping plan. The City Arborist has yet to submit comments on the landscaping plan. Staff will share them with the Board if available at the time of the meeting. Staff reviewed the landscaping plan with the applicant and the applicant has made modifications to place the landscaping in areas of greatest impact and use. (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. As noted above, the proposed building is located on a lot that slopes downward from Route 7. The addition of a walkway from the street to the building helps integrate it into the streetscape. At staff’s recommendation, windows and an entry have been installed on the façade facing the street, and it appears that landscaping will screen the part of the street facing side of the building without windows. Staff has urged the applicant to enhance the north side of the building, architecturally, to further “break up” the long wall. The applicant’s architect will be present at the meeting to discuss this issue. Staff had also requested that the elevations not include any signage as this is not part of development review. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP-17-34 In response to Board and Staff comments, the applicant has submitted an updated exterior elevation plan which includes four (4) double “kawneer storefront venerr w/opacicoat” panels, which can be seen on Sheet A-2.1. The new elevations do not show signage. 1. Staff recommends the Board determine whether the new exterior elevation is acceptable. 14.07 Specific Review Standards A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The applicant has indicated the presence of a permanent 20’ wide construction easement connecting the property’s stormwater pond to Bartlett Brook. The easement will include a 15” HDPE discharge pipe. Additionally, the applicant has indicated a 24’ reserved future connective access to 1693 Shelburne Road, extending from the north side of the parking lot. Staff considers this criterion met. B. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. The plans indicate that all new utility services will be located underground. However, overhead utility lines run along Route 7 currently, and a utility pole is currently located in the northeast corner of the property. The applicant proposes to relocate that utility pole to the southeast corner of the property and does not propose to bury these lines. Staff considers this criterion to be met. C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall not be required to be fenced or screened. The plans show a dumpster pad and enclosure with opaque fencing at the rear of the parking lot. Staff considers this criterion to be met. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. The applicant has submitted a landscape plan detailing new plantings along the front of the lot, around the parking lot and in parking lot islands, screening the dumpster enclosure and HVAC units, and behind the stormwater forebay. Section 13.06(B) (1) states that “the one purpose of perimeter planting shall be to mitigate the view of the parking lot from the public way and from adjacent uses and properties.” In response to staff comments, the landscaping plan was changed to include more trees between the building and the road. In response to the comments of the City Arborist, a typical detail sheet and CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP-17-34 specifications were added to the plans, and can be seen in Sheet C4.7. Section 13.06(B)(4)b requires that “At least major deciduous shade tree shall be provided within or near the perimeter of each parking area, for every five parking spaces…Trees shall be placed a minimum of thirty feet apart.” There are 63 parking spaces currently proposed, meaning that 13 trees are required (63/5 = 12.6, rounded up). There are currently 13 trees proposed. Staff considers this criterion met. Additionally, 10% of the parking lot’s total area is provided as landscaped islands. Staff considers this criterion met. The islands within the parking lot are proposed to be curbed. The side of the parking lot facing the street and the driveway are curbed, as is the edge of the parking lot adjoining the building. However, the rest of the parking lot is not curbed. Staff considers this criterion met. Building construction cost is estimated at $750,000. Required minimum landscaping is calculated as follows: First $250,000 x 3% = $7,500 Next $250,000 x 2% = $5,000 Balance over $500,000 x 1% = $2,500 Minimum required landscaping budget = $15,000. The applicant has proposed $15,190 in landscaping. The landscaping budget requirement is met. E. Modification of Standards. No waivers are required. STORMWATER In an email to staff dated June 9, 2017, the Stormwater Section provided the following comments to staff: 1. This project is located in the Bartlett Brook watershed. This watershed is listed as stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). Also, the project proposes to create greater than 1 acre of impervious area and disturb greater than 1 acre of land. It will therefore require a stormwater permit and construction permit from the Vermont DEC Stormwater Division. The applicant should acquire these permits before starting construction. 2. The applicant should confirm that requirements in Section 12.03(C)(1) are met and that the Water Quality Volume is infiltrated using Low Impact Development (LID). If it is not possible to infiltrate the volume of stormwater runoff specified in Section 12.03(C)(1), please provide justification and demonstrate why the use of LID approaches is not possible, in accordance with Section 12.03(D)(1)(d). 3. The applicant should provide any hydraulic modeling files that are available. 4. The Vermont Stormwater Management Manual (VSMM) indicates that a maintenance access should be provided in order to facilitate equipment for maintenance of stormwater ponds. It is recommended that the 8’ wide berm is reinforced for vehicle access to the outlet structure. 5. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance infrastructure. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP-17-34 The applicant responded to the above comments by suggesting additional management practices which were approved by the Stormwater Section in an email to staff on 6/16/17. The updated stormwater system can be seen in the revised plans in Sheets C2.0 and C2.1, and in Sheets C4.4 and C4.5. Trip Generation The applicant has presented the estimated PM Peak Hour Trip Generation as being 21, based on ITE Land Use Code #810 (Tractor Supply Store). This category, according to ITE’s Trip Generation Manual, creates 1.40 PM Peak Hour Trips per 1,000 sq. ft. Staff is NOT in agreement with the use of this Land Use Code, for two principal reasons: (1) The studies upon which this category are based are all for buildings greater than 40,000 sq. ft. in size. The City’s Land Development Regulations specifically state that ITE studies are not to be used when the size range of buildings does not fit the proposed development. (2) There are two other related land use codes in the ITE manual, hardware store and building materials store, both of which average between 14,000 and 18,000 sq. ft. in size. These each estimate over three (3) times the total trip generation – 67 to 72 PM Peak Hour Trips. Staff has communicated with the applicant on this matter, and the applicant may bring supplemental information to the meeting. At the June 20 meeting, Staff recommended that the Board either assign the ITE Use category of Hardware Store (Land Use Code #816), which would result in 72.7 PM Peak Hour Trips, or have the applicant complete a separate trip count in accordance with the standards of the Land Development Regulations. Following the June 20 meeting, the applicant commissioned a traffic study of another Harbor Freight store in Amsterdam, New York to determine the AM and PM VTE characteristics. This study showed 49 PM peak hour VTEs at the store. As the store studied is larger than the store proposed by the applicant, the applicant has prorated the VTEs to determine that the proposed store would yield 38.4 PM peak hour VTEs. The applicant believes that the ITE land use codes of hardware store and building materials store are not appropriate for this project, as this store does not sell “common everyday items.” Based on this information, the applicant proposes that 39 PM peak hour VTEs be assigned for this project. Staff considers the applicant’s traffic numbers to represent a reasonable comparable to the proposed retail building. This parcel is located within the Traffic Overlay Zone 3 which would allow this property to generate a maximum of 107.8 PM peak hour vehicle trip ends. All of the above classifications would be below this figure. 2. Staff suggests that the Board discuss the new traffic count and determine the appropriate ITE Land Use Code. Access Because the parcel will access Route 7, a copy of a Letter of Intent from VTrans has been provided by the applicant. CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP-17-34 Lighting Section 13.07 of the Land Development Regulations discusses exterior lighting and states that: A. General Requirements. All exterior lighting for all uses in all districts except for one-family and two-family uses shall be of such a type and location and shall have such shielding as will direct the light downward and will prevent the source of light from being visible from any adjacent residential property or street. Light fixtures that are generally acceptable are illustrated in Appendix D. “Source of light” shall be deemed to include any transparent or translucent lighting that is an integral part of the lighting fixture(s). Site illumination for uncovered areas shall be evenly distributed. Where feasible, energy efficient lighting is encouraged. Cut sheets for the proposed light fixtures meet the requirements of Appendix D for minimizing glare and light trespass, and are downcast and shielded. The lighting plan submitted shows fixtures throughout the property. Staff considers this criterion to be met. B. Specific Requirements for Parking Areas. Light sources shall comply with the following: 1) The number and spacing of required light pole standards in a parking area or lot shall be determined based on the type of fixture, height of pole, number of fixtures on the pole, and the desired lighting level. Unless the applicant can demonstrate a reasonable alternative, lighting shall be considered evenly distributed if the light fixtures are placed at intervals that equal four times the mounting height. The fixtures in the parking lot will be placed on the parking lot islands. The fixtures are located at intervals ranging from 60-110 feet apart. These fixtures will be mounted 20 feet above the ground. The distance between the fixtures is acceptable, and staff considers this criterion met. 2) Pole placement, mounting height, and fixture design shall serve to minimize lighting from becoming a nuisance. All light sources shall be arranged so as to reflect away from adjacent properties. All light sources shall be shielded or positioned so as to prevent glare from becoming a hazard or a nuisance, or having a negative impact on site users, adjacent properties, or the traveling public. Excessive spillover of light to nearby properties shall be avoided. Glare shall be minimized to drivers on adjacent streets. The lighting plan indicates that light trespass will be minimal. Staff considers this criterion to be met. 3) Poles shall be rustproof metal, cast iron, fiberglass, finished wood or similar structural material, with a decorative surface or finish. 4) Poles in pedestrian areas shall not be greater than 30 feet in height and shall utilize underground wiring. 5) Poles in all other areas shall not exceed thirty (30) feet in height, and shall utilize underground wiring. No poles are greater than 20 feet of height, and staff considers this criterion to be met. STRETCH ENERGY CITY OF SOUTH BURLINGTON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP-17-34 Staff notes that all new buildings are subject to the Stretch Code pursuant to Section 3.15: Residential and Commercial Building Energy Standards of the LDRs. Other 3. Staff suggests that the DRB include as a condition that the applicant must allow access through both the front and side doors during open hours. Respectfully submitted, _______________________________ Raymond J. Belair, Administrative Officer SN/F1693 SHELBURNE RD., LLCN/FCATAMOUNT/MIDDLEBURY, LLCN/FCATAMOUNT/SOUTH BURLINGTONLLCBARTLETT BROOKROUTE 7 (SHELBURNE ROAD)287.5'299.2'261.3'268.9'104.8'30.3'1775 SHELBURNE RD.LOT SIZE = 96,762 S.F.(2.22 AC.)N/FLARK INNS LPN/FJOHN LARKIN INC.1" = 2000'LOCATION MAPLAKECHAMPLAINLOCATIONPROJECTSHELBURNESOUTH BURLINGTONACE7DSMDSMSAL1"=30'15170C1.0OVERALL SITEPLANMAY, 2017HARBOR FREIGHT1775 SHELBURNE ROADSOUTH BURLINGTON, VT210 COLLEGE ST.SUITE 201BURLINGTON, VERMONT05401AERIAL PHOTO COURTESY OF: GOOGLE EARTHSEE SHEET C1.1 FOR DETAILEDEXISTING CONDITIONSTOPOGRAPHICAL INFORMATION1775SHELBURNE, LLCP:\AutoCADD Projects\2015\15170\1-CADD Files-15170\Dwg\15170 - Site.dwg, 7/7/2017 10:05:40 AM ( ?/,???-/+><-86 8-+<387 +9 !%<8$ P1# ' !# #!# % #!#$ ! % %) ! $!&% &# %! '# ! % % ************! ! ! %******)!********** *****%%$%**************************** %) # %8 <2/ ,/;< 80 6A 478?5/.1/ +7. ,/53/0 <23; 95+< ./93-<;<2/ :/;=5<; 80 + ;=:>/A -87.=-</. ,A 6/ +; ./;-:3,/. 37$=:>/A 8</; +,8>/ ,+;/. =987 8=: +7+5A;3; 80 5+7.:/-8:.; +7. />3./7-/ 08=7. 37 <2/ 03/5. @3;<371,8=7.+:3/; ;28?7 +:/ 37 ;=,;<+7<3+5 -8708:6+7-/ ?3<2 <2/:/-8:.; /@-/9< +; 78</. %23; 95+< 3; 37 ;=,;<+7<3+5-86953+7-/ ?3<2 '$ #/-8:.371 80 +7. "5+<;%23; ;<+</6/7< >+53. 875A ?2/7 +--869+73/. ,A 6A8:3137+5;317+<=:/+7.;/+5*******************************************************%368<2A#8?+7'% $7PROJECTLOCATIONCHAMPLAINLAKEA. "Property Survey - Queen City Motors Inc." dated April 7, 1970,prepared by G.G. Harlow. Map Slide 95.2, South Burlington LandRecords (SBLR).B. "Catamount/Middlebury, LLC and Catamount/South Burlington,LLC", dated May 29, 2012, by Civil Engineering Associates, Inc.Map Slide 562.3, SBLR.C.R.O.W. Plans - Project F-EGC-019-4(19), Sheets 80,81 of129, circa September 1995, by Vermont Agency of Transportation.Map Slide 527, SBLR.D. "Property of Fassett's Bakery Inc.", last revised May 1986, byFitzpatrick-Llewellyn Incorporated. Map Slide 190, SBLRE. "Plat of Survey of Lands of Albert J. & Rita J. Reyes - #1691 ڝ Shelburne Road", last revised March 3, 1999, by A.W.Harris. Map Slide 337, SBLR.#/0/:/7-/. +9;8:"5+7;$=:>/A 8</;1. Purpose of this plat is to retrace and document the remainingboundaries of a parcel conveyed to the State of Vermont by deedof Coburn and Feeley, dated August 20, 1982, recorded inVolume 180 at Page 517, South Burlington Land Records.2. A narrow strip (approximately 8.5' wide, containing about 0.06acres) has been "taken" from the easterly side of the subjectparcel for the purpose of widening the Route 7 Right-of-Way, perReference Plan "C" (above).3. Initial surveying was conducted during April 2007, utilizing anelectronic total station instrument and RTK GPS. Furtherobservations were made in October 2013. Bearings shown arefrom Grid North, Vermont Coordinate System of 1983, calculatedfrom GPS observations on or adjoining the site.4. Corner markers labeled "VTrans" are marked by 3/4" diameterreinforcing rods with "VTrans" aluminum caps, typically foundjust beneath existing grade. /1/7.80$A6,85;$<+</80'/:687<$2/5,=:7/#8+."+:-/5 $2/5,=:7/#8+.&$#8=</3<A80$8=<2=:5371<8723<</7./78=7<A'/:687<"5+<80$=:>/A "! ! # # ! # 12" WATERSGGGGGGGGGSSSSSSSSS6" GASGGN/F1693 SHELBURNE RD., LLCBURY, LLCN/FCATAMOUNT/SOUTH BURLINGTONLLCROUTE 7 (SHELBURNE ROAD)287.5'299.2'261.3'268.9'104.8'30.3'OEOEOEOEOEOEOEOEOEOEOEOE1775 SHELBURNE RD.LOT SIZE = 96,762 S.F.(2.22 AC.)EXIST. ROAD SIGNEX. BIKE LANEEX. BIKE LANESSSSSTSTSTSTSTOCKADE FENCE12" PVCINV. 140.4CBRIM 149.4STSTSTSTSTST18" HDPE18" HDPE18" HDPE8" SDRSDR12" SDR12" SDR12" SDRBOULDERBLOCK WALLWWWWWWWWWWW137138139140141142143144145146147148149150151152153154155156157158137138139140141142143144 145 146147148149150151152153154155156157136137138139140141 142143144145146147148149150152153154155156WWW EXIST. GATE TOBE REMOVED12" PVC(2) 2-BOL ASPEN3" CRAB8" MAPLE8" MAPLE8" MAPLE6" CRAB6" CRAB8" ELM10" MAPLE10" ELM6" CRAB6" CRAB10" MAPLEDEC. CLUSTER10" MAPLECONC.MON. FND.CONC.MON. FND.CONC.MON. FND.IP FND.IP FND.IP FND.50' STREAM CORRIDORGRAVELPAVEMENT1" = 2000'LOCATION MAPLAKECHAMPLAINLOCATIONPROJECTSHELBURNESOUTH BURLINGTONACE7DSMDSMSAL1"=20'15170C1.1EXISTINGCONDITIONSSITE PLANMAY, 2017HARBOR FREIGHT1775 SHELBURNE ROADSOUTH BURLINGTON, VT210 COLLEGE ST.SUITE 201BURLINGTON, VERMONT05401LEGENDFMOEGSTSTWW100EXISTING CONTOUREXISTING CURBEXISTING FENCEEXISTING GRAVELEXISTING PAVEMENTEXISTING GUARD RAILEXISTING ELECTRICEXISTING FORCEMAINEXISTING GASEXISTING STORMEXISTING GRAVITY SEWEREXISTING TELEPHONEEXISTING WATEREXISTING WELLEXISTING SEWER MANHOLEDEXISTING STORM MANHOLEEXISTING CATCH BASINEXISTING HYDRANTEXISTING SHUT OFFEXISTING UTILITY POLEEXISTING LIGHT POLEEXISTING GUY WIRE/POLEEXISTING SIGNEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREEEDGE OF BRUSH/WOODSSETBACK LINEPROPERTY LINEIRON ROD/PIPE FOUNDCONCRETE MONUMENT FOUND1. UTILITIES SHOWN DO NOT PURPORT TO CONSTITUTE OR REPRESENT ALL UTILITIES LOCATEDUPON OR ADJACENT TO THE SURVEYED PREMISES. EXISTING UTILITY LOCATIONS AREAPPROXIMATE ONLY. THE CONTRACTOR SHALL FIELD VERIFY ALL UTILITY CONFLICTS. ALLDISCREPANCIES SHALL BE REPORTED TO THE ENGINEER. THE CONTRACTOR SHALL CONTACTDIG SAFE (888-344-7233) PRIOR TO ANY CONSTRUCTION.2. ALL EXISTING UTILITIES NOT INCORPORATED INTO THE FINAL DESIGN SHALL BE REMOVED ORABANDONED AS INDICATED ON THE PLANS OR DIRECTED BY THE ENGINEER.3. THE CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS (WITH TIES) FOR ALL UNDERGROUNDUTILITIES. THOSE PLANS SHALL BE SUBMITTED TO THE OWNER AT THE COMPLETION OF THEPROJECT.4. THE CONTRACTOR SHALL REPAIR/RESTORE ALL DISTURBED AREAS (ON OR OFF THE SITE) ASA DIRECT OR INDIRECT RESULT OF THE CONSTRUCTION.5. ALL GRASSED AREAS SHALL BE MAINTAINED UNTIL FULL VEGETATION IS ESTABLISHED.6. MAINTAIN ALL TREES OUTSIDE OF CONSTRUCTION LIMITS.7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK NECESSARY FOR COMPLETE ANDOPERABLE FACILITIES AND UTILITIES.8. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS FOR ALL ITEMS AND MATERIALSINCORPORATED INTO THE SITE WORK. WORK SHALL NOT BEGIN ON ANY ITEM UNTIL SHOPDRAWING APPROVAL IS GRANTED.9. IN ADDITION TO THE REQUIREMENTS SET IN THESE PLANS AND SPECIFICATIONS, THECONTRACTOR SHALL COMPLETE THE WORK IN ACCORDANCE WITH ALL PERMIT CONDITIONSAND ANY LOCAL PUBLIC WORKS STANDARDS.10. THE TOLERANCE FOR FINISH GRADES FOR ALL PAVEMENT, WALKWAYS AND LAWN AREASSHALL BE 0.1 FEET.11. ANY DEWATERING NECESSARY FOR THE COMPLETION OF THE SITEWORK SHALL BECONSIDERED AS PART OF THE CONTRACT AND SHALL BE THE CONTRACTOR'SRESPONSIBILITY.12. THE CONTRACTOR SHALL COORDINATE ALL WORK WITHIN TOWN ROAD R.O.W. WITH TOWNAUTHORITIES.13. THE CONTRACTOR SHALL INSTALL THE ELECTRICAL, CABLE AND TELEPHONE SERVICES INACCORDANCE WITH THE UTILITY COMPANIES REQUIREMENTS.14. EXISTING PAVEMENT AND TREE STUMPS TO BE REMOVED SHALL BE DISPOSED OF AT ANAPPROVED OFF-SITE LOCATION. ALL PAVEMENT CUTS SHALL BE MADE WITH A PAVEMENT SAW.15. IF THERE ARE ANY CONFLICTS OR INCONSISTENCIES WITH THE PLANS OR SPECIFICATIONS,THE CONTRACTOR SHALL CONTACT THE ENGINEER FOR VERIFICATION BEFORE WORKCONTINUES ON THE ITEM IN QUESTION.16. PROPERTY LINE INFORMATION IS APPROXIMATE AND BASED ON EXISTING TAX MAPINFORMATION. THIS PLAN IS NOT A BOUNDARY SURVEY AND IS NOT INTENDED TO BE USED ASONE.17. IF THE BUILDING IS TO BE SPRINKLERED, BACKFLOW PREVENTION SHALL BE PROVIDED INACCORDANCE WITH AWWA M14. THE SITE CONTRACTOR SHALL CONSTRUCT THE WATER LINETO TWO FEET ABOVE THE FINISHED FLOOR. SEE MECHANICAL PLANS FOR RISER DETAIL.18. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING TESTING AND INSPECTION SERVICESINDICATED IN THE CONTRACT DOCUMENTS, TYPICAL FOR CONCRETE AND SOIL TESTING.19. THE CONTRACTOR IS RESPONSIBLE FOR ALL LAYOUT AND FIELD ENGINEERING REQUIREDFOR COMPLETION OF THE PROJECT. CIVIL ENGINEERING ASSOCIATES WILL PROVIDE ANAUTOCAD FILE WHERE APPLICABLE.20. THE OWNER SHALL BE RESPONSIBLE FOR THE INSTALLATION OF ANY AND ALL SAFETY FENCESOR RAILS ABOVE EXISTING AND PROPOSED WALLS. THE OWNER SHALL VERIFY LOCAL, STATEAND INSURANCE REQUIREMENT GUIDELINES FOR THE INSTALLATION AND VERIFY ANY AND ALLPERMITTING REQUIREMENTS.21. PERIMETER BOUNDARY LINE INFORMATION BASED ON PLAT PREPARED BY CIVIL ENGINEERINGASSOC., INC. ENTITLED _________________ RECORDED IN SOUTH BURLINGTON LANDRECORDS MAP SLIDE ________________.GENERAL NOTES1775SHELBURNE, LLCP:\AutoCADD Projects\2015\15170\1-CADD Files-15170\Dwg\15170 - Site.dwg, 7/7/2017 10:05:43 AM 12" WATERSSGGGGGGGGGSSSSSSSSS6" GASGGGGN/F1693 SHELBURNE RD., LLCN/FCATAMOUNT/MIDDLEBURY, LLCN/FCATAMOUNT/SOUTH BURLINGTONLLCBARTLETT BROOKROUTE 7 (SHELBURNE ROAD)PROPOSED BUILDINGF.F.E. = 150.015,030± SF4OVERHEADDOOR1511118810' SIDE SETBACK30' REAR SE T B A C K10' SIDE SETBACK30' FRONT SETBACKOEOEOEOEOEOEOEOEOEOEOE24.0'18.0'18.0'24.0'18.0'9.0'18.0'24.0'18.0'8.0'8.0'(TYP.)(TYP.)(TYP.)24.0'40.0'EXIST. ROAD SIGNDUMPSTERENCLOSURETRUCKTURN-AROUNDPROPOSED4-SPACEBIKE RACKPROPOSED 5'CONC. ADAACCESS.WALKWAYINFILL CURBREMOVE CURBRETURNS ANDPAVEMENT APRON50' WETLANDSETBACKEXISTING DELINEATEDCLASS II WETLANDBUILDINGMOUNTEDLIGHTTWO HEADLIGHT POLE(TYP. OF 4)CURBEDISLAND(TYP.)EX. BIKE LANEEX. BIKE LANE6SSSSSTSTSTSTSTOCKADE FENCE12" PVCINV. 140.4CBRIM 149.4STSTSTSTSTST18" HDPE18" HDPE18" HDPE8" SDR12" SDR12" SDR12" SDR12" SDRWWWWWWWWWWW137138139140141142143144145146147148149150151152153154155156157158137138139140141142143144 145 146147148149150151152153154155156157136137138139140141 142143144145146147148149150152153154155156WWW12" PVC3" CRAB8" MAPLE8" MAPLE6" CRAB6" CRAB8" ELM10" MAPLE10" ELM6" CRAB6" CRAB10" MAPLEDEC. CLUSTER10" MAPLESTORMWAT E R DRY BASIN RELOCATED UTILITYPOLE W/ POLEMOUNTED XFMRWW1,000 GAL.PUMP STATION4" SDR 35 PVC14"/FT. MIN.2" PVC FORCE MAIN8" CL. 52 D.I.WATER SERVICE10'MIN.INV. 149.520' UTILITYEASEMENT5' CONC. WALKRECONSTRUCTSIDEWALK ATNORMAL HEIGHTTRANSITIONCURBRELOCATEDSTREET LIGHTGRAVELPAVEMENTNEW FIREHYDRANTASSEMBLY8" GATE VALVEFIRE DEPT. CONN.INV. 146.0PROPOSED TREECLEARING LIMITS(TYP.)APPROX. LIMITS OFPAVEMENT DISTURBANCEREMOVE AND REPLACEEXISTING CONC. CURBINGREMOVE AND REPLACEEXISTING CONC. SIDEWALKAS NECESSARY AT JOINTLIMITS136 135 134 133 132 131 130 128 132 L.F. - 15" HDPE DISCHARGE PIPESTONE FILL OUTFALL15" F.E.S.INV. 128.5TEMPORARY 10' WIDECONSTRUCTIONEASEMENTPERMANENT 20' WIDECONSTRUCTIONEASEMENT5'2'x2' BLOCKRETAINING WALLRELOCATEDOVERHEADUTILITIESNEW GUYWIRERECONSTRUCT SIDEWALKAS 10" THICK, LOWPROFILE CONCRETESIDEWALK WITH SLOPETRANSITION ON BOTHSIDES OF DRIVEWAY20' FUTURE ADJACENTPROPERTY ACCESSEASEMENTOEOEBOLLARDSPOSSIBLELOCATION OFHVAC UNITSSEGMENTALRETAINING WALLBOTH DOORS ARE TOREMAIN OPERATIONALDURING BUSINESS HOURS1.0'1.0'FUTURE OVERHEAD PVPANEL SUPPORT AREADMH #1 (5' DIA.)36"sq. ALUMINUM GRATINGRIM 141.5INV. 136.92 (24" ISO)INV. 138.95(12" MANIFOLD)DMH #2RIM 143.5INV. 141.5 (15" OUT)MC-3500 STORMTECHCHAMBER (SEE BELOW)15" F.E.S.INV. 140.58" SDR 35 PVCCULVERT w/ STONEHEADWALLINV. IN = 48.8INV OUT = 48.61" = 2000'LOCATION MAPLAKECHAMPLAINLOCATIONPROJECTSHELBURNESOUTH BURLINGTONACE7DSMDSMSAL1"=20'15170C2.0PROPOSEDCONDITIONSSITE PLANMAY, 2017HARBOR FREIGHT1775 SHELBURNE ROADSOUTH BURLINGTON, VT210 COLLEGE ST.SUITE 201BURLINGTON, VERMONT05401LEGENDGSTSTWEPROPOSED CONTOUR100PROPOSED CURBPROPOSED FENCEPROPOSED PAVEMENTPROPOSED SWALEPROPOSED ELECTRICPROPOSED GASPROPOSED STORMPROPOSED GRAVITY SEWERPROPOSED TELEPHONEPROPOSED WATERSPROPOSED SEWER MANHOLEDPROPOSED STORM MANHOLEPROPOSED CATCH BASINPROPOSED SHUT OFFPROPOSED UTILITY POLEPROPOSED LIGHT POLEPROPOSED SETBACK LINEPROPOSED PROPERTY LINESEE SHEET C4.2FOR CONTINUATIONOF WATER MAIN30% (MAX.)FRONT YARD COVERAGEZONING DISTRICT: COMMERCIAL 2DIMENSIONAL SUMMARY -0.92 AC.REQ'D.LOT FRONTAGELOT AREAPROPOSED2.2 AC.BUILD. COVERAGELOT COVERAGE40% (MAX.)70% (MAX.)11'50'FRONT SETBACKSIDE SETBACK30'10'30'REAR SETBACK 78'54.1%15.5%299'15.9%PARKING SUMMARY15,030 GSF x 5 Space / 1000 GSF =Number of parking spaces proposed =Handicap parking spaces required =Handicap parking spaces provided =Van accessible spaces required =Number of parking spaces required =75.1563331761775SHELBURNE, LLC5/25/17 DSM MODIFIED BIKE RACK5/30/17 DSM ADDED RAMP/ REV. PARKING QUANTITY6/12/17 DSM RETAINING WALL, PARKING QUANTITY6/21/17 DSM STORM DRAINAGE REVISIONSP:\AutoCADD Projects\2015\15170\1-CADD Files-15170\Dwg\15170 - Site.dwg, 7/7/2017 10:05:48 AM SSSSSSSSSBARTLETT BROOKROUTE 7 (SHELBURNE ROAD)PROPOSED BUILDINGF.F.E. = 150.015,030± SFOVERHEADDOORSNOWSTORAGEAREASNOWSTORAGEAREAPROPOSED4-SPACEBIKE RACKPROPOSED 5'CONC. ADAACCESS.WALKWAYSSSSTSTSTSTSTOCKADE FENCE12" PVCINV. 140.4CBRIM 149.4STSTSTSTST18" HDPE18" HDPE18" HDPE137138139140141142143144145146147148149150151152153154155156157158137138139140141142143144 145146 147148149150151152153154155156157136137138139140141142 14314414514614714814915015215315415515612" PVC3" CRAB8" MAPLE8" MAPLE6" CRAB6" CRAB8" ELM10" MAPLE10" ELM6" CRAB6" CRAB10" MAPLEDEC. CLUSTER148146 145 144 148 149 149 150151 149149 150152153154 155 152 155.6156.7156.6x 155.13%6%153.7153.6x 157.657565554535251x 145.5x 146.5x 147.5148.0 x155154151 x 150.0x 149.9x 148.5143.9 xx 151.1148.1 xx 149.1x 149.1x 149.3x 149.3144.6x 146.3STORMWA T E R DRY BASINx 147.5x 146.5x 157.55' CONC. WALKRECONSTRUCTSIDEWALK ATNORMAL HEIGHTTRANSITIONCURBGRAVELPAVEMENTPROPOSED TREECLEARING LIMITS(TYP.)136 135 134 133 132 131 130 128132 L.F. - 15" HDPE DISCHARGE PIPESTONE FILL OUTFALL15" F.E.S.INV. 128.5TEMPORARY 10' WIDECONSTRUCTIONEASEMENTPERMANENT 20' WIDECONSTRUCTIONEASEMENT5%5%STONE LINED SWALE17' WIDE BE R M x 147.0x 146.05'2'x2' BLOCKRETAINING WALL142.0STONE LINED SWALEFOR EMERGENCYOVERFLOWRECONSTRUCT SIDEWALKAS 10" THICK, LOWPROFILE CONCRETESIDEWALK WITH SLOPETRANSITION ON BOTHSIDES OF DRIVEWAYPOSSIBLELOCATION OFHVAC UNITSx 150.0x F.F. 150.0SNOWSTORAGEAREABOTH DOORS ARE TOREMAIN OPERATIONALDURING BUSINESS HOURSSNOWSTORAGEAREADMH #1 (5' DIA.)36"sq. ALUMINUM GRATINGRIM 141.5INV. 136.92 (24" ISO)INV. 138.95(12" MANIFOLD)DMH #2RIM 143.5INV. 141.5 (15" OUT)MC-3500 STORMTECHCHAMBER (SEE BELOW)15" F.E.S.INV. 140.5x 143.5x 144.0x 157x 1568" SDR 35 PVCCULVERT w/ STONEHEADWALLINV. IN = 48.8INV OUT = 48.6x 155x 154x 152x 153x 151x 150149.8 xx 157.513613413814014214427.21'3.75'9"SAND w/ LITTLE CLAY,SLIGHTLY MOISTCLAY, SLIGHTLY MOIST,GREY BROWNMEDIUM SAND, MOIST,NOT COMPACTED1361341381401421441" = 2000'LOCATION MAPLAKECHAMPLAINLOCATIONPROJECTSHELBURNESOUTH BURLINGTONACE7DSMDSMSAL1"=20'15170C2.1PROPOSEDGRADING PLANMAY, 2017HARBOR FREIGHT1775 SHELBURNE ROADSOUTH BURLINGTON, VT210 COLLEGE ST.SUITE 201BURLINGTON, VERMONT054011775SHELBURNE, LLCDRIVEWAY ENTRANCE PROFILEN.T.S.30'5'5'6%3%2%6%EX. 2%±8" THICK LOW PROFILECONCRETE SIDEWALKCURB LINEEL. 159.6EDGE OF S.W.EL. 155.9EDGE OF S.W.EL. 156.0BREAK POINTEL. 155.15/30/17 DSM REVISED N.W.S. ELEVATION5/30/17 DSM ADDED RAMP6/12/17 DSM RETAINING WALL, REVISED GRADINGSECTION THRU STORM CHAMBERS1"=5'Chamber Model - ADS_StormTech MC-3500 d + Cap (ADS StormTech® MC-3500 s rev 3/14 w/ Cap volume)Effective Size=70.4"W x 45.0"H => 15.33 sf X 7.17'L = 110.0 cfOverall Size = 77.0"W x 45.0"H x 7.50'L with 0.33' OverlapCap Storage = +14.9cf x 2 x 3 rows = 89.4 cf77.0" Wide + 9.0" Spacing = 86.0" C-C Row Spacing3 Chambers/Row x 7.17' Long +1.85' Cap Length x 2 = 25.21' Row Length +12.0" End Stone x 2 = 27.21' Base Length3 Rows x 77.0" Wide + 9.0" Spacing x 2 + 12.0" Side Stone x 2 = 22.75' Base Width9.0" Base + 45.0" Chamber Height + 12.0" Cover = 5.50' Field Height9 Chambers x 110.0 cf + 14.9 cf Cap Volume x 2 x 3 Rows = 1,079.0 cf Chamber Storage3,404.7 cf Field - 1,079.0 cf Chambers = 2,325.7 cf Stone x 40.0% Voids = 930.3 cf Stone StorageChamber Storage + Stone Storage = 2,009.2 cf = 0.046 afOverall Storage Efficiency = 59.0%Overall System Size = 27.21' x 22.75' x 5.50'EXISTING GRADE6/20/17 DSM REVISED STORM DRAINAGE SYSTEM6/21/17 DSM ADDED STAIRWAY ACROSS SWALETIMBER STAIRWAYP:\AutoCADD Projects\2015\15170\1-CADD Files-15170\Dwg\15170 - Site.dwg, 7/7/2017 10:05:53 AM ROUTE 7 (SHELBURNE ROAD)PROPOSED BUILDINGF.F.E. = 150.015,030± SFOVERHEADDOOROEOEOEBUILDINGMOUNTEDLIGHTTWO HEADLIGHT POLE(TYP. OF 4)SSSSTOCKADE FENCEGRAVELPAVEMENTEEDEDCECCBDEAABCDEAB CABDECCCDCEBBDABCDACDEBCAABCBCDECDCDCEEDBCACDECAABCDEBEDCEBAACDBDCAACEBCDCA BC DABEEADCABCBEEDCABACBBCCCEBCCCCDEDBCCEDCCCDCDCCEEDCCBBCCBDEBBBBB CEDCBBBBBDBBBCEBBCCEDC BCCCDCCCEDCCDEDC CDCCCCCDDCCCEEDCCBCBECBBBEBBBBB CEDC BBBBBCDBBCCDBCBCCDEEDCDCCECCDCCDEDCDCCDDEEDCCDCCCCDDDEDCCDDEDDDDDEEDDDDDEEEEEEEEEEEEED+0.06+0.22+0.22+0.15+0.08+0.00+0.00+0.00+0.00+0.00+0.00+0.00+0.00+0.00+0.00+0.00+0.00+0.30+0.80+0.59+0.31+0.13+0.00+0.00+0.00+0.00+0.00+0.00+0.00+0.00+0.00+2.44+3.55+1.75+0.60+0.20+37.3+13.7+2.99+0.86+0.27+26.4+11.9+2.99+0.93+0.31+0.12+1.33+2.48+1.63+0.81+0.32+0.13+0.75+2.30+1.87+0.94+0.37+0.14+0.00+0.00+0.00+0.00+0.00+0.00+6.35+14.5+4.48+1.28+0.41+0.14+0.00+0.01+0.01+0.00+0.00+0.00+14.1+25.9+5.55+1.38+0.42+0.14+0.00+0.00+0.01+0.01+0.01+0.01+0.01+0.01+0.00+0.90+4.09+2.56+1.01+0.36+0.14+0.06+0.00+0.00+0.01+0.01+0.01+0.01+0.02+0.02+0.02+0.00+0.00+0.73+0.84+0.51+0.26+0.13+0.07+0.00+0.01+0.01+0.01+0.02+0.02+0.03+0.03+0.03+0.02+0.11+0.36+3.31+29.3+4.53+0.62+0.20+0.22+1.40+19.3+32.3+4.50+0.98+0.55+0.36+0.23+0.14+0.08+0.00+0.01+0.01+0.01+0.02+0.02+0.04+0.05+0.08+0.28+2.13+21.6+21.6+3.45+0.75+0.32+0.36+1.32+9.63+23.1+7.93+1.64+0.63+0.61+1.83+8.09+10.1+4.56+1.43+0.69+0.43+0.27+0.16+0.10+0.00+0.01+0.01+0.02+0.03+0.04+0.07+0.11+0.23+0.67+2.68+10.6+11.5+4.54+1.31+0.74+0.84+1.66+4.48+6.17+4.15+1.66+1.00+0.88+1.19+2.66+2.99+2.23+1.26+0.80+0.53+0.33+0.19+0.11+0.00+0.00+0.01+0.01+0.02+0.04+0.06+0.11+0.21+0.42+0.91+2.13+4.33+4.32+2.67+1.17+1.08+1.17+1.43+2.16+2.29+1.96+1.54+1.29+1.14+0.73+1.20+1.84+1.93+1.50+1.02+0.67+0.41+0.23+0.13+0.00+0.01+0.01+0.02+0.03+0.05+0.09+0.17+0.31+0.56+0.92+1.50+2.16+2.16+1.34+1.00+1.45+1.88+1.84+1.76+1.68+1.68+1.86+2.30+1.97+0.90+1.18+2.64+2.72+2.03+1.32+0.83+0.48+0.24+0.14+0.08+0.00+0.01+0.01+0.02+0.03+0.06+0.11+0.20+0.38+0.66+1.07+1.73+2.49+2.47+1.50+0.89+2.67+3.00+2.47+1.97+1.73+1.80+2.31+3.16+4.20+2.91+2.07+5.20+4.39+2.49+1.55+0.95+0.55+0.29+0.16+0.09+0.00+0.01+0.01+0.02+0.04+0.07+0.12+0.21+0.40+0.72+1.21+1.99+3.08+4.36+3.68+1.34+5.46+5.19+2.87+2.18+1.85+1.94+2.52+4.12+6.94+5.35+2.37+6.62+5.14+2.53+1.65+1.01+0.59+0.31+0.17+0.10+0.00+0.01+0.01+0.02+0.04+0.06+0.11+0.19+0.39+0.73+1.20+2.08+3.55+6.71+6.31+1.51+6.20+5.58+3.09+2.24+1.92+1.97+2.46+3.47+4.71+3.52+1.13+3.55+3.41+2.43+1.60+1.03+0.64+0.35+0.20+0.12+0.00+0.01+0.01+0.02+0.03+0.06+0.11+0.19+0.37+0.69+1.13+1.85+2.87+4.36+3.83+0.96+2.91+3.26+2.62+2.17+1.93+1.99+2.29+2.76+2.96+1.81+0.50+1.72+2.37+1.97+1.46+1.03+0.67+0.37+0.21+0.12+0.00+0.01+0.01+0.02+0.03+0.06+0.09+0.16+0.31+0.59+0.98+1.50+2.21+2.74+2.05+0.91+1.23+1.81+2.13+2.07+2.05+2.08+2.18+2.28+2.11+1.28+0.42+1.34+2.04+1.92+1.50+1.06+0.70+0.39+0.22+0.13+0.00+0.01+0.01+0.02+0.03+0.05+0.09+0.15+0.27+0.49+0.79+1.17+1.49+1.70+1.70+1.24+0.93+0.95+1.80+2.58+2.64+2.45+2.44+2.74+2.72+1.82+0.61+2.02+2.96+2.48+1.76+1.16+0.72+0.40+0.21+0.12+0.00+0.00+0.01+0.02+0.03+0.05+0.08+0.13+0.22+0.38+0.61+0.91+1.22+1.72+2.29+2.47+1.87+0.82+2.84+3.78+3.29+2.88+2.82+3.28+4.20+4.16+1.14+4.32+5.15+3.26+2.00+1.20+0.74+0.40+0.21+0.12+0.00+0.00+0.01+0.01+0.02+0.04+0.06+0.11+0.18+0.30+0.49+0.77+1.17+1.83+2.73+4.36+4.78+1.34+5.39+6.28+3.99+3.12+2.92+3.43+5.94+7.35+1.92+5.45+6.16+3.47+2.01+1.17+0.71+0.38+0.19+0.10+0.06+0.00+0.00+0.01+0.01+0.02+0.03+0.05+0.08+0.14+0.22+0.38+0.66+1.06+1.76+2.88+5.64+6.55+1.88+4.92+5.72+3.83+2.95+2.71+3.11+4.42+4.55+1.52+2.34+3.41+2.55+1.72+1.03+0.63+0.35+0.18+0.10+0.06+0.00+0.00+0.01+0.01+0.02+0.04+0.07+0.11+0.17+0.30+0.55+0.91+1.52+2.32+3.52+3.61+1.26+1.89+3.01+2.66+2.32+2.15+2.38+2.69+2.18+0.85+0.83+1.60+1.64+1.16+0.77+0.50+0.29+0.16+0.09+0.05+0.00+0.00+0.01+0.01+0.02+0.03+0.05+0.08+0.13+0.23+0.43+0.72+1.08+1.64+2.12+1.67+0.66+0.70+1.43+1.62+1.48+1.46+1.50+1.40+1.05+0.45+0.33+0.73+0.72+0.59+0.46+0.33+0.21+0.12+0.07+0.04+0.00+0.01+0.01+0.01+0.02+0.04+0.07+0.11+0.18+0.32+0.51+0.71+0.85+0.92+0.78+0.37+0.32+0.72+0.82+0.85+0.86+0.81+0.73+0.56+0.30+0.17+0.31+0.36+0.31+0.26+0.20+0.14+0.09+0.06+0.03+0.00+0.01+0.01+0.02+0.03+0.05+0.08+0.13+0.21+0.32+0.41+0.44+0.46+0.39+0.23+0.17+0.32+0.43+0.46+0.47+0.43+0.37+0.27+0.15+0.08+0.11+0.13+0.13+0.13+0.11+0.08+0.06+0.04+0.02+0.01+0.01+0.02+0.02+0.04+0.06+0.09+0.14+0.19+0.22+0.22+0.21+0.16+0.11+0.09+0.14+0.18+0.21+0.23+0.21+0.17+0.12+0.07+0.04+0.04+0.05+0.06+0.06+0.06+0.05+0.03+0.02+0.021" = 2000'LOCATION MAPLAKECHAMPLAINLOCATIONPROJECTSHELBURNESOUTH BURLINGTONACE7DSMDSMSAL1"=20'15170C2.2PROPOSEDLIGHTING PLANMAY, 2017HARBOR FREIGHT1775 SHELBURNE ROADSOUTH BURLINGTON, VT210 COLLEGE ST.SUITE 201BURLINGTON, VERMONT054011775SHELBURNE, LLCLIGHTING CALCULATION SUMMARYLIGHTING LEVEL LEGENDDXF file created by LitePro 2.030 on 3/30/2017 12:46:52 PMCALCULATION SUMMARYAREA NAME DIMENSIONS GRID / TYPE # PTS SPAC GROUP AVE MAX MIN MAX/MIN AVE/MINNew Area 407.88x297.00Ft New Grid / H-H 1017 10.00 <+> 1.19 37.27 0.00 N/A N/AHarbor Freight (15170) LUMINAIRE SCHEDULETYP SYMBOL DESCRIPTION LAMP LUMENS MOUNTING/BALLAST LLF QTYP20RAB LIGHTING IN 20' Pole20' POLE 8(1) "POLE" ALED4T78 - RWLED4T78 - RWLED4T78SF - WPLED4T78 (TY (6) 10504 0.85W10RAB LIGHTING IN Wall Pack 10' 1(1) "WALL" WPLED104Y / ALED104Y (15-DEGREE UPTILT) (4) 14169 0.85W7RAB LIGHTING IN Wall Pack 7' 2(1) "WALL" WPLED104Y / ALED104Y (15-DEGREE UPTILT) (4) 14169 0.85W8RAB LIGHTING IN Wall Pack 8' 2(1) "WALL" WPLED104Y / ALED104Y (15-DEGREE UPTILT) (4) 14169 0.85AREA SUMMARY SCHEDULEAREA NAME I/O DIMENSIONS LUMS / <ASMS> WATTS / SQ FT QTYNew Area OUT 407.88x297.00Ft 0.01 1<P20 > (8)<W10 > (1)<W7 > (2)<W8 > (2)10' HIGH WALL MOUNT7' HIGH WALL MOUNT8' HIGH WALL MOUNT5/30/17 DSM ADDED RAMP6/12/17 DSM RETAINING WALLP:\AutoCADD Projects\2015\15170\1-CADD Files-15170\Dwg\15170 - Site.dwg, 7/7/2017 10:05:58 AM 12" WATERSSGGGGGGGGGSSSSSSSSS6" GASGGGGN/F1693 SHELBURNE RD., LLCN/FCATAMOUNT/MIDDLEBURY, LLCN/FCATAMOUNT/SOUTH BURLINGTONLLCBARTLETT BROOKROUTE 7 (SHELBURNE ROAD)PROPOSED BUILDINGF.F.E. = 150.015,030± SFOVERHEADDOOR10' SIDE SETBACK30' REAR SE T B A C K10' SIDE SETBACK30' FRONT SETBACKOEOEOEOEOEOEOEOEOEOEOEEXIST. ROAD SIGNSNOWSTORAGEAREASNOWSTORAGEAREA50' WETLANDSETBACKEXISTING DELINEATEDCLASS II WETLANDEX. BIKE LANEEX. BIKE LANESSSSSTSTSTSTSTOCKADE FENCE12" PVCINV. 140.4CBRIM 149.4STSTSTSTSTST18" HDPE18" HDPE18" HDPE8" SDR12" SDR12" SDR12" SDR12" SDRWWWWWWWWWWW137138139140141142143144145146147148149150151152153154155156157158137138139140141142143144 145 146147148149150151152153154155156157136137138139140141 142143144145146147148149150152153154155156WWW12" PVC3" CRAB8" MAPLE8" MAPLE6" CRAB6" CRAB8" ELM10" MAPLE10" ELM6" CRAB6" CRAB10" MAPLEDEC. CLUSTER10" MAPLE148146 145 144 148 149 149 150151 149149 150152153154 155 152 57565554535251155154151 WW20' UTILITYEASEMENTGRAVELPAVEMENT136 135 134 133 132 131 130 1286- DARKAMERICANARBORVITAE8- NISHIKI WILLOW12- REDTWIGDOGWOOD2- AUTUMNBLAZE MAPLE6- SPIREA ANTHONYWATERER7- DARK AMERICANARBORVITAE3- SWAMP WHITE OAK2-WHITE PINE6-LITTLE LEAF LINDEN2- SKYLINE HONEYLOCUST2- AUTUMN BLAZE MAPLEOEOE1-WHITE PINESNOWSTORAGEAREASNOWSTORAGEAREA1" = 2000'LOCATION MAPLAKECHAMPLAINLOCATIONPROJECTSHELBURNESOUTH BURLINGTONACE7DSMDSMSAL1"=20'15170C2.3PROPOSEDLANDSCAPINGPLANMAY, 2017HARBOR FREIGHT1775 SHELBURNE ROADSOUTH BURLINGTON, VT210 COLLEGE ST.SUITE 201BURLINGTON, VERMONT05401LEGENDGSTSTWEPROPOSED CONTOUR100PROPOSED CURBPROPOSED FENCEPROPOSED PAVEMENTPROPOSED SWALEPROPOSED ELECTRICPROPOSED GASPROPOSED STORMPROPOSED GRAVITY SEWERPROPOSED TELEPHONEPROPOSED WATERSPROPOSED SEWER MANHOLEDPROPOSED STORM MANHOLEPROPOSED CATCH BASINPROPOSED SHUT OFFPROPOSED UTILITY POLEPROPOSED LIGHT POLEPROPOSED SETBACK LINEPROPOSED PROPERTY LINESEE SHEET C4.2FOR CONTINUATIONOF WATER MAIN1775SHELBURNE, LLCLANDSCAPE DESIGN BY GREENHAVEN GARDENS & NURSERY5/30/17 DSM ADDED RAMP6/12/17 DSM RETAINING WALL6/21/17 DSM REVISIONS TO STORM DRAINAGEP:\AutoCADD Projects\2015\15170\1-CADD Files-15170\Dwg\15170 - Site.dwg, 7/7/2017 10:06:08 AM 12" WATERSGGGGGGGGGSSSSSSSSS6" GASGGN/F1693 SHELBURNE RD., LLCN/FCATAMOUNT/MIDDLEBURY, LLCN/FCATAMOUNT/SOUTH BURLINGTONLLCBARTLETT BRROUTE 7 (SHELBURNE ROAD)287.5'299.2'261.3'268.9'104.8'30.3'OEOEOEOEOEOEOEOEOEOEOEOE1775 SHELBURNE RD.LOT SIZE = 96,762 S.F.(2.22 AC.)EXIST. ROAD SIGN50' WETLANDSETBACKG DELINEATEDI WETLANDEX. BIKE LANEEX. BIKE LANESSSSSTSTSTSTSTOCKADE FENCE12" PVCINV. 140.4CBRIM 149.4STSTSTSTSTST18" HDPE18" HDPE18" HDPE8" SDRSDR12" SDR12" SDR12" SDRBOULDERBLOCK WALLWWWWWWWWWWW137138139140141142143144145146147148149150151152153154155156157158137138139140141142143144 145 146147148149150151152153154155156157136137138139140141 142143144145146147148149150152153154155156WWW EXIST. GATE TOBE REMOVED12" PVC(2) 2-BOL ASPEN3" CRAB8" MAPLE8" MAPLE8" MAPLE6" CRAB6" CRAB8" ELM10" MAPLE10" ELM6" CRAB6" CRAB10" MAPLEDEC. CLUSTER10" MAPLECONC.MON. FND.CONC.MON. FND.CONC.MON. FND.IP FND.IP FND.IP FND.50' STREAM CORRIDORGRAVELPAVEMENT136 135 134 133 132 131 130 128 1" = 2000'LOCATION MAPLAKECHAMPLAINLOCATIONPROJECTSHELBURNESOUTH BURLINGTONACE7DSMDSMSAL1"=20'15170C3.0PRECONSTRUCTIONPLANMAY, 2017HARBOR FREIGHT1775 SHELBURNE ROADSOUTH BURLINGTON, VT210 COLLEGE ST.SUITE 201BURLINGTON, VERMONT054011775SHELBURNE, LLCPLACE CONSTRUCTION LIMITSTAPE ALONG PROJECTDISTURBANCE LIMITS FOLLOWINGTREE/BRUSH REMOVAL (PHASE 1)TEMPORARY STABILIZEDCONSTRUCTION ENTRANCE(PHASE 1)TREE PROTECTIONARMOR (PHASE 1) (TYP.)PLACE CONSTRUCTION LIMITS TAPEALONG PROJECT DISTURBANCELIMITS FOLLOWING TREE/BRUSHREMOVAL (PHASE 1)PLACE SILT FENCEALONG TREE LINEAFTER TREE/BRUSHREMOVAL (PHASE 1)TREE PROTECTIONARMOR (PHASE 1) (TYP.)ALL CONSTRUCTION LIMITS OFDISTURBANCE MEASURES SHALL BE INPLACE PRIOR TO DISTURBANCE OF EARTH(EXCEPT TREE/BRUSH REMOVAL ANDCONSTRUCTION ENTRANCE)PLACE CONSTRUCTION FENCEALONG PROJECT DISTURBANCELIMITS WITHIN 50' OF BARTLETTBROOK FOLLOWING TREE/BRUSHREMOVAL (PHASE 1)P:\AutoCADD Projects\2015\15170\1-CADD Files-15170\Dwg\15170 - Site.dwg, 7/7/2017 10:06:13 AM 12" WATERGGGGGGG6" GASGBARTLETT BROOKROUTE 7 (SHELBURNE ROAD)PROPOSED BUILDINGF.F.E. = 150.015,030± SFOVERHEADDOORSSSSTSTSTST12" PVCINV. 140.4CBRIM 149.4STSTSTSTSTST18" HDPE18" HDPE18" HDPEWWWWW137138139140141142143144145146147148149150151152153154155156157158137138139140141142143144 145 146147148149150151152153154155156157136137138139140141 142143144145146147148149150152153154155156WW12" PVC148146 145 144 148 149 149 150151 149149 150152153154 155 152 57565554535251155154151 GRAVELPAVEMENT136 135 134 133 132 131 130 128TEMPORARYTOPSOILSTOCKPILE TEMPORARYTOPSOILSTOCKPILECONCRETEWALKWAYCONCRETE WALKWAYPROPOSEDBIT. CONC.SURFACESTONE LINED SWALEREMOVE & REPLACE EXIST.SIDEWALK AND CURBINGREMOVE AND REPLACEEXIST. CONC. SIDEWALKGRASS LINED SWALE4" LOAM, SEED & INSTALLEROSION CONTROLMATTING (TYP.)4" LOAM, SEED ANDMULCH ALL OTHERDISTURBED AREAS4" LOAM, SEED ANDMULCH ALL OTHERDISTURBED AREAS4" LOAM, SEED ANDMULCH ALL OTHERDISTURBED AREASSTONE LINED SWALE15" F.E.S.REMOVE AND REPLACEEXIST. BIT. CONC. SURFACEINSTALL 4" TOPSOIL, SEEDAND EROSION CONTROLMATTING BETWEENSIDEWALK & CURB4" LOAM, SEED &INSTALL EROSIONCONTROL MATTING(TYP.)INSTALL EROSIONCONTROL MATTINGIN FLOODPLAIN4" LOAM, SEED &INSTALL EROSIONCONTROL MATTING(TYP.)4" LOAM, SEED ANDMULCH ALL OTHERDISTURBED AREASSTONE LINED SWALEFOR EMERGENCYOVERFLOWPLACE CONSTRUCTION FENCEALONG PROJECT DISTURBANCELIMITS WITHIN 50' OF BARTLETTBROOK FOLLOWING TREE/BRUSHREMOVAL (PHASE 1)STONE CHECKDAM @ 50' O.C.(TYP.)STONE CHECKDAM @ 50' O.C.(TYP.)TEMPORARY STABILIZEDCONSTRUCTION ENTRANCE(PHASE 1)TREE PROTECTIONARMOR (PHASE 1)(TYP.)PLACE CONSTRUCTION LIMITS TAPEALONG PROJECT DISTURBANCELIMITS FOLLOWING TREE/BRUSHREMOVAL (PHASE 1)PLACE CONSTRUCTION LIMITS TAPEALONG PROJECT DISTURBANCELIMITS FOLLOWING TREE/BRUSHREMOVAL (PHASE 1)TEMPORARY 5' WIDECONSTRUCTIONEASMENTTREE PROTECTIONARMOR (PHASE 1)(TYP.)PLACE SILT FENCEALONG TREE LINE(PHASE 1)1" = 2000'LOCATION MAPLAKECHAMPLAINLOCATIONPROJECTSHELBURNESOUTH BURLINGTONACE7DSMDSMSAL1"=20'15170C3.1EPSC PLANHARBOR FREIGHT1775 SHELBURNE ROADSOUTH BURLINGTON, VT1775SHELBURNE, LLC210 COLLEGE ST.SUITE 201BURLINGTON, VERMONT054014" LOAM, SEED & MULCH ALLDISTURBED AREAS ALONGUTILITY CORRIDOR (SEE SHTC4.2 FOR EXTENTS)MAY, 2017Required sediment trap storage volume = 3,600 CF/acreDrainage area to sediment trap pond = 1.8 acresRequired sediment trap volume = 3,600*1.8=6,480 cfVolume available in pond at channel protection standard = 9,497 CF5/30/17 DSM ADDED RAMP6/12/17 DSM RETAINING WALLP:\AutoCADD Projects\2015\15170\1-CADD Files-15170\Dwg\15170 - Site.dwg, 7/7/2017 10:06:18 AM #CU-17-06 & #SP-17-41 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SHEARER AUTOMOTIVE—1475 SHELBURNE ROAD CONDITIONAL USE APPLICATION #CU-17-06 AND SITE PLAN APPLICATION #SP-17-41 FINDINGS OF FACT AND DECISION Conditional use application #CU-17-06 & site plan review application #SP-17-41 of Shearer Automotive to amend a previously approved plan to amend a previously approved plan for a 12,503 sq. ft. building used for personal instruction use. The amendment consists of using the parking area for commercial parking with the building having no approved use, 1475 Shelburne Road. The Development Review Board held a public hearing on July 18, 2017. The applicant was represented by Stephanie Hainley. 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, Shearer Automotive, seeks to amend a previously approved plan to amend a previously approved plan for a 12,503 sq. ft. building used for personal instruction use. The amendment consists of using the parking area for commercial parking with the building having no approved use, 1475 Shelburne Road. 2. The owner of record of the subject property is Two O’Brien Properties. 3. The applications were received on May 26, 2017. 4. The property lies within the Commercial 2 Zoning District. 5. The plan submitted consists of one (1) page titled “O’BRIEN TRAINING CENTER – SITE PLAN,” dated May 26, 2017. CONDITIONAL USE STANDARDS A commercial parking facility is allowed in the Commercial 2 Zoning District only as a conditional use and hence this application must be reviewed under the conditional use standards. Pursuant to Section 14.10(E) of the LDRs, the proposed conditional use shall not result in an undue adverse effect on any of the following: (1) The capacity of existing or planned community facilities. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. #CU-17-06 & #SP-17-41 2 (3) Traffic on roads and highways in the vicinity. (4) Bylaws and ordinances then in effect. (5) Utilization of renewable energy resources. The site is located within the Traffic Overlay District, Zone 3. The property is 38,920 square feet. The maximum peak hour trip ends for this property is 44 (45 maximum peak hour trip ends per 40,000 square feet of land area * 38,920 square feet/40,000 square feet=43.8, rounded up). The applicant estimates that this use will lead to 3-5 vehicle trip ends per day, which will occur outside of peak hours. The Board finds that the proposed use of the parking lot for commercial parking will not result in an undue adverse effect on any of the above criteria. 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 Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. The Board finds the project is in compliance with the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. 1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. 2) 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 structure on site is not proposed for any use, and no new structures are proposed. These criteria are not applicable. 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 structures are being proposed. These criteria are not applicable. #CU-17-06 & #SP-17-41 3 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. The Board finds that 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. This criterion is not applicable. 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. This criterion is not applicable. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. No new landscaping is proposed or required. This criterion is not applicable. DECISION Motion by ________, seconded by _________, to approve conditional use application #CU-17-06 and site plan application #SP-17-41 of Shearer Automotive, subject to the following conditions: 1. All previous approvals and stipulations which are not changed by this decision, will remain in full effect. 2. 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. 3. 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. 4. Any use of the building will require site plan approval. 5. 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. #CU-17-06 & #SP-17-41 4 6. Any change to the approved plan will require approval by the South Burlington Development Review Board or the Administrative Officer. Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Frank Kochman Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of X– 0 – 0. Signed this ____ day of __________________ 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. #MP-17-01 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING O’BRIEN FARM ROAD, LLC—255 KENNEDY DRIVE MASTER PLAN APPLICATION #MP-17-01 FINDINGS OF FACT AND DECISION Master plan application #MP-17-01 of O’Brien Farm Road, LLC to amend a previously approved master plan for a planned unit development to develop 39.16 acres with a maximum of 458 dwelling units and 45,000 square feet of office space. The amendment is to revise the language of the previous approval regarding pedestrian easements and clarifying language regarding future reviews where site plan review is only required, 255 Kennedy Drive. The Development Review Board held a public hearing on July 18, 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 Farm Road, LLC, seeks to amend a previously approved master plan for a planned unit development to develop 39.16 acres with a maximum of 458 dwelling units and 45,000 square feet of office space. The amendment is to revise the language of the previous approval regarding pedestrian easements and clarifying language regarding future reviews where site plan review is only required, 255 Kennedy Drive. 2. The owners of record of the subject property are O’Brien Family Limited Partnership and O’Brien Home Farm, LLC. 3. The purpose of the amendment is to clarify the wording of two permit conditions. 4. The subject property is located in the Residential 12, Commercial 1 with Limited Retail, and Residential 1-PRD Zoning Districts. 5. The application was received on June 2, 2017. 6. The plan submitted consists of one (1) page dated November 21, 2016, titled “Master Plan,” and prepared by Krebs & Lansing Consulting Engineers, Inc. A) APPROVAL AND AMENDMENT OF MASTER PLAN Pursuant to Section 15.07(D) (3) of the South Burlington Land Development Regulations, “any application for amendment of the master plan, preliminary site plan or preliminary plat that deviates from the master plan in any one or more of the following respects, shall be considered a new application for the property and shall require sketch plan review as well as approval of an amended master plan: #MP-17-01 2 a) An increase in the total FAR or number of residential dwelling units for the property subject to the master plan; b) An increase in the total site coverage of the property subject to the master plan; c) A change in the location, layout, capacity or number of collector roadways on the property subject to the master plan; d) Land development proposed in any area previously identified as permanent open space in the approved master plan application; and/or e) A change that will result in an increase in the number of PM peak hour vehicle trip ends projected for the total buildout of the property subject to the master plan. None of these criteria apply, and so a new sketch plan review is not needed. B) PLANNED UNIT DEVELOPMENT STANDARDS Not applicable as part of this review. Please see the decision on the original master plan (MP-16-03) for details. C) SITE PLAN REVIEW STANDARDS Not applicable as part of this review. Please see the decision on the original master plan (MP-16-03) for details. AMENDMENTS TO WAIVERS AND CONDITIONS FROM MP-16-03 APPROVAL When this master plan was approved (MP-16-03), the applicant requested and received several waivers and findings. The applicant is now seeking to change the wording of one waiver and one finding, to clarify their intent. 1. The applicant’s request to waive the requirements of Section 15.12(M)(5) The Board granted the following waiver in their decision re: MP-16-03. 4.c. If off-road pedestrian paths are developed during the first phase of project construction then the requirements of Section 15.12(M) (5) will not applicable within the Master Plan area. The applicant feels that this language makes it unclear whether the off-road paths must all be built when the first road is constructed, or whether the construction of the pedestrian paths can be phased. The applicant suggested the following new language: “Subject to the approval of construction phasing, including the timing of construction for the off-road pedestrian paths at Preliminary or Final Plat, the requirements of Section 15.12(M)(5) will not be applicable within the Master Plan area. The Board will add the following language to further clarify: #MP-17-01 3 “The requirements of Section 15.12(M)(5) will not be applicable within the Master Plan area, provided that the construction of off-road pedestrian paths is phased to ensure that buildings and the pedestrian facilities that serve them are completed within the same phase.” 2. The Applicant’s request for the Board to find “that site plan review only (rather than PUD review) is necessary for single structures on single lots and associated parking on separate lots.” The finding as written allows a waiver of site plan review only if parking for a building is located entirely on a separate lot. This is not the intent of the finding. The applicant suggested the following new language: “Site plan review will only be required when a development review application is proposed for a single structure and associated parking on a single lot, or for a single structure on a single lot with parking shared on multiple lots including the lot where the structure is located, within the Master Plan.” The Board will add the following language to further clarify: “When a development review application is submitted for a single structure on a single lot, served by either on-site parking, shared parking or parking off-site within the Master Plan area, only a site plan review will be required.” DECISION Motion by _____________, seconded by _____________, to approve Master Plan application #MP-17- 01 of O’Brien Farm Road, LLC, subject to the following conditions: 1. All previous approvals and stipulations will remain in full effect except as amended herein. 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 __–__–__. #MP-17-01 4 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. 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: Ray Belair, Administrative Officer SUBJECT: AO-17-01 3060 Williston Road – City of Burlington/BTV DATE: July 14, 2017 Development Review Board meeting Appeal #AO-17-01 of Burlington International Airport (BIA)/City of Burlington (COB) appealing the issuance of Notice of Violation #NV-17-01 by the Administrative Officer alleging a zoning violation at 3060 Williston Road. The zoning violation which resulted in this appeal has been cured. Staff expects the appellant to withdraw the appeal prior to the meeting. 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: Ray Belair, Administrative Officer SUBJECT: AO-17-02 Quarry North of 3060 & 3064 Williston Road – City of Burlington/BTV DATE: July 14, 2017 Development Review Board meeting 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). The zoning violation which resulted in this appeal has been cured. Staff expects the appellant to withdraw the appeal prior to the meeting. DEVELOPMENT REVIEW BOARD The South Burlington Development Review Board held a regular meeting on Tuesday, June 20, 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, M. Behr ALSO PRESENT: R. Belair, Administrative Officer; A. Parker, F. Johnson, J. Valence, G. Rabideau, J. Larkin, D. Marshall, C. Snyder, J. & J. Lavanway, A. Rowe, D. Seff, B. Gilbert, M. Scollins, C. Bohlmann, J. Goodwin, C. Bohlman, J. Baird, J. Dextradeur, A. Casselman, G. Farrell, T. & K. Easton, S. Monteiro, K. Lukas, K. & M. Sawtelle, M. McCormick, B. Nedde, J. Bonanno, D. Sherman, H. Damms, C. Plante 1. Directions on emergency evacuation procedures from conference room: Mr. Miller provided directions on emergency evacuation procedures. 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. Site Plan Application #SP-17-35 of the City of South Burlington to make changes to a public park consisting of: 1) installation of play structures, 2) encroachment of bridges and gravel trails in a class II wetland and its associated buffer, and 3) installation of gravel wetlands to improve the quality of stormwater entering the existing wetlands, 30 Iby Street: Ms. Parker explained that there is a series of trails that will be formalized along with a multi-use (bike/ped) path. The bridge will cross a class III wetland. DEVELOPMENT REVIEW BOARD 20 JUNE 2017 PAGE 2 The project will capture and treat stormwater runoff which is now not being captured and treated. There is also an area for play structures to give children an outdoor environment experience. The project was presented to both the Natural Resources and Bike/Ped Committees who were in favor of it. Mr. Valance asked if the multi-use path will continue to Market St. Ms. Parker said it will in a year or 2. Ms. Johnson asked when the work will be done. Ms. Parker said in late August/early September. Ms. Johnson said she believes the city does not own a piece of that property and she took exception to construction on a street the city doesn’t own. Ms. Parker said that piece of property was deeded to the city. Mr. Kochman said the DRB does not deal with issues of ownership, and recourse is with the Superior Court. Mr. Cota moved to close #SP-17-35. Mr. Wilking seconded. Motion passed unanimously. 6. Continued final plat application #SD-17-12 of Marilyn Larkin for a planned unit development consisting of: 1) razing a 61-unit hotel (Larkin Terrace), and 2) constructing a 77,618 sq. ft. building which will include 60 residential units and 21,653 sq. ft. of commercial space, 1185 & 1195 Shelburne Road: Mr. Rabideau said they are proposing an L-shaped, 4-story building with underground parking. The existing structure will be torn down. There will be apartments on three floors with commercial area below. Mr. Rabideau briefly reviewed the materials that will be used. The building is closer to the road than usual; however, above the first floor and at the 4th floor there is a setback to the façade. Mr. Kochman asked if the tower will be occupied. Mr. Rabideau said it will not. It is there as a “way-finder” point of the road. Mr. Rabideau then noted the decorative elements on the building including limestone trim bands and awnings. DEVELOPMENT REVIEW BOARD 20 JUNE 2017 PAGE 3 Views from the front parking and a closer front view were shown. Mr. Rabideau pointed out the glazed canopy and the 4-foot setback to the second floor. The sidewalk will be 5 feet wide at its narrowest point and will expand to 7 or 8 feet with planting beds. Mr. Rabideau indicated the detail around the building openings and windows. He then showed another view with the entrance to the underground parking. He identified the kinds of brick being considered. Mr. Rabideau then showed a plan indicating the various setbacks of the building. Setback waivers are being requested (12 feet from Fayette Road, and 18 feet from Shelburne Road). Mr. Belair noted that restaurant and retail uses are not part of this application; if the application is approved, the applicant would have to come back for approval of those uses. This could be an administrative process if no waivers are involved and if traffic and parking do not exceed what is approved. Regarding affordability, Mr. Rabideau said the applicant is willing to say that if any bonuses are requested, there would be affordable units throughout the project. Mr. Kochman noted the applicant is destroying 60 units of affordable housing and not replacing it. He felt this is wrong and that the proposed “remedy” for addressing affordable housing falls short. Mr. Rabideau said they will revisit this issue with additional buildings. They are still looking for ways to integrate affordable housing. Mr. Rabideau said they have now satisfied the city’s arborist. Stormwater approval has also been granted, and they have a State permit as well. Mr. Rabideau noted that staff wants the “sculpture” gone. It is there by lease agreement until the connector road becomes a city street. Mr. Wilking complimented the “handsome” building. He also felt the pedestrian light fixtures were appropriate. Mr. Easton from the Holmes Road neighborhood asked at what point they will know how the connecting road will interface with Holmes Road. They are concerned with safety. Mr. Miller said at this point, there is no connection because people in the condo association don’t want to lose parking. He added there is nothing the Board knows that will make that connection DEVELOPMENT REVIEW BOARD 20 JUNE 2017 PAGE 4 happen; there would have to be a new road to the east of the fire station if anything is to happen. Mr. Cota then moved to close #SD-17-12. Mr. Wilking seconded. Motion passed unanimously. 7. Final Plat Application #SD-17-13 of Josef Lavanway to subdivide a 53,697 sq. ft. lot developed with a single family dwelling into two lots of 37,500 sq. ft. (lot #1) and 16,197 sq. ft. (lot #2), 1440 Hinesburg Road: Mr. Lavanway explained that they are trying to help their parent stay in their home as long as possible. He showed the proposed lot with the house to be set back 25 feet. They have also made the requested changes to the driveway. They will connect to city sewer. No issues were raised. Mr. Cota moved to close #SD-17-13. Ms. Smith seconded. Motion passed unanimously. 8. Final Plat Application #SD-17-14 of the Snyder Group, Inc., for a planned unit development on 26.15 acres developed with two single family dwellings. The project consists of 1) razing one single family dwelling, 2) constructing 18 single family dwellings, 3) constructing three 3-unit multi-family dwellings, and 4) constructing ten 2-family dwellings, 1302, 1340 & 1350 Spear Street: Mr. Snyder said they have made changes based on the preliminary plat approval. The number of units has not changed. Regarding traffic, they have added a left turn lane into the project. The question remains as to whether the Board wants a technical review of traffic. Members with the exception of Mr. Kochman did not think technical review was necessary. Mr. Rowe noted a question regarding removal of a piece of sidewalk on the west side of Vale Drive. Staff has requested this, and the applicant has no issue with removing it. The intersection as proposed has a 3-way stop which will allow pedestrians to cross. They are not proposing a cross-walk on Spear Meadow Drive, only the one on Vale Drive. DEVELOPMENT REVIEW BOARD 20 JUNE 2017 PAGE 5 Mr. Kochman said he did not agree with the removal of the sidewalk. He felt it was a significant amenity to the project. Mr. Belair said it is a question of long-term cost to the city, and it serves no benefit. Mr. Snyder noted there is a bike path and also a sidewalk on the other side of the road. Mr. Wilking felt that based on what they had approved in the past this would be OK. Mr. Snyder added that with one sidewalk, there is room for more green space in front of the houses. Staff has asked to widen the 6-foot path to 10 feet. Mr. Snyder said they would prefer to leave it at 6 feet. If at any time the city develops the park, there would have to be more changes made. Members supported requiring 10 feet. Mr. Sawtelle noted the area near 1300 Spear St. (his daughter’s home) is very wet. Mr. Rowe explained how the new drainage system will work. He also explained what will happen when the existing house is demolished. Mr. Bohlmann asked whether the road attaches to Swift St. Mr. Miller said it just ends as indicated. That is UVM property and they opposed an easement on the property. Mr. Rowe said UVM is allowing a water line across the property and that only. Dr. Scollins asked whether the Rec Path Committee has approved the plan. Mr. Rowe said they met with the Committee and they are OK with the plan. Mr. Seff asked about Fire Department review. Mr. Snyder said they have met with the Fire Department. Mr. Belair noted the Fire Department had no issues with the preliminary plat. Mr. Rowe said they met with them on 12 April. Following that meeting, an area (which he indicated) was widened to allow for emergency access near the stormwater pond. Members were OK with not having written comments from the Fire Department. Mr. Seff said there should be a review of the traffic study. He felt the numbers indicated are “unrealistic.” Mr. Rowe explained the source of the numbers from ITE, the widely used country-wide method. Mr. Belair added that the LDRs require traffic numbers to come from that ITE data. Board members, with the exception of Mr. Kochman, were OK with the traffic numbers. DEVELOPMENT REVIEW BOARD 20 JUNE 2017 PAGE 6 Mr. Miller noted that traffic has actually been reviewed by an engineer, Justin Rabidoux of the Public Works Department. He felt it was OK. Mr. Gilbert said he understands the rules but he still feels Spear Street is a “broken street” for 2 hours in the morning. A neighbor expressed concern with possible cut-through traffic. Mr. Rowe said the road is not attractive for cut-through traffic by design, and it includes a 3-way stop. Mr. Miller noted that Spear/Swift remains at level of service “D”, and Spear/Allen remains at level of service “C”. Mr. Kochman said he didn’t think the Board should look at ITE and deny “our own experience and common sense.” He asked for independent review. Mr. Behr said an independent person would look at it from a numbers point of view only. Mr. Rabidoux, who knows the area, has looked at it from that point of view. Mr. Behr said he lives in Butler Farms and has never seen more than 2 cars waiting at the project entrance. Mr. Rowe noted the project is subject to $33,000.00 in traffic impact fees. No other issues were raised. Mr. Cota moved to close #SD-17-14. Mr. Parsons seconded. Motion passed unanimously. 9. Site Plan Review Application #SP-17-34 of 1775 Shelburne Road, LLC, for approval to construct a 15,030 sq. ft. retail building, 1775 Shelburne Road: Mr. Marshall showed the existing conditions. He identified the 2.8 acre parcel, which is a restored are that had been used during the construction of Shelburne Road. The property slopes to the west, and Bartlett Brook is located outside the property. Mr. Marshall then showed a plan with the location of the proposed building and parking. Access to the site is sized to allow for trailer access. There is an existing sidewalk and a proposed ADA compliant ramp to the building. Staff is recommending a stairway in addition to the ramp. Mr. Marshall said they looked at that early on and felt their orientation would serve both bike and pedestrian traffic. The company sells heavy equipment for contractors and does not anticipate much foot/bike traffic. Mr. Behr noted possible future change of use and said he supports the steps. Mr. Miller agreed. DEVELOPMENT REVIEW BOARD 20 JUNE 2017 PAGE 7 Staff requested “architectural break-up” of the long north wall. Mr. Marshall showed some changes they have made. Members asked them to work on it further. The applicant said they want to avoid more glazing. Mr. Behr cited the possibility of different types of glazing. He also felt making the metal canopy more prominent could help. Mr. Kochman noted the applicant is putting an industrial building in what should be a “showplace” street and should do everything it can to make it look less “industrial.” One suggested was additional landscaping. Mr. Marshall showed the landscaping plan with additional trees between the road and building including trees in the northern portion recommended by staff. Mr. Belair said they meet the minimum landscaping requirement. Mr. Wilking said he would like to see an agreement that would protect trees on the adjacent parcel. The applicant said that parcel is separately owned. Mr. Marshall said they have complied with all stormwater requirements. Regarding trip ends, staff recommends the Board assign either the ITE use category of “hardware store” which would result in 72.7 pm peak hour trips or complete a separate count in accordance with the standards in the LDRs. Mr. Marshall said they are asking for additional time to provide those counts. He asked that the findings be prepared in the meantime to allow the project to move along. Mr. Belair was OK with that request. Mr. Cota moved to continue #SP-17-34 to 18 July 2017. Ms. Smith seconded. Motion passed unanimously. 10. Minutes of 6 June 2017: The spelling of Mr. Behr’s name was corrected. The word “smoothing” under Other Business was corrected to “something.” Mr. Cota moved to approve the Minutes of 6 June as amended. Mr. Wilking seconded. Motion passed unanimously. DEVELOPMENT REVIEW BOARD 20 JUNE 2017 PAGE 8 11. Other Business: No other issues were raised. As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:37 p.m. _____________________________________ Clerk _____________________________________ Date