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Minutes - Development Review Board - 06/06/2017
DEVELOPMENT REVIEW BOARD 6 JUNE 2017 The South Burlington Development Review Board held a regular meeting on Tuesday, 6 June 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 (electronically) ALSO PRESENT: R. Belair, Administrative Officer; J. Rabideau, J. P. Larkin, D. Sherman, M. Janswold, K. Sturtevant, D. Lawes, D. Grover, G. & G. Desautels, J. Waycott, A. Dandreta, P. Smiar, L. Bresee, C. Frank. B. McKenney, J. Leinwohl 1. Directions on emergency evacuation procedures from conference room: Mr. Miller provided directions on emergency evacuations procedures. 2. Additions, deletions, or changes in order of agenda items: Members agreed to item #10 to become item #5. 3. Comments & Questions from the public not related to the Agenda: No issues were raised. 4. Announcements: Ms. Smith advised that she had attended an “Essentials in Land Use” event. 5. (formerly #10) 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. Belair noted that the applicant failed to display the zoning notice placard as required. He suggested 20 June as a continuation date. Mr. Cota moved to continue #SD-17-12 to 20 June. Mr. Wilking seconded. Motion passed unanimously. 6. (formerly #5) Continued Site Plan Application #SP-17-22 and Conditional Use Application #CU-17-05 of Martin Foods of South Burlington, LLC, to amend a previously approved plan for a 107,650 sq. ft. shopping center. The amendment consists of redevelopment of the property to include: 1) new site lighting, 2) reconstruction of the parking lot to include curbed islands and landscaping, and 3) improved perimeter drive, 935 Shelburne Road: Mr. Wilking advised that he has done work with Hannafords. Mr. McKenney said he had no issue with Mr. Wilking remaining on the Board for this application. Mr. McKenney noted there were 3 outstanding items from the previous hearing: a. Bike path issues: Mr. McKenney showed extended bike lanes for continuity to the store fronts. They have also provided a “stop” bar for protection of bicycles. Cyclists can continue across to a multi-use path. There is also additional clarity at the island. b. Stormwater: Question arose regarding responsibility for stormwater on the adjacent property. The applicant now owns that property and accepts that responsibility. However, if ownership changes, the responsibility will be with the new owner. c. Innovation: The applicant proposes to add 2 EV parking stations so people can charge cars while at the stores. Mr. McKenney showed the space that Hannaford will occupy (the former K-Mart building). It consists of 60,000 sq. ft. Their previous location was 47,000 sq. ft. The new space will include hot meal options with seating and carry-out. There will also be a “phone‐in” order capability. The remainder of the shopping center will be leased to other tenants. With regard to other tenants, they are asking for 2 additional use options: a brewery and medical offices. No specific tenants have been identified at this time. Mr. Kochman asked if additional parking is needed for a medical office use. Mr. Belair explained that anything that fits within the “shopping center” use criteria is allowable, and the proposed uses do fit. Mr. McKenney noted they were asked to provide 40 spaces for a “park and ride.” They are willing to consider this but will not commit to it until they can identify tenants. Mr. Kochman asked what is to become of the current Hannaford site. The applicant said they have a long “ground lease” there which they are hoping to sell off to one tenant. Mr. Parsons asked if there is any concern with traffic backing up on Shelburne Road because of the stop bar. Mr. McKenney said they discussed that with their traffic engineer who said there is very little chance of that happening. Mr. Wilking said this would be similar to what exists at U-Mall, and there has never been traffic backed onto the street there. Mr. Behr said his issues have been addressed. He liked the bike lane and the electric car charging spaces. Members of the Bike/Ped Committee also liked the improvements. Ms. Frank asked if the bike lane would be painted green. Mr. McKenney said it would. Ms. Frank asked if the multi-use path would be on sidewalk level. Mr. McKenney said it would. No other issues were raised. Mr. Cota moved to close #SP-17-22 and #CU-17-05. Ms. Smith seconded. Motion passed unanimously. 7. (formerly #6) Design review application #DR-17-01 of Arnco Sign Company to amend a master sign permit for the subject property within the Dorset Street/City Center (DS/CC) Sign District. The master signage permit would alter the design scheme for the freestanding and wall signs on the property, 344 Dorset Street: Mr. Waycott said AT&T is replacing all signs and awnings and changing their orange color to charcoal. He showed pictures of the proposed new signage. No issues were raised. Mr. Cota moved to close #DR-17-01. Mr. Wilking seconded. Motion passed unanimously. 8. (formerly #7) Site Plan Application #SP-17-30 of Greg Desautels to amend a previously approved plan for a mixed use building consisting of: 1) a 76 student child care facility, non-residential, 2) 3,780 sq. ft. of general office use, and 3) 2,790 sq. ft. of personal instruction use. The amendment consists of: 1) obtaining an umbrella approval for a number of permitted use, and 2) expansion of two canopies, 1820 Shelburne Road: Mr. Desautels noted the property is at the corner of Shelburne Road and Allen Road. They have changed the entrances to add canopies and repaved the area. The building is to be painted grey. At present, one rental space is vacant. Mr. Kochman asked for an explanation of an “umbrella approval.” Mr. Belair said it allows for a list of permitted uses so that with a tenant change the owner does not have to go through the site plan review process. There is a maximum number of parking spaces and trip ends. Staff makes sure a new use doesn’t exceed these maximums. It is an administrative process. No issues were raised. Mr. Cota moved to close #SP-17-30. Mr. Kochman seconded. Motion passed unanimously. 9. (formerly #8) Miscellaneous application #MS-17-03 of Heatherfield Owners Association to alter the existing grade by adding up to 25 cubic yards of fill material to improve the stormwater treatment system, Songbird Road: Mr. Lawes explained that Heatherfield is in the process of turning its stormwater ponds for maintenance over to the City of South Burlington. The City has asked for some repairs prior to accepting the ponds. No elevations are being changed; they are cleaning the silt from inlets and outlets. They are working with the Public Works Department. Mr. Belair said the City will take over maintenance of the system. Staff has no issues with the application. Mr. Cota moved to close #MS-17-03. Ms. Smith seconded. Motion passed unanimously. 10. (formerly #9) Preliminary Plat Application #SD-17-11 of Edward G. Hoehn, III, to subdivide a 10.29 acre parcel developed with a single family dwelling into four lots ranging in size from 1.01 acres to 5.04 acres, 1700 Dorset Street: Mr. Grover noted that they had previously proposed a 4-lot subdivision which required that one lot be accessed from Sadie Lane. They did not secure that access, so they are now proposing a 3-lot subdivision. Lot #1 will absorb what was previously lot #4 and will become an 8-acre lot. The lot line between those 2 lots will disappear. All lots will now access from the existing access. All utilities will be from Dorset Street. The building on lot #2 was “flipped” so that 2 lots now share the same driveway and garages face each other. Mr. Grover explained that there was a deed stipulation that any access be from Autumn Hill Road and that any planned change be noticed to all neighbors. This has been done, so the access is now from Dorset Street. Members expressed no issues with access. Mr. Belair noted that staff learned today that the application should have been reviewed through the PUD provisions. Staff reviewed that this morning and found no issues. They have recommended approving the Preliminary Plat and then having Final Plat reviewed through the PUD process. Mr. Bresee asked if the driveway will be completely paved. Mr. Grover said just the “apron.” Mr. Bresee suggested extending the apron by 20 feet or so to keep gravel off the bike path. Mr. Grover was OK with that. Mr. Cota moved to close #SD-17-11. Mr. Wilking seconded. Motion passed unanimously. 11. Continued Appeal #AO-17-01 of Burlington International Airport/City of Burlington appealing the issuance of Notice of Violation #NV-17-01 by the Administrative Officer alleging a zoning violation at 3060 Williston Road: and 12. Continued appeal #AO-17-02 of Burlington International Airport/City of Burlington 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): Ms. Sturtevant, Burlington City Attorney, noted that at 3060 Williston Road, the exterior storage has been removed. They have applied for a CO which is now on hold for the appeal period. When that period is up, this matter will be resolved. They are asking for a continuance until the end of the appeal period. Mr. Cota moved to continue #AO-17-01 and #AO-17-02 until 18 July. Ms. Smith seconded. Motion passed unanimously. 12. Minutes of 16 May 2017: Mr. Cota moved to approve the Minutes of 16 May 2017 as written. Mr. Parsons seconded. Motion passed unanimously. 14. Other Business: Mr. Kochman expressing his continuing concern with the Board tolerating something that is not permitted under the PUD regulations. He asked to bring the issue to the Planning Commission to see what they want to do. He said he cannot support a “blanket approval.” Mr. Miller suggested meeting with the Planning Commission on this topic. He will try to arrange this. Mr. Cota noted that the Committee Chairs and Vice Chairs have been meeting and discussing work plans and intercommunication among committees. Mr. Kochman asked if this puts a burden on staff time. Mr. Belair said they are hoping to have a new development review person on board soon and this person can take a more active role in coordination with other committees. Mr. Cota also noted that each committee will be having an “orientation package” to help bring new members up to speed. As there was no further business to come before the Board, the meeting was adjourned by common consent at 8:15 p.m. , Clerk _________7/18/2017____________________________ Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com TO: South Burlington Development Review Board FROM: Ray Belair, Administrative Officer SUBJECT: SD-17-12 1185 & 1195 Shelburne Road DATE: June 2, 2017 Development Review Board meeting 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. The applicant failed to display the notice placard within 15 days of the meeting, which has resulted in a defect in the statutory public notice requirement. When this happens, the DRB has always elected not to review the application but continue it to a future meeting so the proper notice requirement is met. 1. Staff recommends the Board continue the application to the June 20, 2017 meeting to allow for proper public notice. 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: Paul Conner, Director of Planning & Zoning DATE: June 6, 2017 DRB Meeting SUBJECT: Staff notes for SP-17-22 and CU-17-05 Martin Foods / K-Mart site At the Board’s last meeting, two items remained to be resolved. The applicant has provided updated plans and clarity on these two subjects, as discussed below: 1. Bicycle / pedestrian access & circulation The applicant was asked to consider the input provided at the last meeting and come back with a refined proposal. Staff and the applicant met and reviewed several alternatives. The proposed revised site plan includes the following modifications: Addition of bicycle lanes in the section of the perimeter road from the Queen City Park Road entry to the building Addition of a vehicular stop bar and north-south crosswalk from the corner of the circulator road nearest the Merchant’s Bank (and removal of the 3 crosswalks previously proposed as the way to get pedestrians from the Merchant’s Bank to the store). Addition two clearly demarked north-south bicycle crossings from the corner of the circulator road nearest the Merchant’s Bank Replacement of the proposed 5’ sidewalk from Shelburne Road to Hannaford Drive with a 10’ wide recreation path for use by pedestrians and cyclists Improved lane demarcation exiting the store from the southern-most drive aisle Narrowing the roadway section headed west towards the store from Shelburne Road to allow for more greenspace Staff and the City Engineer are supportive of the revised proposal and feel it presents the safest, most predictable solution for pedestrian, bicycle, and vehicular circulation in the area and recommend the Board approve this design. 2. Off-site Stormwater In the previous staff notes, the stormwater section had recommended the Board include a condition that the applicant maintain the infiltration system permitted under UCI Permit #6-0079. The applicant has confirmed that this facility is owned and maintained by the adjacent property owner, Southlands Development. Staff is comfortable having received this clarity that ongoing maintenance and permitting associated with that facility are the responsibility of the adjacent property. 3. In addition to the above items that were discussed at the last Board meeting, the applicant has proposed that two electric vehicle charging stations be installed on the site, in the southwest corner of the parking area. Staff supports this addition. Staff recommends that the Board close the hearing once it is satisfied with the above-listed issues. SUGAR HOUSEBAR & GRILL3-STORYAPARTMENT2-STORYMOTELTIREWAREHOUSEJOLLEYCONVENIENCESTOREEXISTINGHANNAFORDSUPERMARKETCHITTENDENCOUNTY HUMANESOCIETYTO QUEEN CITYPARK ROADPERIMETER DRIVEBBCCofProject NumberSheetDrawing NumberDrawing TitleIssued forChecked byDesigned byAppvd.DateRevisionNo.vhb.comDate40 IDX DrBuilding 100 Suite 200South Burlington, VT 05403802.497.6100Lake ChamplainMarketplace935 Shelburne Rd.South Burlington, VermontLocal PermittingNot Approved for ConstructionMay. 08, 20172257846.00CJH/TAS PBSProposed Site Plan20 20 40 80 FeetZoning Summary Chart Lot#1Zoning District(S):Commercial 1 - Resident 15(C1-R15)Overlay District(S):Transit - Zone 1 And TrafficOverlay DistrictZoning Regulation Requirements Existing RequiredProvidedParking Summary ChartDescriptionSizeSpacesRequiredProvidedExisting RequiredProvidedParking CalculationsTree Planting CalculationsLegendNOTES1. SNOW STORAGE WILL BE LOCATED ONSITE INREMOTE PORTIONS OF THE PARKING LOT ANDWILL BE MOVED TO AN OFFSITE LOCATION INRESPONSE TO THE FACILITY PARKING NEEDS2. CART CORRAL LOCATIONS MAY VARY BUTWILL NOT EXCEED QUANTITY SHOWN. THETOTAL NUMBER OF PARKING SPACESPROVIDED DOES NOT INCLUDE SPACES THATWILL BE USED FOR CART CORRALS. #DR-17-01 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD ARNCO SIGN CO. - 344 DORSET STREET MASTER SIGNAGE PLAN #DR-17-01 FINDINGS OF FACT, CONCLUSIONS & DECISION Arnco Sign Company, hereafter referred to as the applicant, is requesting design review approval to amend a master sign permit for the subject property within the Dorset Street/City Center (DS/CC) Sign District. The master signage permit would establish the design scheme for the freestanding and wall signs on the property, 344 Dorset Street. The South Burlington Development Review Board (DRB) reviewed the proposal on June 6, 2017. Jeremy Waycott represented the applicant. Based on testimony given at the above mentioned public hearing and on the plans and supporting materials contained in the document file for this application, the DRB finds, concludes and decides as follows: FINDINGS OF FACT 1. The applicant is requesting to amend an existing Master Signage Plan for 344 Dorset Street within the Dorset Street/City Center (DS/CC) Sign District. 2. The existing Master Sign Permit (#DR-08-13) was approved on January 6, 2009. 3. Janet M. Desarno is the record owner of the property (warranty deed in Volume 291, Page 285 of the city land records). The property is identified as Tax Parcel 0570 00344 C. CONCLUSIONS 1. Section 8 of the Sign Ordinance requires all property owners within the DS/CC Sign District to obtain a Master Signage Permit prior to the issuance of any individual sign permit for the subject property. Section 8(b) requires that a Master Signage Permit must be issued prior to the issuance of any individual sign permit for the property. 2. Pursuant to Section 8 of the Sign Ordinance, a Master Signage Permit shall establish consistent design parameters for the property to ensure that all signage is in accordance with goals of the DS/CC Sign District. The Master Signage Permit shall specify size ranges and the graphic elements to be used to relate multiple signs to one another. The current application consists of a request for modification of one existing freestanding sign, seven (7) awnings, and replacement of one wall mounted sign, reflecting a change in company name and associated logos and colors. No other structural changes to the existing signs are proposed. FINDINGS OF FACT, CONCLUSIONS & DECISION 344 DORSET STREET - #DR-17-01 - 2 - F:\USERS\Planning & Zoning\Development Review Board\Findings_Decisions\WORKING FOLDER DRAFT DECISIONS\DR_17_01_344_DorsetSt_Arnco_SignCo_ATT.doc DESIGN REVIEW CRITERIA In reviewing an application for signage, the DRB shall consider the following: Consistent Design 3. The design of a sign must be compatible and harmonious with the design of buildings on the subject property and nearby. The application shows one wall mounted sign on the rear of the structure and one free standing sign along the Dorset Street side of the subject property. The signs are currently orange with white lettering and a blue and white logo. The awnings are the same color orange without lettering or logos. The building is white. The applicant is proposing to change the orange awnings and sign background to charcoal gray. The logo will remain blue, and the text will remain white. Promotion of City Center Goals 4. Signs within the DS/CC Sign District should be of high aesthetic quality and pedestrian oriented. The proposed signs are of high aesthetic quality oriented to both vehicular and pedestrian traffic. Therefore, the signs are in keeping with DS/CC Sign District goals. Color & Texture 5. A maximum of three colors is encouraged. The proposed signs include white text on a charcoal grey background. Blue and white are used in the proposed logo. The sign texture is smooth, which is in keeping with the vinyl siding of the structure. The DRB concludes that the signs are compatible and harmonious with buildings in the vicinity. Materials Used 6. The existing freestanding sign and wall sign are constructed of wood. The applicant proposes to replace the wall sign with an aluminum pan sign. The materials are appropriate and of adequate quality. FREE STANDING SIGNS 7. There is an existing freestanding sign on the subject property which is in compliance with the Sign Ordinance. The only changes proposed as part of this application are with respect to color and text. 8. Section 9(d) stipulates that the free standing signs shall be no closer than 5 ft. to any property line. In addition Section 9(h) stipulates that free standing signs along Dorset Street are to be located within a sign corridor that begins adjacent to the right-of-way and runs 16 ft. from the edge of the right-of-way toward the building face. The existing sign is in compliance. FINDINGS OF FACT, CONCLUSIONS & DECISION 344 DORSET STREET - #DR-17-01 - 3 - F:\USERS\Planning & Zoning\Development Review Board\Findings_Decisions\WORKING FOLDER DRAFT DECISIONS\DR_17_01_344_DorsetSt_Arnco_SignCo_ATT.doc 9. Pursuant to Section 9(e)(4), the total area of the support structure for the free standing signs on the subject property shall not exceed 150% of the area of each sign. The freestanding sign complies with this standard. 10. Pursuant to Section 9(g) (2) of the Sign Ordinance, free standing signs shall have a base condition that is attractively maintained year round. Photographs submitted by the applicant show the free standing sign is attractively landscaped. The DRB concludes that the base conditions of the free standing sign is adequate. 11. Pursuant to Section 9(h) of the Sign Ordinance, for lots in the DS/CC Sign District, the area of each free standing sign shall not exceed 32 sq. ft. The existing sign is in compliance with this criterion. 12. Pursuant to Section 9(h), free standing signs in the DS/CC Sign District shall not exceed 12 ft in height, measured from the average finished grade at the base of the sign to the highest portion of any point of the sign structure. The existing sign is in compliance with this criterion. WALL MOUNTED SIGNS 13. Section 10 of the Sign Ordinance governs the size and location of wall mounted signs. Pursuant to Section 10(b) (1) a wall mounted sign shall not exceed 5% of the area of the principal public façade or 100 sq. ft., whichever is smaller. In addition, pursuant to Section 10(b) (2), a wall sign may not exceed 15% of the area of the façade to which it is attached. The Code Officer shall ensure this when issuing individual sign permits. 14. Section 10(c) states that a wall mounted sign shall not project above or below the top of any first floor doorway unless permitted by the DRB. Based on the photographs submitted by the applicant, the sign is above the first floor pedestrian doorway. It is lower than the adjacent garage door, but the DRB concludes that this is appropriate and in keeping with the Section 10(c) standard. Pursuant to Section 10(d), a wall mounted sign shall not cover any opening or project beyond the top or end of any wall to which it is attached. Based on the photographs submitted by the applicant, it appears that the sign will not project over any opening or beyond the top or end of the front façade. GENERAL SIGN STANDARDS 15. Section 20 of the Sign Ordinance requires signs to be of substantial and sturdy construction, kept in good repair, and painted or cleaned as necessary to maintain a clean, safe, and orderly appearance. The signs appear to be of substantial and sturdy construction. 16. There are no changes proposed to the lighting of the freestanding sign. FINDINGS OF FACT, CONCLUSIONS & DECISION 344 DORSET STREET - #DR-17-01 - 4 - F:\USERS\Planning & Zoning\Development Review Board\Findings_Decisions\WORKING FOLDER DRAFT DECISIONS\DR_17_01_344_DorsetSt_Arnco_SignCo_ATT.doc DECISION MOTION by ___________________, seconded by ____________________, to approve Design Review Application #DR-17-01 of Arnco Sign Co, subject to the following conditions: 1. This Master Signage Permit must be issued to Janet M. Desarno by the DRB, prior to the issuance of the necessary individual sign permits for the property. 2. All signs shall be kept in good repair, and painted or cleaned as necessary to maintain a clean, safe, and orderly appearance. 3. Pursuant to Section 9(g) (2) of the Sign Ordinance, free standing signs shall have a base condition that is attractively maintained year round. 4. The colors of the freestanding and wall signs and awnings shall be limited to: charcoal gray; white may be used for lettering and sign posts; logos may be blue or white, or any combination thereof. 5. Prior to installation of the new signage, the applicant shall obtain a sign permit from the Code 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 ___-___-___ 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 FINDINGS OF FACT, CONCLUSIONS & DECISION 344 DORSET STREET - #DR-17-01 - 5 - F:\USERS\Planning & Zoning\Development Review Board\Findings_Decisions\WORKING FOLDER DRAFT DECISIONS\DR_17_01_344_DorsetSt_Arnco_SignCo_ATT.doc 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. Drawing # Site Name South Burlington, VT 344 Dorset St 11-16-2016 City/State: Address: Date: 8617 220716-R1 RMDesigner: PM:KH Revisions: R7 R6 R5 - R4 - R3 - R2 - R1 - UPDATED PER SOW AND SURVEY PACKET 220716-R1 City/State: Address: Creation Date: Revised: South Burlington, VT 05401 344 Dorset St 11-16-2016 03-30-2017 LOCATION BRANDING DOCUMENT Drawing # Site Name South Burlington, VT 344 Dorset St 11-16-2016 City/State: Address: Date: 8617 220716-R1 RMDesigner: PM:KH Revisions: R7 R6 R5 - R4 - R3 - R2 - R1 - UPDATED PER SOW AND SURVEY PACKET Branding Summary Branding Rationale / Comments Height (ft.): Number: Square Footage (ft.): Ground Signs Currently Installed Allowed by Code Current % Utilized Proposed Proposed % Utilized Height (ft.): Number: Square Footage (ft.): Wall Signs Currently Installed Allowed by Code Current % Utilized Proposed Proposed % Utilized Number: Square Footage (ft.): Total Signage Currently Installed Allowed by Code Current % Utilized Proposed Proposed % Utilized 0 1 1 NA 00.0 0 0 0NA NA NA % Delta is calculated: proposed signage / current signage 0 0 0NA NA 00.0 0 0 00 NA NA NA NA 0 0 00 1 0 0 NA 0 0 0 00 0 ---00 Existing: New: Removed: Net Total: Ground Signs Wall Signs Total Primary Signs 1 1 0 0NA (%Delta) (%Delta) (%Delta) Existing: New: Removed: Net Total: 1 0 0 0 Existing: New: Removed: Net Total: 1 0 0 0 Tenant Panel Only Currently Installed?Yes 0 NA 0 - In no case shall the basis for the area of the sign exceed one hundred (100) square feet. - The basis for the area of the sign shall be computed by taking one-half the area enclosed within the smallest regular geometric figure or figures needed to completely encompass all letters including vertical and horizontal spacings between letters In regard to small wall sign on back facade - sign is less than 5% of wall so should be compliant per Ray. Drawing # Site Name South Burlington, VT 344 Dorset St 11-16-2016 City/State: Address: Date: 8617 220716-R1 RMDesigner: PM:KH Revisions: R7 R6 R5 - R4 - R3 - R2 - R1 - UPDATED PER SOW AND SURVEY PACKET Site WS.1 TO.1 AW.1.1 AW.1.2 AW.1.3 AW.1.4 AW.1.5 AW.1.6 AW.1.7 N.T.S. Drawing # Site Name South Burlington, VT 344 Dorset St 11-16-2016 City/State: Address: Date: 8617 220716-R1 RMDesigner: PM:KH Revisions: R7 R6 R5 - R4 - R3 - R2 - R1 - UPDATED PER SOW AND SURVEY PACKET S1 BEFORE AFTER 1.1 1.2 1.3 1.4 1.5 1.6 1.7 TO.1 Tempotest Fabric: Solid Gray - Charcoal (T97) Reskin Awnings 1'-8"18'-6" (Qty. 3) 17'-6" (Qty. 4) ALL ARE (3') AT CENTER AND (1') AT THE ENDS Drawing # Site Name South Burlington, VT 344 Dorset St 11-16-2016 City/State: Address: Date: 8617 220716-R1 RMDesigner: PM:KH Revisions: R7 R6 R5 - R4 - R3 - R2 - R1 - UPDATED PER SOW AND SURVEY PACKET Wall Sign (Rear) Ÿ Ÿ Installation Guidelines Remove and dispose of existing flat panel sign. Install new aluminum pan sign Patch and repair (White) S2 Side Elevation Mounting Surface 3” Section - Typical Not To Scale .125” Aluminum Face And Returns 1/4” Aluminum Plate Logo/Letters Stud Mounted To Sign Face Countersunk Mounting Screws 12” c/c Typical, Top & Bottom, Paint To Match Sign Cabinet Mounting Surface Aluminum Angle Mounting Bracket Stainless Steel Stud, Nut & Washer. Actual Attachment To Be Determined By Field Conditions 1/4” Aluminum Spacer 3/16” Dia. Alum. Stud 1/8” Aluminum Spacer, Paint To Match Logo/Letter Mounting Bracket Stainless Steel Stud, Nut & Washer. Actual Attachment To Be Determined By Field Conditions Aluminum Angle Mounting Bracket, As Required 2’-8 1/8”2’-11 5/8”3’-0”7 7/8”7 7/8”11 1/4”6 3/4”2 1/4”2’-8 1/2” 1’-9 1/4”5 5/8”5 5/8” FRONT VIEW SCALE: 3/4”=1’-0” BEFORE AFTER SQUARE FOOTAGE: 8.13 SCALE: 3/4”=1’-0” 6'-8" 1'-8" Drawing # Site Name South Burlington, VT 344 Dorset St 11-16-2016 City/State: Address: Date: 8617 220716-R1 RMDesigner: PM:KH Revisions: R7 R6 R5 - R4 - R3 - R2 - R1 - UPDATED PER SOW AND SURVEY PACKET 12 3/8"20 5/8"FRONT VIEW SCALE: 3/4”=1”-0” 6’-4” CUT SIZE 3’-0” CUT SIZE6’-0” VO 2’-8” VO8’-1”9’-0”6’-4”3’-0”8’-1”9’-0”6’-4”3’-0”S3 SQUARE FOOTAGE: 19.0 Drawing # Site Name South Burlington, VT 344 Dorset St 11-16-2016 City/State: Address: Date: 8617 220716-R1 RMDesigner: PM:KH Revisions: R7 R6 R5 - R4 - R3 - R2 - R1 - UPDATED PER SOW AND SURVEY PACKET S4 Door Vinyl (First Surface) Ÿ Remove any existing vinyl, clean off any remaining residue Ÿ Install new 3M #7725-10 White vinyl first surface Ÿ Store hours must be verified with site prior to manufacturing Installation Guidelines 5"1'-3 1/4"3"1 1/4"7"1 5/8"7/8"1 5/8"1 5/8"1'-5 1/4" Store Hours Mon-Fri 10:00am 10:00am 11:00am 7:00pm 7:00pm 5:00pm Saturday Sunday Store Hours Mon-Fri 10:00am10:00am11:00am 7:00pm7:00pm5:00pmSaturdaySunday Store Hours Mon-Fri 10:00am10:00am11:00am 7:00pm7:00pm5:00pmSaturdaySunday Scale: 1/4” = 1’-0” Scale: 1/4” = 1’-0”5"4'-0"1'-6"1'-6"Globe/Moniker Decal,Left Edge of Decal ToAlign With Left Edgeof Hours Vinyl Globe/Moniker Decal, Left Edge of Decal To Align With Left Edge of Hours Vinyl Store Hours Vinyl Store Hours Vinyl Grade Grade #SP-17-30 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING 1820 SHELBURNE ROAD, LLC—1820 SHELBURNE ROAD SITE PLAN APPLICATION #SP-16-22 FINDINGS OF FACT AND DECISION Site plan application #SP-17-30 of Greg Desautels to amend a previously approved plan for a mixed use building consisting of: 1) a 76 student child care facility, non-residential, 2) 3,780 sq. ft. of general office use, and 3) 2,790 of personal instruction use. The amendment consists of: 1) obtaining an umbrella approval for a number of permitted uses, and 2) expansion of two (2) canopies, 1820 Shelburne Road. The Development Review Board held a public hearing on June 6, 2017. The applicant was represented by Greg Desautels. 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, 1820 Shelburne Road, LLC, seeks to amend a previously approved plan for a mixed use building consisting of: 1) a 76 student child care facility, non-residential, 2) 3,780 sq. ft. of general office use, and 3) 2,790 of personal instruction use. The amendment consists of: 1) obtaining an umbrella approval for a number of permitted uses, and 2) expansion of two (2) canopies, 1820 Shelburne Road. 2. The owner of record of the subject property is 1820 Shelburne Road, LLC. 3. The application was received on April 21, 2017. 4. The property lies within the Allen Road Commercial Zoning District. 5. The plan submitted consists of two (2) pages with the first page titled “Proposed Site Plan” prepared by Gardner Kilcoyne Architects, dated as last revised 4/20/17 and received on 4/21/17. Dimensional Requirements 6. No changes to coverages proposed. 7. Setback requirements will continue to be met. Umbrella Approval The applicant is proposing the following uses be permitted on the property: Artist Production Studio, Medical Office, Personal or Business Service, Pet Grooming, Photocopy & Printing Shop, Processing and Storage, Indoor Recreation Facility, and Retail Sales. The Board has reviewed the Land Development Regulations and all of the requested uses are permitted in the Allen Road Commercial Zoning District at this time. #SP-17-30 2 Site Plan Review Standards Section 14 of the Land Development Regulations establish the following general review standards for site plan applications: Only the standards below are affected by this application. All other standards will continue to be met. 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 application for umbrella approval is aligned with the Comprehensive Plan because allowing a breadth of uses at the site encourages shared parking opportunities and mixed retail/office/childcare uses. B. Relationship of Proposed Structures to the Site. 2) Parking The site contains 37 parking spaces and two (2) handicapped spaces. The applicant has shown on the plans that the number of parking spaces will not change. C. Relationship of Structure and Site to Adjoining Area 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. The previously constructed/expanded gable roofs are aligned with existing façade details and the style of the rest of the building. Specific Review Standards 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. Dumpsters are being removed and replaced with totes. Traffic Generation In the South Burlington Development Review Board’s Findings of Fact & Decision (Site Plan Approval #SP-11-08, signed March 16, 2011) the Board approved 64.95 Peak Hour Vehicle Trip Ends for the site. If the current or future uses exceed 64.95 PM peak hour vehicle trip ends on the subject property, the applicant will be responsible for seeking Board approval for such and paying any resulting traffic impact #SP-17-30 3 fees. Any changes proposed to category of use and resulting traffic will be reviewed under the umbrella permit, and limited to the maximums set herein. DECISION Motion by _______, seconded by _________, to approve site plan application #SP-17-30 of 1820 Shelburne Road, LLC, subject to the following conditions: 1. All previous approvals and stipulations which are not changed by this decision, will remain in full effect. 2. This project must be completed as shown on the plans submitted by the applicant, and on file in the South Burlington Department of Planning and Zoning. 3. The uses of the subject property shall be limited to the following: Child care facility, licensed non- residential, Personal Instruction, General Office, Artist Production Studio, Medical Office, Personal or Business Service, Pet Grooming, Photocopy & Printing Shop, Processing and Storage, Indoor Recreation Facility, and Retail Sales. If the Land Development Regulations change so that any of the above uses are no longer permitted, then those uses which are no longer permitted shall be no longer be approved. 4. This approval is conditioned on 37 parking spaces and a total of 64.95 PM peak hour vehicle trip ends for the subject property. Any changes in use shall not exceed 64.95 PM peak hour vehicle trip ends without obtaining site plan approval to amend this maximum. 5. The applicant must obtain approval from the Administrative Officer prior to any change of any tenant in the building. The Administrative Officer will approve the proposed new tenant only if the proposed combination of uses fits within the limitations established in stipulation #4 above. In making his/her determination, the Administrative Officer will utilize the parking standards contained in the South Burlington Land Development Regulations. 6. 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. 7. 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. 8. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of any new use. 9. Any change to the site plan will require approval by the South Burlington Development Review Board or the Administrative Officer. Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Frank Kochman Yea Nay Abstain Not Present #SP-17-30 4 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. #MS-17-03 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING HEATHERFIELD OWNERS ASSOCIATION SONGBIRD ROAD MISCELLANEOUS APPLICATION #MS-17-03 FINDINGS OF FACT AND DECISION Miscellaneous application #MS-17-03 of Heatherfield Owners Association to alter the existing grade by adding up to 25 cubic yards of fill material to improve the stormwater treatment system, Songbird Road. The Development Review Board held a public hearing on June 6, 2017. Dean Lawes represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and associated materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. Miscellaneous application #MS-17-03 of Heatherfield Owners Association to alter the existing grade by adding up to 25 cubic yards of fill material to improve the stormwater treatment system, Songbird Road. 2. The owner of record is the Heatherfield Owners Association. 3. The application was received on May 1, 2017. 4. The subject property is located in the Residential 2 Zoning District. 5. A four (4) page set of plans was submitted with page one (1) entitled, “Heatherfield Overall Site Plan”, prepared by Krebs and Lansing Consulting Engineers and dated May 14, 2003. Additionally, a six (6) page set of hand-drawn plans was submitted with page one (1) entitled “Dorset St. (Outlet),” prepared by the applicant and dated September 19, 2016. This application shall be reviewed under Section 3.12 of the Land Development Regulations. The removal from land or the placing on land of fill, gravel, sand, loam, topsoil, or other similar material in an amount equal to or greater than twenty (20) cubic yards, except when incidental to or in connection with the construction of a structure on the same lot, shall require the approval of the Development Review Board. The Development Review Board may grant such approval where such modification is requested in connection with the approval of a site plan, planned unit development or subdivision plat. This section does not apply to the removal of earth products in connection with a resource extraction operation. #MS-17-03 - 2 - Standards and Conditions for Approval: (1) The Development Review Board shall review a request under this Section for compliance with the standards contained in this sub-Section 3.12(B). An application under Section 3.12(A) above shall include the submittal of a site plan, planned unit development or subdivision plat application showing the area to be filled or removed, and the existing grade and proposed grade created by removal or addition of material. The applicant submitted a detail plan. The Board finds that this criterion is being met. (2) The Development Review Board, in granting approval may impose any conditions it deems necessary, including, but not limited to, the following: (a) Duration or phasing of the permit for any length of time. The project is slated for completion in summer 2017. (b) Submission of an acceptable plan for the rehabilitation of the site at the conclusion of the operations, including grading, seeding and planting, fencing drainage, and other appropriate measures. Disturbed areas will either by covered by stone (as indicated in plans) or mulched and seeded. The Board finds this acceptable. (c) Provision of a suitable bond or other security adequate to assure compliance with the provisions of this Section. No bond is required. (d) Determination of what shall constitute pre-construction grade under Section 3.07, Height of Structures. The pre-construction height for future development is the existing grade. STORMWATER The stormwater division, in an email dated 5/23/17, made the following comments: The City worked with the Heatherfield Homeowners Association to inspect its existing stormwater infrastructure and identify any maintenance needs prior to providing stormwater permit coverage to the Association under the City’s MS4 permit. We support the maintenance work identified in this application and have no additional comments on the plans. Regards, Dave Wheeler #MS-17-03 - 3 - DECISION Motion by ________, seconded by ________, to approve miscellaneous application #MS-17-03 of Heatherfield Owners Association, subject to the following conditions: 1. All previous approvals and stipulations which are not changed by this decision, will remain in full effect. 2. This project must be completed as shown on the plans submitted by the applicant, and on file in the South Burlington Department of Planning and Zoning. 3. Any change to the plan will require approval by the South Burlington Development Review Board or Administrative Officer. 4. 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. 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. #SD-17-11 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_17_11_1700DorsetSt_Hoehn_subdiv_prelim_6-6-2017 DEPARTMENT OF PLANNING & ZONING Report preparation date: June 1, 2017 Plans received: April 19, 2017 1700 Dorset Street Preliminary Plat Application #SD-17-11 Meeting date: June 6, 2017 Owner/Applicant Edward G. Hoehn III 600 Sea Oak Drive, Vero Beach FL 32963 Engineer Grover Engineering PC 2044 Main Road Huntington VT 05462 Property Information Tax Parcel 0570-01700 SEQ Zoning District - Village Residential 10.29 acres Location Map #SD-17-11 2 PROJECT DESCRPTION Preliminary plat application #SD-17-11 of Edward G. Hoehn, III to subdivide a 10.29 acre parcel developed with a single family dwelling into four (4) lots ranging in size from 1.01 acres to 5.04 acres, 1700 Dorset Street. COMMENTS Administrative Officer Ray Belair and Director of Planning & Zoning Paul Conner, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments. Zoning District and Dimensional Requirements: SEQ-Village Residential Required Existing Proposed Lot 1 Proposed Lot 2 Proposed Lot 3 Proposed Lot 4 Min. Lot Size 12,000 sq. ft./single family 448,232.4 sq. ft. 127,937 sq. ft. 43,834 sq. ft. 56,626 sq. ft. 219,714 sq. ft. Max. Building Coverage 15% 0.6% <15% <15% <15% No dev. proposed Max. Overall Coverage 30% 1.6% <30% <30% <30% Min. Front Setback 50 ft. 25 ft. No change >50 ft. >50 ft. Min. Side Setback 10 ft. >10 ft. No change >10 ft. >10 ft. Min. Rear Setback 30 ft. >30 ft. >30 ft. >30 ft. >30 ft. *Building Height (pitched roof) 28 ft. Unknown No change Unknown Unknown Density 8 units/acre 0.1 units/acre .34 units/acre .99 units/acre .77 units/acre Proposed to be in compliance *See comments below in Building Orientation section A. Density The SEQ-VR district allows 1.2 units per acre or eight (8) units per acre with Transfer of Development Rights (TDRs). The existing parcel is not proposing to utilize TDRs. Without TDRs, this parcel allows for a maximum density of 12 units (10.29 x 1.2 = 12.3 rounded down to the nearest whole unit). The applicant has proposed three (3) units (one existing single family and two (2) new single family), which is within the density calculation for this parcel. B. Access Access to Lots 1-3 will be provided from Dorset Street by an existing driveway, which will be shared. In 1977, the Planning Commission approved the subdivision that created the 10.29 acre lot. Planning Commission Decision #10177, dated 3/21/77, states: “Any subdivision of Lot 1 shall have access from the 60’ right-of-way, from the north or south, and not directly from Dorset Street.” 1) Staff recommends that the Board find that access to Lots 1-3 from the shared driveway is now appropriate. #SD-17-11 3 Lot 4 does not have access to a public road. No development is currently proposed on Lot 4, but Section 3.05.B.1 states that “No land development may be permitted on lots which do not have either frontage on a public road or public waters, unless, with the approval of the Development Review Board through a miscellaneous application, such lots have access to a public road or waters by a permanent easement or right-of-way at least twenty (20) feet in width.” In the future Sadie Lane will become a public road, at which point Lot 4 as proposed will have road frontage. The applicant has obtained an Agreement for Easement from the owner of Sadie Lane to permit access from the private road to Lot 4. This easement will allow access to the lot, but will not allow development. At a later date, the Agreement for Easement may be revised to permit development, or development may occur after Sadie Lane becomes a public road. The documents are currently being drafted. 2) Staff recommends that the Board condition the approval of Lot 4 on receipt of the documentation for the Agreement for Easement. C. Building Orientation and Design Section 9.09 of the SBLDR lays out particular standards related to the orientation of housing, mix of housing styles, setbacks, and parking/garages in the SEQ-VR District. The building layouts shown on the site plan and the front elevations shown in the application materials are examples of possible homes, and subject to change. Given these examples, it appears that the applicant plans to have the two new homes oriented to the street, and plans to have garages set back a minimum of eight (8) feet from the front building line. Additionally, the two new homes will share a driveway and the garages will be located on the sides of the houses. The example front elevations of the houses proposed for Lots 2-3 show there will be variation among the façades of the proposed houses. 3) Staff recommends that the Board remind the applicant that since the garage door faces a side lot line, the DRB may waive the 8 feet setback from requirement for the garages if they are visually integrated into the dwelling and as long as they are no more than 8 feet in front of the house. Overall, staff recommends the Board request that at the Final Plat review stage, the applicant provide clarity regarding the front elevations and height of the proposed homes, and direct the applicant to Section 9.09(C) of the South Burlington Land Use Regulations for the current standards. The proposed houses are set back from the front lot line by approximately 60 feet. The regulations state that buildings shall be fifty (50) feet from the planned right of way on Dorset Street, south of Swift Street. D. Lot Ratios Section 9.09.A.4 states that lots “shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended.” Lot 1 is proposed to have a ratio of 1:2.61, Lot 2 of 1:4.93 and Lot 3 of 1:4.85. These ratios are satisfy the requirements of Section 9.09.A.4. A ratio was not provided for Lot 4, but staff measurement shows that the ratio would be approximately 1:1. While this means that Lot 4 does not meet the strict reading of the section, staff feels that this issue can be addressed if and when Lot 4 is ever further subdivided. Lot 4 is accessed only from a corner on Sadie Lane and is not slated for development at this time. Lots 1, 2, and 3 are proposed as conforming house lots that meet both the requirements and intent of the standards. Staff feels that a re- #SD-17-11 4 arrangement of these lots to create a differently configured Lot 4 would not add to the overall design of the project or meet the intent of the regulations to any greater degree than the proposed configuration. 4) Staff recommends that the Board discuss the issue of lot ratio for Lot 4. E. Stormwater Comments The Stormwater Section provided the following comments in an email dated 5/22/2017: “The properties back up to the wetland and associated buffer. Use of this buffer area is regulated under section 12.02 of the City’s Land Development Regulations (LDRs). The DRB should include a condition that this buffer area not be turned into lawn.” 5) Staff suggests that that the DRB include the following conditions: a. There shall be no use of herbicides, pesticides, and/or non-organic fertilizers within either the wetlands or the associated buffers. Prior to issuance of a zoning permit for the first building on the property, the applicant will be required to record a “Notice of Conditions” to this effect which has been approved by the City Attorney. b. There will be no mowing within 50 feet of the wetlands on the property. Brush-hogging will be allowed no more than three (3) times per year. Prior to issuance of a zoning permit for the first building on the property, the applicant will be required to record a “Notice of Conditions” to this effect which has been approved by the City Attorney. F. Fire In an email dated May 10, 2017, the Fire Department indicated that there are no concerns associated with the proposed development. G. Energy Standards Staff notes that all new buildings are subject to the Stretch Energy Code pursuant to Section 3.15: Residential and Commercial Building Energy Standards of the LDRs. H. Other The example home layout provided by the applicant show a height of 26 feet, which is below the allowable maximum building height of 28 feet for a pitched roof. See Staff comment #3 above. The site plans show a split rail fence delineating the wetland buffer boundaries, to ensure that wetlands and associated buffers will not be disturbed by mowing or other activities. RECOMMENDATION Staff recommends that the applicant work with Staff and the Development Review Board to address the issues herein. Respectfully submitted, #SD-17-11 5 ________________________________ Ray Belair, Administrative Officer Preliminary Plan Review Hoehn Subdivision 1700 Dorset Street April 14, 2017 Description of Project, Layout and Site Information: This project consists of a proposed 4-lot subdivision of the 10.29 acre parcel located at 1700 Dorset Street. The parent parcel is located within the Southeast Quadrant District (SEQ) and the Village Residential Sub-district (SEQ-VR). The subdivision, with proposed new lot lines, driveways, parking, footprints of existing and proposed residences, utilities and landscaping is described in the attached three-sheet plan set. The plan set also indicates that the full subdivision is in the SEQ-VR district, and provides the areas of each lot (square feet and acres), setback lines and lot coverages. Wetlands and buffers, proposed grades and drainage are also indicated on the plans. Currently the parcel contains one existing building; a single-family residence, hereafter referred to as the farmhouse near the southwest corner of the lot. This existing building will remain, on a retained lot (Lot 1) of 2.94-acres. Lots 2 (1.01-acres) and Lot 3 (1.30-acres) are proposed as developable lots for single-family residences along Dorset Street. Lot 4, which can be accessed via Sadie Lane, will remain undeveloped at this time. Per Article 15.02(B) this project will not require review as a Planned Unit Development (PUD). All three developable lots adhere to the recommended width to depth ratio of between 1:2.5 and 1:5. The proposed changes in land use and W:D ratios are summarized in the following table: Existing Parcel: Lot # Acreage Land Use 1 10.29 Single-family residence Proposed Subdivision: Lot # Acreage Land Use W:D Ratio 1 Single-family residence 2.61 2 Single-family residence 4.93 3 Single-family residence 4.85 4 No development Municipal wastewater and water supply services are both available along Dorset Street. The farmhouse is served by city water and a private wastewater system with a mound disposal field to the south of the home. The City-owned water and sewer mains along Dorset Street will serve Lots 2 and 3. A shared pump station will be used to convey wastewater from Lots 2 and 3 to the city s Hoehn Subdivision Preliminary Plan Review April 14, 2017 Page 2 2 | P a g e force main on Dorset Street. Electric utilities are also readily accessible from utility poles on Dorset Street. All three developable lots will be accessed from driveways connected to the existing private drive for the farmhouse. These private driveways are permissible per Article 3.05(B)(2)(b)(i), as each drive serves 3 or fewer dwellings. Based on the distance (less than 100-feet) from Dorset Street, the proposed homes will not require sprinkler systems. List of Waivers: There are no required waivers from the city s regulations associated with this project. Access to Lots 2 and 3 via Dorset Street will require amendment of a previously issued permit, as further described below. Access via Dorset Street: Within the proposed subdivision, Lots 1, 2, and 3 will share the existing driveway with access onto Dorset Street. In a previous South Burlington Planning Commission approval dated April 12, 1977 for the subdivision from which this lot was initially created (Project #10177, last revised 3/21/77), stipulation #3 states: any subdivision of lot 1 shall have access only from the 60 right-of-way, from the north or south, and not directly from Dorset Street. For reference, a copy of this decision, with the stipulation in question highlighted, is attached to this application, and was also included in the Sketch Plan application. Autumn Hill Road is in the referenced 60 right-of-way. Following discussions during the Sketch Plan review of this project, the DRB determined that the original 1977 stipulation could be rescinded by amendment of the associated permit. However, the board also determined that all landowners that could be affected by that permit amendment must be publicly noticed. Consequently, in addition to notification of all abutters of the Hoehn property, all owners of properties located on lots that were originally impacted by the 1977 permit stipulation have been provided notification. This expanded list is detailed in the Certificate of Service. Wetlands: A full delineation of the 10.2-acre Hoehn lot was performed in November 2016. The attached site plan shows the delineated Class 2 wetland boundaries and their 50-foot buffers. The delineation, performed by Natural Resources Consulting Service (NRCS), was reviewed and approved by Tina Heath with the Wetlands Program of the Vermont Watershed Management Program. A copy of the NRCS report for the lot is attached. The resulting delineated wetland boundaries, located with a sub-meter GPS by Peter Spear, were sent to Grover Engineering as a shape file and have been introduced into the site plans. Hoehn Subdivision Preliminary Plan Review April 14, 2017 Page 3 3 | P a g e Consistent with the South Burlington LUDRs, 12.02(E), the proposed development avoids encroachment into wetlands and wetland buffers. Landscaping Concepts: All significant existing trees and hedgerows have been shown on the site plan, and means of protecting these plants during construction have been generally provided. Landscape buffers (additional trees and hedgerows) have been proposed to limit visibility of the proposed subdivision from Sadie Lane, and to screen each lot from adjacent lots within the subdivision. A detailed landscaping plan will be prepared during final plan preparations, per 13.06 (F). Buildings: A set of preliminary building plans, including, elevations, and floor plans is provided with this application. A two-story, colonial-revival building style, three-bedroom building has been selected for Lots 2 and 3 that generally conforms with the style of the existing farmhouse. Driveways and Parking: Vehicular access is from the west via new driveways extending from the existing farmhouse driveway, as shown on the plans. Gravel drives and parking are planned, consistent with the existing farmhouse drive. Two parking spaces per new dwelling are provided. Utilities and Drainage: Existing and proposed utilities are shown on the plan. The proposed, shared pump station for the two new homes on Lots 2 and 3, will be sufficiently oversized to accommodate the farmhouse, in the event that the wastewater mound fails in the future, or that future occupants select to connect to the city s wastewater system. Existing and proposed topography are provided, and insure adequate drainage around the buildings and driveway/parking areas. The total impervious area (existing and proposed) is less than one-half acre for this proposed subdivision, so city stormwater management standards (12.03) are not applicable. Erosion Prevention and Sediment Control Plan: This project will disturb a total of more than one-acre of land. The estimated overall disturbed area is 55,520 square feet. Phasing will be used to insure that only portions of this area are disturbed at a time, with each phase of construction closed and stabilized before starting another phase. There will likely be two phases: one for each new home. An erosion prevention and sediment control plan will be prepared for the final site review submittals for this subdivision. A state EPSC permit will be obtained, as necessary, before any site work begins. Hoehn Subdivision Preliminary Plan Review April 14, 2017 Page 4 4 | P a g e Submission Elements: Attached/Enclosed Documents: 1. Application for Preliminary Subdivision Plat Review Southeast Quadrant-Village Residential 2. Copy of Planning Commission Stipulation dated April 12, 1977 3. NRCS Wetlands Report. Final wetland and buffer locations from GIS shape files provided by NRCS are shown on Sheet 1. 4. Proposed building elevations and floor plans for Lots 2 and 3. 5. List of Landowners on Properties Abutting Hoehn Parcel 6. List of landowners on properties previously accessed from 60-ft ROW (Autumn Hill Road) 7. Preliminary Site Plans, as listed in the table below. List of Plans: Title Sheet # Date Site Plan 1 of 4 4/14/17 Landscaping and Grading 2 of 4 4/13/17 Utilities 3 of 4 4/14/17 Details 4 of 4 4/14/17 Changes to Plans from Previous Submittals: In a previous Sketch Plan (reviewed February 21, 2017) , a 6-lot subdivision was shown, including two developed lots to be accessed from Sadie Lane, and an undeveloped lot that was proposed to be conveyed to City for a small park. These two Sadie Lane lots and the undeveloped lot have been combined into one undeveloped lot (Lot 4) for this Preliminary Plat review. Lot 1 has also been reduced to about 3-acres for this revision, and slight adjustments have been made to Lots 2 and 3. ATTACHMENTS tel f ax APPLICATION FOR SUBDIVISION PLAT REVIEW 1.OWNER(S) OF RECORD 2. LOCATION OF LAST RECORDED DEED 3.APPLICANT 4.CONTACT PERSON 5.PROJECT STREET ADDRESS 6. TAX PARCEL ID # Edward G. Hoehn III, 600 Sea Oak Drive, Vero Beach, FL 32963, Phone: 772›231›3861 Book 212 Pages 362›364 Edward G. Hoehn III 600 Sea Oak Drive, Vero Beach, FL 32963. Phone: 772›231›3861 Dean A. Grover, Grover Engineering PC 2044 Main Road, Huntington, VT 04562. Phone: 802›434›2989 dean@groverengineeringpc.com 1700 Dorset Street, South Burlington, VT 05403 0570›01700 2 Subdivision Application Form. Rev. 12›2011 7.PROJECT DESCRIPTION Lot 4 (5.04 +/› acres) is accessible from Sadie Lane, but no development proposed at this time. Project consists of a 4Lot subdivision. The existing farmhouse (Lot 1) will retain a 2.94 +/ acre lot Two new residential development lots are proposed: Lot 2 (1.01 +/1› acres); & Lot 3 (1.30+/› acres). All 3 lots to front on Dorset St, and will use existing drive. Single›family residential home, approx. 2850 sq ft. total. Existing home to remain unchanged. Proposed SF units on Lots 2 & 3 will each have 2095 sq.ft of living space. Total proposed square footage for project (existing and proposed) = 7040 sq.ft. Existing Farmhouse is two›story, and is approx. 29›feet high. It has a basement. Each proposed home is 2›story with a full basement, and is 26›feet high. Existing unit: one (1) residential unit Each of two proposed units: one (residential unit). Total of three (3) units. No existing or proposed employees. No applicable Overlay Districts. (No previous subdivison of the Hoehn parent lot has been proposed.) 3 Subdivision Application Form. Rev. 12›2011 8. LOT COVERAGE (ALL information MUST be provided here, even if no change is proposed) Existing Proposed Existing Proposed Existing Proposed 9.WETLAND INFORMATION 10. AREA DISTURBED DURING CONSTRUCTION: 10.29 2,850 0.64 7,040 1.6 7,262 1.6 15,445 3.4 N/A N/A All wetlands on the 10.29›acre parcel were delineated in 11/2016. No encroachment of wetlands or buffers will occur. 55,520 4 Subdivision Application Form. Rev. 12›2011 11. COST ESTIMATES 12. ESTIMATED TRAFFIC 13. PEAK HOURS OF OPERATION 14. PEAK DAYS OF OPERATION 15.ESTIMATED PROJECT COMPLETION DATE: 16.PLANS AND FEE NOTE: NOTIFICATION of ADJOINING PROPERTY OWNERS: This is a small residential subdivsion with access from an arterial street. to be provided at Final to be provided at Final Cost estimates to be provided in Final Application (Not considered necessary.) N/A N/A To be provided with Final Appl. 5 Subdivision Application Form. Rev. 12›2011 Do not write below this line Administrative Officer Date The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call (802) 879›5676 to speak with the regional Permit Specialist. Edward G. Hoehn, III lLOTS 2 AND 3 Hoehn Site Plan.dwg 24X36 Sht 1 Site Plan 4/14/2017 16:23:35 1 : 1 Hoehn Site Plan.dwg 24X36 Sht 2 Landscaping & Grading 4/14/2017 20:24:05 1:1 Hoehn Site Plan.dwg 24X36 Sht 3 Utilities 4/14/2017 15:45:50 1 : 1 DEVELOPMENT REVIEW BOARD 16 MAY 2017 The South Burlington Development Review Board held a regular meeting on Tuesday, 16 May 2017, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: B. Miller, Chair; J. Smith, D. Parsons, M. Cota, Behr ALSO PRESENT: R. Belair, Administrative Officer; C. Snyder, B. McKenney, A. Dandreta, J. Lowell, A. Rowe, T McKenzie, J. Larose, C. Frank, M. Janswold, J. Beck, L. Bresee, R. Neuer, D. Leban, B. Nowak, T. Barritt 1. Directions on emergency evacuation procedures from conference room: Mr. Miller provided directions on evacuation procedures in the event of an emergency. 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: No announcements were made. 5. Miscellaneous application #MS-17-02 of Snyder-Braverman Development Co., LLC, to allow encroachment into a Class III wetland and wetland buffer 6 Market Street: Mr. Snyder said the project is in the Form Base Code zoning district. They are impacting a class III wetland adjacent to the school parking lot. There is no State jurisdiction over a class III wetland. Mr. Miller noted memos from various agencies raising no issues. Mr. Cota moved to close #MS-17-02 of Snyder-Braverman Development Co. Ms. Smith seconded. Motion passed 5-0. DEVELOPMENT REVIEW BOARD 16 MAY 2017 PAGE 2 6. Site Plan Review Application #SP-17-21 of Matri Health Care for Women to amend a previously approved plan for a 10,725 sq. ft. medical office building. The amendment is to expand the parking area to add 35 spaces, 185 Tilley Drive: Mr. Larose said that in addition to expanding the parking lot, they will also expand the stormwater pond. He noted that couples are taking 2 vehicles to appointments instead of the anticipated one which has resulted in cars being parked where they shouldn’t be. The additional parking is to address this. Mr. Behr asked if the building was built to accommodate additional stories. Mr. Larose said it was not. No other issues were raised. Mr. Cota moved to close #SP-17-21 of Matri Health Care for Women. Mr. Parsons seconded. Motion passed 5-0. 7. Conditional use application #CU-17-05 of Martin Foods of South Burlington, LLC to amend a previously approved plan for a 107,650 sq. ft. shopping center. The amendment consists of redevelopment of the property to include: 1) new site lighting, 2) reconstruction of the parking lot to include curbed islands and landscaping and 3) improved perimeter drive, 935 Shelburne Road; and 8. Sit Plan Application #SP-17-22 of Martin Foods of South Burlington, LLC, to amend a previously approved plan for a 107,650 sq. ft. shopping center. The amendment consists of redevelopment of the property to include: 1) new site lighting, 2) reconstruction of the parking lot to include curbed islands and landscaping, and 3) improved perimeter drive, 935 Shelburne Road: Ms. Dandreta reviewed the history of the property and noted that they will be locating the Hanaford’s store from Hanaford Drive to the “K-Mart Plaza.” The lease with K-Mart ended last year. This will be a new, larger Hanaford’s plus rental spaces. Mr. McKenney showed a plan of the site with the existing buildings and the existing parking lot. DEVELOPMENT REVIEW BOARD 16 MAY 2017 PAGE 3 The site layout will remain the same. They will add a number of curbed islands in the parking lot. There will also be better definition of the perimeter road to Queen City Park Road. There will be sidewalks on the perimeter road and up to the buildings. To the rear of the supermarket, they will remove 2 small appendages from the building and will add a receiving area and dock. Electrical, sewer and water remain the same. The fire hydrant will be moved a bit to the north. Gas service will remain the same. They will be raising the grade to address a dip in the parking lot. They will also add a retaining wall, 6 feet high at its highest point. Mr. McKenney showed the location of this wall. There will be a new stormwater system with detention and treatment. This will result in a 70% reduction in the rate of runoff. Phosphorus will be reduced by 25%. There will also be a ½ acre reduction of impervious on the site. Mr. McKenney indicated that the infiltration system originally permitted under UIC Permit #6-0079 was not on this property and therefore not the responsibility of the owner of this property to maintain. Staff will confirm this with the stormwater division. Lighting will be upgraded to a new LED system. There will be 14-foot high ornamental fixtures along the front of the store. There will also be separate lighting on the perimeter drive. They will add about 100 trees throughout the parking lot (2-1/2 inch caliper) and will line the perimeter drive with trees. There will also be landscaping in front of the buildings. Mr. McKenney noted that staff requested a more pedestrian friendly streetscape. The sidewalk will be 24-feet wide instead of 12 feet. There will also be landscaping along the sidewalk as well as bike racks, seating, and decorate bollards. The sidewalk will be of varied colors of stained concrete. They are proposing a “Hanafords to Go” with a 10-foot wide space dedicated to pick-up of phone orders. Mr. McKenney showed the existing storefront and the concept for building improvements with a variety of materials. DEVELOPMENT REVIEW BOARD 16 MAY 2017 PAGE 4 A parking waiver of 10.5% is being requested. Staff supports this. There will also be designated spaces for “park and ride.” Building height will increase to 37’6” with a tower element, but they are still within the 40-foot limit to the mid-point of the roof. Changes in tree variety have been made to address issues raised by the City Arborist. They will comply with all stormwater comments and will maintain the stormwater system as requested. Mr. McKenney then showed the applicant’s concept for a pedestrian cross-walk. He felt this is safer than staff’s concept. He believed that staff supports the new concept. They will continue the bike lanes as requested. Mr. Belair said staff is OK with this. The applicant will also comply with the types of bike racks requested by staff. To comply with the Fire Chief’s request, there will be signed fire lane along the front of the stores. An irrevocable offer of dedication for the perimeter road will be given to the city. The width of the road will be agreed upon. The applicant will, however, continue to own and maintain the road; if they do not maintain it, the city can take the road. This arrangement has worked for other properties. The snow storage/removal plan was reviewed by staff. Mr. Cota asked if the current Hanafords will operate until the new one opens. Mr. McKenney said it will. Ms. Smith asked about a time-line. Mr. McKenney said they are “eager.” Mr. Behr felt this was an admirable redevelopment of the site. Members of the Bike/Ped Committee expressed concern with accommodations for pedestrians and bikers. They were particularly concerned with a continuation of the bike lane on the east side as well as the west side of the property. Mr. Barritt noted there is no shoulder there, and he didn’t feel there was room for a bike lane. Mr. Breese noted that if you’re coming south and DEVELOPMENT REVIEW BOARD 16 MAY 2017 PAGE 5 are riding with the traffic, the bike lane disappears. Mr. Miller suggested signage to indicate that bikes and cars share the lane. Mr. Behr suggested possibly eliminating one lane of parking so as to accommodate a bike lane in each direction. The applicant was concerned with having adequate parking since they don’t know who will be renting the retail spaces. Mr. Miller calculated that would result in a 3% loss of spaces. Mr. Breese felt that 4 feet on each side was better than 5+ feet on one side. Mr. Neuer noted a conflicting situation for cyclists because of the left turn lane. He felt that even a narrower lane on each side would be better. Ms. Frank said anything that would keep the bike lane from disappearing would be better. Mr. Barritt asked about a sidewalk at the south end of the property. The applicant said this is off their property. Mr. Barritt expressed disappointment that there is nothing “innovative” in the proposal. He specifically noted a south facing lot with no solar options. Mr. Breese asked if there will be a mailbox as there is at the existing store. Mr. Dandreta did not know. Mr. Breese also noted a study of the site done a few years ago and suggested the applicant review that as there were some good ideas. Mr. Parsons felt this plan was a great improvement, but he echoed Mr. Barritt’s concern with innovation. He felt this is an important thoroughfare from Burlington south. Mr. Baer agreed. The applicant agreed to continue the applications to consider the Board’s comments/concerns. Mr. Cota moved to continue #CU-17-05 and #SP-17-22 of Martin Foods of South Burlington to 6 June 2017. Ms. Smith seconded. Motion passed 5-0. 9. Minutes of 2 May 2017: Mr. Cota moved to approve the Minutes of 2 May 2017 as written. Ms. Smith seconded. Motion passed unanimously. DEVELOPMENT REVIEW BOARD 16 MAY 2017 PAGE 6 10. 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 8:19 p.m. _____________________________________ Clerk _____________________________________ Date