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HomeMy WebLinkAboutSP-24-30 - Decision - 0039 Bowdoin Street - SP-24-30_39 Bowdoin Street_vet hospital_FFD#SP-24-30 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CITY OF SOUTH BURLINGTON – 39 BOWDOIN STREET SITE PLAN APPLICATION #SP-24-30 FINDINGS OF FACT AND DECISION Site plan application #SP-24-30 of Meadowlands Animal Hospital to construct a single story 8,946 sf veterinary hospital and associated site improvements, 39 Bowdoin Street. The Development Review Board held a public hearing on September 4, 2024. Anne Culp, Sam Beall, and Scott Holmstead represented the applicant. Based on testimony provided at the above-mentioned public hearing and the plans and supporting 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 is seeking to construct a single story 8,946 sf veterinary hospital and associated site improvements, 39 Bowdoin Street. 2. The owner of record of the subject property is Northeast Territories. 3. The subject property is located in the Industrial & Open Space Zoning District. Portions of the subject property are located in the Hinesburg Road North View Protection District and in an Airport Approach Cone. 4. The application was received on July 18, 2024. 5. The plans submitted consist of the following: Sheet # Sheet Title Prepared By: Date Last Revised C-1 Overall Site Plan Krebs & Lansing 6/21/2024 C-4.0 Parking Lot Green Space Plan Krebs & Lansing 6/21/2024 CD-1 Civil Details Krebs & Lansing 6/14/2024 CD-2 Civil Details Krebs & Lansing 6/21/2024 CD-3 Civil & Water Details Krebs & Lansing 6/14/2024 CD-4 Civil & Water Details Krebs & Lansing 6/14/2024 CD-5 Civil & Water Details Krebs & Lansing 6/14/2024 CD-3 Civil & Water Details Krebs & Lansing 6/14/2024 CD-7 Civil & Stormwater Details Krebs & Lansing 6/14/2024 CD-8 Civil & Stormwater Details Krebs & Lansing 6/14/2024 CD-9 Civil & Stormwater Details Krebs & Lansing 6/14/2024 CD-10 Civil & EPSC Details Krebs & Lansing 6/14/2024 CD-11 Civil & EPSC Details Krebs & Lansing 6/14/2024 #SP-24-30 2 X-1 Existing Conditions Plan Krebs & Lansing 6/14/2024 1 of 1 Meadowlands Site Lighting S. Kimball 10/10/2023 A1-1.0 First Floor Plan Duncan Wisniewski 8/9/2024 A1-3.0 Roof Plan Duncan Wisniewski 6/14/2024 A2-1.0 South & West Elevations Duncan Wisniewski 8/9/2024 A2-2.0 North & East Elevations Duncan Wisniewski 8/9/2024 A3-1.0 Schematic Building Section (Reception) Duncan Wisniewski 6/14/2024 C-1.1 Zoning & Overlay District Plan Krebs & Lansing 6/21/2024 L2.1 Planting Details Knauf LA 9/3/2024 L1.1 Planting Plan Knauf LA 9/3/2024 C-2 Site & Materials Plan Krebs & Lansing 9/3/2024 C-2.1 Grading & Drainage Plan Krebs & Lansing 6/21/2024 C-2.2 Site Utility Plan Krebs & Lansing 8/13/2024 C-3.0 EPSC Plan Krebs & Lansing 6/21/2024 A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS The lot is currently undeveloped. IO Zoning District Required Proposed  Min. Lot Size, non-residential use 3 acres 3.4 acres Max. Building Height, Flat Roof 40 ft. 18ft 5 in. Max. Building Coverage 30% 5.5% Max. Overall Coverage 50% 13.3%  Max. Front Setback Coverage, Bowdoin Street 30% 7.4%  Max. Front Setback Coverage, Meadowland Drive 30% 10.0% Min. Front Setback 50 ft. 31.2 ft. 1 Min. Side Setback 35 ft. 40 ft. Min. Rear Setback 50 ft. N/A 1. The applicant is requesting a waiver of the minimum front setback from 50 feet to 31.2 feet. This waiver request is discussed in further detail under 14.06.A(1)(a) below. 13.06 Airport Approach Cones All applications for development within the Airport Approach Cones, as shown on the Overlay Districts Map, involving new or expanded buildings or structures shall provide documentation that either a Notice to the Federal Aviation Authority (FAA) is not required, or an application for a Determination of No Hazard has been submitted to the FAA. Where an application for Determination of No Hazard has been submitted, no zoning permit for construction shall be issued without demonstration of receipt of an issued Determination. #SP-24-30 3 The property is located entirely within an airport approach cone. The applicant has submitted an application for a Determination of No Hazard to Air Navigation. The Board finds this criterion met. 10.02G Hinesburg Road-North View Protection Zone (1) No part of any structure within the Hinesburg Road-North View Protection Zone shall exceed an elevation of 393.5 feet above mean sea level plus 5.8 feet for each 1000 feet that said part of said structure is horizontally distant from the Hinesburg Road-North View Protection Zone Base Line shown on the above referenced Scenic View Protection Overlay District Map. Based on the applicant’s testimony that the building is 18 ft in height, and the proposed grade of 348 ft, the peak elevation of the mostly flat roof is 366 ft. Since this is below the elevation of the baseline, the Board finds this criterion met. (2) Landscaping and other vegetation located within the Hinesburg Road-North View Protection Zone shall be maintained so that it does not exceed an elevation of 393.5 feet above mean sea level plus 5.8 feet for each 1000 feet that said landscaping or vegetation is horizontally distant from the Hinesburg Road - North View Protection Zone Base Line shown on the above referenced Scenic View Protection Overlay District Map. The nearest trees are located approximately 2,500 ft from the baseline, which results in a maximum allowable tree height of 408 ft. These trees are proposed to be planted at an elevation of 344 feet above sea level, with a maximum height of 40 – 60 ft, resulting in a theoretical maximum elevation of 404 feet above mean sea level. The Board finds this criterion met. B) SITE PLAN REVIEW STANDARDS 14.06 General Review Standards A. 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 DRB shall consider the following: (a) Street Frontage. Maintain internally-consistent building setbacks and landscaping along the street. The applicant is proposing a front setback waiver to reduce the front building setback along Bowdoin Street to 32.7 feet and along Meadowlands Drive to 31.2 feet. The applicant is requesting this waiver in order to shift the proposed building away from the identified Class II wetland and associated buffer that is present on the site. There are existing street trees in the public right-of-way along both Bowdoin Street and Meadowland Drive. The applicant is proposing to remove one street tree to build the driveway access and install two street trees – one on each side of the proposed driveway access – for a net gain of one street tree. The Board approves the proposed front setback waiver and finds this criterion met. (b) Building Placement, Orientation. Maintain or establish a consistent orientation to the street and, where a prevalent pattern exists, shall continue the manner in which the site’s existing building foundations relate to the site’s topography and grade. The four existing buildings on Bowdoin Street are all square to the street, with their front facades parallel to the street right-of-way. All four buildings also have front setbacks of at least 75 feet, which is 40 feet more than the front setback proposed for the veterinary #SP-24-30 4 hospital. The Board finds that the proposed veterinary hospital’s placement and orientation to be consistent with the prevalent patten in this area. The applicant is not proposing any significant grading, and the topography of the subject property does not substantially differ from the topography of the adjacent properties – as such, the Board finds that the proposed building configuration relates to the site topography & grade in a way that is consistent with the other properties along Bowdoin Street. (c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale between existing, planned or approved development, and proposed development. The proposed building has a maximum height of 18.5 feet, and a footprint of approximately 9,000 square feet. The existing buildings along Bowdoin Street all are of a relatively similar height to the proposed veterinary hospital, but have footprints of between 20,000 and 30,000 sf and are therefore twice to three times as large as the proposed veterinary hospital. The Board finds that this scale contrast is not ‘abrupt’ and does not require minimization or mitigation. (d) Pedestrian Orientation. Improve and enhance pedestrian connections and walkability within the area proposed for development. The applicant is already served by an asphalt rec path along both the south and east property lines – the applicant is not proposing to impact that pedestrian connection and is proposing to provide a network of walkways connecting the various site entrances to the existing rec paths. (e) Solar Gain. Orient their rooflines to maximize solar gain potential, to the extent possible within the context of the overall standards of these regulations. The proposed roof is flat and the applicant has identified potential solar-ready roof areas. As discussed under 3.18 below, the applicant will be required to provide more specific plans demonstrating the solar layout prior to issuance of a Zoning Permit. Given the above, the Board finds this criterion met.(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. The applicant is not proposing any parking in front of the building. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. Not applicable – as noted above, the applicant is not proposing parking in front of the building. (c) Parking area width. Surface parking areas and affiliated drive aisles located to the side of buildings shall not exceed the width of building(s), Civic Spaces, and Site Amenities along any street frontage. This may be calculated separately or cumulatively for corner lots. Parking approved pursuant to 14.07(B)(2)(b) shall be exempt from this subsection. The width of the proposed building measured from west to east as it faces Meadowland Drive, is approximately 89’. The width of the proposed building measured from north to south as it faces Bowdoin St is approximately 168’, for a cumulative building width of 257’. The Site Amenity is not identified on the plan. The width of the proposed parking lot located #SP-24-30 5 to the west side of the proposed building is approximately 130’. The Board finds this criterion met. (d) For through lots, parking shall be located to the side of the building(s) or to the front of the building adjacent to the public street with the lowest average daily volume of traffic. Where a lot abuts an Interstate or its interchanges, parking shall be located to the side of the building(s) or to the front adjacent to the Interstate. Parking areas adjacent to the Interstate shall be screened with sufficient landscaping to screen the parking from view of the Interstate. Not applicable – the subject property is not a through lot. (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 compatibility of the proposed development with the existing adjoining buildings is discussed in 14.06.A(1)(b) and (c) above. B. 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. The proposed veterinary hospital will be of a relatively similar architectural style as the adjoining building to the north – as such, the Board finds no particular transition to be required to screen or buffer the proposed structure. (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. (3) To accomplish (1) and (2), the DRB shall consider: (a) Pattern and Rhythm. Update or maintain or extend the overall pattern of development defined by the planned or existing street grid, block configurations, position and orientation of principal buildings, prevalence of attached or detached building types. The Board finds the proposed veterinary hospital represents an extension of the overall pattern of development, as both the proposed and existing buildings are relatively large & relatively short buildings on relatively large lots. (b) Architectural Features. Respond to recurring or representative architectural features that define neighborhood character, without adhering to a particular architectural style. The applicant has provided elevations of the proposed building. The building is proposed to be clad in metal panels. The adjacent sites in Meadowland Business Park have a similar architectural style. (c) Privacy. Limit impacts and intrusions to privacy on adjoining properties, including side and back yard areas through context sensitive design. #SP-24-30 6 The Board finds the proposed site design does not constitute any impacts or intrusions to the privacy of the adjoining properties. Given the above, the Board finds this criterion met. C. Site Amenity Requirement (1) Sites are required to include a specific minimum area for appropriate Site Amenities. This section does not apply to projects within the City Center FBC District (which are governed by Section 8.08). (2) Applicability. Applications for the following shall be required to provide Site Amenities: (a) Any non-residential development over 5,000 SF. (b) Additions or expansions exceeding 5,000 SF for existing non-residential structures. (c) Any residential development, including conversion of non-residential structures to residential use. The proposed facility exceeds 5,000 sf in size and therefore these standards apply. (3) The required area shall be: (a) For Non-Residential development, a minimum of 6% of non-residential building gross floor area. The proposed 8,946 sf building requires a minimum of 534 sf of Site Amenity space. The applicant is proposing a 4,633 sf ‘parklet’ on the west side of the proposed building, between the veterinary hospital and the vehicle parking area. This area will have direct pedestrian access to two different building entrances and to the public right of way, and will feature several seating areas and ample landscaping – as such, this area meets all standards applicable to development of a ‘parklet’ other than maximum size. The maximum allowable square footage for parklets is 4,000. While the Board finds that the proposed parklet meets all applicable standards and meets the above criterion, it is too large to be approvable. The Board finds that an approximately 940 sf portion of the proposed parklet, which includes the exposed aggregate concrete walkway and does not include any seating, does not qualify as a ‘parklet’ and therefore shall not be included in the calculation of parklet size. The resulting parklet is approximately 3,700 sf in size, which is below the maximum size allowed for parklets. The Board finds that the applicant must update the plans to eliminate the approximately 940 sf southern portion of the parklet from the parklet calculations and update the total parklet square footage accordingly. (b) For Residential development, determined by number of units as: (i) For fewer than 10 units, 100 square feet per unit; (ii) For 10 to 19 units, 85 square feet per unit; or (iii) For 20 or more units, 60 square feet per unit. The proposed development does not include any residential development. 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: #SP-24-30 7 A. Environmental Protection Standards. All proposed development shall be subject to the applicable requirements of Article 12, Environmental Protection Standards. The property contains a wetland, wetland buffer, and river corridor. The river corridor is contained entirely within the wetland and wetland buffer. The applicant is proposing to avoid impacts to the wetland buffer. B. Site Design Features. All proposed development shall comply with standards for the placement of buildings, parking and loading areas, landscaping and screening, open space, stormwater, lighting, and other applicable standards related to site design pursuant to these Land Development Regulations. These standards are contained in Article 13 and are discussed below. C. Access and Circulation. All proposed development shall comply with site access and circulation standards of Section 15.A.14. Much of 15.A.14 pertains to the construction of streets, which are not applicable to this application. The applicable sections of 15.A.14 follow. 15.A.14 (D) Functional Capacity and Transit Oriented Development. The nearest signalized intersection or those intersections specified by the DRB shall have an overall level of service “D” or better, at the peak street hour, including the anticipated impact of the fully developed proposed PUD or subdivision. In addition, the level of service of each through movement on the major roadway shall have a level of service of “D” or better at full buildout. As part of a previous application for development at the subject property, the applicant had provided a Traffic Impact Assessment (TIA) evaluating the potential impact on adjoining street. This is not standard practice, and traffic studies are not typically required to be submitted for projects of this scale. The Board finds that the LDRs require that PM Peak Hour vehicle trip ends estimated using the ITE database use the ‘fitted curve’ where available, as opposed to the ‘average rate’. In this case, the proposed use generates 36 trips as per the fitted curve, so traffic impact fees will be based on this figure. 15.A.14(E) Access and Circulation. The applicant must demonstrate that the street network is arranged to meet applicable access management, traffic, and pedestrian circulation standards under these Regulations, including criteria for site plans under Article 14, Transect Zone Subdivisions under Article 9, or a type of Planned Unit Development under Article 15.C; and, for state highways, VTrans Access Management Program Guidelines in effect at the time of application. Unless otherwise specified under these regulations, the street network, including the location and arrangement of streets, must be designed to: (1)-(6) not applicable (7) Provide for safe access to abutting properties for motorists, cyclists, and pedestrians, including safe sight distances, access separation distances, and accommodations for high-accident locations. (8) Align access point with existing intersections or curb cuts and consolidate existing access points or curb cuts within the subdivision, to the extent physically and functionally feasible. #SP-24-30 8 The Board finds the pedestrian access to be adequate, and approves the proposed driveway widths. (9) Minimize vehicular access point (curb cuts) to abutting properties and building lots along pedestrian oriented street frontage; and provide, where feasible, shared vehicular access to frontage and other abutting building lots via rear alleys, side streets, service lanes, shared driveways, or rear cross connections between adjoining parcels. The street network in this location is such that Bowdoin Street cannot be extended much further due to the location of the interstate, and Meadowland Drive cannot be extended much further due to the location of Muddy Brook and its associated wetland complex. Because of the wetland to the west, no connection to the west may occur. The northern property is occupied by the Department of Homeland Security, and as such no cross lot connection to the north is recommended. The applicant has provided a draft access easement deed to make a connection to this lot, should it ever become feasible. The Board finds this criterion met. D. Transportation Demand Management (TDM) [reserved] E. Building Form. Development within the City Center Form Based Code District, the Urban Design Overlay District, and other districts with supplemental building form standards shall adhere to the standards contained therein. Not applicable. F. Streetscape Improvements. A proposed new construction or extension/expansion of an existing structure exceeding the thresholds listed in either (a) Section 14.09(B) or (b) Section 8.11(D) within the City Center Form Based Code, or Section 3.15(D) in all other zoning districts, shall be required to upgrade adjacent sidewalks, greenbelts, and related street furniture (trees, benches, etc.) to the standards contained within the applicable Street Type and Building Envelope Standard. Nothing in this subsection shall be construed to limit requirements for additional upgrades as necessary to meet the requirements of these Regulations. The Board finds Bowdoin Street and Meadowland Drive to be Industrial Access Roads, which require a 10-ft wide recreation path and street trees. There are existing street trees on both street frontages. There is an existing 8-ft rec path on the side of Meadowlands Drive facing the subject property, and an existing 5-ft asphalt rec path on the side of Bowdoin Street facing the subject property. Given the nature of the street and its limited potential for expansion, the Board finds the existing facility to be sufficient and no streetscape improvements to be required. The Board further finds that the applicant is not individually responsible as part of this application process for upgrading or repairing portions of the existing public multi-use paths not proposed to be impacted by this project. F. 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. As discussed under 15.A.14.E(9) above, the Board finds no reservation of land to be necessary. G. 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 #SP-24-30 9 regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Standards of Section 15.A.18, Infrastructure, Utilities, and Services, shall also be met. Wire-served utilities are proposed to be underground. The Director of the Department of Public Works reviewed these plans on 8/12/2024 and offered the following comments. 1. The applicant will need to obtain wastewater and drinking water allocations and connection permits for the proposed project. 2. Any work in an existing or proposed City ROW or easement must be constructed in accordance with the South Burlington Public Works Standards and Specifications. 3. Is the applicant also proposing to sawcut and restore existing pavement for the shared use path? 4. Lastly, I'd like to discuss the existing shared use path and asphalt sidewalk in this area. Portions of this infrastructure were not built per the approved plans in the original subdivision. They are also aging and in poor condition in some locations. The roads in this area are still private, though we are working with the original developer to accept them. I'd like to discuss opportunities to replace and improve those sections of SUP / sidewalk that are adjacent to this project. With an animal hospital proposed, and as a result many more dog walkers in the area, I think this might be a worthwhile discussion. The applicant has testified that they intend to meet Comments #1 & #2 above. In regard to Comment #3, the applicant provided updated plan sheets identify where the sawcut & restoration of the shared use path is proposed. In regard to Comment #4, the Board finds that the applicant is not individually responsible as part of this application process for upgrading or repairing portions of the existing public multi-use paths not proposed to be impacted by this project, and finds that these improvements may be made by the Meadowlands Business Park association prior to acceptance of the roads by the City. The South Burlington Water Department Director reviewed the plans on 8/13/2024 and offered the following comments. 1. Confirm diameter of existing water line crossing Meadowland Drive prior to new water line construction. 2. Install two 45-degree bends on end of existing water line. Install new 8” gate valve on downstream side of second 45-degree bend with Forest Adapter. 3. Refer to CWD Specifications for the installation of approved plastic pipe. 4. Recommend installing a pressure reducer after the water meter and before the backflow device due to location of water service downstream, from the fire hydrant. Property will be subject to significant pressure fluctuations when hydrant is used. The Board finds that the applicant must demonstrate compliance with all comments of the SBWD Director prior to issuance of a zoning permit. H. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling, composting, or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not #SP-24-30 10 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 proposed dumpster location is proposed to be screened on all four sides by a cedar fence that is at least as tall as the dumpster(s) enclosed within. The Board finds this criterion met. C) SUPPLEMENTAL REGULATIONS 13.02 Off Street Parking and Loading F. Access management Requirements. It is the intent of the City to minimize traffic and pedestrian conflicts caused by vehicular driveways on public roadways by reducing the number of required driveways and by minimizing the number of vehicles utilizing such driveways off public roadways. All applicants must make an effort to reduce these impacts. All commercial lots (retail, restaurant, office, service uses, excluding residential, agricultural and industrial uses) located adjacent to other commercial lots must provide a driveway connection to any adjacent commercial lot. If the adjacent property owner does not want to provide for that connection, the applicant must provide an easement to do so in the future when circumstances may change. This driveway connection or easement should be located where vehicular and pedestrian circulation is most feasible. As discussed above, the Board finds cross-lot connections to not be viable. However, in the case of a site plan, the Board only has the authority to waive dimensional requirements. The applicant has proposed a 25-ft wide access easement to the property to the north in accordance with this requirement, has provided a draft easement document, and has identified the location of this easement on the submitted plans. The Board finds the applicant must record the easement prior to issuance of a zoning permit. G. Design requirements for Parking Spaces, Parking Aisles, Lighting and Landscaping (1) Design requirements for off-street parking and loading are provided in Table 13- 2 and Figure 13-1, Section 13.04, Landscaping , Screening, and Street Trees, and Section 13.07, Exterior Lighting. All paved parking spaces shall be striped or otherwise physically delimited. Dimensional requirements are met. Parking lot landscaping and lighting are further discussed below. (2) The location of parking areas and loading docks shall prevent conflicts with entering and existing traffic onto a public street and prevent conflicts between vehicles and pedestrians. The distance between access points and parking areas shall be adequate to minimize blockage and prevent back-ups onto the public street. The Board finds this criterion met. (3) Provision shall be made for access by police, fire and emergency vehicles. The Fire Chief reviewed the plans on 8/22/2024 and had no comments. (4) Pedestrian safety. Insofar as practicable, pedestrian and bicycle circulation shall be separated from motor vehicle circulation. Safe and convenient pedestrian circulation, including appropriate sidewalks, shall be provided on the site and its approaches. The pedestrian circulation on site shall be designed to minimize adverse effects of vehicular traffic on sidewalks and recreation paths. #SP-24-30 11 The subject property includes two existing rec paths along the east and south property lines. The applicant is proposing to construct a sidewalk network linking the existing rec paths, proposed parking lot, and proposed building entrances. The applicant is also proposing a gravel walking path to the southeast of the proposed building. As such, the Board finds appropriate pedestrian accommodations have been provided. (5) Bicycle parking or storage facility. See Section 13.03 (6) Stormwater management strategies that facilitate infiltration including but not limited to recessed planting islands, bioretention facilities, and pervious parking spaces are encouraged in the design of any off-street parking or loading area. Stormwater management is discussed under 13.05 below. 13.03 Bicycle Parking and Storage. Required Bike Parking Required Short Term (1 per 5k sf, minimum 4) 4 Long Term (50% of short term) 2 Clothes Lockers 1 The applicant has provided four ‘inverted-U’ style bicycle racks, providing a total of eight short- term bike parking spaces. The four racks will be divided between the primary customer entrance and the staff entrance to the building in proximity to two of the building entrances. The applicant has also provided two wall-mounted bike racks inside the building, easily accessible from the staff entry to the proposed building. The Board finds these criteria met. 13.04 Landscaping, Screening & Street Trees The City Arborist reviewed the plans on 8/7/2024 and offered the following comment. Tree and Shrub Planting Details should be included. The Board finds that the applicant must demonstrate compliance with all comments of the City Arborist prior to issuance of a zoning permit. B. Except for parking spaces accessory to a one-family or two-family dwelling, all off-street parking areas subject to review by the Development Review Board, shall be curbed and landscaped with appropriate trees, shrubs, and other plants including ground covers, as approved by the Development Review Board. Sections of recessed curb are permitted if their purpose is to allow stormwater runoff from the adjacent parking area to reach stormwater collection, treatment and management infrastructure. The Development Review Board shall consider the adequacy of the proposed landscaping to assure the establishment of a safe, convenient, and attractive parking area and the privacy and comfort of abutting properties. (1) All off-street parking areas shall be landscaped around the perimeter of the lot with trees, shrubs and other plants. Perimeter planting shall be set back from the curb sufficiently to allow for snow storage. The purpose of perimeter planting shall be to mitigate the view of the parking lot from the public way and from adjacent uses and properties, and to provide shade and canopy for the parking lot. In some situations it may be necessary both for surveillance purposes and for the perception of safety to install the size and type of plants that leave visual access between the parking lot to the public way or other pedestrian areas. #SP-24-30 12 The proposed parking area is proposed to be curbed except for on the northeast side. The perimeter plantings are mostly proposed along the southeast and southwest sides of the parking area. (2) In all parking areas containing twenty-eight (28) or more contiguous parking spaces and/or in parking lots with more than a single circulation lane, at least ten percent (10%) of the interior of the parking lot shall be landscaped islands planted with trees, shrubs and other plants. Such requirement shall not apply to structured parking or below-ground parking. The applicant’s provided plan sheet identifies that approximately 11.5% of the interior of the parking lot is landscaped islands. Two of those five islands include plantings. The Board finds that the applicant must update the landscaping plan to show one 2.5” caliper eastern redbud, set at least 10 feet back from the curb, in each of the three presently un-landscaped islands prior to issuance of a Zoning Permit. (3) All interior and perimeter planting shall be protected by curbing unless specifically designed as a collection and treatment area for management of stormwater runoff as per 13.04(B)(5)(c) below. Interior planted islands shall have a minimum dimension of six (6) feet on any one side, and shall have a minimum square footage of sixty (60) square feet. Large islands are encouraged. The proposed off-street parking area is entirely curbed. There is one section on the northeastern edge of the parking lot that shows tip-down concrete curb. The Board finds that the above criterion is met. (4) Landscaping Requirements (a) Landscaping shall include a variety of trees, shrubs, grasses and ground covers. All planting shall be species hardy for the region and, if located in areas receiving road runoff or salt spray, shall be salt-tolerant. The Board finds this criterion met. (b) At least one (1) major deciduous shade tree shall be provided within or near the perimeter of each parking area, for every five (5) parking spaces. The trees shall be placed evenly throughout the parking lot to provide shade and reduce glare. Trees shall be placed a minimum of thirty (30) feet apart. 28 parking spaces are provided, requiring 6 shade trees. 6 shade trees are provided. The Board finds this criterion met. (c) Trees shall have a caliper equal to or greater than two and one-half (2 ½) inches when measured on the tree stem, six (6) inches above the root ball. The Board finds this criterion met. (d) Where more than ten (10) trees are installed, a mix of species is encouraged; the species should be grouped or located in a manner that reinforces the design and layout of the parking lot and the site. The applicant has proposed a mix of nine tree species – the Board finds this criterion met. (e) Within the City Center FBC District, landscaping required within this section shall not count towards meeting minimum landscape budget requirements as detailed in Section 13.04(G). This criterion is not applicable. #SP-24-30 13 (7) Snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface waters. Snow storage areas are shown on plan sheet C-2. The Board finds this criterion met. C. Screening or buffering. The Development Review Board will require landscaping, fencing, land shaping and/or screening along property boundaries (lot lines) whenever it determines that a) two adjacent sites are dissimilar and should be screened or buffered from each other, or b) a property’s appearance should be improved, which property is covered excessively with pavement or structures or is otherwise insufficiently landscaped, or c) a commercial, industrial, and multi- family use abuts a residential district or institutional use, or (d) a parking or loading area is adjacent to or visible from a public street. The Board finds the project is similar to adjacent uses and therefore no screening to be required. D. Front Yards of Non-Residential and Multi-Family Uses. In the case of non-residential and multi-family uses, the required front yard and/or the frontage along designated arterial and collector streets (see Article 3, Section 3.06 for this list) shall be suitably landscaped and maintained in good appearance. Landscape elements that reduce stormwater runoff and promote stormwater infiltration are encouraged. The Development Review Board shall require the applicant to meet the provisions of sections 13.04(F) and (G). The Board finds this criterion met. G(3) Landscaping Budget Requirements. The Development Review Board shall require minimum planting costs for all site plans, as shown in Table 13-4 below. In evaluating landscaping requirements, some credit may be granted for existing trees or for site improvements other than tree planting as long as the objectives of this section are not reduced. The costs below are cumulative; for example, a landscaping budget shall be required to show a planned expenditure of three percent of the first $250,000 in construction or improvement cost plus two percent of the next $250,000 in construction or improvement cost, plus one percent of the remaining cost over $500,000. The landscaping budget shall be prepared by a landscape architect or professional landscape designer. The submitted estimated project cost is $4,337,500.00, which has an associated minimum landscape budget of $50,875.00 The applicant has proposed $62,146.37 of landscaping features, identified below. Plants $ 47,963.00 Concrete Finishing – Exposed Aggregate Walk $ 4,118.00 Exterior Specialties – Exterior Bench $ 919.50 Total $ 53,000.50 The applicant has requested the value of all these elements be applied towards the minimum required landscaping cost. The Board finds that the site is proposed to be fully & thoroughly landscaped and therefore a portion of the minimum required landscaping budget can be applied to non-plant items. Specifically, the Board finds that the cost of one exterior bench, not proposed to be located in the parklet, and the cost difference between standard concrete and specialty concrete are acceptable uses of the applicant’s minimum landscaping budget. As per the conditions of approval associated with this project, the applicant is required to install three additional 2.5” caliper eastern redbuds to the proposed landscaping plan, which will increase the value of landscaping installed on the property. The Board finds that the applicant must update #SP-24-30 14 this landscaping budget to include the cost of the three required eastern redbud trees in the total value of the installed landscaping. 13.05 Stormwater Management Stormwater standards apply when one-half acre or more of impervious surface exists or is proposed to exist, and where 5,000 sf of impervious is created or reconstructed. The City Stormwater Section reviewed the proposed plans on 8/23/2024 and offers the following comments. 1. The planting plan shows a gravel path that is not included on other plans. How much impervious is this adding and how is this area to be captured and sent to the proposed treatment practice? It is also shown going over the swale to the east of the proposed building, which will likely cause the path to erode as it will be subjected to channelized flow from the swale. 2. Please update the EPSC plan to show the updated stormwater infrastructure layout, including the two catch basins and one yard drain near the entrance of the parking lot. These structures will need inlet protection during construction. 3. The EPSC plan does not show the actual limits of construction. The catch basin circled below on Meadowland Dr is being constructed as part of this project and thus will require EPSC measures to prevent spread of sediment on Meadowland Dr. 4. Materials used for construction shall conform to the South Burlington Public Works Standards and Specifications, dated April 18, 2024. The gravel path identified in Comment #1 above was removed from the plans to address this comment. All stormwater modeling had been based on a proposed conditions plan without a gravel path. The path was added by the applicant later in the process without being incorporated into the stormwater modeling for the site. After receiving the above Stormwater comments, the applicant remove the identified gravel path from the plans. The Board finds that the applicant must demonstrate compliance with Comments #2 through #4 of the City Stormwater Section prior to issuance of a zoning permit. 13.07 Exterior Lighting Lighting requirements are summarized as follows. (1) Fixtures must be downcast and shielded (2) Illumination must be evenly distributed (3) Fixtures must be placed to minimize lighting from becoming a nuisance (4) Poles shall be rustproof metal, cast iron, fiberglass, finished wood or similar structural material, with a decorative surface or finish (5) Poles & building mounted fixtures may be no higher than 30-ft (6) Poles must be located in safe locations Specific requirements for maximum illumination levels are included in Appendix A and are limited to 3 foot candles average at ground level. The applicant has provided a photometric drawing indicating this criterion is met. The proposed lighting plan does include some spill-over onto Meadowland Drive, however, this occurs at a location where an existing shared use path crosses the driveway where additional illumination is desirable. The Board finds these criteria met. 13.11 Fences #SP-24-30 15 The applicant is proposing to fence two ‘pet relief areas’ in front of the building on the Bowdoin Street side. The applicant has identified that these fences will be black chain link, no taller than eight feet in height, and will not include the open loop at the top of the fence. The Board finds this criterion met. 13.12 Utility Cabinets and Similar Structures The Board finds that proposed transformer will be effectively screened from the street and all abutting properties. 3.18 Energy Standards All new buildings are subject to the Stretch Energy Code pursuant to Section 3.18: Residential and Commercial Building Energy Standards of the LDRs. This now includes installation of a rooftop solar photovoltaic system. The proposed building is also subject to the renewable heating/water heating ordinance and is required to provide plans that demonstrate how the building and the water supply will be heated without the use of a fossil-fuel-based system. The applicant is aware of both of these requirements and will provide more specific plans identifying how compliance with these criteria will be achieved prior to issuance of a Zoning Permit. The applicant has identified a solar-ready zone as part of this application. The applicant must demonstrate full compliance with the standards of LDR Section 3.19, which requires the installation of a solar PV system that maximizes the use of the area of the required Solar-Ready Zone, prior to issuance of a certificate of Occupancy DECISION Motion by Charles Johnston, seconded by John Moscatelli, to approve site plan application #SP- 24-30 of Meadowlands Animal Hospital, subject to the following conditions: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning as conditioned herein. 3. Prior to issuance of a Zoning Permit, the plans must be revised to show the changes below and shall require approval of the Administrative Officer. a. The landscaping plan must be updated to include one 2.5” caliper eastern redbud, set at least 10 feet back from the curb, in each of the three presently un-landscaped parking lot islands. b. The plans must be updated to eliminate the approximately 940 sf southern portion of the proposed ‘parklet’ from the parklet area calculations and update the total parklet square footage accordingly. c. The applicant must demonstrate compliance with all comments of the SBWD Director prior to issuance of a zoning permit. d. The applicant must demonstrate compliance with all comments of the City Arborist prior to issuance of a zoning permit. e. The applicant must demonstrate compliance with comments #2 - #4 of the City Stormwater Section prior to issuance of a zoning permit. #SP-24-30 16 4. A digital PDF version of the full set of approved final plans as amended must be delivered to the Administrative Officer prior to issuance of a Zoning Permit. 5. The applicant must record a draft easement document providing a 25-ft wide access to the property to the prior to issuance of a zoning permit. 6. The applicant must update the provided landscaping budget to include the cost of the three eastern redbud trees required to be installed under Condition 3.a above. 7. The applicant must demonstrate full compliance with the standards of LDR Section 3.19, which requires the installation of a solar PV system that maximizes the use of the area of the required Solar-Ready Zone, prior to issuance of a certificate of Occupancy. 8. Prior to issuance of a Zoning Permit, the applicant must post a landscaping surety for the adjusted landscaping value in accordance with the methodology in 17.15B(1)(b). This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 9. The applicant must obtain a zoning permit within six (6) months from the date of gthis decision or this approval expires and is null and void. The applicant may submit a request for an extension to obtain a zoning permit under the terms outlined in Section 17.05 of the LDRs, but the request must be submitted prior to the expiration of this approval. 10. Temporary structures used in conjunction with construction work shall be permitted only during the period that the construction is in progress. 11. All exterior lighting must be installed or shielded in such a manner as to conceal light sources & reflector surfaces from view beyond the perimeter of the area to be illuminated. 12. The applicant must regularly maintain all stormwater treatment and conveyance infrastructure. 13. The applicant must continue to maintain the approved landscaping in a vigorous growing condition throughout the duration of the use. 14. Bicycle racks must meet the minimum requirements of 13.03 and Appendix G. 15. Pursuant to Section 15.A.14(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 16. The proposed project must adhere to standards for erosion control as set forth in Section 16.03 and the grading standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 17. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the proposed veterinary hospital. 18. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer as allowed by the Land Development Regulations. John Moscatelli Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Frank Kochman Yea Nay Abstain Not Present Quin Mann Yea Nay Abstain Not Present Dawn Philibert Yea Nay Abstain Not Present #SP-24-30 17 Charles Johnston Jody Lesko Yea Yea Nay Nay Abstain Abstain Not Present Not Present Motion carried by a vote of 4 - 0 - 3. Signed this ____ day of September, 2024, by _____________________________________ Dawn Philibert, 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 180 Market 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.