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HomeMy WebLinkAboutSD-12-16 DR-12-03 - Decision - 0222 Dorset Street#SD-12-16 #DR-12-03 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING MALONE DORSET STREET PROPERTIES, LLC — 192, 196, 200, 222 DORSET STREET PRELIMINARY PLAT APPLICATION #SD-12-16 DESIGN REVIEW APPLICATION #DR-12-03 FINDINGS OF FACT AND DECISION Preliminary plat application #SD-12-16 and design review #DR-12-03 of Malone Dorset Street Properties, LLC to amend a previously approved planned unit development consisting of a 33,733 sq. ft. gfa building with 31,351 sq. ft. (including mezzanine) of retail food establishment use and 2,382 sq. ft. of short-order restaurant use. The amendment consists of: 1) razing three (3) single family dwellings, 2) constructing a 12,800 sq. ft. building for retail food use, and 3) constructing a 2-story 14,000 sq. ft. building consisting of 7,000 sq. ft. of retail and/or short-order restaurant use and 7,000 sq. ft .of general office use, 192,196,200, and 222 Dorset Street The Development Review Board held public hearings on September 4, October 2, November 6, December 18, 2012, January 2, & January 15, 2013. David White and Paul Simon represented the applicant. Based on testimony provided at the above mentioned public hearings 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 Malone Dorset Street Properties, LLC, hereafter referred to as the applicant, is seeking design review and preliminary plat approval to amend a previously approved planned unit development consisting of a 33,733 sq. ft. gfa building with 31,351 sq. ft. (including mezzanine) of retail food establishment use and 2,382 sq. ft. of short-order restaurant use. The amendment consists of: 1) razing three (3) single family dwellings, 2) constructing a 12,800 sq. ft. building for retail food use, and 3) constructing a 2-story 14,000 sq. ft. building consisting of 7,000 sq. ft. of retail and/or short-order restaurant use and 7,000 sq. ft .of general office use, 192,196,200, and 222 Dorset Street. 2. The owner of record of the subject property is Malone Dorset Street Properties, LLC. 3. The application was received on 8/10/12. 4. The subject property is located in the Central District 2 Zoning District and the City Center Design Review Overlay District 1. 5. The plans submitted consists of an 37 page set of plans; page one entitled "Site Plans for: Trader Joe's 200 Dorset Street, South Burlington, Vermont" prepared by DeWolfe Engineering Associates, Inc. et al, dated 6/29/12, latest revision, 11/28/12. CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 ZONING DISTRICT & DIMENSIONAL REQUIREMENTS CD 1 Zoning District Re uired/Max I Proposed PUD Min. Lot Size none 5.8 acres Max. Building Coverage 40% 19.0 % Max. Overall Coverage 90% 72.6 % Front Setback (Dorset Street) See below 5 ft. Front Setback (New Street) See below 5 ft. Side Setback See below 5ft. �l Max. Building Height 35 ft. 27 ft. � zoning compliance Note: No rear setbacks; corner property Central District Requirements 8.01 General Purpose of the Central District The Central District is hereby formed in order to encourage the location of a balanced and coordinated mixture of residential, commercial, public and private uses adjacent to Dorset Street that support the city center goals and objectives contained in the Comprehensive Plan. It is designed to promote efficient use of land by concentrating mixed uses within a well-defined Central District. This will provide a pedestrian -oriented circulation network that minimizes vehicular traffic. It also encourages the traditional town center pattern of appropriately scaled buildings facing onto a well-defined and active public street. Innovative site planning and master planning are encouraged to maximize uses, shared parking, public open space and pedestrian amenities which create an aesthetically pleasing and socially active community center on and around Dorset Street. To this end, all applications involving ten (10) or more acres of land in any Central District shall require a Master Plan approval pursuant to Article 15 of these Regulations. 8.02 Establishment of Sub -Districts The Central District is divided into four (4) sub -districts - Central District 1, Central District 2, Central District 3 and Central District 4. Permitted and Conditional Uses and dimensional standards vary by sub -district as established in Sections 8.06 through 8.10 of these Regulations. The subject lot is located within Central District 1. As such, standards are included below for requirements in all districts, as well as specifically for Central District 1. In addition, there are separate requirements for the frontage of buildings along Dorset Street that may not apply to other streets in the sub -district. It should be noted that in some cases the regulatory text is not consistent between all districts and the specific district. Where this is the case, the Board has considered the overall intention of the regulations with regards to the planned goals for site design and layout of a Central District property. CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 The applicant is seeking several waivers or allowable modifications of these criteria as part of the Planned Unit Development application. These waiver requests are listed below. 1. Front -yard setbacks for Building 1 2. Front -yard setbacks for Building 2 3. Ninety -foot building 4. Parking within the building envelope 5. Parking requirements 8.04 Dimensional Requirements in All Districts A. Purpose. The general intent of the building setbacks in the Central District is to require all buildings to front on to public streets and to require that parking facilities are located in the center of the blocks to the greatest extent practicable, occupy only minimal frontage on public streets, and are thoroughly screened from view from public streets and rights -of -way. B. Location of buildings and structures. (1) All buildings and structures, with the exception of parking facilities, are required to be constructed within an allowable building envelope. The maximum depth of allowable building envelopes shall be eighty (80) feet and, in general, shall be measured from the nearest planned public street right-of-way as shown on the South Burlington Official Map. (2) The Development Review Board may approve a building, a portion of which extends beyond the building envelope provided the building contains a minimum of two (2) stories and the overall site design of the property is found to be in conformance with the intent and purpose of the Central District. The building fronting Dorset Street (Building 1) is proposed to be 90 ft. deep, therefore extending 10 feet beyond the required building envelope. It is to have to have a two- story height along the western and southern portion of the building. This proposal is a true two story height (as opposed to a false fagade) and will be a double height ceiling at the interior. A small portion (less than 50%) is proposed to be single story, namely the north side near the delivery entrance and a portion of east side facing the parking lot. Building 2, which fronts on the not -yet -named access road, is a two-story building, with office space on the second floor and either retail/commercial or retail/commercial and restaurant on the first floor. The applicant's proposal for the site appears to be consistent with the standards herein and the purpose of the Central District. The overall site design is urban without being overwhelming to the structures around it and includes a plaza space for the public to interact at this gateway to City center. The Board, with additional consideration by the South Burlington Design Review Committee, has discussed the project in relation to this standard and approves its location given the architectural and other design elements as C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 proposed. The Board supports allowing 10 feet of the building to extend beyond the building envelope pursuant to Section 8.04(b) (2). (3) Exemption for master planned buildings and structures. Buildings and structures whose footprint, parking, and access are subject to and reviewed in conjunction with an approved master plan in the Central District 1 shall be exempt from requirements for the maximum depth of an allowable building envelope. This criterion is not applicable. The applicant is not seeking to permit through a Master Plan approval. C. Special Standards for Setbacks (1) Side yard setbacks shall be a minimum of five (5) feet or between zero (0) and five (5) feet if a fire wall is provided. (2) The front yard setback area along Dorset Street, Brookwood Drive and Sherry Road shall be restricted to the following uses or improvements: (a) landscaping and green space (b) access drives (c) pedestrian oriented improvements including but not limited to sidewalks, plazas, benches, and bicycle racks. (d) utility services provided they are placed underground. Appurtenant facilities such as transformers and amplifiers may be installed at ground level where such is in accordance with Section 13.18 of these Regulations (utility cabinets and structures). See item "Allowable building envelopes in the Central District 1 along Dorset Street" below for a consolidated discussion of this criterion. D. Location of Parking Areas and Structures (1) Multi -level parking garages and decks may be constructed within an allowable building envelope, and/or outside of an allowable building envelope if located in the center of a block. (2) Surface parking may be provided within the allowable building envelope if it is located behind a building and is hidden from view from the public street. (3) The Development Review Board may approve surface parking which is within the allowable building envelope and which is not hidden from view from the public street by a building, provided: (a) the subject parking represents the smallest practicable portion of the total parking required for the property, (b) the area encompassed by the subject surface parking represents a significantly minor portion of the total allowable building envelope area existing on the property, (c) the applicant has sought parking waivers from the DRB to reduce the amount of surface parking required, and M CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 (d) the overall site design of the property is found to be in conformance with the intent and purpose of the Central District. While 15 of the proposed 125 parking spaces are completely within the building envelope, the majority of these are hidden from view from both streets. Those spaces which are not screened by buildings are proposed to be screened with landscaping. The Board finds that this represents the smallest practicable portion of the required parking for the property and represents a minor portion of the building envelope area on the new street. In addition there are 16 spaces —located on the west side of the proposed Building 2— that are partially located within the envelope. For the entirety of the property, including Dorset Street, approximately 15% of the total building envelope is used by surface parking. It is the Board's position that this criterion is nearly met and the Board was largely comfortable at the sketch plan level with the amount of parking completely and partially within the envelope. However, they did direct that the plans should be revised to remove the western -most two spaces adjacent to Dorset Street, on the north side of the building, in order to provide a more usable green area there. The plans were revised to eliminate these parking spaces. The plans now show a screening hedge along the sidewalk, with a utility cabinet beyond it. The Board finds this amenable excepting that the plans shall be revised to show the hedge of cedars to be more undulating and less like a green wall. The Board supports a waiver to allow 11 parking spaces to be located within the building envelope and 16 spaces to be located partially within the building envelope pursuant to Section 8.04(D)(3). E. Parking Requirements (1) The parking requirements of Table 13 are required in the Central District. These standards may be met on -site or off -site if the parking facility is located within seven hundred (700) feet of the main entrance of the establishment and is approved by the Development Review Board. (2) The Development Review Board may accept a contribution to the parking trust fund to establish a municipal parking lot in lieu of parking spaces. The amount of the contribution shall be based on a per space fee set by the City Council. (3) The Development Review Board may further reduce the amount of parking required, up to a maximum of eighty percent (8051o) of the number of spaces required, in conjunction with an approved master plan upon a showing by the applicant that the master plan includes viable provisions for off -site employee parking and transportation and construction of mass transit stops within the master planned area sufficient to further reduce parking demand. (4) Parking lots located in the centers of blocks shall be connected with openings between lots to allow traffic flow between lots. The new structure is part of an overall PUD with an existing building on the southern portion of the lot. Based on 12,800 square feet of retail food use, 4,000 square feet of retail use, 3,000 square feet of restaurant/short order use and 7,000 square feet of general office space, the new development will require 158 ( 157.3) parking spaces. The existing building (222 Dorset Street) C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 requires 187 (186.3) parking spaces and provides 146 parking spaces with approval of the DRB. Therefore, a total of 344 parking spaces are required for the PUD. The applicant is proposing 271 total parking spaces. This is a shortfall of 73 spaces, or 21.2%. The Board is comfortable with this waiver request of 21.2%. This property is serviced by a transportation bus route and has opportunity for shared parking among its three projected tenants. However, the applicant should submit a parking management study to best utilize the parking spaces available. It should be reiterated that this site is intended to function as an urban property, and not a suburban grocery store. The Board should also require submission of a plan to encourage employees and customers to utilize parking -reduction techniques, including but not limited to public transportation service, bicycling, and car-pooling. Three bicycle racks are provided on site. The Board supports a parking waiver of 21.2% or 73 spaces. City Center Design Guidelines specify streetscapes that include on -street parking. Three on - street parking spaces are proposed. When the adjacent building was developed, a street section for the new street was discussed but delayed. The applicant has submitted a street section and design as part of this preliminary plat application. Details are shown on curbing, handicap access, benches, landscaping, swales, etc. F. Density. Height, coverage, setbacks, floor area ratios (F.A.R.) and the maximum size of units will govern the density of the Central District. The F.A.R. is the ratio of building square footage to lot size. The proposed buildings result in a Floor Area Ratio (FAR) of 0.26 for the entire PUD. This is within the limits specified for the sub -district. See the Discussion of (4) Density in Central District on page 10 for a consolidated review of this criterion. 8.05 Specific Sub -District Regulations A. Central District 1 (1) Building envelopes: Allowable building envelopes shall be in accordance with Section 8.04(B), with the exception of Dorset Street. The standards for review of a proposed building envelope and setbacks shall be: (a) The proposed site layout shall provide for a strong building presence of habitable or leasable building area along all public streets on which the property fronts. Interruptions in the street presence of the proposed building shall be located to front on service thoroughfares. With regards to building presence along the new east -west street, it is the Board's position that this criterion is met for the southern portion of Building 1 and for Building 2. This will be one of the main entrances to the City Center area. Building 2 is located approximately 30 ft. from the 0 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 new street but includes a sidewalk and benches while a pedestrian plaza anchors the southwest corner of the property formed by the new street and Dorset Street. The applicant has stated that they no longer plan to phase construction of the buildings and that they both will be constructed simultaneously. With regards to building presence along Dorset Street, it is the Board's position that this criterion is met for the main building. This will be one of the main entrances to the City Center area. The building's west side is located five feet from the existing sidewalk and uses tall, clearstory windows to open the buildings interior to Dorset Street. An entrance is also located on Dorset Street. An interruption to the street presence is proposed but is minimal in scale and is proposed to be screened. The entry door on Dorset Street shall remain unlocked and accessible during all business hours. (b) Surface and structured parking areas shall be screened from all public thoroughfares by habitable or leasable areas of buildings. The DRB may allow a minor portion of the parking on a site to be screened by building facades if in the DRB's judgment the objectives of the Comprehensive Plan for the City Center are met. Figure 8-1 Allowable Building Envelope (Typical), CD-1 Central District I — ____J MARKET 7STTRREET ' BUILDING ENVELOPE 1U_J CENTER OR BLOCK M PARKING) m a� STREET It is the Board's position that this criterion is met along the new east -west street and Dorset Street provided all pieces of the PUD are constructed as shown. (c) For lots fronting on public streets on three or more sides, a strong building presence of habitable or leasable building area shall be required along a length of street frontage equivalent to the combined length of the two longest street frontages on the property. This is not applicable to this property. C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 (d) Surface parking may only be allowed along public street frontage or service thoroughfares if in the DRB's judgment all practicable measures to avoid such location have been taken and all parking areas will be completely screened from view by the habitable or leasable area of a building or by a building fagade. It is the Board's position that this criterion is met, provided the office/retail building is constructed as shown. (2) Allowable building envelopes in the Central District 1 along Dorset Street: In the Central District 1 along Dorset Street, the envelope is measured from a point twenty (20) feet east of the right-of-way, thereby creating a twenty (20) foot minimum front yard setback from Dorset Street. In addition, Section 11.01(F)(1)g of the SBLDRs, on Design Review Overlay Districts, states that "in Design Districts 1 and 2, new buildings shall be built to the street property line." It also states that "the Development Review Board may approve building locations, or portions thereof, that are set back from the street property line, provided, the Development Review Board finds the overall site layout to be in conformance with the City Center goals." This property is in Design District 1. These criteria directly contradict each other. As previously stated, the Board should fall back to the general purpose and intents of the district in determining which standard to apply for both of the proposed buildings. The applicant argues that the existing adjacent building at 222 Dorset Street has set an expected build -to line, and seeks to provide a consistent building presence on the street. The applicant is seeking a five foot setback for Building 1 from the existing recreation path on Dorset Street and a setback for Building 2 from the City ROW on the east -west street. The Board is comfortable with the buildings' placement within the 20 foot setback with some considerations, including the implementation of 8.04(B) (2), discussed above. The proposed buildings are predominantly two-story buildings as discussed above. At the sketch plan level, the Board considered the height of this building in considering the reduced setback sought from Dorset Street. This City Center area is planned to be the most urban in the City of South Burlington. The Board is amendable to a five (5) foot setback for Building number 1 along Dorset Street. The Board grants a setback for Building 2 to be 5 ft. from the City ROW along the east -west street. The western edge adjacent property proximate to the public sidewalk along Dorset Street has been subject to blown snow by City maintenance vehicles. The applicant should be of clear understanding and agreement that their area as well may be subject to the effects of snow clearing and other maintenance by public street workers. The applicant has proposed a permanent canopy that would extend approximately 5 feet into the five foot setback for this District. The Board discussed this and determined that the canopy extending over the doorway was consistent with the regulations and standards. This should be shown on the site plan. The Board determines that the canopy for Building 1 is permissible within the five foot setback. 8 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 The plans shall be revised to show the canopy for Building 2 as part of the final plat application. As an additional point of discussion, corner buildings with significantly reduced setbacks have been reviewed for sight -distance impairments and obstructions. As is currently proposed, the site will have space at the corner of Dorset Street and the new street for an outdoor pedestrian plaza. This should aid in alleviating concerns regarding sight obstructions. The Board determines that the plaza area does not cause an obstruction nor impair sight distance. (3) Building Coverage. For buildings not subject to an approved master plan, the maximum coverage shall be forty percent (40%) for buildings only and ninety percent (90%) overall. The overall site coverage for all non - landscaped surfaces (including buildings) for a master plan shall be sixty percent (60%). For individual parcels subject to an approved master plan, the maximum coverage shall be eighty percent (80%) for buildings only and ninety-five percent (95%) overall (including buildings, parking, walks, and all other non -landscaped surfaces), provided the overall site coverage for all properties subject to the approved master plan is not exceeded by the grant of an individual permit. The proposed site and building coverage percentages are below the maximums permitted. (4) Density in Central District 1: The base maximum density of development shall not exceed an F.A.R. of 0.8. The Development Review Board may explicitly approve development up to an overall F.A.R. of 1.5 in conjunction with a master plan approval of a parcel or parcels within the CD1 district as a bonus for the provision of special, public -oriented amenities such as parks, courtyards, pedestrian ways, etc. The maximum residential density shall be forty (40) units per acre (with a minimum unit size of five hundred (500) square feet). The maximum F.A.R. for an individual parcel subject to an approved master plan shall be 0.8, provided the overall maximum approved F.A.R. for all properties subject to the approved master plan is not exceeded by the grant of an individual permit. The proposed building results in a Floor Area Ratio (FAR) of 0.26. This is within the limits specified for the sub -district. SECTION 11- CITY CENTER DESIGN REVIEW OVERLAY DISTRICT The subject property falls within City Center Design Review Overlay District 1. These criteria should be reviewed under a Design Review application, which is included in later sections of this report. These have been submitted and reviewed by the City Center Design Review Committee, and shall be considered by the Development Review Board in conjunction with this decision. PLANNED UNIT DEVELOPMENT STANDARDS 9 C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (a) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. The applicant shall obtain preliminary wastewater approval prior to final plat approval and final wastewater allocation prior to issuance of a zoning permit. (b) Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The Director of Public Works Department has addressed this criterion in his memo dated December 10, 2012. (c) The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. Parking spaces and aisles are sufficient to serve two -directional traffic. The service/loading area near the north side of Building 1 is narrow and shall be limited to one -directional, egress -only, service/delivery vehicle, right turn exit only. No circulation directions are indicated on the plans. The applicant should indicate on the plans that traffic throughout the PUD is proposed to be two -directional, except where noted for service and delivery vehicles. The applicant should indicate on the plans, and on the ground, that the service area will be for service and delivery vehicles only, and shall only be used for egress with only a right turn permitted upon exit. This shall be striped on the ground and also utilize appropriate signage. The applicant should submit sign details for this exit as part of the final plat application. The Fire Chief previously submitted concerns about the turning radius needed by his larger vehicles, and the potential complications with the curbing. The applicant has revised the design of the sidewalk curbing to be of a smoother angle. The landscaped areas within the parking are not curbed. The Board has concerns about how this will be protected by vehicles who park beyond the paved area. The Public Works department specifically prohibits moveable curbs and bollards, and recommends curbing with breaks for appropriate stormwater drainage. Parking lot islands shall be curbed, with breaks provided for stormwater runoff into the retention basins where appropriate. The applicant has submitted a traffic investigation prepared by Stantec Consulting Services dated July 26, 2012 with subsequent updates. The proposed development is expected to generate, at a maximum if there is a short order restaurant component, an additional 168 weekday PM peak hour trips. This is based on a consideration of traffic that acknowledges a reduction over base ITE rates 10 C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-.03 given passby traffic which would already be utilizing the adjacent street network (Dorset Street) for road impact fee purposes. The investigation states that the Dorset Street / Healthy Living driveway intersection currently operates well below capacity and "the new traffic can be readily accommodated without the implementation of significant capacity improvements." However, the investigation notes, "traffic demands for the Dorset Street southbound left -turn lane into the Healthy Living driveway (the 95rn percentile queue) will reach the storage capacity of this lane during peak hours" and therefore recommends "that the existing raised median on Dorset Street be reconstructed extending the southbound left tum lane to approximately 150 feet." In a later memo, the applicant's traffic engineer revised his recommendation to include an extension of the southbound left turn lane to only 9 feet. The City's Director of Public Works and City Engineer have stated that 9 feet is not sufficient to serve a full car, and recommends 18-20 feet, sufficient that the change will serve a full vehicle. The City's Director of Public Works provided comments in a memo dated December 10, 2012 as follows: Stormwater Comments 1. The drainage pipe between CB 532 and CB 530 should be increased from 12" diameter to 15" diameter. The City's minimum pipe size is 15". 2. We encourage the use of parking islands for stormwater treatment as shown on the plans (see section 13 (B) (5) (c) of the City's Land Development Regulations). No curb is proposed along either side of the roughly 144' section of parking island, presumably to allow water to flow into the island. Has the applicant considered installing curb with curb cuts to allow water to flow into this area? This configuration may have benefits for maintenance and parking. 3. Could structures CB 530 and CB 531 be combined into a single structure? 4. Where will the proposed Trader Joe's have a rooftop drain? 5. The plans indicate that the project will disturb greater than 1 acre of land and create greater than 1 acre of impervious area. Therefore, this project will need both a construction stormwater permit (3-9020 or individual permit) and an operational stormwater permit (3-9015 or individual permit) from the State of Vermont Department of Environmental Conservation Stormwater Division. Obtaining these two permits should be a condition of approval for this project. The DRB should require that a copy of the approved operational stormwater permit and associated hydrologic modeling be submitted prior to the issuance of a zoning permit. 6. A location for plowed snow should be shown on the plans, per section 13(B)(6) of the City's Land Development Regulations. 7. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance structures on -site. 8. Per section 12.03.F(1) of the LDRs, the final decision should require the submission of record drawings showing pipe invert elevation, drainage structure rim elevation, pipe material and final grading. 9. The applicant is proposing to terminate the future City Street at the turn into Trader Joe's, approximately 62 feet short of the east property boundary. This road is planned to connect to the future City Center to the east of the property. Section 15.12(D)(4) of the LDRs requires that, "If the DRB finds that a roadway extension or connection to an adjacent property may or could occur in the future, whether through City action of 11 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 development of an adjacent parcel, the DRB shall require the applicant to construct the connector roadway to the property line or contribute to the cost of completing the roadway connection". As proposed, extension of this road into the future City Center will require crossing the proposed (and existing) stormwater detention pond along the east property boundary. We recommend the DRB require construction of the road to the property line. Otherwise, when the City is ready to connect this road to City Center we will have to design a water crossing (likely a box culvert), reopen the State stormwater permit and incur the additional associated costs of construction due to the need to cross the stormwater pond. 10. The Erosion Control Plan should show a stabilized construction entrance and include inlet protection for CB 531, CB 532, CB 533 and CB 534. 11. The catch basin, storm drain and sewer manhole details on sheet C5.01 shall not include masonry brick. Structures shall be brought to grade using concrete rings or infra - risers (or equivalent). Also, drainage pipes shall be installed into drainage structures using booted connections (not brick and concrete). Landscaping Comments Planting Details — Planting Details reference specification 02916 Soil Preparation for the planting soil mixture to be used in continuous planting beds and as backfill; that spec is not in the plans. We recommend just listing the spec in the Planting Details to avoid confusion. Landscaping Notes — Note 6 on LA.01 needs to be changed to stipulate that any species substitutions shall also be approved by the City Arborist. General Comments 1. All pavement markings in the public right-of-way shall be permanent; final selection of materials subject to Public Works' approval. 2. All curb reveal along current or future public rights -of -way shall be 7". 3. No accompanying signage is shown for the access road's proposed new crosswalk on C1.02. 4. The applicant shall investigate the necessity and feasibility of including a new crosswalk that would cross Dorset Street on the north side of the project intersection. The applicant shall respond to the comments of the Public Works Department for the Board's consideration. These may all be conditional items of approval to be completed as part of the final plat application or performance thereafter, as specified. (d) The project's design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. This criterion is being met, except where noted above with respect to the crossing of the jurisdictional stream at the eastern property line. The applicant should continue to consult with the City's Public Works Department regarding mitigating stormwater impacts to the wetland and stream areas at the eastern edge of the property (e) The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. 12 C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 The project's overall design is consistent with this criterion. The design and orientation of the proposed buildings is compatible with other buildings in the District and with the overall purpose of the District to create a mix of uses coupled with a pedestrian -friendly environment. Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. This criterion is being met within the constraints of the property. Stream buffer areas are located along the eastern edge of the property. (g) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The South Burlington Fire Chief has reviewed the plan and provided comments in a letter dated August 21, 2012. These comments are as follows: 1) Compliance with all requirements of Vermont Division of Fire Safety codes and standards. 2) Automatic sprinklers and alarm system for both buildings as required by Vermont Division of Fire Safety. 3) Fire Department Sprinkler Connection location(s) to be specified by SBFD. 4) Fire Alarm panel and enunciator location(s) to be specified by SBFD. 5) Provide 24 hour per day off -site (central station) monitoring of all fire alarm and protection systems for both buildings. 6) Provide an emergency key box(s), location(s) to be specified by SBFD. 7) Elevator car(s) to be sized large enough to accommodate an ambulance stretcher in the flat position. 8) Trees, fences and floral outcroppings adjacent to buildings should be placed so as not to interfere with the deployment of the aerial ladder, hoselines, portable ladders and other firefighting equipment. 9) There are currently no fire hydrants accessible from the parking lot side of the project. A minimum of 1 fire hydrant needs to be added on the parking lot side of this project. 10) The parking lot as designed is not conducive to the operation of emergency vehicles. The ends of the traffic islands will not allow large fire vehicles to negotiate the parking lot as they cut down on the necessary turning radius. Furthermore, the addition of the large trees at the ends of the islands takes away even more of the space needed for emergency access. Emergency access is a major concern with this project. Turning radii and road widths within this property need to be sized to allow for quick access, parking, set-up and operation of fire apparatus. The first responding unit to this property is 39 feet long. At this point these seem to be the major issues which present themselves. 1 am available upon request to work on the issues which have been raised. As this project moves forward from there, additional items may surface which can be dealt with as needed with the assistance of the developer and the Vermont Division of Fire Safety. The applicant met with Planning and Zoning staff and the Fire Chief to review the plans. The applicant indicated that they would respond to the Chiefs comments and modify the plans. 13 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 Note: The applicant has responded to items 1 — 10 in a letter dated August 30, 2012 The applicant shall respond to and adhere to the comments provided by the Fire Chief where required by these regulations. (h) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. The Deputy Director of the Public Works Department has reviewed the plan and provided comments in emails dated December 10, 2012. These comments are referenced above. Of particular note in these comments is the reference to the connection of the roadway to the property line. The plans depict a dead end road ending approximately 60 feet short of the easterly property line. This road is planned to connect into the future City Center road network and is shown on the official map. Section 15.12 of the SBLDRs states unequivocally that D. Criteria for Public and Private Roadways. (4) Connections to adjacent parcels. If the DRB finds that a roadway extension or connection to an adjacent property may or could occur in the future, whether through City action or development of an adjacent parcel, the DRB shall require the applicant to construct the connector roadway to the property line or contribute to the cost of completing the roadway connection. E. Standards for Construction of Roadways (1) All streets shall be constructed completely by the applicant. The Land Development Regulations unequivocally state that roadways shall connect. In the SBLDRs, SHALL is a prescriptive term and not merely regulatory suggestion, as in the case of the words, `encouraged' and `should'. The Board has examined this requirement thoroughly. Staff has worked through this issue with multiple departments, including the City Engineer and Director of Public Works, and the City Manager's office. The Board finds that the roadway must be built by the applicant to the property line. The plans shall be revised to show the new street connected to the eastern property line. (i) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. See the Department of Public Works comments on page 12 above. (j) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). 14 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 This criterion is being met. The project establishes two, appropriately scaled buildings with a mix of uses and a pedestrian -friendly design as called for in the Central District. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) 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. Chapter 14.06 of the South Burlington Land Development Regulations states the following: 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. (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. (i) The parking area is necessary to meet minimum requirements of the Americans with Disabilities Act; (ii) The parking area will serve a single or two-family home; (iii) The lot has unique site conditions such as a utility easement or unstable soils that allow for parking, but not a building, to be located adjacent to the public street; (iu) The lot contains one or more existing buildings that are to be re- used and parking needs cannot be accommodated to the rear and sides of the existing building(s); or, (u) The principal use of the lot is for public recreation. (c) Where more than one building exists or is proposed on a lot, the total width of all parking areas located to the side of building(s) at the building line shall not exceed one half of the width of all building(s) located at the building line. Parking approved pursuant to 14.06(B) (2) (b) shall be exempt from this subsection. (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. 15 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 The subject lot shall be reviewed under the more specific standards for the location of parking stipulated in the Central Zoning District. These have already been addressed above in this report. As previously stated, some parking is located in the building envelope and the Board has provided comments on this proposal. (b) 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 adjoining buildings. This criterion is being met. The proposed buildings are similar in height and scale to the adjacent Healthy Living building. (c) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. This criterion is being met. (d) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. This criterion will be reviewed as part of the project's design review. (e) 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. This criterion is being met. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (a) 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. As discussed and agreed at the sketch plan level, the applicant shall provide for a future connection to the "Blue Mall" to the north. This is depicted on the plans. (b) Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly 16 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). A screened dumpster area is shown on the plan. This criterion is being met. (d) Landscaping and Screening Requirements. Pursuant to Section 13.06(A) of the Land Development Regulations, landscaping and screening shall be required for all uses subject to site plan and PUD review. Section 13.06(B) of the Land Development Regulations requires parking facilities to be curbed and landscaped with appropriate trees, shrubs, and other plants including ground covers. The City Arborist provided comments in the December memo from the Director of Public Works are included above in this report. The applicant shall respond to the comments of the City Arborist for consideration by the Board. Snow Storage Pursuant to Section 13.06(B) (4) of the Land Development Regulations, snow storage areas must be shown on the plans. Snow storage areas are shown on the plans. Landscape Budget Landscaping budget requirements are to be determined pursuant to Section 13.06(G) (2) of the SBLDR. The applicant reports a minimum requirement of $34,300 at an estimated construction cost of $100 per square foot. The applicant is proposing a minimum of $35,450 in landscaping. OTHER: South Burlington City Center Streetscape Design Guidelines Handbook. As noted in Table 15.1 Street Design Standards of the Land Development Regulations: "All streets within the Central District shall comply with the minimum right-of-way width, minimum pavement width, and other standards contained in the South Burlington City Center Streetscape Design Guidelines Handbook." Staff analyzed the project's plans in relation to the Handbook. The unnamed east -west street is categorized as a "secondary public street" in the Handbook. Key guidelines and illustrations are described below. Note: Not all of the illustrations or the Guidelines are excerpted below. GUIDELINE 2 c SECONDARY STREET DIMENSIONS Secondary streets complete the street grid surrounding Corporate Way„ and serve as secondary connections to adjoining roadways such as Williston Road, Dorset Street, and San Remo Drive. Secondary streets consist of a 60 foot no.w., with specified dimensions as follows (see typical cross-section, Figures II.2.5 ). - Two I I foot wide travel lanes; - Parallel parking spaces (9' x 22) lining both sides of the street;. - Three foot building setback to achieve a 13 foot wide sidewalk; Locate street trees and street lights 3 feet off curb face; - Locate water line under parking aisle of the street; Locate utility corridor 4 feet from the building face, and enclose in appropriate encasement; - Encourage location of certain utilities, such as gas, in the center of blocks rather than in the public r.o.w. 17 C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 1 { 1 1 1 1 I C t [ i S Flamm 1t." � SECONDARY STREET TYPICAL CROSS-SECTION SCALE V - 10' ' ... G U ID E L 1 N E 4 b: STREET TREE LOCATION AND INSTALLATION The City Center 5rreetscalic Committee reroinntends the following guidelines for street tree location (w Figure 11.4.4 for installation datails): Locate trees at least 3 feet off curb face. ([ ces along tl c south side of the eastern portion of Corporate Stay will be located 4.5 feet off the Curb face. See figure 11.2:30 - Locate trees 40 feet on center along toadway. Allow closer spacing in certain areas to enhance pedcstrain ways or major entrances to buildings - Allow only one tree species per street to pro n ae consistency and sense of place. - Provide different varieties of tree species as different streets and in parking lots. - Minitntto siac of transplanted trees: 3 - 3.5" caliper Install Neenah cast iron tree grate style R 8i42-A 180 square, or� equivalent, size 60", in black -(sac T'igures iL414 — M44 for installation details) Q� $r' FIGURE 11.4.'s TREE GRATE INSTALLATION 18 C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 - Locate trees at least 25 feet from intersections to keep vehicular traffic sightlines clear, - Coordinate location of traffic safety signs with tree locations, in order to keep signs visible. - Locate trees clear of clear of bus loading and unloading zones. - 'Where possible, allow at least 15 feet between trees and light poles to insure clear access to light fixtures and to reduce obstruction to light. - Maintain at least 5 feet between fire hydrants and trees. - Coordinated tree and utility placement to minimize conflict overhead and underground. - Locate trees in relation to outdoor furniture such that facilities will remain unobstructed without excessive pruning of branches. The proposed trees are consistent with the guidelines with the exception of the absence of tree grate installation. No light poles are currently proposed therefore the Board cannot assess compatibility with this guideline. Grass area is proposed between the trees as is standard mulching around the trees. In an email dated August 30, 2012 the City Arborist expressed the following concerns over the use of tree grates: I'd advise against the use of tree grates with the possible exception of trees located in areas surrounded by hardscape and in that situation there should be some very specific requirements for the use of structural soils, soil cells, etc. The Board and the City Arborist are comfortable with the proposed non -grated installation. See comments under Section 14.03(A)(6)(d). The Board has expressed that the stormwater management benefits of the proposal outweigh the benefits of creating an urban streetscape envisioned by the guidelines. 19 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 G U I D E L I N E 5 a: SIDEWALKS AND PAVING Sidewalks in the City Center provide both pedestrian access and aesthetic enhancement. Sidewalks must be constructed to withstand constant pressure from pedestrians as well as occasional vehicles, to withstand snow removal activities, and to weather extreme temperatures and significant rainfall. Paving material, color and design patterns are chosen to coordinate with the entire streetscape while also allowing variations. Paving design is used to define the traveled way, highlight pedestrian right-of-way areas within the street network, and to provide the pedestrian with subtle directional guidance by adding interesting detail and unique character at pedestrian way intersections and building entrances. Sidewalks and adjacent paved surfaces are constructed to be stable, firm, and slip - resistant. Joints with street furniture and other installations are carefully crafted to create a neat, continuous ground plane. Where de-icing salts will be used, sidewalks slope away from tree trenches. Design is in accordance with ADA standards. A combination of red brick concrete pavers and poured, pigmented concrete is recommended. Paving pattern alternatives are illustrated in Figures H.5.3 through 11.5.7. Two installation options for pavers are illustrated in Figures H.5.1 and 11.5.2. The permeable setting bed is generally recommended; this installation technique allows water and air to reach tree roots while also decreasing runoff. The impermeable setting bed may be desirable in the most heavily traveled areas. Streets are constructed according to the general dimensions outlined in Chapter 2. Driveway entrances and intersection radii are constructed in compliance with the South Burlington Subdivision Regulations and to allow emergency vehicle access to all parts of the street network well as bus access as deemed necessary. Sidewalk configurations are illustrated in Figures II.5.3 through 11.5.7. Paving pattern alternatives are also illustrated in these figures. G U I D E L. I N E 5 c: CURB CUTS AND CROSS WALKS Curb cuts and cross walks are located for the convenience and safety of the pedestrian, and are designed to ADA standards. Paving patterns and materials may be borrowed from the adjacent sidewalk to emphasize crosswalks and to highlight other pedestrian right-of-way areas. One crosswalk curb cut alternative for intersections is shown in Figure 11.5.8, below. The plans detail an ADA-compliant curb cut for the crosswalk leading to the Healthy Living parking lot. A preexisting curb cut and crosswalk is located along Dorset Street. This crosswalk is not signalized. The Board finds that the applicant shall construct the east -west crosswalk with pedestrian signalization, from the new building to the lot directly across Dorset Street. 20 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 GUIDELINE 6 al : STREET LIGHTING The City Center street lighting system provides a safe environment for pedestrians by lighting roadways and sidewalks to proper standards while also enhancing the aesthetics of the streetseape environment. The recommended lighting fixture is the Lumec, Inc. New Westminster Series, color black, with L.umec, Inc. pole style RA61A aluminum pole. (see Figures 11.6.1 and 11,61) The lighting type, intensity and location is as follows: High pressure sodium. - 16 foot high poles. - 1.2 foot candles along Corporate Way (collector streets). - 0.9 foot candles along secondary streets and San Remo Drive (local streets). - 50' staggered spacing (100 feet spacing on same side of street) along Corporate Way. 55' staggered spacing (110 feet spacing on same side of street) along secondary streets and San Remo Drive. - One fixture at each corner of an intersection. - Shoebox-type luminaries in parking lots. The applicant's lighting plan details lamp locations for the parking lot and for the service area on the north side of Building 1. The proposed Gardco Gullwing is consistent with the lighting standards in the SBLDR although it is not technically a "shoebox-type." However, the plans need to be revised to detail street lighting along the east -west street. The applicant has agreed to work with City Staff to select the model of the fixture prior to final plat. 21 C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 C H A P T E R 7- STREET FURNITURE Street (outdoor) furniture includes those items which are located in the streetscape for the convenience of the pedestrian and which, by adding an element of intimacy and comfort to the environment, turn the streetscape into a series of 'outdoor rooms Street furniture includes seating, trash receptacles, bicycles racks, kiosks and public information boards. Everything in the streetscape, from mailboxes to bus shelters, should be brought into sympathy with the desired street character, while also allowing ample room for creative expression. Properly selected, coordinated, installed and maintained street furniture is essential to creating a lively and attractive pedestrian -oriented environment. GUIDELINE 7 a : STREET FURNITURE SELECTION CRITERIA FUNCTION. Designs are selected which effectively carry out the necessary function under the conditions of the specific site, for a wide range of users. IMAGE. Variows items of street furniture must be compatible in scale, line, color, and texture with the surroundings and with other items of street furniture. Every item is selected and installed to belong to the streetscape. (Rather than appearing thrust upon the site, the item should appear to have grown there.) Timeless, simple designs remain current as the streetscape context changes over the years. EXPERIENCE. When it comes to choosing street furniture, reconnaissance time is seldom wasted. Looking at and testing an item in an outdoor setting gives a significantly different psychological impression than does an item in an indoor showroom or a catalog. If possible, units should be tried on the individual site. Remember: eye level determines perspective, and there exists amongst humans a wide range of eye levels. DURABILITY. Items must be built to withstand prolonged weather exposure and climatic extremes, exposure to salt, intense use, and to resist vandalism. (MAINTENANCE. Frequency of routine maintenance needed (painting, cleaning, etc.), snow removal issues and present and future availability of replacement parts are considered. COST. Initial cost is considered, as is the long term cost of maintenance. LOCATION. Street furniture is generally located in coherent groupings, as dictated by the context. Street furniture is always located free of the pedestrian flow, vehicular movement and building access, and with respect for ADA considerations, commercial functions of the streetscape, and routine maintenance operations. If present in excessive numbers or not property located or coordinated, street furniture can become street clutter. Always put an individual items of street furniture through this test - "Is this 'stem really necessary?" GUIDELINE 7 b : SITTING AREAS Sitting areas are designed and located to encourage pedestrians to rest, socialize and people watch. important aspects of a sitting area are: - Location in close proximity to the sidewalk or other pedestrian way. - Visual accessibility in and out of the sitting area, from the perspective of the standing and sitting person. Seating, both private and where the pedestrian flow bisects the site, slightly above passers-by if possible. - Choice of seating in sun or in shade. - Sufficient lighting for nighttime security. - Trash receptacles. - Some element of wind protection if necessary. 22 C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 The pedestrian plaza is generally compliant with this guideline; the applicant has propose several lighting features for the pedestrian plaza area; these include street lighting fixtures along the ROW, building mounted light fixtures, and surface lighting surrounding the seating planters within the pedestrian plaza space. In addition, the plans show trash receptacles within the plaza area and along Dorset Street. GUIDELINE 7c: SEATING The City Center Streetscape Committee recommends the DuYlor, Inc. "Model 57 Bench" with black cast iron supports and redword slats, or equivalent. (see Figure IL7.1) Alternatives to traditional seating include: - Backless benches, allowing multi -directional seating. - Sitting walls, which can double as retaining walls. (a variety of heights is interesting: min. 12" high, 17" deep; max. Y high) - Dock seating doubles as a natural landscape element and interesting observation seat. - Fences, gates and bollards serve a dual purpose when located near a gathering place. - Leaning walls are an important accompaniment to seating in an urban setting. The pedestrian plaza utilizes three, 18" high seating planters. Two backless benches are proposed near the future center entrance to the second building. Several seating boulders are provided along the Dorset Street side of the Trader Joe's building but not along the east -west street. Logical placement of trash receptacles reduces street litter. Trash receptacles must be large enough and located to be obvious but not prominent. They must be vandal and fire resistant, allowing ample capacity and easy removal of litter. Trash receptacles are best sited in the shade, downwind and a respectful distance from pedestrians' noses, and such that dripping from the receptacle will not cause unsightly pavement stains. The Committee recommends the Victor Stanley, Inc. Bethesda Series S-35 or S-424 trash receptacle, with raised steel dome top, or equivalent, in black, (see Figure n.'7.2) As noted in the discussion above concerning Sitting Areas, trash receptacles are currently proposed. 23 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 � w � Bicycle racks are chosen and located according to the same general principles as other street furniture, with the additional consideration that bicycle traffic should be analyzed ahead of time to pinpoint the areas of greatest use/need. (see Guideline 7a) Bicycle racks come in many configurations, allowing each rack to be chosen according to the general shape of the available area. A few of the many options are: standard long one and two-sided racks, circular racks (these take up less visual space when unused), and wall racks (take up less room but require effort to use). More casual arrangements include bollards with attached iron loops, fences, and signposts. These serve dual purposes in areas less frequented by bicyclists. A standard parking configuration requires a minimum 6 foot by 1.5 foot space; for each bicycle, as well as a 4 foot maneuvering corridor behind the bicycle space. Feather protection is desirable for areas where bicycles will be parked for long periods of time. Bicycle racks are best located to be sufficiently visible and well -lit to prevent vandalism and theft. Three bicycle racks are shown on the plans. G U I D E L I N E 7 f: CANOPIES AND AWNINGS Canopies and awnings enhance the streetscape while also offering weather protection to the pedestrian. Fixed canopies and awnings should follow these guidelines: - The maximum extension of awnings and fixed canopies from the building face should be 6.5 feet. - monger extensions of awnings/canopies from the building face should be allowed on a case -by -case basis to enhance covered entrance ways, outdoor seating, etc. - Temporary poles/supports should be allowed in no.w. from May 1-Novemberl. - Fixed canopies should include an appropriate gutter or other barrier to prevent melting snow from falling Into no.w. Awnings can be rolled up during heavy snowfall. - Design of canopies and awnings should be approved by the Planning Commission based on input provided by the Streetscape Design Review Comnittee. - There should be a minimum distance of 8 feet between the lowest part of a canopy/awning and the ground surface (ic. sidewalk). The proposed canopy over the Dorset Street entrance appears to be approximately 6 feet wide and provide more than 8 ft. of clearance. The proposed canopy is flat which may lead to a buildup of both water and/or melting snow. The applicant should provide additional detail on the canopy size and configuration. OTHER The Board supports that the costs of the infrastructure improvements in the City Right of Way and serving as part of the roadway network that shall be the future City Center should be deducted from the overall traffic impact fees assessed to the property. The Board understands that the City Council will be responsible for making this determination with a recommendation from the Development Review Board. The Board hereby attaches (attachment A) a calculation of the proposed credits towards impact fees. 24 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 IQ=161Ri 7II Motion by Tim Barritt, seconded by Bill Stuono, to approve Preliminary Plat Application #SD-12- 16 and Design Review #DR-12-03 of Malone Dorset Street Properties, LLC, 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 plat submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The applicant shall obtain preliminary wastewater allocation prior to final plat approval and final wastewater allocation prior to issuance of a zoning permit. 4. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 6. The applicant shall submit a parking management study and/or parking reduction plan as part of the final plat application. 7. All lighting shall be shielded and downcasting. 8. The Board supports allowing 10 feet of Building 1 to extend beyond the building envelope pursuant to Section 8.04(b)(2). 9. The Board supports a waiver to allow 15 parking spaces to be located within the building envelope and 16 spaces to be located partially within the building envelope pursuant to Section 8.04(D)(3). 10. The Board supports a parking waiver of 21.2% or 73 spaces for a total number of spaces provided to be 344. 11. The Dorset Street entry shall remain unlocked and accessible during all hours in which the business is open. 12. The Board approves a setback for Building 1 to be 5ft. from the City ROW. 13. The Board grants a setback for Building 2 to be 5ft. from the City ROW along the east -west street. 14. The applicant shall respond to the comments of the Public Works Department as part of the final plat application submission. 25 CAUsers\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 15. Parking lot islands shall be curbed with standard asphalt curbing, with allowances provided for stormwater runoff into the retention basins where appropriate. The plans shall be revised accordingly and reviewed by the Stormwater Superintendent prior to final plat approval. 16. The Board determines that the canopy for building number 1 is permissible within the five foot setback. 17. The applicant shall respond to and adhere to the comments provided by the Fire Chief where required by these regulations. 18. Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. 19. The applicant shall respond to the comments of the City Arborist as part of the final plat application. 20. The applicant shall continue to work with City staff with respect to selection of street lighting fixtures. Lighting shall be agreed upon prior to final plat approval. 21. The applicant shall construct the east -west crosswalk with pedestrian signalization, from the new building to the lot directly across Dorset Street. 22. The applicant shall construct the new street to the property line. 23. The Board supports that the costs of the infrastructure improvements in the City Right of Way and serving as part of the roadway network that shall be the future City Center should be deducted from the overall traffic impact fees assessed to the property. The Board understands that the City Council will be responsible for making this determination with a recommendation from the Development Review Board. The Board hereby attaches (attachment A) a calculation of the proposed credits towards impact fees. 24. The plat plans shall be revised to show the changes below prior to final plat submission: a. The plans shall be revised to show the proposed cedar hedge along Dorset Street to be less straight and more undulating. b. The plans shall be revised to show the canopy for Building 2. c. The plans shall be revised to indicate on the plans that traffic throughout the PUD is proposed to be two -directional, except where noted for service and delivery vehicles. d. The plans shall be revised to indicate on the plans, and on the ground, that the service area will be for service and delivery vehicles only, and shall only be used for egress with only a right turn permitted upon exit. This shall be striped on the ground and also utilize appropriate signage. e. The applicant shall submit sign details for this exit as part of the final plat application. f. The plans shall be revised to show parking lot islands curbed, with breaks provided for stormwater runoff into the retention basins where appropriate. g. The plans shall be revised to show the new street connected to the eastern property line. h. The plans shall be revised to show a minimum of twenty (20) additional feet in the southbound left turn lane. 26 C1Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc #SD-12-16 #DR-12-03 i. The plans shall be revised to provide additional detail on the canopy size and configuration. 25. The final plat application shall be submitted within 12 months of the date of this decision. Tim Barritt— yea/nay/abstain/not present Mark Behr—yea/nay/abstain/not present Art Klugo— yea/nay/abstain/not present Bill Miller — yea/Ray/abstain/not present Bill Stuono — yea/nay/abstain/not present Michael Sirotkin- yea/nay/abstain/not present Motion carried by a vote of 5-1-0. Signed this 22nd day of February 2013, by r t Digitally signed by Mark C. Behr DN: cn=Mark C. Behr, o, ou, Mark C. Behr email_=mark@rhbpc.com,c=US Date'2013.02.22 06:31:20-05'00' Mark Behr, Chairman 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://vermontoudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. 27 C:\Users\Mark\Documents\South Burlington DRB\2.19.13 Meeting Decisions\SD_12_16_192DorsetStreet_Malone_ffd (1).doc Trip Ends If Use is Short Order Restaurant With no Restaurant Use Taxes Paid Improvement Southbound left turn lane 10 feet 100 feet additional Pedestrian Crossing Infrastructure north to south (HL- T1) east to west (umall- TJ) Sidewalk along Future Road Parking and Curbing for Future Road Drainage System for Future Road Road Connection Street lighting Total *dependent on trip reduction percentage ** approximation. should be cost estimate for 20 feet *** Reflects 25% cost -sharing responsibility **** DRB Recommends that the applicant pay for $10,250 as indicated above, towards the east west pedestrian crossing of $13000. The City shall pay the remainder of the cost. $10,250 should be credited towards impact fees levied. Est by applicant 164 127 Est by Applicant $13,890 $30,883 $28,000 $13, 000 $10,545 $22,266 $21,178 $0 $15,000 Staff Estimate 167-168 132-134 Staff Estimate $17,000 ** $0 u $7,000 ***/**** Y $3,250 ***/**** Y $10,545 Y $22,266 Y $21,178 Y $194,814 Y 515.000 Y $154,762 $291,053 Total Road Impact Fees $161,002 $124,007 Credit Recommended?