HomeMy WebLinkAboutSD-19-01 - Supplemental - 0284 Meadowland Drive (20)CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD-19-01_284 Meadowland Dr_SBRC_SK_2019-02-19.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: February 15, 2019
Plans received: January 15, 2019
285 Meadowland Drive
Sketch Plan Application #SD-19-01
Meeting date: February 19, 2019
Owner/Applicant
SBRC Properties, LLC
PO Box 2204
South Burlington, VT 05407-2204
Engineer
Civil Engineering Associates, Inc.
10 Mansfield View Lane
South Burlington, VT 05403
Property Information
Tax Parcel 1155-00284
Industrial Open Space Zoning District; Hinesburg Road North View Protection District
5.84 acres
Location Map
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PROJECT DESCRPTION
Sketch plan application #SD-19-01 of SBRC Properties, LLC to subdivide a 27.8 acre parcel into two lots of 6.2 acres and 21.2 acres, and to construct a 25,560 sf building on the 6.2
acre lot, 284 Meadowland Drive.
CONTEXT
The property to be subdivided has been the subject of several subdivisions over the years as Meadowland Drive has been developed. None of the prior applications required review as a
PUD. It appears this application also does not require review as a PUD. The majority of the property is located within the Hinesburg Road North View Protection District. There are
Class 2 wetlands on the west of the property, outside the area proposed for development. There is a 200-foot open space buffer along the south side of the property.
Fire and Police have not yet reviewed the application.
COMMENTS
Planning Director Paul Conner and Development Review Planner Marla Keene (“Staff”) have reviewed the plans submitted on 1/15/2019 and offer the following comments.
INDUSTRIAL-OPEN SPACE DISTRICT (IO)
The subject property is proposed to house Booska Worldwide Movers. The applicant has presented that this business falls under the category of “Process and Storage”, which is permitted
in the Industrial-Open Space District. Staff considers that this type of business may in fact be a “Motor Freight Terminal,” which is not permitted in this District. See the two definitions
below:
Motor freight terminal. A building, structure, or area in which trucks, including tractor or trailer units, are parked, stored, or serviced, including the transfer, loading, or unloading
of goods. A terminal may include facilities for the temporary storage of loads prior to trans-shipment.
Staff believes this definition of the use applies because the primary use of the property is the keeping of vehicles and the transfer and loading of goods, with a secondary use being
temporary storage of loads prior to shipment for some clients.
The Applicant requests that the Board consider the use Processing and Storage, defined as follows.
Processing and storage. The storage of materials in a facility where such materials may be combined, broken down, or aggregated for trans-shipment or storage purposes where the original
material is not chemically or physically changed. Processing and storage is a single term and refers essentially to a storage and shipment place as opposed to a manufacturing establishment,
distribution center, or truck terminal. Processing and storage shall not include the storage, maintenance or repair of trucks on a site as a principal or accessory use.
Staff is not convinced that this is the correct use category because the primary focus of Processing and Storage is storage, and while temporary storage is available to clients who hire
Booska Movers as their movers, it does not appear to be not the primary focus of their business.
The purpose of the Industrial-Open Space District is as follows.
To provide suitable locations for high-quality, large-lot office, light industrial and research uses in areas of the City with access to major arterial routes and Burlington International
Airport. The IO District regulations and standards are intended to allow high-quality planned developments that preserve the generally open character of the district, minimize impacts
on natural resources and water quality, and enhance the visual quality of approaches to the City while providing suitable locations for employment and business growth. The location
and architectural design of buildings in a manner that preserves these qualities is strongly encouraged.
The entire Industrial-Open Space District is located within the Northeast Quadrant. The comprehensive plan addresses the issue of warehousing in the Northeast Quadrant as follows.
Warehousing. Recently, there have been significant concerns about the suitability of this quadrant for warehousing, particularly in areas adjacent to existing residential neighborhoods.
While this area is close to the Airport and the contemplated highway interchange at Route 116 and I-89, the noise and visual impacts associated with truck traffic are potentially very
disruptive to residential neighborhoods. This issue has been discussed during the SEQ Concept Plan; among the ideas evaluated was the creation of a warehousing sub-district adjacent
to the Interstate. In any case, there was strong consensus that the zoning regulations for the IO district regarding warehousing should be reevaluated.
Staff considers the allowable uses in the IO District, which include Motor Freight Terminal but exclude Processing and Storage, as addressing the warehousing concerns of the Northeast
Quadrant.
Staff considers that should the Board wish to classify the facility as processing and storage despite it’s primary use as a “home base” for the company’s trucks, the Board should give
consideration to the warehousing concerns of the Comprehensive Plan and the purpose of the IO district and place restrictions on noise and visual impacts of truck traffic. Staff reminds
the Board that they would be approving a use, and not a specific tenant, and any future change in tenant that fit the same use may not conduct their operations in the same way.
Staff recommends the Board provide direct feedback on the subject of use prior to proceeding with the remaining criteria to determine if the application is moot because it is for a non-allowed
use. Staff considers this decision to be precedent setting as there are not yet similar uses within South Burlington.
DIMENSIONAL REQUIREMENTS
Industrial and Open Space District
Required
Proposed Lot 1
Proposed Lot 1F
( Min. Lot Size
3 ac.
21.6 ac.
6.2 ac.
( Max. Building Coverage
30%
0%
9.5%
( Max. Overall Coverage
50%
0%
35%
( Max. Front Setback Coverage
30%
0%
9%
( Min. Front Setback
50 ft.
N/A
Appx 200 ft.
( Min. Side Setback
35 ft.
N/A
Appx 75 ft.
( Min. Rear Setback
50 ft.
N/A
Appx 350 ft.
( Height (flat roof)
35 ft.
N/A
25 ft.
The proposed site layout for Lot 1F has the building and parking area set back approximately 200 ft. from the front lot line. While this is technically allowed, Staff considers that
this results in excess pavement that may be unnecessary and recommends the Board discuss with the applicant whether they can move the development nearer to Meadowland Drive. This would
increase the distance from the adjoining residential district.
SUBDIVISION STANDARDS
Subdivision standards pertain to water and wastewater capacity, natural resource protection, traffic, visual compatibility with the surrounding area, open space, fire protection, relationship
to the Comprehensive Plan, and public infrastructure.
The existing property is encumbered by a 26-foot wide future roadway easement. Staff considers that the purpose of the easement is to create a consolidated access to Meadowland Drive
for several future development parcels to be carved out of the subject property. The proposed lot and site configuration fails to connect to the existing easement and fails to provide
a substitute consolidated future access. Further, the proposed configuration would create a parallel driveway approximately 50-feet from the future shared access connection to Meadowland
Drive. Section 13.01C(4) states that driveway shall be located more than two hundred (200) feet from signalized street intersections except upon recommendation by the Director of Public
Works. Section 13.01F states that all commercial lots located adjacent to other commercial lots must provide a driveway connection to any adjacent commercial lot. If an actual connection
is not available, the applicant must at minimum provide an easement to the adjacent lot. The driveway connection or easement should be located where the vehicular and pedestrian circulation
is most feasible.
Staff recommends the Board discuss with the applicant how they can adjust the proposed property layout to meet the above summarized roadway connection standards.
A 2014 subdivision approval for this property discussed traffic impacts at Hinesburg Road, and concluded that the proposed project at that time would not adversely impact the traffic
of adjacent intersections. That application provided a traffic impact analysis. Based on a quick review of ITE Trip Generation using the General Light Industrial category, Staff considers
the project would generate approximately 15 trips per PM peak hour.
Staff recommends the Board discuss, if the project moves forward, whether they will need a traffic impact analysis in order to evaluate traffic impacts.
The Director of Public Works reviewed the application on February 11, 2019 and expressed a preference for seeing the driveway align with the driveway from Logic Supply across the street
for safety considerations.
Staff recommends the Board discuss the recommendation of the Public Works Director.
The Stormwater Section reviewed the plans on February 8, 2019 and offers the following comments.
The Stormwater Section (City) has reviewed the “Subdivision of Lot 1 – Meadowland Business Park” sketch plan prepared by Civil Engineering Associates (CEA), dated Jan., 2019 and last
updated on 1/15/19. We would like to provide the following comments:
The proposed project is located in the Potash Brook watershed.
The project proposes to create greater than 1 acre of impervious area and disturb greater than 1 acre of land.
As the project proposes to create more than one-half acre or more of impervious surface, the project is subject to the requirements of section 12.03 of the LDRs.
The cover letter provided with the application indicates that the dry stormwater basin located on Lot 1 will be retrofit to a wet pond. The applicant is required to consider Tier 1 and
Tier 2 stormwater treatment practices, in accordance with the Vermont Stormwater Management Manual, prior to selecting a Tier 3 practice, such as a wet pond. Additionally, modifications
to Pond 2 may be required if this system is being proposed for use as stormwater treatment.
The applicant will be required to complete a downstream analysis for the 25-year storm event in accordance with §12.03.E.(3) of the City’s Land Development Regulations.
Thank you for the opportunity to comment.
Regards,
Dave
If the project goes forward, Staff recommends the Board direct the applicant to address the comments of the stormwater section at the next stage of review.
SITE PLAN REVIEW STANDARDS
General site plan review standards relate to relationship to the Comprehensive Plan, relationship of structures to the site (including parking), compatibility with adjoining buildings
and the adjoining area. Specific standards speak to access, utilities, roadways, and site features.
Staff notes that the proposed building has an unusual parking configuration at the southwest corner of the building. It appears this configuration was designed to accommodate movements
of larger trucks.
Staff recommends the Board discuss whether all the proposed pavement is needed, and request a truck movement plan if necessary. Staff considers that a reduction in pavement could have
open
space, natural resource and stormwater benefits, especially if it allowed the developed portion of the property to be more consolidated.
The minimum number of parking spaces for a motor freight terminal is one per employee, in addition to the spaces needed as part of the operational function of the facility. The applicant
is proposing 35 standard parking spaces.
Staff considers the configuration at the southwest corner of the building may result in conflicts between parked cars and trucks recommends the Board discuss reconfiguring the spaces
on the east side of the building to make room for the standard parking spaces on that side instead. Staff notes the applicant will need to demonstrate compliance with internal parking
lot landscaping and shade tree standards should the project proceed.
C. Relationship of Structures and Site to Adjoining Area.
(1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping,
buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles.
(2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed
structures.
No details of the proposed building or grading are provided to allow evaluation of visual compatibility. The property contains a 200-foot open space buffer at the south Staff has reviewed
staff notes, minutes and decisions from the late 1980s and early 1990s and understands this open space buffer served multiple purposes. At that time, the Applicant was allowed to
relocate an existing stream from the center of the property to the southern boundary. The buffer includes a 20-foot drainage easement, presumably to protect the relocated stream, and
a 20-foot pedestrian easement. There is also a walking path within the buffer. The applicant was previously required to construct a vegetated earthen berm to provide a buffer from
the neighboring residential development to the south.
Staff recommends the Board discuss the grading of the site and how the elements will relate to the berm which was previously required to provide a visual buffer between Meadowland Drive
and the residential neighborhood to the South. If the Project goes forward, Staff recommends the Board discuss what additional information beyond grading they would like to see at
the next stage of review to evaluate visual compatibility.
SUPPLEMENTAL STANDARDS FOR INDUSTRIAL AND AIRPORT DISTRICTS
C(3) Parking areas shall be designed for efficient internal circulation and the minimum number of curb cuts onto the public roadway.
C(4) Access improvements and curb cut consolidation may be required.
There is an existing roadway easement located within the portion of Lot 1 proposed to remain undeveloped.
Also related to the Site Plan standard addressing access, Staff recommends the board discuss whether to require the applicant to provide an access easement on proposed Lot 1F to allow
connection to the future right of way.
RECOMMENDATION
Staff recommends that the Board discuss the Project with the applicant and close the meeting.
Respectfully submitted,
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Marla Keene, Development Review Planner