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Home My WebLink AboutSD-18-09 - Supplemental - 0194 Tilley DriveCITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD-18-09_194 Tilley_Pizzagalli_Sketch.docx Owner/Applicant Pizzagalli Properties, LLC 462 Shelburne Road, Suite 101 Burlington, VT 05401 Propertv Information Tax Parcel 1718-00194 Industrial & Open Space District 15.07 acres Location Map PROJECT DESCRIPTION #SD-18-09 Staff Comments DEPARTMENT OF PLANNING & ZONING Report preparation date: March 30, 2018 Plans received: March 8, 2018 194 Tilley Drive Sketch Plan Application #SD-18-09 Meeting date: April 3, 2018 Engineer Donald Hamlin Consulting Engineers, Inc. 136 Pearl Street Essex Junction, VT 05452 Sketch plan application #SD-18-09 of Pizzagalli Properties, LLC to construct a two story, 55,000 square foot medical office building with 275 parking spaces on 15.07 acres, 194 Tilley Drive. PERMIT HISTORY The Project is located in the Industrial & Open Space District. It is also located in the Transit Overlay District and a portion of the property is located in the Flood Plain Overlay District Zone A. In 2006, the applicant received final plat approval for a 58,400 square foot general and medical office building on this southburlington PLANNING & ZONING 1of4 #SD-18-09 Staff Comments property (#SD-06-108). The applicant failed to record a mylar and the approval expired. The current configuration differs significantly from the prior approval. COMMENTS Administrative Officer Ray Belair and Development Review Planner Marla Keene ("Staff") have reviewed the plans submitted on 3/8/18 and offer the following comments. Numbered items for the Board's attention are in red. CONTEXT The project as presented will be subject to site plan review. Site plan review does not require a sketch plan, but the applicant has elected to apply for sketch plan review to gather Board feedback before proceeding with their detailed design. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions Industrial and Open District Min. Lot Size Max. Building Coverage Max. Overall Coverage Min. Front Setback Min. Side Setback Min. Rear Setback Height (flat roof) Industrial -Open Space District (10) Space Required Proposed 3 ac. 15.07 ac. 30% 4% 50% 21% 50 ft. 230 ft. 35 ft. 76 ft. 50 ft. 399 ft. 35 ft. 2 story The purpose of the 10 district is, in part, 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 10 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. 1. Staff recommends the Board ask the applicant to discuss how the property is intended to provide visual and physical access to open space in the area (for lunch, for walking, etc.) SITE PLAN REVIEW STANDARDS General site plan review standards pertain to conformance with the Comprehensive Plan, location of parking, compatibility with adjoining structures, and relationship to other site features such as terrain. Staff considers that the proposed structure is generally well related to the adjoining building at 192 Tilley Drive in terms of height and scale. southburlington PLANNING & ZONING 2of4 #SD-18-09 Staff Comments 2. Staff recommends the Board discuss with the applicant the layout as it pertains to creating a campus feel. Staff considers that the proposed entrance driveway configuration would result in the two parking lots feeling effectively connected, and the applicant should not consider the presence of a property line to hinder the strong connection between the two properties. Staff suggests the Board discuss with the applicant whether augmented open space amenities such as outdoor gathering spaces, landscape features or pedestrian connections would better create a campus fee. SUPPLEMENTAL STANDARDS FOR INDUSTRIAL AND AIRPORT DISTRICTS Parking, Access and Internal Circulation (1) Parking requirements may be modified, depending in the extent of shared parking, the presence of sidewalks or recreation paths, and residences lying within walking distance (defined as no further than one -quarter ('4) mile for purposes of these districts). Any requirements for shared access and/or parking must be secured by permanent legal agreements acceptable to the City Attorney. (2) Parking shall be placed to the side or rear of the structures if possible. (3) Parking areas shall be designed for efficient internal circulation and the minimum number of curb cuts onto the public roadway. (4) Access improvements and curb cut consolidation may be required. The applicant has elected to place the parking on the south side of the building, which Staff considers meets the Industrial District parking standards (Section 6.05C) and the Site Plan Review Standards related to parking (Section 14.06B(2)). The parking on the south also provides a more desirable view from the recreation path along the north side of the property connecting Tilley Drive to Community Drive. The proposed parking spaces exactly meet the minimum required number of parking spaces for the use. 3. Staff considers that the Board has the authority to grant up to a 25% parking waiver. Since the applicant has experience with a similar property at 192 Tilley Drive, Staff recommends the Board discuss with the applicant how many parking spaces they feel are actually needed for the proposed building, and discuss whether a reduction or increase in parking spaces from the minimum requirement is warranted. OTHER Act 250 The Mountain View Office Park subdivision is covered under Act 250 permit #4C1153 and subsequent related approvals. There are Act 250 findings requiring traffic monitoring at full build of the subdivision at the intersection of VT 116 and Tilley Drive to evaluate whether a left turn lane on VT 116 onto Tilley Drive is needed. It further requires traffic studies evaluate the impacts to VT 116 intersections with Old Farm Road and any other intersections receiving 75 or more Project -generated peak hour trips. Transit The Mountain View Office Park is located in the Transit Overlay District and is served by an on -demand shuttle service. As a medical office, the proposed building will need to also be served. Staff recommend that the Board confirm with the applicant that this will be addressed. southburlinoon PLANNING & ZONING 3of4 #SD-18-09 Staff Comments RECOMMENDATION Staff recommends that the Board discuss the Project with the applicant and close the meeting. Respectfully submitted, i J Marla Keene, Development Review Planner southburlinoon PLANNING & ZONING 4of4