HomeMy WebLinkAboutBATCH - Supplemental - 0050 Hickory Lanesouthburfinglon.
PLANNING & ZONING
Permit Number DR- �-0
(office use only)
APPLICATION FOR DESIGN REVIEW (NON -SIGN)
All information requested on this application must be completed in full. Failure to provide the requested
information either on this application form or on the plans will result in your application being rejected
and a delay in the review before the Design Review Committee and Development Review Board. For
amendments, please provide pertinent information only.
1) OWNER(S) OF RECORD (Name(s) as shown on deed, mailing address, phone and fax#)
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2) APPLICANT (Name, mailing address, phone and fax #) SO VyM_ _ (Is
3) CONTACT PERSON (Naive, mailing address, phone and fax #) aS
3a) CONTACT EMAIL ADDRESS i.e4 le LXV r�i o/1
4) PROJECT STREET ADDRESS: SO l�t C--
5) TAX PARCEL ID # (can be obtained at Assessor's Office) 016 Lis-- Q. C)o SCE
6) PROJECT DESCRIPTION
a) General project description (explain what you want approval for):
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7) OWNERS OF RECORD OF ALL CONTIGUOUS PROPERTIES & MAILING ADDRESSES
(this shall be provided on a separate attached sheet and on pre -stamped and pre -addressed envelopes
The city will add the return address).
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburi.com
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8) PLANS AND FEE
Plat plans shall be submitted which shows the information required by the City's Land Development
Regulations. Five (5) regular size copies and one reduced copy (11" x 17") of the plans must be
submitted. The application fee shall be paid to the City at the time of submitting the application. See the
City fee schedule for details.
I hereby certify that all the information requested as part of this application has been submitted and is
accurate to the best of my knowledge.
Do not write below this line
DATE OF SUBMISSION:
I have reviewed this sketch plan application and find it to be:
))6 Complete
❑ Incomplete
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.
Design Review Application Form. Rev. 12-2010
I
Contiguous Properties of 50 Hickory Lane:
365 Dorset St
McQuiston Boutin Holdings LLC
365 Dorset St
S Burlington VT 05403
1 Aspen Dr
Dorset Hotel Associates
Attn: Tim Costello
617 DingensSt
Buffalo NY 14201
48 Sherry Rd
C Howard & B Irma Porter
99 Eldredge St # 109
S Burlington VT 05403
39 Sherry Rd
John B & Debra A Grzywna
1537 Williston Rd
S Burlington VT 05403
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MEMORANDUM
TO: South Burlington Development Review Boar
FROM: Cathyann LaRose, AICP, Associate Planne Uv
DATE: June 1, 2011
Cc: Jeffrey Cooper, Applicant
Re: Agenda #5
DESIGN REVIEW COMMITTEE
Design Review Application #DR-11-05
50 Hickory Lane
Jeffrey Cooper, hereafter referred to as the applicant, is requesting design review approval for
changes to a building facade at a property located in Central District 3, 50 Hickory Lane.
The subject property falls within Design District 3 of the City Center Design Review Overlay District.
Pursuant to Section 11.01(D)(1)(b) of the South Burlington Land Development Regulations, the
addition to or alteration of the exterior wall of a building or structure by tearing down or removing
any portion thereof, or by filling in, sealing, boarding up, closing or enclosing any portion of any
existing window, door, space, porch, etc shall be subject to design review by the Design Review
Committee (DRC) and the Development Review Board (DRB).
Design plans for properties within Design District 3 shall comply with the following design criteria, as
outlined in Section 11.01(F) of the Land Development Regulations:
(a) Consistent design. Building design shall promote a consistent organization of major
elements; and decorative parts must relate to the character of the design. All sides of a building
shall be designed so that they are compatible in terms of material, window treatments, architectural
accents, cornice/parapet design, etc. The design of a building should consider the design features
of other structures in the area so as not to be harshly discordant with other nearby buildings.
The applicant is proposing to convert the existing, attached garage to office space. The
applicant has stated that the doors to the garage will be removed and replaced with vinyl siding
to match the existing siding on the business, which is of a residential style and consistent with
others in the district and surrounding neighborhood.
(b) Materials used. A wide variety of both natural and high quality man-made materials are
allowed. Examples of acceptable materials include red brick, indigenous stone (i.e., granite,
limestone, and marble), architectural concrete, synthetic stucco, wood clapboard (synthetic
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
materials such as vinyl siding may be used in place of wood provided it is of high quality and closely
resembles wood clapboard/shingles), and glass or glass block.
The materials used will match the existing materials. Pursuant to Section 11.01 C of the
SBLDRs, building materials in Design District 3 "should include wood/vinyl" and should "consist
predominantly of natural, subdued colors." The applicant is proposing to continue the use of
vinyl siding and the addition of windows.
(c) Colors and textures used. The color and texture of the building shall be harmonious with
the building itself and with other buildings on the site and nearby. Colors naturally occurring from
building materials and other traditional, subdued colors are encouraged. More than three (3)
predominant colors are discouraged.
The existing home is a very subtle grey color, typical of what is found in residential areas. This
is in compliance with this standard.
(d) Windows and doors. Window and door treatment shall be a careful response to the
buildings interior organization as well as the features of the building site. The treatment of windows
and doors shall be in a manner that creates a rhythm that gives necessary order and unity to the
facade, yet avoids monotony. For sides of buildings that face or front public streets, the majority of
the first floor's facade area shall consist of see -through glass in order to promote pedestrian activity;
however, the windows and doors should be of human scale, so as to welcome pedestrians.
The applicant is proposing to remove the garage doors and replace them with siding and
windows. These will be of pedestrian scale. The newly proposed residential- style windows will
meet this criterion to a greater degree than garage doors, which prioritize vehicles, and not
people.
(e) Roofs as a design element. Roofs shall be part of, or define, the style of a building. They
shall be used creatively to break up long facades and potentially long roof lines. For one-story
structures, the minimum and maximum slope of a pitched roof shall be 8 on 12 and 12 on 12,
respectively. For structures of two (2) or more stories, the minimum and maximum slope of a
pitched roof shall be 5 on 12 and 12 on 12, respectively. Only a small portion of roof area may be
flat provided it is not visible from the public street, existing or planned, or does not detract from the
overall design and harmony of the building. Where portions of a roof are flat, architectural elements
such as cornices and parapets shall be included to improve the appearance and provide interest.
Large, low -slope (i.e., less than 5 on 12) gable forms are discouraged.
There are no changes proposed to the roof or roofline.
(f) Orient buildings to the public street. Buildings shall be designed in a manner that relates
the building to the public street in order to protect the integrity of city blocks, present an inviting
street front and promote traditional street patterns. New buildings shall be built to the street property
line. For existing buildings undergoing renovation, improvements shall be done to relate the building
better to the public street. Such improvements could include installation of doors and windows
facing the public street.
The building is already oriented to the street.
(g) Conceal rooftop devices. Rooftop mechanical equipment and appurtenances to be used in
the operation or maintenance of a structure shall be arranged so as to minimize visibility from any
point at or below the roof level of the subject structure.
There are no rooftop devices.
(h) Promote energy efficiency. Where feasible, the design of a building should consider solar
energy and the use of natural daylight by capturing the sun's energy during the winter and providing
shade during the summer.
As the building is not new, it would not be feasible to apply this criterion.
(i) Pedestrian promenade along Market Street.
This criterion is not applicable to the subject application.
RECOMMENDATION
Staff recommends that the Development Review Board approve Design Review Application
#DR-11-05.
DEVELOPMENT REVIEW BOARD 21 JULY 2009
The South Burlington Development Review Board held a regular meeting on
Tuesday, 21 July 2009, at 7:30 p.m., in the Conference Room, City Hall, 575 Dorset
St.
Members Present: J. Dinklage, Chair; M. Behr, E. Knudsen, G. Quimby, R. Farley, M.
Birmingham
Also Present: R. Belair, Administrative Officer; (:. La ;:;s �, Z`kssociaic Planner; J.
Padgett, J. Cooper, D. Young, M. Young, S. McintLi-:. `elletzer, R. 1- vvost, P.
Gorden, .i. Irish, D. Polius, M. Malley, F. Parkef.. K. iinsworTh, L. Wislt>qic , -_7 Sou?j_!r•:.,
i. Provost, T. McKenzie, C. Thabault.
1. Other Business & Announcements:
Mr. Belair reminded members there will be no meeting on 4 August so merrber-, can
pn rtic?pate in the National Night Out festivities honoriri g the city's '%:oluntet
2. Minutes of 7 July 2009:
The ivlinutes of 7 July were not available.
3. Continued sketch plan application #SD-09-10 of Stella Chastenay Trust for
a planned unit development to construct a 4-story building consisting of 7,800 sq. ft.
of retail use and 24 residential dwelling units, 111-113 Hinesburg Road:
Mr. Belair advised that the applicant had asked for a continuance until September.
Ms. Quimby moved to continue Sketch Plan Application #SD-09-10 until i5 September
2009. Mr. Farley seconded. Motion passed unanimously.
4. Continued Site Plan Review Application #SP-09-49 of Jeff Cooper to
convert a single family dwelling to 1132 sq. ft. of general office use and 500 sq. ft. of
retail use, 50 Hickory Lane:
Mr. Padgett said they had reorganized the parking to include 3 spaces along the property
line. He showed the egress route and the location of a dumpster, bike rack and snow
storage area. Two commercial on -site spaces will be on Sherry Road, and staff will be
asked to park there not in front.
Mr. Dinklage noted that 3 trees between the property line and the stone wall are on city
property, and the city will have the right to remove them if the need arises.
Mr. Padgett said there will be no digging; all work will be on the surface.
C +�
DEVELOPMENT REVIEW BOARD
21 JULY 2009
PAGE 2
Ms. Quimby moved to approve Site Plan Application #SP-09-49 of Jeff Cooper subject to
the stipulations in the draft motion. Mr. Farley seconded. Motion passed unanimously.
5. Preliminary Plat Application #SD-09-29 of Gary and Diane Provost for a
planned unit development on a 1.16 acre parcel developed with a single family
dwelling. The project consists of. 1) converting the single family dwelling to a 2-
family dwelling, and 2) constructing an additional 2-family dwelling, 26 Weeping
Willow Lane-,
.��_ clntyre said tbf-.re will be total of t lznits on the site. She showed the drive -A ar•s
=r,id 2 spa,,'%> for each unit. An evergreen hedge will be added along the front of
-t;: to street: perking.
.'-.ant is requesting a landscaping waiver for the fall amount.
Vr. Duih_lav noted there is also a 30-foot front yard setback waiver, from 50' t;.) 20'. He
added that the language for the shared driveway will have to be clarified for final plat.
Mr. Dinkiage questioned whether the Southeast Quadrant design standards review should
apply liere as it is very close to Dorset St. Mr. Belair said the standards could appl-1 only
to the } tt w structure,
Members said they wanted the project to conform to the SEQ design standards.
Regarding landscaping, Ms. McIntyre said they could add some trees around the
structure, but $8000 is very high. She felt $2000 would pay for the hedge. Mr. Belair
suggested some additional trees to the rear of the existing building. Mr. Dinklage
.ggested a berm to cut down road noise, and some plantings on the berm. Ms. P"Iclntyre
suggested extending the hedge a bit. Members agreed there should be a little more
landscaping, the amount of which will be determined at final plat.
Stipulations #13 was amended to indicate that the landscaping credit amount will be
determined at final plat.
Ms. Quimby moved to approve Preliminary Plat Application #SD-09-29 of Gary & Diane
Provost subject to the stipulations in the draft motion as amended above. Mr. Farley
seconded. Motion passed unanimously.
6. Sketch Plan Application #SD-09-30 of Robert L. Provost for a planned
unit development on a 0.57 acre parcel developed with a single family dwelling. The
proposal consists of: 1) adding an accessory residential unit to the existing single
family dwelling, 2) adding a second single family dwelling with an accessory
residential unit, and 3) creating footprint lots for each single family dwelling, 27
Birch Street:
DEVELOPMENT REVIEW BOARD
7 JULY 2009
PAGE 4
pedestrians to walk to Staples which is the closest bus stop. Mr. Dinklage said that is
private property. Mr. Deslauriers, Sr. said there is a 60-foot right-of-way that connects to
Staples, and people walk from this property to Staples all the time.
Mr. Knudsen rejoined the Board following this sketch plan hearing.
6. Continued Design Review Application #DR-09-03 of Tyler Dawson to
relocate the property's access drive to San Remo Drive, 350 Dorset St; and
7. Continued site plan application #SP-09-48 of Tyler Dawson to amend a
previously approved plan for a 7,680 sq. ft. retail building. The amendment consists
of relocating the access drive to San Remo. Drive, 350 Dorset St (Pet Advantage):
Mr. Dawson said the existing access from the parking lot to San Remo Dr. is kind of
angled and is not the right width. This causes issues with truck deliveries. He added he
would like to combine this work with the proposed work on San Remo Dr. which is
scheduled to happen soon.
Mr. Dinklage noted the applicant has more parking than needed. He asked if some of this
can become more green space. Mr. Dawson said there are times when the lot is full, not
all of which is from his traffic. He said their lot is impacted a lot by AT&T. Their
customers park on this lot and they also park so as to block access to the loading area.
Ms. Quimby moved to approve Design Review Application #DR-09-03 and Site Plan
Application #SP-09-48 of Tyler Dawson subject to the stipulations in the draft motion.
8. Continued Site Plan Application #SP-09-49 of Jeff Cooper to convert a
single family dwelling to 1132 sq. ft. of general office use and 500 sq. ft. of retail use,
50 Hickory Lane:
Mr. Padgett noted the property is currently owned by Fred Parker,. and Mr. Cooper is
hoping to buy it and convert it into general office/retail use.
The question was raised about possibly pulling parking back and creating more green
space. Mr. Belair said there might be an issue with forcing cars to back out onto the
street, which is illegal.
Mr. Dinklage asked the applicant to come back with a revised plan showing a minimum
of parking in front and with the ability for a car to turn around so as not to back onto the
street.
Ms. Teeson, owner of the adjacent property, asked how much retail there would be. Mr.
Cooper said very little; a customer might come to pick up something.
Ms. Quimby moved to continue Site Plan Application #SP-09-49 until 21 July 2009. Mr.
DEVELOPMENT REVIEW BOARD
7 JULY 2009
PAGE 5
Farley seconded. Motion passed unanimously.
9. Miscellaneous application #MS-09-04 of Vermont Land Trust to: 1)
recognize that the subject property has 101 transferable development rights, and 2)
recognize that this subject property will continue to leave 101 transferable
development rights after conveyance to the applicant, Cheesefactory Road (Leduc
property):
Mr. Peterson noted that the Vt. Land Trust is under agreement to purchase the Leduc
property. After that acquisition, they will want to sell the development rights, and they
want confirmation that the development rights will survive the restrictions placed on the
property.
Mr. Belair said the City Attorney has confirmed that 101 is the number of development
rights.
Mr. Peterson asked that the approval motion be amended as follows:
A. John Roe is added to those representing the applicant.
B. Findings of Fact #3 is amended to read: The owner of record of the subject
property is Leduc Farm, Inc. which proposes to convey a Grant of Development Rights
and Conservation Restrictions on the property to the Vermont Housing and Conservation
Board and others.
C. Findings of Fact #5 is amended to add: "recorded in Map Volume 507 at pages
4 and 6 of the City Land Records.
Ms. Quimby moved to approve Miscellaneous Application #MS-09-04 of Vermont Land
Trust subject to the stipulations in the draft motion as amended above. Mr. Farley
seconded. Motion passed unanimously.
10. Miscellaneous Application #MS-09-05 of Perkins Smith Design Build to
construct a 2,250 sq. ft. expansion to a single family dwelling, 66 Central Avenue:
Mr. Smith said there is a height waiver requested for the building at 66 Central Ave in
Queen City Park for the family that has bought the property and will be remodeling it.
Mr. Dinklage asked if this will block light from the neighbors' properties. Mr. Smith said
they have spoken with neighbors and gotten their unanimous blessing. The Fire District
has also reviewed the plans.
Staff had no issues.
Ms. Quimby moved to approve Miscellaneous application #MS-09-05 of Perkins Smith
Design Build subject to the stipulations in the draft motion. Mr. Farley seconded.
Motion passed unanimously.
A►. k'51*1
southurlington
PLANNING & ZONING
July 22, 2009
Jeffrey Padgett P.E.
Engineered Solutions, Inc.
13 Kilburn Street
Burlington, VT 05401
Re: 50 Hickory Lane
Dear Mr. Padgett:
Enclosed, please find copies of the Findings of Fact and Decisions rendered by the
Development Review Board on July 21, 2009 (effective 7/21 /09). Please note the
conditions of approval including that a zoning permit must be obtained within six
(6) months.
If you have any questions, please contact me.
Sincerely,
Jana Beagley
Planning & Zoning Assistant
Encl.
CERTIFIED MAIL RETURN RECEIPT: 7008 0150 0003 6150 6819
575 Dorset Street South Burlington, VT 05403 tell 802.846.4106 fax 802.846.4101 www.sburl.com
sout l m '
PLANNING & ZONING
July 22, 2009
Lydia Wisloshi
40 Wildwood Drive
Essex Junction, Vt 05452
Re: 50 Hickory Lane
Dear Sir or Madam:
Pursuant to 24 VSA 4464(b)(3), enclosed please find a copy of the Development Review Board
decision regarding the above referenced matter. You are being provided a copy of this decision
because you appeared or were heard at the hearing.
If you have any questions, please feel free to contact this office.
Sincerely,
Jana Beagley
Planning & Zoning Assistant
Enc.
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www,sburl.com
south
PLANNING & ZONING
July 22, 2009
Jeff Cooper
77 Butler Drive
South Burlington, VT 05403
Re: 50 Hickory Lane
Dear Sir or Madam:
Pursuant to 24 VSA 4464(b)(3), enclosed please find a copy of the Development Review Board
decision regarding the above referenced matter. You are being provided a copy of this decision
because you appeared or were heard at the hearing.
If you have any questions, please feel free to contact this office.
Sincerely,
e I -la
Jana Beagley
Planning & Zoning Assistant
Enc.
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
CITY OF SOUTH BURLINGTON
Interested Persons Record and Service List
Under the 2004 revisions to Chapter 117, the Development Review Board (DRB) has
certain administrative obligations with respect to interested persons. At any hearing,
there must be an opportunity.for each person -wishing to achieve interested person
.status to demonstrate -compliance with -the a-pplicable criteria 24 V S.A.- § 4461(b°)-. The
DRB-must;keep a -written record- of -the .•na-me, address -and -participation of each person -`
who has sou ht.-interested = erson status_ 24 V.S.A. 4461 b - A co of an decision -
rendered `
g P § O PY Y
by the-DRB:must--be mailed to.every-person or body appearing and having
been heard by -the DRB. 2.4 V.S,A. § 4461(b)(3): Upon receipt of notice -of an appeal to
the environmental court, the DRB must supply a list of interested persons to the -
appellant in five working -days. 2-4 V:S.A. §° 4471(c).
HEA 1NG DATE: ✓ C L� U
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NA MAILING ADDRESS PROJECT OF INTEREST
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CITY OF SOUTH BURLINGTON
Interested Persons Record and Service List
Under the 2004 revisions to Chapter 117, the Development Review Board (DRB) has
certain administrative obligations with respect to interested persons. At any hearing,
there must be -an opportunity for each person wishing to achieve interested person
status to demonstrate-complianee-with the -applicable criteria:=24 V.-S.-A. § 4461(b). The
-DRB. must keep a<writtenT-ecord of the -name -add.ress--a-nd participation -of -each -person
who has -sou ht interested- person status. 24-V:S.A-. - =4461 b. -A-co of -an
9 � § (� PY Y decision
rendered by the DRB must be mailed to every person or body appearing and having
been heard by the. DRB: 24-V.S.A. § 4461(b)(3). Upon receipt of notice of an appeal to
the environmental court, the DRB must -supply a list of interested persons to the _
appellant in five working days. 24 V.S.A. § 4471(c).
HEARING DATE: ��i• �-
NAME
MAILING -ADDRESS
PROJECT O INTEREST
'1
I
CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING
DEVELOPMENT REVIEW BOARD Report preparation date: June 30, 2009
\drb\sit\cooper\cooper_sp.doc Plans received: July 13, 2009
50 Hickory Lane
SITE PL. AN APPLICATION #SP-09-49
enda #4
Owner
Fred Parker
50 Hickory Lane
South Suriington, VT 05403
Location Map
Meeting date: uly 21, 2009
Applicant
Jeff Cooper
77 Patler Drive
South 5u li`1gtcn, VT 054�=3
Pro p e rtxinformation
Tax Parcel 084`=�-(ji)050
Central', .tr;-4- _ A-: oring U''--,rict
CITY OF SOUTH BURLINGTON 2
DEVELOPMENT REVIEW BOARD
DEPARTMENT OF
PLANNING & ZONING
Jeff Cooper, hereafter referred to as the applicant, ;s seeking site plan review to convert a single
family dwelling to 1,132 sq. ft. of general office use and 500 sq. ft. of retail use, 50 Hickory Lane.
The application was heard on July 7, 2009 and continued so that the applicant could address a concern
raised by the Hoard regarding the io%ation and de ign of the proposed Narking. Specifically, the Board
was concerned that the parking layout forced customers to back onto a public r:,ad. The applicant has
_wised the plans to provide space for vehicles t- manew e. w',thin the lot and r-xit the property properly.
Wifiwgkm
Associate Planner CathvGnn LaRose and Adr ini tra'Tve 7ft� 'e t;t_ E'e'a:r, e rred to here in as
staff, have reviewed the plans submitted on ]!,:Iy 13, 2009 ,-inch have tihie commer:t
SITE PLAN REVIEW STANDARDS
Section 14.06 of the South Burlington Land Deveiopmen± Regulations establishes the followinq
general review standards for all site plan applications:
(a) The site shall be planned to accomplish a desirable transitior from, structure to site,
from structure to structure, and to provide for .adequate planting, safe pedestrian
movement, and adequate parking auras.
The subject site is a small lot formerly used as a singly family residential dwelling. A zoning district
boundary change in 2007 converted the zoning designation on the subject property from residential to
primarily commercial. No new structures are proposed and proposed changes to the site are minimal.
Based on 1132 square feet of general office and 500 square feet of retail use, 6 parking spaces are
required, including one which must be handicapped accessible. The site plan includes parking for 5
vehicles. This would be a parking waiver of 1 vehicle, or 17%. Staff supports a parking waiver of one
space, of 17%, which is within the scope and authority of the Development Review Board to grant.
1. The Board grants a parking waiver of 1 space, or 17% for a total of five (5) spaces required, 3 on
site and 2 on street.
Three parking spaces are located in front of the building. This staff report also includes language
pertaining to the location of parking with respect to the building, and relating to the Central District
which states that any parking within the building envelope must be hidden from view of the public
street, or otherwise meeting four criteria of accountability. Staff will discuss this issue with respect to
these criteria in the relevant section of this report.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
Parking is proposed to be located entirely to the front of the building as viewed from Hickory Lane. As
the structure is a pre-existing residential structure and not a new design, some consideration should
be given to its location such that the required changes are proportional to the proposed use.
Two spaces are accounted for off -site. The Central District has long relied on on -street parking. On
street parking is a valuable component to more urban design. It creates vitality on the streetscape and
often functions to reduce the speed of passing traffic. Staff recommends that these two spaces be
located along the southerly, commercial block of Sherry Road.
CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF
DEVELOPMENT REVIEW BOARD PLANNING & ZONING
(c) Without restricting the permissible limits of the applicable zoning district, the height
and scale of each building shall be co►,;patible with its site and existing or adjoining
buildings.
The height of the existing buiidir►g will be below the aiaxiii iur i lheigllt cf 4G f(:et for a peaked roof. No
height waivers are requested or need,?d.
(d) Newly installer utility ;er ces a .d s�rv,ce ;:,odfficaticc;s nacos sitated by e,•,toriOr
alterations o;- .building <;xpansfans slfiifi zhe eyte ,2 feasible, �c ;:ji ergraund.
2 Pursuant to Section 15. 13(E) of the; '_anti De�-Fk:;anent Pegul,--t; is, an,;; new � ;%Iitj lines,
services, and service modifications shall he under_groun::.
The South Burlington Water Department has reviewed the plans and stated that no changes or
additional allocation will be necessary.
(e) The DRB shall encourage the use of a combination of commc 7 materials and
architectural characteristics, landscaping, buffers, screens anu visual interruptions to
create attractive transitions between huildiag.- of different a;y--:ite:: ura► styles.
The proposed project does not fall within a design review districi.
(t) Proposed structures shall be related harmoniously to themselves, the terrain, and to
existing buildings and roads in the vicinity that have a visual relationship to the
proposed structures.
The proposed project does not fall within a design review district. However, staff finds that the existing
building is sufficiently attractive and appropriate and has served to visually enhance the area.
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.
At this time, there are no additional opportunities for connecting access to surrounding properties.
(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.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services,
and service modifications shall be underground.
CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF
DEVELOPMENT REVIEW BOARD PLANNING & ZONING
(c) All dumpsters and other facilities to handle solid waste, including compliance with any
recycling or other requirements, shall be accessible, secure and properly screened with
opaque fencing to ensure that trash and debris do not escape the enclosure(s).
The plan shows a garbage enclosure properly-.creened with opaque fencing.
(d) Landscaping and Screening Require rients
As there is no new construction, nc. ad itiurlai la; idscaping shall be req; i ed. However, ii ie applicant is
proposing a new cedar hed ; u scraeiz tip side of the Ic t ,ere new par :i, ,g may be proposed. This
i sedge is propose be placed d t .in t Cit'y' r,g;11 i i 'ruuy io, <;': y` L -. Trir: Pub" 'V =__ kS
Dire--sor was requir to come- ,ent prier to thy; egn%r iti this, p."�
Pursuant to Sectiors 13.06(B) of ti-ie Lvnc= Deveiopire. -t Reg, fl0lons, t v; plans shail ce;;ict sncw
storage areas that will minimize the potential for mn-off. Adcquate arez;s are shown.
The plans show a bicycle rack.
Lighting
Pursuant to Section 13.07(A) of the Land Developr. lent Regulations, J1 exterior lighting shall be
shielded and downcasting to prevent lig'M from spilling onto adjacent properties and rights -of -way.
No new lighting is proposed.
Traffic
Based on 1132 square feet of general office and 500 square feet of retail use, the estimated pm peak
vehicle trips will be approximately 4.47. This is an increase of 3.46 pm peak trip ends over the existing
single family residential estimated generation of 1.01.
Central District 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.
The parking proposed for this development is not in full conformance with this criterion. As stated
elsewhere in this report, staff finds the proposed parking layout as acceptable as possible given
the pre-existing structure and relatively low -impact use. This is discussed in more detail in item `D'
below.
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.
CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF
DEVELOPMENT REVIEW BOARD PLANNING & ZONING
(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 :onformance with the intent and purpose of the Central
District.
The proposed building is existing and predominantly within this envelope. Staff does not advocate
movement of the building a' this time.
C. Special Standards foc SetioaukG
i 11 Side yard sett.-ackS :i,`7 31i 4 l iiJ: ;lmi ; i',' f1' ! v j r t, 'i' rJc;t'v;ie zel-o (0) a: d
i
flee (5) feet if a r re .Nall is ;�rovidec .
(2,1 The front yarn setheck area a`J-).ng Llcrsel t -.:�_, trw)ok.ro,c L•r _. i7u' Sherry:
Road shall be restricted to the foliov,ing usa� or r:rni rovemeivs.
(a) landscaping and gren space
(b) access drives
(c) pedestrian oriented irnprovements .ncluding but not limited to sidewalks, plazas,
benches, and bicycle rack: .
(d) utility services provided they are plac-;d rde;-j. round. Apput-tenant facilities such as
transformers and amplifiers may be installed at grora; rd level where such is in accordance
with Section 13.18 of these Regulations (utility cabinets anu' structures).
D. Location of Parking Areas and Structu: es
(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 :wilding, 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
(d) the overall site design of the property is found to be in conformance with the intent and purpose
of the Central District.
Staff finds that the applicant has generally met the above criteria. With the changes proposed by the
applicant, the project will be in even greater compliance with these criteria and the Board will have the
authority to grant limited parking (3 spaces in the front yard).
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.
CITY OF SOUTH BURLINGTON 6
DEVELOPMENT REVIEW BOARD
DEPARTMENT OF
PLANNING & ZONING
(3) The Development Review Board may further reduce the amount of parking required, up to a
maximum of eighty percent (80%) of the number of spaces required, in conjunction with an
approved master plan Upon a showing b �, 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 sufficien,' 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 betwa�;: iots.
This section is not ap=licabie to i:h;,�-z --pNsication.
Recommendation
Staff recorn.m A tl� t :!;E r?eV::l:� :rn: R-- -pelt B"';ai'. ;i:e i"'!a -.r �9-
s G a� r c_. �. applicct # C-U
subject to the ,)ndit!ona: itei-ns ins urs ,a in thi.
Respectfully submitted,
Ai L.
—dathya ri La' ose, Asso late Planner
Copy to: Jeff Cooper, appfca.it
No Text
No Text
Site Plan Application
Permit Number SP- -
APPLICATION FOR SITE PLAN REVIEW
All information requested on this application must be completed in full. Failure to provide the
requested information either on this application form or on the site plan will result in your
application being rejected and a delay in the review before the Development Review Board.
1. OWNER OF RECORD (Name as shown on deed, mailing address, phone and fax #):
Fred Parker, 50 Hickory Lane, South Burlington, VT 05403
2. LOCATION OF LAST RECORDED DEED (Book and page #): V:653 P:682 PA
3. APPLICANT (Name, mailing address, phone and fax #): Jeff Cooper q S U
7 7 r Ie(. � \ , St3m—wehty--ir6ad
4. CONTACT PERSON (person who will receive all correspondence from Staff. Include name,
address, phone & fax #): Applicant and Jeffrey A. Padgett P.E.
Engineered Solutions, Inc.
13 Kilburn Street, Burlington, VT 05401
a. Contact e-mail address: Jeff@esivt.com
5. PROJECT STREET ADDRESS: 50 Hickory Drive
6. TAX PARCEL ID # (can be obtained at Assessor's Office)
7. PROJECT DESCRIPTION
0845 00050
a. General project description (explain what you want approval for):
Conversion of residence to office & retail
1
Site Plan Application
b. Existing Uses on Property (including description and size of each separate use):
Residential - 1632 sf
c. Proposed Uses on property (include description and size of each new use and existing
uses to remain): Office - 1132 sf
Retail - 500 sf
d. Total building square footage on property (proposed buildings and existing buildings to
remain): 1132 sf
e. Height of building & number of floors (proposed buildings and existing buildings to remain,
specify if basement and mezzanine): _single story Ranch
f. Number of residential units (if applicable, new units and existing units to remain):
g. Number of employees & company vehicles (existing and proposed, note office versus non -
office employees): 5 Proposed
h. Other (list any other information pertinent to this application not specifically requested
above, please note if Overlay Districts are applicable): Project located in design
gn
district 3; a waiver is requested to reduce parking from 6 to 5
spaces; parking is located within the building envelope.
8. LOT COVERAGE Total Parcel Size: 8400 Sq. Ft.
a. Building: Existing 19.4 %
Proposed - % /
1632
sq. ft.
sq. ft.
b. Overall impervious coverage (building, parking, outside storage, etc)
Existing 26.5 % / 2232 sq. ft.
Proposed 3 5 %/ 3 0 0 o sq. ft.
c. Front yard (along each street) Existing 12 % / 520 sq. ft.
Proposed 2 9 % 1300 sq. ft.
Site Plan Application
d. Total area to be disturbed during construction (sq. ft.) <1000 sf
* Projects disturbing more than one-half acre of land must follow the City's specifications for
erosion control in Article 16 of the Land Development Regulations. Projects disturbing more
than one acre require a permit from the Vermont Department of Environmental
Conservation.
9. COST ESTIMATES
a. Building (including interior renovations): $ 30, 000-50, 000
b. Landscaping: $ 10, 000 max including parking
c. Other site improvements (please list with cost):
10. ESTIMATED TRAFFIC
a. Average daily traffic for entire property (in and out): 20
b. A.M. Peak hour for entire property (in and out): 5
c. P.M. Peak hour for entire property (In and out): 5
11. PEAK HOURS OF OPERATION: 8 - 5
12. PEAK DAYS OF OPERATION: N/A
13. ESTIMATED PROJECT COMPLETION DATE: Fall-2009
14. ABUTTERS (please list all abutting landowner. Include mailing address. Also include those
across a street or right-of-way. You may use a separate sheet if necessary)
See Plan
3
Site Plan Application
15. SITE PLAN AND FEE
A site plan shall be submitted which shows the information listed on Exhibit A attached. Five
(5) regular size copies and one reduced copy (11" x 17") of the site plan must be submitted. A
site plan application fee shall be paid to the City at the time of submitting the site plan
application (see Exhibit A).
4
Site Plan Application
I hereby certify that all the information requested as part of this application has been submitted
and is accurate to the best of my knowledge.
F APPLICANT
SIGNATURE OF PROPERTY OWNER PRINT NAME
Do not write below this line
DATE OF SUBMISSION: bZ!�Lj e,
REVIEW AUTHORITY: ❑ Development Review Board ❑ Administrative Officer
I have reviewed this site plan application and find it to be:
❑ Complete ,Q Incomplete
Director of Planning & Zoning or Designee
5
Permit Number DR 4+
CITY OF SOUTH BURLINGT'ON
APPLICATION FOR DESIGN REVIEW
All information requested on this application must be completed in M. Failure to provide the requested
information either on this application form or on required design plans will result in your application
being rejected and a delay in the review before the Design Review Committee and Development Review
Board.
1) Approval is being sought for (check all that apply):
E Design Plan Approval ❑ Sign Design Approval
2) OWNER OF RECORD (Name as shown on deed, mailing address, phone and fax #)
Fred Parker, 50 Hickory Lane, South Burlington, VT 05403
3) APPLICANT (Nacre, mailing address, phone and fax #)
ii ; \i-7 0 5 Yv >
4) CONTACT PERSON (Name, mailing address, phone and fax #) Applicant and Jeffrey A.
Padgett P.E. Engineered Solutions Inc, 13 Kilburn St, Burlington, VT
5) PROJECT STREET ADDRESS. 05401
50 Hickory Drive
6) TAX PARCEL. M 4 (ean be obtained at A ssessnr' a [lfrr.) 0845 00050
7) PROJECT DESCRIPTION
Provide a brief description of the improvement, or modification for which design review approval is
being sought. If sign design approval is being sought, provide a description of the sign(s) type, size and
height.
Conversion of residence to office s, retail
The information -listed on Exhibit A attached shall be submitted along with this application form. Five
(5) regular size copies and one reduced copy (11" x 17") of aU required plans and drawings (e.g., site
plan, building elevations, sign details) must be submitted
I hereby certify that all the information requested as part of this application has been submitted and is
accurate to the best of my knowledge.
TURE O APPLICANT
SIGNATURE OF ING OWNER
Do not write below this line
DATE OF SUBMISSION:
I have reviewed this design review application and find it to be:
M
0 Incomplete
& Zoning or Designee
C141b
MEMORANDUM
TO: South Burlington Development Review Board
FROM: Cathyann LaRose, Associate Planner
RE: Agenda #15&16, Jeff Cooper, 50 Hickory Lane
DATE: June 10, 2009
Design Review Application #DR-09-04 of Jeff Cooper to convert a single family
dwelling to general office and retail use and construct a five (5) space parking
area, 50 Hickory Lane.
Site plan review application #SP-09-49 of Jeff Cooper to convert a single family
dwelling to 1132 sq. ft. of general office use and 500 sq. ft. of retail use, 50
Hickory Lane.
Staff inadvertently scheduled the Development Review Board hearing date for
this application for a date prior to the next available Design Review Committee
(DRC) meeting. The DRC is scheduled to meet on Monday June 22, 2009 and as
such the next available date for DRB review shall be July 7, 2009.
Staff defers comments until the DRC has had the opportunity to review the
application and recommends that the Development Review Board continue this
application until July 7, 2009.
As always, thank you for your continued patience.
575 Dorset Street South Burlington, VT 05403 tot 802.846.4106 fax 802.846.4101 www.sbur1.com
southbit, A. ill gtori
PLANNING & ZONING
June 8, 2009
Fred Parker
50 Hickory Lane
South Burlington, VT 05403
Re: 50 Hickory Drive
Dear Property Owner:
Enclosed is the draft agenda for the June 16, 2009 South Burlington Development Review
Board Meeting.
It includes an application for development on your property. This is being sent to you and
the abutting property owners to make aware that a public meeting is being held regarding
the proposed development. The official agenda will be posted on the City's website
(www.sburl.com) by the Friday prior to the meeting.
Under Title 24, Section 4464 of State law, participation in a municipal regulatory proceeding
is required in order to preserve your right to appeal a local development approval to the
Vermont Environmental Court. State law specifies that "Participation in a local regulatory
proceeding shall consist of offering, through oral or written testimony, a statement of
concern related to the subject of the proceeding."
If you would like to know more about the proposed development, you may call this office at
846-4106, stop by during regular office hours, or attend the scheduled public meeting.
Sincerely,
Jana Beagley
Planning & Zoning Assistant
Encl.
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburi.com
go-n
south 9t.. l
PLANNING & ZONING
June 8, 2009
Fred Parker
50 Hickory Lane
South Burlington, VT 05403
Re: 50 Hickory Drive
Dear Property Owner:
Enclosed is the draft agenda for the June 16, 2009 South Burlington Development Review
Board Meeting.
It includes an application for development on your property. This is being sent to you and
the abutting property owners to make aware that a public meeting is being held regarding
the proposed development. The official agenda will be posted on the City's website
(www.sburi.com) by the Friday prior to the meeting.
Under Title 24, Section 4464 of State law, participation in a municipal regulatory proceeding
is required in order to preserve your right to appeal a local development approval to the
Vermont Environmental Court. State law specifies that "Participation in a local regulatory
proceeding shall consist of offering, through oral or written testimony, a statement of
concern related to the subject of the proceeding."
If you would like to know more about the proposed development, you may call this office at
846-4106, stop by during regular office hours, or attend the scheduled public meeting.
Sincerely,
&VAep—
Jana Beagley
Planning & Zoning Assistant
Encl.
Cc: Jeffrey Padgett, PE
Engineered Solutions, Inc.
13 Kilburn Street
Burlington, VT 05401
575 Dorset Street South Burlington, VT OS403 tel 802.846.4106 fax 802.846.4101 www.sburi.com
R 10
aw
southburliugton
PLANNING & ZONING
June 8, 2009
Howard Porter
99 Elderedge Street #109
South Burlington, VT 05403
RE: 50 Hickory Drive
Dear Property Owner:
Enclosed is a copy of the draft agenda for the June 16, 2009 South Burlington Development
Review Board meeting.
The enclosure includes a proposal that abuts property you own. The official agenda will be
posted on the City's website (www.sburl.com) by the Friday prior to the meeting.
Under Title 24, Section 4464 of State law, participation in a municipal regulatory proceeding
is required in order to preserve your right to appeal a local development approval to the
Vermont Environmental Court. State law specifies that "Participation in a local regulatory
proceeding shall consist of offering, through oral or written testimony, a statement of
concern related to the subject of the proceeding."
If you would like to know more about the proposed development, you may call this office at
846-4106, stop by during regular office hours, or attend the scheduled public meeting.
Sincerely,
JI-4^ &V45-
Jana Beagley
Planning & Zoning Assistant
Encl.
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
r�
t►
southburlingto
PLANNING & ZONING
June 8, 2009
Paul Martelle, Ann Marie Kleslich,
Celine Teeson, Bernadette Graham
202 Red Oak Drive
Colchester, VT 05446
RE: 50 Hickory Drive
Dear Property Owner:
Enclosed is a copy of the draft agenda for the June 16, 2009 South Burlington Development
Review Board meeting.
The enclosure includes a proposal that abuts property you own. The official agenda will be
posted on the City's website (www.sburl.com) by the Friday prior to the meeting.
Under Title 24, Section 4464 of State law, participation in a municipal regulatory proceeding
is required in order to preserve your right to appeal a local development approval to the
Vermont Environmental Court. State law specifies that "Participation in a local regulatory
proceeding shall consist of offering, through oral or written testimony, a statement of
concern related to the subject of the proceeding."
If you would like to know more about the proposed development, you may call this office at
846-4106, stop by during regular office hours, or attend the scheduled public meeting.
Sincerely,
Jana Beagley
Planning & Zoning Assistant
Encl.
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
Ar
agal
southbudingtoll
PLANNING & ZONING
June 8, 2009
Dorset Hotel Associates
Attn: Tom Costello
617 Dingers Street
Buffalo, NY 14201
RE: 50 Hickory Drive
Dear Property Owner:
Enclosed is a copy of the draft agenda for the June 16, 2009 South Burlington Development
Review Board meeting.
The enclosure includes a proposal that abuts property you own. The official agenda will be
posted on the City's website (www.sburl.com) by the Friday prior to the meeting.
Under Title 24, Section 4464 of State law, participation in a municipal regulatory proceeding
is required in order to preserve your right to appeal a local development approval to the
Vermont Environmental Court. State law specifies that "Participation in a local regulatory
proceeding shall consist of offering, through oral or written testimony, a statement of
concern related to the subject of the proceeding."
If you would like to know more about the proposed development, you may call this office at
846-4106, stop by during regular office hours, or attend the scheduled public meeting.
Sincerely,
Jana Beagley
Planning & Zoning Assistant
Encl.
575 Dorset Street South Burtington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburi.com
DEVELOPMENT REVIEW BOARD
16 JUNE 2009
PAGE 5
space. They will relocate the parking spaces to the back of the plaza. Building coverage
goes up by 955 sq. ft., but overall coverage does not increase.
Mr. Belair said the new lights are OK. He noted there is a proposed condition to enclose
the dumpsters. Ms. LaRose said staff could support exempting the compactor from
enclosure.
Mr. Lyon noted a continuing issue with outside storage with a tenant. He also noted they
met the snow storage condition previously approved.
Mr. Knudsen asked how the addition will blend with the existing building. Mr. Lyon said
it will be the same color.
Mr. Young asked where the drain discharge pipe comes out of the back of the building.
The applicant indicated this is inspected twice a year. He showed its location on the plan.
He noted that one city pipe goes through the property as well.
Ms. Quimby moved to approve Site Plan Application #SP-09-50 of Antonio B.
Pomerleau, LLC, subject to the stipulations in the draft motion. Mr. Farley seconded.
Motion passed unanimously.
12. Sketch Plan Application #SD-09-27 of Bullrock Corp. to amend a
previously approved planned unit development consisting of five multi -family
dwellings for a total of 160 units and a 40-unit congregate housing facility. The
amendment consists of constructing a 100-unit congregate housing facility, 250
Quarry Hill Road:
Ms. Quimby moved to continue Sketch Plan Application 4SD-09-27 of Bullrock Corp. to
7 July 2009. Mr. Farley seconded. Motion passed unanimously.
13. Design Review Application #DR-09-03 of Tyler Dawson to relocate the
property's access drive to San Remo Drive, 350 Dorset Street; and
14. Site Plan Application #SP-09-48 of Tyler Dawson to amend a previously
approved plan for a 7,680 sq. ft. retail building. The amendment consists of
relocating the access drive to San Remo Drive, 350 Dorset Street:
Ms. Quimby moved to continue Design Review Application #DR-09-03 and Site Plan
Application #SP-09-48 of Tyler Dawson until 7 July 2009. Mr. Farley seconded. Motion
passed unanimously.
15. Design Review Application #DR-09-04 of Jeff Cooper to convert a single
family dwelling to general office and retail use and construct a five space parking
area, 50 Hickory Lane; and
DEVELOPMENT REVIEW BOARD
16 JUNE 2009
PAGE 6
16. Site Plan Review Application #SP-09-49 of Jeff Cooper to convert a single
family dwelling to 1132 sq. ft. of general office use and 500 sq. ft. of retail use, 50
Hickory Lane:
Ms. Quimby moved to continue Design Review Application #DR-09-04 and Site Plan
Review Application #SP-09-49 of Jeff Cooper to 7 July 2009. Mr. Farley seconded.
Motion passed unanimously.
As there was no further business to come before the Board, the meeting was adjourned at
9:00 P.M.
Clerk
Date
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
DEVELOPMENT REVIEW BOARD
Report preparation date: June 30, 2009
\drb\sit\cooper\cooper_sp.doc
Plans received: June 5, 2009
50 Hickory Lane
SITE PLAN APPLICATION #SP-09-49
Agenda #8
Meeting date: uly 7, 2009
Owner
Applicant
Fred Parker
Jeff Cooper
50 Hickory Lane
77 Butler Drive
South Burlington, VT 05403
South Burlington, VT 05403
Property Information
Tax Parcel 0845-00050
Central District 3 Zoning District
Location Map
1
Subject property
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CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF
DEVELOPMENT REVIEW BOARD PLANNING & ZONING
PROJECT DESCRIPTION
Jeff Cooper, hereafter referred to as the applicant, is seeking site plan review to convert a single
family dwelling to 1,132 sq. ft. of general office use and 500 sq. ft. of retail use, 50 Hickory Lane.
COMMENTS
Associate Planner Cathyann LaRose and Administrative Officer Ray Belair, referred to herein as
Staff, have reviewed the plans submitted on June 5, 2009 and have the following comments.
SITE PLAN REVIEWSTANDARDS
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.
The subject site is a small lot formerly used as a singly family residential dwelling. A zoning district
boundary change in 2007 converted the zoning designation on the subject property from residential to
primarily commercial. No new structures are proposed and proposed changes to the site are minimal.
Based on 1132 square feet of general office and 500 square feet of retail use, 6 parking spaces are
required, including one which must be handicapped accessible. The site plan includes parking for 5
vehicles. This would be a parking waiver of 1 vehicle, or 17%. Staff supports a parking waiver of one
space, of 17%, which is within the scope and authority of the Development Review Board to grant.
1. The Board grants a parking waiver of 1 space, or 17%.
Still, staff is concerned about the location of five parking spaces of the front of the building. This staff
report also includes language pertaining to the location of parking with respect to the building, and
relating to the Central District which states that any parking within the building envelope must be
hidden from view of the public street, or otherwise meeting four criteria of accountability. Staff will
discuss this issue with respect to these criteria in the relevant section of this report.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
Parking is proposed to be located entirely to the front of the building as viewed from Hickory Lane. As
the structure is a pre-existing residential structure and not a new design, some consideration should
be given to its location such that the required changes are proportional to the proposed use.
Nonetheless, the location of 100% of the parking to the front of a small building is inappropriate and
does not demonstrate any adherence to this criterion. The parking area as proposed consumes nearly
as much space as the footprint of the structure itself and is located entirely to the front.
Staff has visited the site, examined the surrounding neighborhood, discussed this proposal at length
and proposes a compromised solution. Staff would recommend allowing some parking to the front
provided that:
CITY OF SOUTH BURLINGTON 3
DEVELOPMENT REVIEW BOARD
DEPARTMENT OF
PLANNING & ZONING
a. One space is provided to the easterly side of the structure. This would require the
relocation of the garbage enclosure.
b. Two spaces are accounted for off -site. The Central District has long relied on on -street
parking. On street parking is a valuable component to more urban design. It creates vitality
on the streetscape and often functions to reduce the speed of passing traffic. Staff
recommends that these two spaces be located along the southerly, commercial block of
Sherry Road.
c. The remaining two spaces shall be provided for in the existing double -wide driveway.
d. The existing Red Maple tree shall remain in place and not be removed.
2. The site plan shall be revised to make the following changes to parking:
a. One space is provided to the easterly side of the structure. This would require the
relocation of the garbage enclosure.
b. Two spaces are accounted for off -site. The Central District has long relied on on -street
parking. On street parking is a valuable component to more urban design. It creates vitality
on the streetscape and often functions to reduce the speed of passing traffic. Staff
recommends that these two spaces be located along the southerly, commercial block of
Sherry Road.
c. The remaining two spaces shall be provided for in the existing double -wide driveway.
d. The existing Red Maple tree shall remain in place and not be removed.
(c) 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.
The height of the existing building will be below the maximum height of 40 feet for a peaked roof. No
height waivers are requested or needed.
(d) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground.
3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
The South Burlington Water Department has reviewed the plans and stated that no changes or
additional allocation will be necessary.
(e) 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.
The proposed project does not fall within a design review district.
(t) 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.
CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF
DEVELOPMENT REVIEW BOARD PLANNING & ZONING
The proposed project does not fall within a design review district. However, staff finds that the existing
building is sufficiently attractive and appropriate and has served to visually enhance the area.
Site plan applications shall meet the followina 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.
At this time; there are no additional opportunities for connecting access to surrounding properties.
(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.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services,
and service modifications shall be underground.
(c) All dumpsters and other facilities to handle solid waste, including compliance with any
recycling or other requirements, shall be accessible, secure and properly screened with
opaque fencing to ensure that trash and debris do not escape the enclosure(s).
The plans shows a garbage enclosure. As proposed by staff above, the garbage enclosure would
need to be relocated to address the reconfiguration. The applicant should address this.
4. All dumpsters and other trash facilities shall be properly screened with opaque fencing and shown
on the plans.
(d) Landscaping and Screening Requirements
As there is no new construction, no additional landscaping shall be required. However, the applicant is
proposing a new cedar hedge to screen the side of the lot where new parking may be proposed.
Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow
storage areas that will minimize the potential for run-off.
5. The plans shall be revised to show adequate snow storage areas.
6. The plans shall be revised to show a bicycle rack.
Lighting
Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be
shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way.
No new lighting is proposed.
Traffic
CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF
DEVELOPMENT REVIEW BOARD PLANNING & ZONING
Based on 1132 square feet of general office and 500 square feet of retail use, the estimated pm peak
vehicle trips will be approximately 4.47. This is an increase of 3.46 pm peak trip ends over the existing
single family residential estimated generation of 1.01.
Central District 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.
The parking proposed for this development is not in conformance with this criterion. As stated
above, the plans should be revised to better address this criterion.
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 proposed building is existing and predominantly within this envelope. Staff does not advocate
movement of the building at this time.
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).
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.
CITY OF SOUTH BURLINGTON 6
DEVELOPMENT REVIEW BOARD
DEPARTMENT OF
PLANNING & ZONING
(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
(d) the overall site design of the property is found to be in conformance with the intent and purpose
of the Central District.
Staff finds that the applicant has generally met the above criteria. With the changes proposed by the
Staff above, the project will be in even greater compliance with these criteria and the Board will have
the authority to grant limited parking (2 spaces in the front, 1 to the side) in the front yard.
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 (80%) 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.
This section is not applicable to this application.
Recommendation
Staff recommends that the Development Review Board approve Site Plan application #SD-09-49
subject to the conditional items included in this report.
Resp ctfully submitted,
Cathyann LaRose, Associate Planner
Copy to: Jeff Cooper, applicant
No Text
No Text
May 5, 2009
Mr. Ray Belair
City of South Burlington
Planning and Zoning
575 Dorset Street
South Burlington, VT 05403
Subject: 50 Hickory Lane
Site Plan Application
Design Review Application
Dear Ray:
Please find enclosed an application package for Site Plan Review and Design
Review for proposed improvements at 50 Hickory Lane.
The design requires two waivers that are made available in the Land
Development Regulations:
1) Section 8.04D3 - Parking with in the building envelope.
and
2) Section 13.01 N2 - Parking Reduction Waiver.
Per 8.04D3, to allow for parking "in -front" of the building it must be demonstrated
that 4 criteria (a, b, c, and d) are met. The following describes how this site
conforms to these criteria:
8.04D3 (a) - There is no practical ability to park behind the existing
structure. The area of the site which has been dedicated to parking
is as small as possible.
8.04D3 (b) - The parcel is only 70' deep; therefore the entire parcel is
within the 80' building envelope. The proposed parking
encompasses a small portion of the lot and is integrated with the
existing driveway to minimize its effect on the property.
8.04D3 (c) - A component of this application requests a 17% parking
waiver to allow for 5 spaces versus 6 (see plans for Parking Demand
Summary).
8.04D3 (d) - The use of the property is consistent with the intent of the
Central District. The location of the parking lot, adjacent to, but
smaller than the neighboring parking lot, provides a logical
transition to the adjoining Residential District.
ENGINEERED SOLUTIONS, INC. I P.0. BOX 4628 1 BURLINGTON, VT 05406 ( 1 802.658.2445 1 WWW.ESIVT.COM
Page 2 of 2
Ray Belair
May 5, 2009
Per Section 13.01 N2 a waiver of up to 25% can be provided for sites where there
are practical limitations to full compliance. This plan requires a 17% reduction to
provide 5 parking spaces versus 6. Providing 6 (or more) spaces would require
significant alterations to the access to the site, additional driveways, circulation
patterns and generally overwhelm the site. It would also draw the commercial
activity of the site closer to the adjacent residential neighborhood.
If you have any questions or require additional information, please feel free to
call.
Sincerely,
Jeffrey A. Padgett, P.E.
Principal Engineer
cooper-01
Enclosed: Design Review Application
Site Plan Review Application
Site Photos
Proposed Site Plan
Application Fee
ENGINEERED SOLUTIONS, INC. P.O. BOX 4628 BURLINGTON, VT 05406 1 802.658.2445 WWW.ESIVT.COM
Abutting Parcel:0072-00015 a W72-0001
Dorset Hotel Aaodates
Attn: Tom Costello
617 i ingertt Street
Buftolo, NY 14201
Total=6Spaces Town mapping, tape measure and delta]
iilCkOrY Lane RECEIVED uclon required due tdsltell0latios 17% construction.p halos. Field VerlAcatlon regWedpo to any
JUN 0 5 2009
City of So. Burlington
Total Proposed Space =5Spaoes
(Including 1 hondicapspacej
M.
Engineered Soluflom, Inc.
13 Kilburn Street
BurlingtonVermont 05401
(802i 659-2445
www.esivt.ccm
50 Hickory Lane
South Burlington
Vermont
Owner:
Fred Parker
50 Hickory Lane
South Burlington
Vermont 05403
862-7064
Applicant:
Jeff Cooper
77 Butler D'-
South Burlingtm
Vermont 054C3
846-7724
Proposed
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