HomeMy WebLinkAboutAgenda 11A_SP-19-20_362 Meadowland Dr_SBRC_SCCITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SP‐19‐20_362 Meadowland Dr_SBRC_2019‐07‐02.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: June 28, 2019
Plans received: May 23, 2019
362 Meadowland Drive
Site Plan Application #SP‐19‐20
Meeting date: July 2, 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
Site plan application #SP‐19‐20 of SBRC Properties, LLC, to construct site improvements on a 21.2 acre
parcel for the purpose of constructing a building on the adjacent parcel, 362 Meadowland Dr.
CONTEXT
The applicant has concurrently applied for final plat review of the project under #SD‐19‐12. The
majority of the property is located within the Hinesburg Road North View Protection District. There is a
200‐foot open space buffer along the south side of the property.
COMMENTS
Planning Director Paul Conner and Development Review Planner Marla Keene (“Staff”) have reviewed
the plans submitted on 5/23/2019 and offer the following comments. Comments for the Board’s
attention are indicated in red.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Industrial Open Space
Zoning District
Required Proposed Lot 1
Min. Lot Size 3 ac. 21.7 ac.
Max. Building Coverage 30% 0%
Max. Overall Coverage 50% 0.5%
Min. Front Setback 50 ft. N/A
Max Front Setback
Coverage
30% < 30%
Min. Side Setback 35 ft. N/A
Min. Rear Setback 50 ft. N/A
Building Height (flat
roof)
35 ft. N/A
Industrial‐Open Space District (IO)
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 subject property is proposed to contain a shared driveway for the use of future development on Lot
1 and a proposed development on adjacent Lot 1G.
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Supplemental Standards for Industrial and Airport Districts
A. Site plan or PUD review required.
The applicant has requested site plan review under this application.
B. Multiple Structures and uses permitted.
At this time, the property is only proposed for an access drive; no structures or uses are
proposed.
C. Parking, Access and Internal Circulation
In part, the purpose of this application is to provide for shared access between two adjacent
properties.
(1) N/A
(2) Parking shall be placed to the side or rear of the structures if possible.
No parking is proposed on the subject property.
(3) Parking areas shall be designed for efficient internal circulation and the minimum
number of curb cuts onto the public roadway.
One curb cut is proposed. The applicant has provided a truck turning movement plan to
demonstrate that the provided pavement is appropriate for efficient internal circulation. The
overall lot coverage is under the minimum.
(4) Access improvements and curb cut consolidation may be required.
The applicant has proposed a shared curb cut between this and the adjacent development
lot.
Hinesburg Road North View Protection Overlay District
(1) No part of any structure within the Hinesburg Road‐North View Protection Zone shall exceed
an elevation of 393.5 feet above mean sea level plus 5.8 feet for each 1000 feet that said part of
said structure is horizontally distant from the Hinesburg Road‐North View Protection Zone Base Line
shown on the above referenced Scenic View Protection Overlay District Map.
(2) Landscaping and other vegetation located within the Hinesburg Road‐North View
Protection Zone shall be maintained so that it does not exceed an elevation of 393.5 feet above
mean sea level plus 5.8 feet for each 1000 feet that said landscaping or vegetation is horizontally
distant from the Hinesburg Road ‐ North View Protection Zone Base Line shown on the above
referenced Scenic View Protection Overlay District Map.
There are no structures or landscaping proposed which would exceed the maximum allowable
elevation. Staff considers this criterion met.
SITE PLAN REVIEW STANDARDS
The applicant has concurrently submitted a subdivision application (#SD‐19‐12) and site plan application
for Lot 1G (#SP‐19‐07).
14.06 General Review Standards
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A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan.
Due attention by the applicant should be given to the goals and objectives and the stated land use
policies for the City of South Burlington as set forth in the Comprehensive Plan.
A discussion of the overall Project’s conformance with the Comprehensive Plan is included in the
staff notes for #SD‐19‐12. For the access drive itself, Staff considers this criterion met.
B. Relationship of Proposed Structures to the Site.
(1) The site shall be planned to accomplish a desirable transition from structure to site, from
structure to structure, and to provide for adequate planting, safe pedestrian movement, and
adequate parking areas.
The applicant is proposing a driveway access with accompanying separated pedestrian sidewalk.
Staff considers this criterion met.
(2) Parking:
No parking is proposed.
(3) Without restricting the permissible limits of the applicable zoning district, the height
and scale of each building shall be compatible with its site and existing or anticipated
adjoining buildings.
No buildings are proposed.
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.
There are no buffers or screens proposed.
(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 structures are proposed.
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall
apply:
A. Access to Abutting Properties. The reservation of land may be required on any lot for provision
of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto
an arterial or collector street, to provide additional access for emergency or other purposes, or to
improve general access and circulation in the area.
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The proposed access drive is for the use of adjacent Lot 1G. The applicant has provided a driveway
apron for the use of future development on this lot. Staff considers this criterion met.
B. Utility Services. Electric, telephone and other wire‐served utility lines and service connections
shall be underground insofar as feasible and subject to state public utilities regulations. Any utility
installations remaining above ground shall be located so as to have a harmonious relation to
neighboring properties and to the site. Standards of Section 15.13, Utility Services, shall also be met.
Utility connections are proposed to be underground. Staff considers this criterion met.
C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including
compliance with any recycling, composting, or other requirements, shall be accessible, secure and
properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s).
Small receptacles intended for use by households or the public (ie, non‐dumpster, non‐large drum)
shall not be required to be fenced or screened.
No solid waste handling facilities are proposed at this time.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping,
Screening, and Street Trees.
There is no minimum required landscaping value for the development proposed on this property. The
applicant is proposing to screen the utility cabinet on three sides. The Board discussed this screening as
part of their review of application #SP‐19‐07 and considered the proposed screening acceptable.
E. Modification of Standards. Except within the City Center Form Based Code District, where the
limitations of a site may cause unusual hardship in complying with any of the standards above and
waiver therefrom will not endanger the public health, safety or welfare, the Development Review
Board may modify such standards as long as the general objectives of Article 14 and the City's
Comprehensive Plan are met. However, in no case shall the DRB permit the location of a new structure
less than five (5) feet from any property boundary and in no case shall be the DRB allow land
development creating a total site coverage exceeding the allowable limit for the applicable zoning
district in the case of new development, or increasing the coverage on sites where the pre‐existing
condition exceeds the applicable limit.
No modification of standards has been requested. Staff considers no modification of standards is
necessary.
F. Low Impact Development. The use of low impact site design strategies that minimize site
disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various
other techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into
underlying soils and groundwater as close as is reasonable practicable to where it hits the ground, is
required pursuant to the standards contained within Article 12.
There is an existing conveyance swale located on the north side of Lot 1 which the applicant is proposing
to regrade and provide a new culvert outfall to allow the swale to continue to flow to it’s current
discharge, a dry pond on Lot 1G. The Assistant Stormwater Superintendent has reviewed the amended
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application materials on several dates, most recently June 26. The Assistant Stormwater Superintendent
considers the design adequate, and recommends the following.
The DRB should include a condition requiring the applicant to regularly maintain all stormwater
treatment and conveyance infrastructure.
1. Staff recommends the Board incorporate the recommendation of the Assistant Stormwater
Superintendent as a condition of approval.
G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
The access driveway proposed for this lot does not in itself create any additional traffic. The driveway is
proposed to be 24‐feet wide and have a 40‐foot curb radius. Staff considers these dimensions meet the
minimum required dimensions of Section 15.12.
OTHER
Lighting
The applicant is proposing two pole mounted lights mounted at a height of 22 ft. (20 ft. poles on a 2 ft.
base) along the entrance drive. Operationally, they propose to leave all outdoor lighting on at 100% levels
from dusk until 9 PM, and to reduce wall and parking lot lighting to 50% level from 9 PM until dawn.
2. The applicant has updated their plans for application #SP‐19‐07 to reflect this schedule. Staff
recommends the Board require the applicant to update the lighting schedule on the plan for this
application as a condition of approval.
RECOMMENDATION
Staff recommends that the Board discuss the project with the applicant and close the hearing.
Respectfully submitted,
Marla Keene, Development Review Planner