TOWNOFWILISTON DEVELOPMENTREVIEWBOARD June14, 201, 7:30PM TownHalMetingChamber

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1 TOWNOFWILISTON DEVELOPMENTREVIEWBOARD June14, 201, 7:30PM TownHalMetingChamber MinutesaprovedJune28, 201, aswriten. Digitally Recorded Minutes are available in the Williston Planning and Zoning Offices, 7878 Williston Road, or the Town Clerk s Offices located at 7900 Williston Road. DRBMembersPresent:Scott Rieley (chairman), Cathy O Brien, John Bendzunas, Richard Asch, Brian Jennings, and Michael Alvanos (alternate). DRBMembersAbsent: Philip Martin Staf: Ken Belliveau, Matthew Boulanger, Jessica Andreoletti, and Carol Daigle Others: Larry B. Lackey; Andy Rowe; Chris Galipeau; Andrew Snow; Paul O Leary; Debra Bell; Jack Daniels; Deb McCanna; Peter Vanderhoof; Michael Burke; Bruce Latelle; Steve Roy; Roger Dickinson; Matt Daly; Adam White; Jeff Nick; and Adam Morrill. I. PublicForum I.PublicHearings I.Minutes IV.ComunicationsorOtherBusines V.Adjournment _ I. Public Forum 7:36 P.M. the public hearing was opened. Agenda: DP Amendment; Robert Miller, The Miller Realty Group, LLP, 599 Avenue D, Williston, requests review for a Discretionary Permit to expand parking on the south side of Holly Court as well as on the east side of 327 Holly Court in the Industrial Zoning District West (IZDW). DP Amendment; Casella Waste Management, Inc., 408 East Montpelier Road, Montpelier, VT, requests review for a Discretionary Permit for the installation of 11 additional fuel stanchions to the previously approved ones at Avenue C, in the Industrial Zoning District West (IZDW). Page 1

2 DP 11 19; IBM, 1000 River Street, Essex Jct., VT, requests review for a Discretionary Permit for a Master Sign Plan at IBM Road in the Industrial Zoning District East (IZDE). DP 11 20; Vermont Technical College, Lawrence Place, Williston and Randolph Center, VT, and Peoples United Bank, 421 Blair Park Road, Williston, requests review for a Pre-Application for a two-lot subdivision in the Business Park Zoning District (BPZD). DP 11 10; J.L. Davis Realty as Taft Corners Associates, Inc. (TCA), 2 Church Street, 5 th Fl, Lot 30 Project along Rt 2A (aka St. George Road), requests review for a Discretionary Permit of two buildings and grid street development in the Taft Corners Zoning District (TCZD) CONTINUED FROM THE MAY 10 TH DRB HEARING. DP 11 10; J.L. Davis Realty as Taft Corners Associates, Inc (TCA), 2 Church Street, 5 th Fl, Lot #30 project along Rt 2A, requests review for a Master Sign Plan for Lot #30 in the Taft Corners Zoning District (TCZD) CONTINUED FROM THE MAY 10 TH DRB MEETING. II. Public Hearings 7:36 P.M. Opened public hearing. DP Amendment; Robert Miller, The Miller Realty Group, LLP, 599 Avenue D, Williston, requests review for a Discretionary Permit to expand parking on the south side of Holly Court as well as on the east side of 327 Holly Court in the Industrial Zoning District West (IZDW). Representing the applicant was Mr. Andy Rowe, Lamoureux & Dickenson, 14 Morse Drive, Essex Jct., VT. Matt Boulanger reviewed his staff notes for the board after Mr. Rowe passed out new site plans to the board members. He and Mr. Rowe had done a site visit together earlier. The new site plans showed additional landscaping, replacement of dead or dying trees and a new light. He reviewed the recent history of the buildings and changes made. This proposal is to add additional parking and lights. There are currently 139 spaces where the bylaws would require 206. The expansion will add 81 spaces for a total of 220. The spaces will be added in phases between the two buildings. The applicant is proposing 11 ADA-compliant spaces and three bicycle parking spaces. He mentioned the 10 new white pines on the berm and screening provided by the trees and berm, as well as the existing woods buffering the Robear property. He felt additional screening would be appropriate on the other side of the property adjacent to a lot with industrial uses. He suggested the newly proposed lighting for parking next to building #1 show on the Final Plans the lighting will not go beyond the lot boundaries. Mr. Andy Rowe had nothing to add to the staff notes. Board members had questions about what killed the white pines, if it was something specific; they asked about the lighting fixtures; and they expressed concerns about the number of white pines and the reduced Page 2

3 amount of screening as they grow taller. It was suggested to mix other evergreen species in with the white pines to provide screening as the pines mature. DRB Staff Kenneth N. Morton, Jr., Fire Chief August 19, 2011 DP10-44 Amendment Holly Court Parking Expansion The Fire Department has completed review of the amended parking lot expansion for Holly Court and offers the following: We have no concerns regarding this expansion. Thank you for your assistance in seeing that this request is included in the project approval. Application No: DP Tax Parcel #: 07:016:016 Zoning District: Industrial Zoning District West StafNotes WilistonDevelopmentReviewBoard June14, 201 DP10-4, MilerRealtyGroup Tax Parcel # 07:016: Holly Court Name: Miller Realty Group Property Address: Holly Court Total Acres: 15.1 acres Overview ProjectHistory This is a request to add parking areas, parking area landscaping, and outdoor lighting to an existing site located at Holly Court in the Industrial Zoning District West Zoning District (IZDW) The property is currently developed with a 165,000 sq. ft industrial building (Building 1) and a 24,250 sq. ft. industrial/office building (Building 2) and associated parking areas, outdoor lighting, and landscaped buffers. The DRB reviewed and approved a proposal for this site on December 8, 2009 (DP 10-19). The approval was for a parking expansion for a daycare and a Master Sign Plan. On July 27, 2010, the DRB approved a Discretionary Permit for the addition of a loading dock to an existing building as well as the relocation of some landscaping elements and expansion of pavement. Page 3

4 While the applicant did not ultimately pursue the daycare application (DP 10-19), the Master Sign Plan from that approval was integrated into the Final Plans for the loading dock project (DP 10-44), per the conditions of approval. The current proposal is to add parking and lighting to the site, there are no proposed modifications to the buildings or the Master Sign Plan, which will remain in force. PlaningStafComents Parking Parking Demand: The property as it is currently configured generates an overall demand for 206 total parking spaces. This total results from calculating the square footage of the various uses with the parking demands identified by Table 14.A in the Williston Development Bylaw (WDB), with the exception that 40,000 square feet of warehouse space is calculated at a rate of.5 parking spaces per square feet, where the default rate for industrial space is 1 space per 1000 square feet. However, 14.A recognizes that industrial spaces vary greatly in terms of the parking demand they generate, and allow the DRB or Zoning Administrator to approve a different rate. Existing and Proposed Parking: There are currently 139 parking spaces on the site where WDB 14.A would require 206 spaces as described above and in the. The expansion proposed in this amendment would add 81 spaces for a potential total of 220 spaces, which would bring the site into conformance with WDB 14.A. 200 spaces would also provide a small amount of flexibility should a use with a higher parking demand replace a use with a lower parking demand on the site in the future. Phased Development: The applicant is proposing to add the parking areas in phases, beginning by adding 12 spaces to the lot in front of building #2 and 27 spaces to a new lot on the east side of building #1. A second phase would add 42 spaces to that same lot east of building #2. ADA, Bicycle, Long-Term Bicycle and End-of-Trip Facilities: WDB 14.B requires 6+ 4% of the number of spaces greater than 100 to be ADA-compliant. With 220 spaces proposed, 6 +4% of 120 is 10.8 or 11 spaces when the required amount is rounded to the nearest whole number. The applicant has proposed 11 ADA-compliant parking spaces for the site. WDB 14.A requires bicycle parking at a rate of 7% of the required office use parking spaces and 5% of industrial use parking spaces. For this site, that calculation results in a requirement for 3 bicycle parking spaces, which are provided in an outdoor rack on the north side of building #2. WDB 14.A also requires that indoor, long-term bicycle parking be required at a rate of 75% of the required bicycle parking spaces that stem from an industrial use and 50% of the required spaces that stem from an office use, which results in this case of a requirement for 2 indoor, long-term spaces. WDB 14.D requires 1 shower/change facility for bicycle commuters. This facility and the indoor bicycle parking facilities were provided as a part of the original approval of DP but have not been indicated on the site plan. Staff has recommended that the DRB adopt findings and make conclusions from those findings that the amount of new parking proposed by the applicant is approvable under WDB 14.A, with the condition that indoor bicycle parking spaces (2) and a end-of-trip facility for bicycle commuters are indicated on the Final Plans. Page 4

5 Lighting New lighting is proposed for the parking area adjacent to building #1. The applicant has submitted a lighting plan in compliance with the requirements of WDB 20. The proposed maximum lighting levels in the new lot fall well below the 5.0 foot-candle limit set by WDB 20, and meet the 1:20 uniformity ratio required as well. WDB 20 also requires that no light from outdoor lighting trespass off of the property. The current lighting plan does not show lighting levels off-property, however lighting levels at the northeast and southeast corners of phase II of the parking area are.25 and.85 foot-candles, respectively. Staff has recommended findings and conclusions that the proposed outdoor lighting is approvable under WDB 20, with the condition that the applicant includes a lighting plan in the Final Plans that shows that there will be no trespass of light beyond the parcel boundaries. LandscapingandBufering Landscaping and Buffering on the Building #1 Parking Expansion: The site has had extensive landscaping installed as a part of its development over time, including berms and plantings. There is a residential property abutting the parcel adjacent to the proposed lot for building #1, and the owner has expressed some concern that light trespass will be an issue because some of the buffering trees in that area have died over the years. The same building #1 lot is proposed to be between 10 and 16 feet from the eastern property line of the site, which is in an industrial use. WDB 23.A requires a Type III buffer of at least 9 feet in width where an industrial use abuts another industrial use. Staff has prepared findings and conclusions that the proposed buffering on the northern edge of the proposed lot associated with building #1 is in compliance with WDB 23, with a condition that the applicant should determine if buffer enhancements are necessary in the area along the northern edge of the parking lot. Staff has also prepared findings and conclusions that require the applicant to include a landscaping plan showing a Type III buffer as defined in WDB for the eastern edge of the same lot. Landscaping and Buffering on the Building #2 Parking Expansion: Additional buffering is also required along the southern and western edges of the proposed parking expansion in front of building #2. In this area, the site abuts residential properties. Where an industrial site abuts a residential one, WDB 23.A allows a buffer width as narrow as 23 feet where that buffer meets the requirements for a Type II buffer as described in WDB The applicant has proposed some buffering (in the form of foot high White Pines) along the southern edge of the expansion, but has not proposed any additional buffering along the western edge of the expanded lot. Staff has prepared findings and conclusions that require the applicant to include a landscaping plan showing a Type II buffer as defined in WDB for the southern edge of the lot and a Type I, II, III, or IV buffer along the western edge of the lot. PublicWorksComents FireComents: Recomendation The Public Works Department has no concerning site development issues. The Williston Fire Department reviewed the projects and has no concerns at this time. Staff recommends that the DRB approve the request for the proposed parking area expansion with the following Findings of Fact, Conclusions of Law, and Conditions of Approval: FindingsofFact 1. Industrial buildings and the parking and lighting associated with them are permitted uses in the IZDW. Page 5

6 2. The proposed parking area can conform to the current development standards for the IZDW and other requirements of the WDB, specifically as they are related to setbacks, landscaped buffers, lighting, and parking space requirements, if the conditions of approval are met. 3. Current parking demand for this property (calculated per WDB 14.A, using an adjusted rate of.5 spaces per 1000 square feet for 40,000 square feet of warehouse space) is for 206 parking spaces. If the normal rate of 1 space per 100 square feet was used for that 40,000 square foot space, there would be a total demand for 226 parking spaces on the site. 4. The site currently has 139 parking spaces. 5. The applicant is proposing to add 81 parking spaces to the site, which result in a total of 220 parking spaces and would still be within the calculated allowable maximum number of spaces per WDB 14.A. 6. WDB 14.A requires three outdoor bicycle parking spaces on this site, based on the size of the buildings and their use. 7. The proposed plan shows a bicycle rack with at least three bicycle parking spaces on the north side of building #1. 8. WDB 14.A requires indoor, long-term bicycle parking as a proportion of outdoor bicycle parking spaces, in this case, two indoor spaces are required. 9. A Master Sign Plan for this multi-tenant property was approved on December 8, 2009 for this property and will remain in force following any approval of this proposal. 10. Outdoor lighting per WDB 20 is required to be no brighter than 50 foot-candles in any one spot with a uniformity ration of no greater than 1:20 for the area proposed to be lit and no light trespass off the property boundaries. 11. The submitted plan shows lighting in compliance with WDB 20 with the exception that light levels are not shown beyond the property boundaries sufficient to show that there is no light trespass offproperty. 12. WDB 23 requires landscaping and buffering for all new development in the IZDW, based on the relationship between the subject use and the abutting uses. 13. The applicant has proposed some additional landscape buffers for the expanded parking areas, but the proposed buffers are not all in compliance with the full requirements for buffers established by WDB 23. ConclusionsofLaw ConditionsofAproval 1. The proposed total number of parking spaces (220) is allowable within the normal calculation methods for parking demand in WDB 14.A and can be approved for this site. 2. The proposal conforms to the requirements of WDB 14.A as they relate to outdoor bicycle parking spaces. 3. Where indoor bicycle parking and end-of-trip facilities are present, the site is in compliance with the requirements of WDB 14.A and 14.D- these facilities are present but are not currently shown on the Final Plan. 4. The proposal complies with the requirements of WDB 20, outdoor lighting, provided that Final Plans show lighting levels on the ground of 0 foot-candles beyond the boundaries of the site. 5. The parking lot expansion locations meet the setback requirements of WDB 36 and WDB 23, where appropriate landscaped buffers will be installed. 6. As described in the staff notes, the current site plan does not show landscape buffers in compliance with WDB The applicant shall file final plans meeting all of the requirements of the Final Plans Checklist and that includes all elements of the conditions of approval for this Discretionary Permit within one year of the date of the decision of the DRB s action. Page 6

7 MOTION 2. An Administrative Permit shall be obtained prior to the start of any construction for any part of the proposed new development, including any new signs, on the subject property. 3. Final Plans must indicate where the long-term bicycle storage and end-of-trip facilities are located on the site. 4. Final plans must include a lighting plan that shows lighting levels on the ground of zero footcandles beyond the boundaries of the subject site. The DRB would like the applicant to explore LED lighting where possible. 5. Final plans must include landscaping sufficient to meet the requirements of WDB 23, as described in the planning staff report dated 6/14/ Final Plans shall address whether the berm and existing vegetation along the north side of the parking area proposed for building #2 meets the requirements of WDB 23 or needs to be enhanced to meet those requirements. 5. The Applicant shall install landscaping in accordance with their plan submitted at the hearing on June 14, A mix of evergreen shall be used for the landscaping wherever possible. As authorized by WDB 6.6.3, I, Rich Asch, move that the Williston Development Review Board, having reviewed the application submitted and all accompanying materials, including the recommendations of the town s staff and the advisory boards required to comment on this application by the Williston Development Bylaw, and having heard and duly considered the testimony presented at the public hearing of June 14, 2011, accept the Findings of Fact and Conclusions of Law proposed by staff and approve the proposed amendments to DP for a parking area expansion. Further, as permitted by WDB , the DRB delegates review of the amended final plans for DP to staff. This approval authorizes the applicant to file Final Plans, obtain approval of those plans from staff, and then seek an administrative permit for the proposed development, which must proceed in strict conformance with the plans on which this approval is based. SECONDED by Brian Jennings VOTE: 6 0 AYES No one spoke from the audience on this application. 7:47 P.M. Closed public hearing for DP Amendment. 7:49 P.M. Opened public hearing for DP Amendment DP Amendment; Casella Waste Management, Inc., 408 East Montpelier Road, Montpelier, VT, requests review for a Discretionary Permit for the installation of 11 additional fuel stanchions to the previously approved ones at Avenue C, in the Industrial Zoning District West (IZDW). Representing the application were Mr. Larry Lackey, Casella Waste Mgt. Inc, 408 East Montpelier Road, Montpelier, VT; Mr. Peter Vanderhoff, Casella Waste Mgt. Inc, 25 Greens Hill Lane, Rutland, VT; Mr. Chris Galipeau, Civil Engineering Associates, 10 Mansfield View Lane, South Burlington. Page 7

8 Mr. Boulanger reviewed his staff notes for the board and corrected the address in the staff notes from 300 Avenue C to Avenue C. Casella Waste owns multiple adjoining lots in this area. This application is being made to amend a previously approved permit and is a request to add 11 more slow-filled natural gas fueling stanchions. The board had previously approved six stanchions and had submitted a sort of Master Site Plan. No retail pumping is proposed. This is for fleet refueling only. There are no changes to the site or parking configuration. He noted the three suggestions from the Williston Fire Department review memo and suggested the applicant work these out with the fire department. Board members had questions about the size of the fleet of trucks; traffic patterns, and the difference between slow-filled and fast-filled in filling the trucks. The applicants explained the slow-filled/time filled is where the trucks are plugged into the pump at night and gas is pumped in while it sits overnight. Fastfilled is like at a regular pump when it takes to fill; it involves less electrical draw and fills the tanks faster. A driver would plug the pump into the truck (parked in existing parking spaces) when he/she returns at night, fill it overnight and then unplug it. They further explained they were not increasing the number of trucks in their fleet, but they were replacing the diesel trucks with natural gas trucks. The traffic patterns would remain consistent with what was previously approved. DRB Staff Kenneth N. Morton, Jr., Fire Chief August 19, 2011 DP10-43 Amendment Casella Waste The Fire Department has completed review of the Amendment for Casella Waste and offers the following: 1. Williston Fire Department requests that the electrical areas be protected with bollards. 2. It is necessary to ensure training to all Fire Department Members on the components of a Natural Gas Facility. 3. It is necessary to ensure that the emergency shut off is easily accessible from the entrance gate. Thank you for your assistance in seeing that this request is included in the project review. StafNotes WilistonDevelopmentReviewBoardJune14, 201 Page 8

9 Application No: DP Tax Parcel #: 02:025:021, 02:052:017, 02:034:020, 02:034:016 DP10-43, CaselaWasteManagementInc. Tax Parcel # 02:025: AvenueC Name: Casella Waste Management, Inc. Amendment PropertyAdres: Avenue C Zoning District: Industrial Zoning District West (IZDW) Total Acres: 9.62 Overview ProjectHistory: This is a request for a Discretionary Permit to amend an existing Discretionary permit and Final Plan to add 11 more slow-fill natural gas fueling stanchions for vehicles to an existing site with six approved stanchions at Avenue C in the IZDW. On July 13, 2010, the DRB approved an application for a Discretionary Permit to allow the applicant to add a compressor pad and six natural gas fueling stanchions to the site. In addition to the proposed gas filling stanchions, the applicants proposed and received approval to designate parking and vehicle/outside storage areas, add landscaping, and eliminate encroachments by neighboring parcels. In their approval, the DRB delegated the review of final plans to staff. The applicants later filed Final Plans for review and received approval in October of The applicants are returning to the DRB to request an Amendment to their Final Plans and Discretionary Permit approval to add 11 more fueling stanchions to the site. No other changes to the approved Final plan are proposed. PlaningStafComents: FireDepartmentComents: Recomendation FindingsofFact The new proposed natural gas fueling stanchions will be used for the slow-filling of company trucks at the site. No retail function for these fueling stations has been approved in the past and no retail function is proposed by the applicant at this time. There should be no change to the traffic generated or demand for parking on the site as the result of this addition. The stanchions are proposed to be installed in such a way that trucks will park in existing parking spaces on the site in order to use them. The Williston Fire Department reviewed this project and has requested that: Electrical areas be protected with bollards Fire department members be provided with training on the components of the facility That the emergency shutoff for the fueling stanchions be easily accessible from the entrance gate. Staff recommends approval of this Amendment to Final Plans. Staff offers the following findings, conclusions and conditions for the DRB to consider in conjunction with the approval of this request. With the exception of permitting the applicant to submit a new Final Plan showing the added fueling stanchions, the proposed conditions of approval are the same as the ones issued by the DRB on July 13, The subject property is located in the IZDW zoning district. Page 9

10 The applicant proposes to add a use, the natural gas fueling of vehicles, to the site. Fueling for company vehicles is an allowed use in the IZDW. ConclusionsofLaw ConditionsofAproval The proposed new use, the expansion of fleet fueling of company vehicles, is an allowed use in the IZDW. 1. The applicant shall file final plans consistent with all of the conditions of approval for this permit and reflecting all conditions of approval within one year of the date that this approval becomes effective. 2. Prior to commencement of any work in conjunction with the proposed change in use, the applicant shall have final plans approved in accordance with this approval and shall have obtained an Administrative Permit consistent with those plans. 3. Final plans shall address all concerns raised in the memo from the Williston Fire Department dated June 9, This approval incorporates by reference all plans and drawings presented and all verbal representations by the applicant at Development Review Board meetings and hearings on the subject application to the extent that they are not in conflict with other conditions or regulations. 5. The site shall be used in accordance with the approved Final Plan. MOTION As authorized by WDB 6.6.3, I, John Bendzunas, move that the Williston Development Review Board, having reviewed the application submitted and all accompanying materials, including the recommendations of the town s staff and the advisory boards required to comment on this application by the Williston Development Bylaw, and having heard and duly considered the testimony presented at the public hearing of June 14, 2011, accept the Findings of Fact and Conclusions of Law proposed by staff for the review of the proposed Amendment to DP 10-43, and approve this Discretionary Permit with Conditions of Approval. This approval authorizes the applicant to file Final Plans, obtain approval of those plans from staff, and then seek an Administrative Permit for the proposed development, which must proceed in strict conformance with the plans on which this approval is based. SECONDED BY: Brian Jennings VOTE: 6 0 AYES No one spoke from the audience on this application. 7:55 P.M. Closed public hearing for DP Amendment. 7:56 P.M. Opened public hearing for DP DP 11 19; IBM, 1000 River Street, Essex Jct., VT, requests review for a Discretionary Permit for a Master Sign Plan at IBM Road in the Industrial Zoning District East (IZDE). Page 10

11 Representing the application were Mr. Andrew Snow, IBM, 1000 River Street, Essex Jct., and Ms. Deb McCanna, IBM, 1000 River Street, Essex Jct., VT. Mr. Boulanger reviewed his staff notes for the board. These buildings were formerly used entirely by IBM; however it has now changed to multi-tenant uses and IBM is proposing a Master Sign Plan for the site. The plans include larger freestanding signs (greater than 32 s.f.) and wall signs (greater than 24 s.f.) that are only allowable through the approval of a MSP. The applicant is proposing six more wall signs of which two will be 40 s.f.; four more free standing signs (three at 49 s.f.) and two more directory signs for a total of 38 signs and a total of s.f. out of a potential maximum of 2504 s.f. He pointed out this plan was not including temporary signs, window signs or projecting signs. IBM didn t need to apply itself for every sign; however someone from IBM would need to sign each application as the owner. Tenants could submit the applications. The applicants had nothing to add to Matt s staff notes. Mr. Jennings asked about future signs as tenants and space developed/changed. Mr. Belliveau commented if some big tenant wanted a bigger or different sign(s), this Master Sign Plan would need to be amended. Williston Development Review Board June 14, 2011 Staff Notes- DP IBM Master Sign Plan Application No: DP Name: IBM Master Sign Plan Tax Parcel #: 04:010: Zoning District: Industrial Zoning District East (IZDE) Property Address: 269, 275, 326, 422 IBM Road (also identified as Chip Alley in town records) Overview: MasterSignPlan: This is a request for a Discretionary Permit for a new Master Sign Plan at 269, 275, 326, 422 IBM Road off Redmond Road (also identified as Chip Alley in town records) in the IZDE. The applicant is proposing to add new signage to the site, including freestanding signs and wall signs that are larger than the allowed sizes in WDB 25.A and which are only allowable through the approval of a Master Sign Plan by the DRB. WDB 25.5 provides a mechanism by which a commercial site may gain approval for a Master Sign Plan from the DRB. Master Sign Plans are required in Williston: for a new or existing commercial building that will or could have multiple tenants, for a type of sign that can only permitted under a Master Sign Plan, such as awnings, For a greater number of signs or for signs that are larger in size than are allowed by WDB 25.A In this case, a Master Sign Plan is required because: (keep all applicable) the site contains multiple commercial tenants. the applicant is proposing wall signs that are larger than the 24 square foot maximum size allowed by WDB 25.A. which can only be approved if the DRB approves a Master Sign Plan with special Page 11

12 findings that the proposed signage is in accordance with the Town Plan and WDB, as they relate to signs. the applicant is proposing freestanding signs larger than the 32 square foot maximum size allowed by WDB 25.A which can only be approved if the DRB approves a Master Sign Plan with special findings that the proposed signage is in accordance with the Town Plan and WDB, as they relate to signs. the applicant is proposing a greater number of freestanding signs than the one per access allowed by WDB 25.A. which can only be approved if the DRB approves a Master Sign Plan with special findings that the proposed signage is in accordance with the Town Plan and WDB, as they relate to signs. ProposedSigns: The applicant is proposing Wall Signs, Internal Directory Signs, and Freestanding Signs, as follows: Sign Type Wall Freestanding Directory Proposed and Existing Signs, IBM Master Sign Plan Existing or Designation on Maximum Proposed Site Plan Allowable Size per Proposed Maximum Size, square feet WDB 25.A, Ex WS1 24 square feet.5 Ex WS2 24 square feet 11 Ex WS3 24 square feet 11 Ex WS4 24 square feet 2.3 Prop WS5 24 square feet 16 Prop WS6 24 square feet 40 Prop WS7 24 square feet 40 Prop WS8 24 square feet 16 Prop WS9 24 square feet 40 Prop WS10 24 square feet 16 Total Wall Signs: Ex FS1 32 square feet 20.8 Ex FS2 32 square feet 6.3 Ex FS3 32 square feet 2.8 Ex FS4 32 square feet 6.3 Ex FS5 32 square feet 11 Ex FS6 32 square feet 2.8 Ex FS7 32 square feet 2.8 Ex FS8 32 square feet 2.8 Ex FS9 32 square feet 6.3 Prop FS10 32 square feet n/a (flagpoles) Prop FS11 32 square feet 49 Prop FS12 32 square feet 49 Prop FS13 32 square feet 49 Total of Freestanding Signs: Ex DS1 n/a 3 Ex DS2 n/a 15 Ex DS3 n/a 3 Ex DS4 n/a 6.3 Ex DS5 n/a 6.3 Ex DS6 n/a 3 Ex DS7 n/a 3 Ex DS8 n/a 6.3 Page 12

13 Sign Type Proposed and Existing Signs, IBM Master Sign Plan Existing or Designation on Maximum Proposed Site Plan Allowable Size per Proposed Maximum Size, square feet WDB 25.A, Ex DS9 n/a 3 Ex DS10 n/a 3 Ex DS11 n/a 3 Ex DS12 n/a 3 Prop DS13 n/a 24 Prop DS14 n/a 24 Ex DS17 n/a 6.3 Total of Directory Signs: Total of All Existing and Proposed Sign Area: CalculatingSignageunderaMasterSignPlan WDB Chapter 25 allows a maximum potential amount of allowable signage under a Master Sign Plan at 8% of the area of the street facing elevation of the building on the site. The applicant s proposal compares to that maximum as follows: AreaoftheStret-FacingBuildingElevation: PercentageofBuildingElevation: 8% MaximumPotentialSignAreaAlowed 2504 ProposedSignArea FrontageCalculation: SignTypesnotProposed: SpecialFindings: FindingsofFact: The theoretical maximum signage area for the site was calculated using one street-facing frontage for each of four buildings on the site. As shown in the table above, this results in a theoretical maximum signage area of 2504 square feet on the site. The applicant is proposing square feet of signage. Where 2504 square feet represents the full allowed 8%, the proposed square feet is 1.6% of the area of the street facing facades of the buildings. The applicants have not proposed any window, temporary, or projecting signs as a part of this application. The applicant has proposed Wall signs in excess of 24 square feet in size and freestanding signs in excess of 32 square feet in size. Additionally, the applicant has proposed more freestanding signs than the normal one per access allowed by WDB 25.A. These signs can be permitted, but only if the DRB is willing to make specific findings that allowing these signs is consistent with the town s Comprehensive Plan and the intent of WDB Chapter 25. Staff has drafted those findings below: 1. The applicant proposes to install signs, including wall signs, freestanding signs and directory signs at 269, 275, 326, and 422 IBM Road. 2. WDB , effective June 22, 2009, allows the DRB to permit wall signs in excess of 24 square feet in size and freestanding signs in excess of 32 square feet in size and in excess of one freestanding sign per access as a part of a Master Sign Plan approval. 3. The applicant has proposed three wall signs that would be 40 square feet in size where 24 square feet is the maximum allowed by WDB 25.A and three freestanding signs at 49 square feet in size where 32 square feet is the maximum allowed by WDB 25.A. Additionally, the applicant has Page 13

14 proposed 13 Freestanding signs where normally one freestanding sign per point of access would be allowed by WDB 25.A 4. The DRB makes the following findings related to the proposed signs identified above. The signs proposed by the applicant and described in above are: a. Consistent with the Comprehensive Plan: i. Because the 2006 Williston Comprehensive Plan (WCP) requires multi-tenant properties to be regulated under Master Sign Plans and calls for flexibility in the administration of Master Sign Plans, including the allowance for larger or more numerous signs where they may be appropriate; ii. Because allowing signs that are larger and more numerous than the maximum allowed by WDB 25.A at 269, 275, 326, and 422 IBM Road is consistent with WCP 2, Williston s Vision for the Future, where that vision includes a statement that the Town will attend to the details of site planning and architectural design, including outdoor lighting, signage, access, and landscaping that give development both market appeal and long-term community value. b. Consistent with the purpose and principles of WDB 25: i. Because allowing signs that are larger and more numerous than the maximum allowed by WDB 25.A at 269, 275, 326, and 422 IBM Road satisfies WDB , Well designed signs in the right locations can make a positive contribution to Williston s landscape, economy, and community life. Compliance with these standards will ensure they do so. ii. Because allowing signs that are larger and more numerous than the maximum allowed by WDB 25.A at 269, 275, 326, and 422 IBM Road is in accordance with WDB Location Matters. Different types, numbers, and sizes of signs are appropriate in different parts of Williston and the standards adopted here vary accordingly. ConclusionsofLaw: ConditionsofAproval: 1. A Master Sign Plan is required for any new signage to be installed at 269, 275, 326, and 422 IBM Road, including new signs proposed as a part of this application. 2. The applicant s Master Sign Plan, as proposed, complies with all of the requirements of WDB 25- Signs and Public Art. 3. The applicant s Master Sign Plan, as proposed, may be approved in accordance with WDB 25 subject to the following conditions: 1. Final Plans must be filed within one year of the date of the Notice of Decision of this approval or it becomes void. 2. This approval authorizes the applicant File Final Plans and to pursue Administrative Permits based on those Final Plans to install the following signs. 3. The signs listed in the following table are the only signs authorized for the subject property, and no other signage can be placed on the site without the express approval by the DRB of an amendment to this Master Sign Plan: Sign Type Wall Proposed and Existing Signs, IBM Master Sign Plan Existing or Designation on Maximum Proposed Proposed Site Plan Allowable Size per Maximum Size, WDB 25.A, square feet Ex WS1 24 square feet.5 Ex WS2 24 square feet 11 Page 14

15 Sign Type Freestanding Directory Proposed and Existing Signs, IBM Master Sign Plan Existing or Designation on Maximum Proposed Site Plan Allowable Size per Proposed Maximum Size, square feet WDB 25.A, Ex WS3 24 square feet 11 Ex WS4 24 square feet 2.3 Prop WS5 24 square feet 16 Prop WS6 24 square feet 40 Prop WS7 24 square feet 40 Prop WS8 24 square feet 16 Prop WS9 24 square feet 40 Prop WS10 24 square feet 16 Total Wall Signs: Ex FS1 32 square feet 20.8 Ex FS2 32 square feet 6.3 Ex FS3 32 square feet 2.8 Ex FS4 32 square feet 6.3 Ex FS5 32 square feet 11 Ex FS6 32 square feet 2.8 Ex FS7 32 square feet 2.8 Ex FS8 32 square feet 2.8 Ex FS9 32 square feet 6.3 Prop FS10 32 square feet n/a (flagpoles) Prop FS11 32 square feet 49 Prop FS12 32 square feet 49 Prop FS13 32 square feet 49 Total of Freestanding Signs: Ex DS1 n/a 3 Ex DS2 n/a 15 Ex DS3 n/a 3 Ex DS4 n/a 6.3 Ex DS5 n/a 6.3 Ex DS6 n/a 3 Ex DS7 n/a 3 Ex DS8 n/a 6.3 Ex DS9 n/a 3 Ex DS10 n/a 3 Ex DS11 n/a 3 Ex DS12 n/a 3 Prop DS13 n/a 24 Prop DS14 n/a 24 Ex DS17 n/a 6.3 Total of Directory Signs: Total of All Existing and Proposed Sign Area: Final Plans must show all existing and proposed sign locations in plan and elevation view and must include a table of approved sign locations and dimensions, sorted by sign type. 5. Prior to installing any signs or beginning any work, the applicant shall obtain Administrative Permits, which may only be issued following the approval of Final Plans. Page 15

16 MOTION: AsauthorizedbyWDB6.6.3, I,Michael Alvanos, movethathewilistondevelopmentreviewboard,havingreviewedtheaplicationmaterialsubmitedandalacompanyingmaterials,includingtherecomendationsofthetown stafandtheadvisoryboardsrequiredtocomentonthisaplicationbythewilliston Development Bylaw, andhavingheardandulyconsideredthetestimonypresentedathepublichearingofjune14, 201, acepthefindingsoffact, ConclusionsofLawandConditionsofAprovalproposedbystaforthereviewofDP1-19andaprovethisDiscretionaryPermitforaMasterSignPlan. ThisaprovalauthorizestheaplicantosubmitFinalPlans,obtainaprovaloftheseplansfromstaf,andthensekanAdministrativePermitforfuturedevelopment,whichmustprocedinstrictconformancewiththeplansonwhichthisaprovalisbased. SECONDEDby:Richard Asch VOTE:6 0AYES Nonespokefromtheaudienceonthisaplication. 8:04P.M. ClosedpublichearingforDP1 19 _ 8:05 P.M. Opened public hearing for DP DP 11 20; Vermont Technical College, Lawrence Place, Williston and Randolph Center, VT, and Peoples United Bank, 421 Blair Park Road, Williston, requests review for a Pre-Application for a two-lot subdivision in the Business Park Zoning District (BPZD). Representing the application were Mr. Michael Burke, Krebs & Lansing, 164 Main Street, Colchester, and Mr. Jack Daniels, Dean of Administration, Vermont Technical College, PO Box 500, Randolph Center, VT Ms. Andreoletti reviewed her staff notes for the board. This proposed 2-lot subdivision is about four acres. Lot 1A, where the bank is located will be about 2.2 acres and Lot 1B will be about 1.8 acres for parking and potentially a future location for a dormitory. The parking space will be constructed first and the building would be a place holder only for a future proposal. This will bring the total parking spaces on the campus to 336, which include 10 ADA spaces. These figures are based on a student population of 475 with 46 dormitory rooms. This also includes 14 short-term bicycle parking spaces. An estimated 15,400 s.f. of an existing Class III wetland (see Memorandum from Mike Burke) in the northeast portion of the lot is proposed to be filled. She discussed the impact on the wetlands, the measures proposed to mitigate the impact on the wetlands, the ways and locations for the mitigation (pervious pavement, rain gardens and stormwater treatment forebay) and the Conservation Commission comments. She informed the board the wetland impact will need an Army Corps of Engineering permit. The fire department noted a few concerns related to the parking lot design and accessibility for emergency vehicles. Their concerns for any future building will be addressed with that proposal. She briefly commented on the memo from Public Works (see attached at end of minutes). She pointed out the handicap parking spaces should be moved closer to the location for a future building. No landscaping plans were included with this set of plans. Neither the proposed rain gardens nor a snow removal/storage plan are shown on the plans. The proposed 12 pervious parking spaces are not showing on the plans. Ms. Andreoletti also mentioned the she received from Mr. Jeffrey Feussner, President of Homestead Design, Inc., and Managing Partner for 353 Blair Park LLC. He is a partner in the group that owns Lot 2 where the FAHC health care facility is located. His noted the storm pond on lot 2 designed by developers of Blair Park and the problems it has created with flooding issues of the Page 16

17 FAHC entry drive due, in part, to the lack of maintenance of the stormwater pond. They are not wanting to impede additional development, but want assurances the current pond is capable of handling additional discharge or endangering the existing catch basins or culverts, and a chain of responsibility be created for development and maintenance of the storm water system. (See complete letter attached to minutes). Mike Burke responded to the abutter s letter. Having had an opportunity to read staff s notes, he had an enhanced plan to show the storm water plan. With the pervious pavement, this plan reduces and slows the time of the water running off and will intercept, contain, treat, and manage run-off for a year event. This site will not contribute to stormwater peaks for the common pond in Blair Park. He s been working in this area this spring (it has been an extremely wet spring). It s been problematic for water levels; however he s seen no problems with the drainage. He responded to Ms. Andreoletti s questions about the stormwater flowing north to the pond to say almost all the stormwater in Blair Park comes to this pond. He further informed the board some lots in the park do not have stormwater retention themselves. On the site plans, he pointed out he has rearranged a stormwater basin to give the fire department a lane to access both sides of a future building, and dropped two parking spaces to allow for better circulation for a future building (4-5 years down the road this building is not part of this application). There would be landscaping inside and outside the basin with plants, trees, and shrubs that will tolerate wet roots. Thirty percent of the wetland would stay intact until the parking lot is built. In responding to a question from Ms. O Brien, he reported there were no cattails on this wetland site. He had pictures but not with him. He didn t think it was mowed more than once a year. Ms. O Brien asked about the sub base. Mr. Burke reported they will have to build up a sub base and grade the site. The Army Corps and Julie Foley (state wetlands) have received the necessary information; however they have not signed off. Mr. Belliveau asked about the run-off from the bank site; will the proposed site contain the run-off from the development of both lots. When asked by the board, he responded VTC and People s Bank would be responsible for maintaining the pond/stormwater basins on their site. Mr. Burke and Mr. Daniels explained why they are asking for the additional parking spaces on this proposed lot. In being proactive, they are anticipating the amount of growth needed by They expect some students will take the bus or ride bike to school. The use of the future building has not yet been fully determined. They anticipate some students will walk from this section of the campus. They are not planning on providing a shuttle. Some students and faculty will have parking permits. Board members had questions and concerns about the route walking students might take and the safety issues of students crossing the intersection. Williston Conservation Commission Transmittal of Findings to the Development Review Board, June 14, 2011 DRB Review Stage: Pre-Application Page 17

18 Application No: DP Name: Peoples United Bank & Vermont Technical College Property Address: Lot 1 Blair Park Tax Parcel # 08:062:012 Zoning District: BPZD Existing Lot Size: ~4 acres After review of this application for development, the Conservation Commission finds that the subject property is affected by the Town of Williston Open Space Plan in the following categories: X Alternative Transportation Paths Visual Assessment Primitive Paths 150 ft Named Stream Buffer Country Parks X 50 ft Stream/Wetland Buffer Community Parks Open Space Development Neighborhood Parks Other: Conservation Areas Project Summary: This is a Pre-Application for a 2-lot subdivision located at Lot 1 Blair Park in the Business Park Zoning District (BPZD). Lot 1A of the subdivision will be approximately 2.2 acres and will retain the existing Peoples United Bank. Lot 1B will be approximately 1.8 acres and will be conveyed to the Vermont Technical College (VTC). VTC proposes to develop Lot 1B with a parking lot and new dormitory building. The parking lot will be constructed first to accommodate the parking need for VTC staff and students. The building will be constructed in the future as programming and funding allows. Discussion: The WCC has no objections to this proposal. While the WCC typically discourages development proposals that impact Class III wetlands, in this case, the WCC has determined that the proposed 15,400 SF wetland impact is negligible for the following reasons: 1) the development proposal includes mitigation measures that will offset 99% of the wetland impact, 2) the Class III wetland is located adjacent to the Growth Center where development is encouraged, 3) there are no streams adjacent to the project area, and 4) the wetland impact is subject to an Army Corps of Engineers permit. Findings: An existing Class III wetland in the northeast portion of the lot is proposed to be filled as a part of the project. One third of the wetland will be impacted by the proposed parking area and the remainder will be impacted once the building is constructed. The applicant proposed to install stormwater management measures to offset 99% of the proposed wetland impact. The project area is located along an Alternative Transportation Path corridor as identified in the 2006 Town Plan. Sidewalks exist along the western and southern boundaries of the property and an alternative transportation path exists to the east along Route 2A. As required by WDB , drainage/stormwater designs are required to meet state standards. The applicant has proposed to update the existing stormwater management system to meet state requirements. As required by WDB , the applicant must provide a landscaping plan. As required by WDB , the applicant must provide a snow removal/storage plan. Page 18

19 The applicant proposes to install two rain gardens to treat runoff from the parking lot and two additional rain gardens to treat runoff from the building; however, rain gardens do not appear on the plans. The applicant proposes to construct twelve (12) pervious parking spaces on the north side of the parking lot and an additional ten (10) pervious parking spaces on the west side of the parking lot. However, the twelve (12) proposed pervious parking spaces on the north side of the parking lot do not appear on the plans. Recommendations: Finding 1. Ok as is. No further recommendations. Finding 2. Ok as is. No further recommendations. Finding 3. A Stormwater Permit must be obtained from the State of Vermont Finding 4. A landscaping plan should be incorporated into the site plan. Landscape buffers should be provided in accordance to WDB Finding 5. A snow removal/storage plan should be incorporated into the site plan. Finding 6. All four proposed rain gardens should be show on the plans. Elevated parking lot islands should be replaced with rain gardens. Finding 7. The twelve (12) proposed pervious parking spaces on the north side of the parking lot should be shown on the plans in addition to the ten (10) pervious parking spaces proposed on the west side of the parking lot. Additional Recommendations: Subtotals for existing and proposed lot sizes should be corrected on Plan Sheet 1. Submitted by Jessica Andreoletti Date: 6/8/11 Approved by the Williston Conservation Commission Date: 6/9/11 DRB Staff Kenneth N. Morton, Jr., Fire Chief August 19, 2011 DP11-20 Pre-Application for VTC Parking/Dorm Expansion/Subdivision The Fire Department has completed review of the Pre-Application for VTC Parking/Dorm Expansion/Subdivision and finds a number of significant issues: The building is located in such a way that it cannot be laddered with an aerial device from at least 3 sides of the building (the fourth side is difficult, but could work). This is an extremely dangerous problem with an occupied structure such as a dormitory. The parking lot does not allow for adequate space to locate our aerial device on the one side (4 th ) that could work. (Other sides are impossible). Page 19