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HomeMy WebLinkAboutSP-22-050 - Supplemental - 0112 Garden StreetAPPLICATION FOR SITE PLAN REVIEW AMENDMENT CITY CENTER FBC DISTRICT SUPPLIMENTAL NARRATIVE 112 Garden Street January 21, 2022 (Revised September 7, 2022) BACKGROUND: This application proposes construction of a four story mixed use building having a gross floor area of 132,420 square feet, plus a 33,105 square feet parking garage at the basement level. A total of 120 residential units are proposed, comprised of 76 studio and one bedroom dwellings, and 44 two bedroom dwellings. In addition to residential support functions, there will be two separate non-residential spaces at street level. An 1,800 square feet space is planned for either a café or similar private use for residents. A 5,000 square feet day care use is planned to serve residents within this and adjacent buildings. Site Plan application #SP-22-033 was approved on August 30, 2022 for the construction of 131 residential units and 1,800 square feet of commercial space. This amendment application involves the addition of the day care and outside play space, a slight reduction in the footprint of the building, and adjustments to the site layout to accommodate these changes. Construction of the building and site improvements will be completed as a single phase of work. The replacement of dwelling units on the first floor with the proposed day care use has lead to minor changes in the Garden Street elevation – primarily related to door locations. SITE: The building will be constructed on Lots M1, M2 & M3 located within South Burlington’s T-4 City Center zoning district. The site is located on the south side of Garden Street, adjacent to the Healthy Living Market / Trader Joes / Pier 1 commercial complex just off Dorset Street. The site is currently undeveloped and was mostly cleared in late 2018 in preparation for development. Since then, small shrubs and saplings have regrown across most of the site. CONSTRUCTION PHASING: This application proposes construction of the entire building and site improvements in a single phase. REGULATED ELEVATION GLAZING: To comply with the building envelope standards, a minimum of 75% of the first story glazing along Garden Street will be transparent, and a minimum of 85% of the upper story glazing along Garden Street will be transparent. It is likely that 100% of the glazing on the first and upper stories along Garden Street will be transparent. If less than 100% of the glazing on the first story and upper stories is transparent, the Applicant will demonstrate compliance with the applicable minimum standards prior to issuance of a certificate of occupancy. PARKING: A parking garage at the basement level will provide 87 spaces. An additional 75 surface spaces are proposed, for a total of 162 parking spaces (or 1.35 parking spaces per dwelling unit). The surface parking area complies with the 10% parking lot island landscaping requirement. While there are no parking requirements for commercial uses, parking for pick-up and drop off will be available in the lot at the rear of the building and in the on-street spaces on Garden Street. However, it is anticipated that the day care will serve those in the City Center area, reducing the need for parking. Short term bike parking (16 spaces on 8 inverted U racks) is provided in three locations near the building entrances adjacent to the parking lot. Long term bike parking is provided in the parking garage. Bike parking will be located at the front of the vehicle parking spaces, as well as common areas within the garage. A vertical bike rack will be wall mounted, staggered between vehicle parking spaces (the vehicle space and bike space will be assigned to the same resident). The balance of the long term bike spaces (28 bike spaces) will be provided in common areas using vertical wall mounted racks. A total of 148 long term bike spaces will be provided for the 120 dwelling units and non-residential uses. OPEN SPACE: The open space requirement will be met using a combination of onsite and offsite open space elements. The Large Development Area open space credit utilizing the City Stormwater Park located off Market Street will be used to meet 45% of the open space requirement. The balance of the required open space will be provided in a pocket park at the west end of the building, adjacent to Garden Street. INCLUSIONARY / AFFORDABLE HOUSING: Miscellaneous Application #MS 18-05 established compliance with inclusionary zoning requirements for current and future residential development within the Covered Development, which includes Lots M1, M2, & M3. The proposed building involves construction of 120 market rate dwelling units. Inclusionary housing units are not required for this application, based upon the findings for the Covered Development in the Miscellaneous Application approval. As required by conditions 10, 11, & 13 of the approval, an updated summary of the inclusionary and market rate units including this application is attached. WATER & WASTEWATER FLOWS: For the 120 residential units (76 one bedroom & 44 two bedroom units), the water and wastewater design flow is 19,880 GPD and the wastewater design flow is 22,960 GPD. The day care is estimated to have a maximum of 78 children and 12 staff (with no meals prepared onsite). The day care water and wastewater design flow is 1,170 GPD. The water and wastewater design flow for the cafe will be calculated once a tenant is known and the design criteria are defined. STORMWATER: Gravel wetland 5 (GW5) was previously constructed on the west side of the proposed building, south of the open space. Runoff from the new parking lot will be directed to catchbasins and piped to the stormwater collection system along Garden Street, which discharges to GW5. Rooftop runoff from the portion of the building adjacent to GW5 will be piped directly to the gravel wetland. Other than the installation of the rooftop runoff pipe, there are no proposed modifications to GW5. Rooftop runoff from the portion of the building adjacent to Garden Street will be directed to the infiltration system located on Lot M5, near the southeast corner of the parking lot, behind the trash enclosure. Since the rooftop runoff is not commingled with surface runoff, no pretreatment is required. Note that the total proposed impervious surface has been slightly reduced from the prior application (from 1.95 acres to 1.91 acres impervious surface). The reduction in impervious surface is due to the revised building footprint and corresponding reconfiguration of the garage acccess. The proposed stormwater design has remained unchanged from that approved in Site Plan application #SP-22-033. TRAFFIC IMPACT FEES: The Applicant requests that the approval of this application include a recommendation that the City Council approve a credit against the traffic impact fee for the value of the ‘in-kind’ contribution associated with the construction of Garden Street. Approved Site Plan #SP-20-009 estimates the cost of construction of the segment of Garden Street from Market Street to the existing box culvert to be $1,838,000. A portion of this ‘in-kind’ contribution has previously been applied to other applications.