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Agenda 07_SD-20-25_99-105 Swift St_Ninety Nine Swift St_SK
CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING & ZONING Report preparation date: July 29, 2020 Application received: July 1, 2020 99 & 105 Swift Street Sketch Plan Application #SD‐20‐25 Meeting Date: August 4, 2020 Owner Ninety Nine Swift Street Associates LLC, 99 Swift Street, Suite 100 South Burlington, Vermont 05403‐7324 Contact Person Steve Theriault 99 Swift Street, Suite 100 South Burlington, Vermont 05403‐7324 Property Information Tax Parcels 1700‐00099 & 1700‐00105 Swift Street Zoning District Parcel sizes: 54,160 s.f and 45,255 s.f. Applicant Ninety Nine Swift Street Associates LLC, 99 Swift Street, Suite 100 South Burlington, Vermont 05403‐7324 Location Map PROJECT DESCRIPTION Sketch plan application #SD‐20‐25 of Ninety Nine Swift Street Associates, LLC to create a planned unit development of two lots at 99 Swift Street and 105 Swift Street and construct a 7,300 sf 20‐unit residential SD‐20‐25 building, of which four (4) are proposed to be bonus units for a mixed‐rate project, and associated site improvements on the lot at 105 Swift Street, 105 Swift Street. PERMIT HISTORY The subject property was previously occupied by a single family home. The property was acquired by the owners of 99 Swift Street, and the home removed. The owners are now proposing to establish the two properties as a Planned Unit Development, retaining the existing office building and adding the proposed three‐story residential building. The proposal was subject to the Interim Zoning Bylaw adopted by the City Council in November 2018; The applicants applied for and received approval from the Council on March 28, 2020 for a 3‐story residential building under Interim Zoning application #IZ‐19‐05. The three‐story building at 99 Swift Street was approved by the Planning Commission in 1989 as a site plan. That approval included a condition that the property owner maintain the first 100’ of the Farrell Park access, which the property at 99 Swift Street uses following recommendation from staff for use as a shared access. The City and property owner subsequently signed an agreement to for this maintenance. COMMENTS Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and offer the following comments. NOTE: As this is a Sketch Plan review, only criteria relevant for review at this stage are addressed. Numbered items for the Board’s attention are in red. CONTEXT The two properties are located in the Swift Street Zoning District. The City‐owned Farrell Park borders the properties on their southern side, and, in fact, the existing building at 99 Swift Street shares its parking lot access with the entry to Farrell Park. The property abuts the Residential‐4 Zoning District immediately to the east, where a single family home is located at 109 Swift Street. There is a significant change in elevation between the two properties. The center of 105 Swift Street is at an elevation of 210‐ft +/‐’, while the house at 109 Swift Street is at an elevation of approximately 232‐ft. Across Swift Street to the north is the Eastwoods Natural Area, owned and managed by the University of Vermont. SD‐20‐25 DIMENSIONAL REQUIREMENTS: Zoning District & Dimensional Requirements: C – 2 Zoning District Required 99 Swift Existing 99 Swift Proposed 105 Swift Existing 105 Swift Proposed Combined Proposed *Min. Lot Size 6,000 s.f./unit residential, 20,000 s.f. non‐residential 54,140 s.f. No change 45,255 s.f. n/a 6,212 s.f./unit, plus afford bonus ** Max. Building Height 35’ Unknown No change n/a 35’ n/a Max. Building Coverage 30% Residential; 40% Non‐residential 14% No change 0% 14.7% 14.3% Max. Overall Coverage 40% Residential; 70% Non‐residential 65% 68% 1% 38.1% 45.1% Max Front Setback Cov. 30% 22% 30% 8% 21.3% <30% ❶ Min. Front Setback 50 ft. from Planned ROW (Total 58 ft.) 93 ft. No change n/a 30’ n/a Min. Side Setback 10 ft. 15’ No change n/a 19’ n/a Min. Rear Setback 30 ft. 31 ft. No change n/a 125’ n/a Zoning compliance ❶ Applicant has requested a waiver to reduce the front setback from the required 50 feet, plus 8‐ foot planned right‐of‐way expansion, to 30’ total. See discussion below. *The applicant has proposed to include four affordable dwelling units and therefore be authorized to construct four bonus market rate units pursuant to Section 18.02. See discussion below **The applicant indicates in their cover letter that they are seeking a height waiver to accommodate the elevator shaft, which exceeds the 35’ building height. Staff notes that the definition of “Height” includes a specific allowance for minor rooftop apparatus, including elevator shafts. Therefore, no height waiver is required. The sketch plan shows the type of basic detail anticipated at sketch plan review: enough to gain a general sense of the development proposed, but simple enough to keep the applicant’s cost down at this preliminary stage of project design. Density: See discussion under Affordable Density Bonus below. PLANNED UNIT DEVELOPMENT STANDARDS Planned Unit Developments must meet the purpose statement of providing innovative design and layout, efficient use of land, and infill development and redevelopment in the City’s Core Area as defined the Comprehensive Plan. If a project qualifies as a PUD, it is eligible for relief from the strict dimensional standards for individual lots, but the Board may impose additional requirements on the project in order to offset the impacts of such relief. The applicant is proposing in this instance to have access and evening/overnight sharing of parking between the two lots, and is seeking to apply the residential density across the entirety of the Planned Unit Development. SD‐20‐25 The project is located in a transitional area of the City, within the Swift Street Zoning District and adjacent to the Residential‐4 Zoning District. The property is within the Medium‐to‐Higher Intensity, principally mixed use Future Land Use District of the Comprehensive Plan. 1. Staff recommends that the DRB ask the applicant to describe the proposed innovative design and layout that would quality this project to be a Planned Unit Development. Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The applicant is proposing to replace the existing curb cut on Swift Street that served the former single family home on the property with a shared entry that would serve both 99 and 105 Swift Street. The two properties are also proposed to retain access via the existing access used by 99 Swift Street, a driveway west of the property shared with Farrell Park. The existing shared Farrell Park / 99 Swift Street entry is located only 88‐ft from the intersection of Swift Street and Farrell Street. The proposed new supplemental entry serving 99 and 105 Swift Street is located approximately 320’ from the Swift/Farrell Intersection. Staff considers that the proposed development presents an opportunity to improve safety, congestion, and overall circulation by eliminating the access from 99 Swift Street onto the shared Farrell Park entry and instead direct all site traffic from 99 and 105 Swift Street to the newly‐proposed entry. This would reduce the problematic queuing and site distances for vehicles entering and exiting 99 Swift Street. In addition, the elimination of this curb cut would reduce confusion as to where the entry to the City‐owned Farrell Park is located. Staff considers that the consolidation of curb cuts, improved area circulation, and improved visibility of the Farrell Park entry would be meaningful and innovative design elements for the project. 2. The Board should discuss the possible removal of the existing parking access on the western boundary of 99 Swift Street and include the assessment in the application’s traffic study. The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. A class II wetland is located south of the 105 Swift Street property, and its 50’ buffer extends onto the subject properties. The applicant is not proposing and development within the 50’ buffer on the 105 Swift Street property. An existing parking area is within the 50’ buffer at the 99 Swift Street property. The applicant has proposed to include a subsurface stormwater chamber below a portion of this existing parking area. 3. Staff recommends the applicant provide sufficient detail at the next stage of review for the Stormwater Division to evaluate the function of the subsurface stormwater chamber and any applicable standards for the chamber’s construction below an existing wetland buffer. The 2002 Open Space Strategy does not indicate any priority Areas on the subject property. The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. SD‐20‐25 The subject properties are located within the Southwest Quadrant Planning Area and the Medium‐to‐Higher Intensity, mixed use District of the Comprehensive Plan. Southwest Quadrant: Objective 54. Promote higher‐density, mixed use development and redevelopment along Shelburne Road and foster effective transitions to adjacent residential areas. Medium to higher intensity, mixed use district. These lands are intended to be the most compact and most intensely developed in the City and support employment. Residential densities are higher than other designations, as a matter of allowance and as a goal. Housing options are varied, but focus primarily on multi‐family dwellings. Uses should be mixed within the block, and mixed within buildings whenever possible. Infrastructure is efficient, and transportation is emphasized towards pedestrians and cyclists and provision of large scale non‐shared parking should be discouraged. Open spaces are part of the public realm. Building heights, lot coverages, and other building dimensions are higher than other future land use areas. The proposed project to add a residential component to the area is in keeping with the objectives listed above. The building is proposed to be located adjacent to the Residential‐4 Zoning District and an existing single family home. As noted above, however, there is a significant change in elevation which may mitigate this transition. 4. Staff recommends that the applicant discuss its proposed transition from the planned 3‐story building to the adjacent Residential‐4 Zoning district and existing single family home, including a comparison of relative height of buildings and proposed buffering. Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. The property is located between Farrell Park and, across the street, Eastwoods Natural Area. The subject parcel is approximately 1 acre in size, and as a result does not have significant open space opportunities. The property avoids the 50’ wetland buffer on the southern boundary and retains a small forested area in the southeastern corner of the property. There is, however, an opportunity to promote open space and natural resource connectivity between Farrell Park and the Eastwoods Natural Area (understanding that Swift Street is a partial barrier) through landscaping along the eastern boundary of the property. 5. Staff recommends that that applicant design the landscaping and greenspace management along the eastern boundary of the property to promote the expansion of the small forested area and connectivity of the natural open spaces between Farrell Street and Eastwood Natural Area. The City Arborist reviewed the plans on July 20, 2020 and offers the following comments. I’m assuming the intent is to retain the trees on the sketch plan that are colored green. I didn’t do a thorough site inspection, but most of them aren’t worth retaining. The pine(actually a spruce) by the parking lot is a hazard and should be removed, the oak would be a candidate for retention, however the sidewalk is much too close and will adversely impact the tree and I’d recommend removal of any Ash trees as it is inevitable that Emerald Ash Borer will arrive in South Burlington at which point the trees will either need to be removed or treated every 2 years. 6. Staff recommends the Board ask the applicant to take the City Arborist’s comments into consideration at the next stage of review, taking into consideration the City goals of tree preservation. SD‐20‐25 Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. The applicant has proposed to extend the sidewalk along Swift Street for the length of the building. The Director of Public Works reviewed the plans and offered the following comments in a letter to Staff dated July 17, 2020. 1. Please make the 238’ of SDR sewer 8” instead of the proposed 6”. 2. Why does the applicant jog the new sidewalk to the north as it connects to their property. Ideally it would have a consistent setback from the road as the property to the west of it. The sidewalk is outside the road ROW, is the intent for it to be privately owned and maintained? 3. The sewer service clean out is within the municipal ROW. It either needs to move on private property or the record should indicate that clean out is not to be city property or maintained by the city. 4. The existing 22” oak tree to the east of the project’s proposed drive may impact sight distance, particularly as cars are likely to stop south of the sidewalk before advancing onto Swift. Please have the applicant review this issue and provide comment. 7. Staff recommends the Board ask the applicant to address the comments of the Director of Public Works prior to the next application for the property. The South Burlington Water Department reviewed the plans on July 20, 2020 and offers the following comments. Good Morning The South Burlington Water Department has reviewed the sketch plans for 105 Swift St and offers the following comments. Please note that the proposed tap is on a Champlain Water District 24” water transmission main so I have included them in this email so that they can respond with their own review comments. 1. All water line construction shall be in conformance with the CWD Specifications. Future plans shall include a note “ All water lines and appurtenances shall be installed in accordance with the Champlain Water District Specifications and Details for the Installation of Water Lines and Appurtenances, current edition, henceforth the CWD Specifications.” 2. The proposed 6” sprinkler line shall be Ductile Iron Pipe, Class 52. All ductile iron pipe shall be poly wrapped with V‐Bio enhanced Polyethylene Encasement. Brass wedges shall be installed in accordance with the CWD Specifications. 3. Tapping requirements shall be per CWD requirements. 4. A separate domestic service line, shall be tapped off the fire sprinkler line, with a curb stop and box placed near the edge of the right‐of‐way in an accessible location. Said line shall run parallel with the fire sprinkler line. Please expect further comments from CWD to come soon. 8. Staff recommends the Board ask the applicant to incorporate the comments of the South Burlington Water Department prior to the next application for the property. Nathan Pion, Director of Projects & Programs for Champlain Water District, reviewed the Sketch Plan and offered the following comments in a letter to staff dated July 28, 2020: Dear Marla: The Champlain Water District (CWD) has reviewed the Proposed Site Plans submitted by Ninety Nine Swift Street Associates, LLC for 105 Swift Street, South Burlington, VT and provides the following comment. SD‐20‐25 105 Swift Street proposes to connect into CWD’s 24” High Service #1 transmission main through a new 6” tapping sleeve and valve. However, an 8” tapping sleeve and valve (HS#108) already exists off from CWD’s High Service #1 transmission main to the west of 99 Swift Street, approximately 415’ from the proposed connection. Due to the relatively close proximity between existing and proposed connections, CWD requests that the applicant revise the drawings to show the sprinkler and domestic service connecting to the existing 8” waterline, which serves 99 Swift Street. Please don’t hesitate to contact us with any questions. 9. Staff recommends that the Board ask the applicant to modify their plans to comply with CWD’s comment as part of the preliminary plat. The applicant is proposing to extend the sewer service to the building at 105 Swift Street, at its western end. Lighting will be evaluated at subsequent stages of review. 10. Staff recommends that the Board discuss whether the applicant should extend the sewer line further to the eastern boundary of the property, and/or to collaborate with interested neighbors east of the building in designing such an extension. SITE PLAN REVIEW 14.06 General Review Standards 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 proposed building at 105 Swift Street is designed with the parking in the rear, as espoused by the Regulations. This differs from prior development patterns, including the building at 99 Swift Street, where parking areas are located to the front of the building. The existing and proposed buildings on the subject sites are proposed to each be three stories. See further discussion below under “Relation of Structures.” The proposed site has shared vehicular circulation. The applicant includes a proposed sidewalk on the rear side of the building, adjacent to the new parking area. It is not clear, however, what the proposed pedestrian linkage is to the building at 99 Swift Street, and, importantly, to Farrell Park. It is likely that absent a clear pedestrian pathway to the Park, residents at 105 Swift Street will make their own informal connection to Farrell Park, possibly through the wetland areas and adjacent stormwater features in the Park. 11. Staff recommends that Board ask the applicant to review on‐site pedestrian circulation, as well as how to best plan for an accommodate access to Farrell Park (in coordination with the Recreation & Parks Department). (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. All new parking is proposed to be located to the rear of the building at 105 Swift Street. No SD‐20‐25 changes in front of the building are proposed at 99 Swift Street 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. (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. The applicant has not provided information on the architectural relationship between the two buildings on the site, nor the relationship to other buildings in the area. 12. Staff recommends that the Board ask the applicant to describe the massing and architectural relationship between the existing and proposed buildings as well as with buildings in the vicinity. 14.07 Specific Review Standards 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. See discussion of curb‐cut consolidation under Planned Unit Development Standards above. C. Disposal of Wastes. 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). Small receptacles intended for use by households or the public (i.e., non‐dumpster, non‐large drum) shall not be required to be fenced or screened. The applicant is proposing a new dumpster area at the eastern edge of the new parking lot. 13. Staff recommends the Board discuss the location of this dumpster area with the applicant. Its placement will likely require haulers to either back in or back out of the parking area, immediately adjacent to the Residential 4 district and single family home to the east. Staff recommends the Board invite the applicant to explore alternatives that would mitigate future hauler noise. E. Modification of Standards. 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, with the exception of side yard setbacks in the Central District 1, 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. As noted above, the applicant is seeking a waiver of the front setback, from the 58’ (50’ along arterial and collector roads in identified in Section 3.06, plus one‐half of the planned ROW (8’, of the 16’) to 30’. Staff considers this request to be reasonable and in keeping with the goals of the Comprehensive Plan. Existing buildings further west along Swift Street has similar setbacks, and a 30’ setback from the existing ROW still leaves 22’ in the event that the City ever pursues the expanded ROW. SD‐20‐25 14. Staff recommends the Board discuss the applicant’s front setback waiver request and provide feedback prior to the applicant advancing to the next stage of review. 5.08 Supplemental Standards for All Commercial Districts A. Development according to commercial district regulations and multifamily development at the residential density specified for the applicable district shall be subject to site plan review, as set forth in Article 14, the purpose of which shall be to encourage innovation of design and layout, encourage more efficient use of land for commercial development, promote mixed‐use development and shared parking opportunities, provide coordinated access to and from commercial developments via public roadways, and maintain service levels on public roadways with a minimum of publicly financed roadway improvements. The applicant indicates in their cover letter that a traffic study is being prepared. As noted above, staff recommends that the traffic study consider the implications of a possible driveway consolidation. B. Multiple structures, multiple uses within structures, and multiple uses on a subject site may be allowed, if the Development Review Board determines that the subject site has sufficient frontage, lot size, and lot depth. Area requirements and frontage needs may be met by the consolidation of contiguous lots under separate ownership. Construction of a new public street may serve as the minimum frontage needs. Where multiple structures are proposed, maximum lot coverage shall be the normal maximum for the applicable district. The applicant has demonstrated compliance for coverage requirements both individually and collectively for the two lots. D. Commercial properties that abut residential districts shall provide a screen or buffer along the abutting line in accordance with Section 3.06(I) of these Regulations. I. Buffer Strip for Non‐Residential Uses Adjacent to Residential District Boundaries. (1) Where a new non‐residential use is adjacent to or within fifty (50) feet of the boundary of a residential district, or where an existing non‐residential use, structure or parking area that is adjacent to or within fifty (50) feet of the boundary of a residential district is proposed to be expanded, altered or enlarged, the required side or rear setback shall be increased to sixty‐five (65) feet. A strip not less than fifteen (15) feet wide within the sixty‐five (65) foot setback shall be landscaped with dense evergreens, fencing, and/or other plantings as a screen. New external light fixtures shall not ordinarily be permitted within the fifteen (15) foot wide buffer area. (2) The Development Review Board may permit new or expanded nonresidential uses, structures and/or parking areas, and new external light fixtures, within the setback and/or buffer as set forth in (1) above, and may approve a modification of the width of the required setback and/or landscaped buffer as set forth in (1) above. In doing so the DRB shall find that the proposed lighting, landscaping and/or fencing to be provided adjacent to the boundary of the residential district will provide equivalent screening of the noise, light and visual impacts of the new non‐residential use to that which would be provided by the standard setback and buffer requirements in (1) above. However in no case may the required side or rear setback be reduced below the standard requirement for the zoning district in which the non‐residential use is located. The applicant is proposing a side setback that exceeds the minimum of 65’ in Section 3.06. Portions of this area have dense landscaping. SD‐20‐25 15. As noted above under Open Space, Staff recommends the Board discuss supplemental landscaping and the establishment of an expanded forested area along the eastern boundary of the property. AFFORDABLE HOUSING DENSITY BONUS A. Purpose. One of the adopted Comprehensive Plan goals is the availability of quality housing and quality affordable housing to attract and retain a qualified work force. The following provisions are established to enable the City of South Burlington to ensure a supply of standard housing available at below‐market rate purchase prices or rents. In this way, a choice of housing opportunities for a variety of income groups within the City can be created in accordance with the Comprehensive Plan and these Regulations. B. Applicability. This section shall apply in any Zoning District in which residential development is permitted, with the exception of the applicable locations defined in Section 18.01 (B)(1) Applicability – Zoning Districts and Locations) of this Article. The subject properties are within the applicable area for this density bonus. C. Density Increase. On a case by case basis and as part of the Planned Unit Development application, the Development Review Board may grant an increase in residential density over the base zoning density, in order to create below market rate housing. The density increases shall be approved on the following criteria and standards: (1) Affordable Housing Development. The Development Review Board may grant a density increase of no more than fifty percent (50%) in the total number of allowed dwelling units for an Affordable Housing Development. The total of Affordable Housing units shall be at least half of the total proposed dwelling units. Where the total proposed dwelling units is an uneven number, the total of below market rate units shall be calculated as at least the total proposed dwelling units, less one (1), divided by two. Such application shall be subject to Article 14, Site Plan and Conditional Use Review, and Article 15, Subdivision and Planned Unit Development Review. (2) Mixed Rate Housing Development. The Development Review Board may grant a density increase of no more than twenty‐five percent (25%) in the total number of allowed dwelling units for a Mixed Rate Housing Development. For each additional market‐rate dwelling unit produced as a result of the density increase, one (1) qualifying comparable Affordable Housing unit must be provided. Such application shall be subject to Article 14, Site Plan and Conditional Use Review, and Article 15, Subdivision and Planned Unit Development Review. D. Criteria for Awarding Density Increase. In addition to the standards found in Article 14, Site Plan and Conditional Use Review, , and Article 15, Subdivision and Planned Unit Development Review, the following standards shall guide the Development Review Board: (1) The density upon which a bonus may be based shall be the total acreage of the property in question multiplied by the maximum residential density per acre for the applicable zoning district or districts. The applicant is requesting that the project be reviewed and approved as a Planned Unit Development, which would allow for the residential density to be allocated across the two properties. The combined project area is 99,450 s.f. The maximum residential density in the Swift Street District is 7 units per acre. The applicant is seeking the available 25% density bonus for the provision of affordable housing as a Mixed Rate Project. This is calculated as indicated in Table 13‐9, below: SD‐20‐25 Table 13‐9 Example of Affordable Housing Bonus Calculation Affordable Project: Mixed‐Rate Project: 50% of Total Units Affordable 25% of Bonus Units Affordable Acres 8.35 8.35 Base Density 12 12 Base Units 100.2* 100.2* Bonus Units 50 25 Total Units 150 125 Net Density 17.98 14.99 Affordable Units 74 13 Market Rate Units 74 112 *Partial units always round DOWN to the lower whole number of units The formula in Table 13‐9 is applied below to the subject property measured to one decimal point: Acres 2.28 Base Density 7 Base Units 16.0 Bonus Units 4 Total Units 20 Net Density 8.77 Affordable Units 2 Market Rate Units 18 (2) Within the Residential 1 and Residential 2 zoning districts, the provisions of this Section 13.14 shall apply only to properties of five (5) acres or more, and the maximum allowable residential density with or without such a density increase shall be four (4) dwelling units per acre. Not applicable (3) Development Standards. (a) Distribution. The affordable housing units shall be physically integrated into the design of the development in a manner satisfactory to the Development Review Board and shall be distributed among the housing types in the proposed housing development in the same proportion as all other units in the development, unless a different proportion is approved by the Development Review Board as being better related to the housing needs, current or projected, of the City of South Burlington. 16. Staff recommends the Board discuss whether any additional information is needed beyond the affordable units being in the same building with the market rate units to demonstrate compliance with this criterion. (b) Minimum Floor Area. Minimum Habitable Area per affordable dwelling unit shall be no smaller 70% of the amount of the Habitable Areas of than comparable market‐rate units in the housing development. 17. Staff recommends the Board require the applicant to demonstrate compliance with this criterion at the next stage of review. (c) Plan for Continued Affordability. The standards set forth in Section 18.01(D)(2) shall apply. SD‐20‐25 (4) Administration. The City of South Burlington Housing Authority, if any, the City Manager and/or his/her designees, or a bona fide qualified non‐profit organization shall be responsible for the on‐going administration of the affordable housing units as well as for the promulgation of such rules and regulations as may be necessary to implement this program. The Housing Authority or non‐profit organization will determine and implement eligibility priorities, continuing eligibility standards and enforcement, and rental and sales procedures. E. Housing Types. The dwelling units may at the discretion of the Development Review Board be of varied types including one‐family, two‐family, or multi‐family construction, and studio, one‐bedroom, two‐bedroom, three‐bedroom and four‐bedroom apartment construction. 18. Staff recommends that the Board have the applicant present their general approach to meeting the criteria for the Affordable Housing Density bonus at this stage of review, to provide overall feedback, and to have the applicant present how the specific standards will be met at the preliminary plat stage. BICYCLE PARKING Short‐term. 105 Swift St: A minimum of four short‐term bicycle parking spaces are required for the new building at 105 Sift Street. The applicant is proposing 5 U‐racks, which would provide 10 short‐ term spaces. 99 Swift Street. The plan indicates a rack (existing) in the grassed/wooded area between the street and parking area. This rack is not compliant with the locational or design requirements of the LDRs. The applicant has not provided the total s.f. of the existing building to determine the required number of short‐term spaces. 19. Staff recommends that the Board direct the applicant to address the short‐term bicycle requirements for the building at 99 Swift Street as part of their Preliminary Plat application. Long‐term. 105 Swift Street. The applicant has indicated that they will provide 20 long‐term bicycle parking spaces as required in the LDRs on the ground floor of the building. The applicant should provide details demonstrating compliance as part of the final plat review. 99 Swift St. n/a RECOMMENDATION Seek clarification on the questions raised above. Respectfully submitted, Paul Conner, Director of Planning & Zoning 105 Swift Street99 Swift Street109 SwiftStreet85 Swift Street10 FarrellStreetFarrell ParkEast Woods Natural Area DSMDSMSAL1" = 20'19130C1.0JUN., 2020LOCATION MAP1" = 2000'NINETY NINE SWIFTSTREETASSOCIATES, LLC99 SWIFT STREET SOUTH BURLINGTONVERMONT 05403105 SWIFT STREETEXISTINGCONDITIONS SITEPLANACE105 SWIFT STREETSOUTH BURLINGTON VTNOTES1. UTILITIES SHOWN DO NOT PURPORT TO CONSTITUTE OR REPRESENT ALL UTILITIESLOCATED UPON OR ADJACENT TO THE SURVEYED PREMISES. EXISTING UTILITYLOCATIONS ARE APPROXIMATE ONLY. THE CONTRACTOR SHALL FIELD VERIFY ALLUTILITY CONFLICTS. ALL DISCREPANCIES SHALL BE REPORTED TO THE ENGINEER.THE CONTRACTOR SHALL CONTACT DIG SAFE (888-344-7233) PRIOR TO ANYCONSTRUCTION.2. THIS PLAN IS NOT A BOUNDARY SURVEY AND IS NOT INTENDED TO BE USED AS ONE.MONUMENTATION RECOVERED IS CONSISTENT WITH RECORDED DOCUMENTS.3. PROPERTY LINE INFORMATION IS BASED ON A PLAT ENTITLED "A PLAT OF SURVEYNINETY NINE SWIFT STREET ASSOCIATES, LLC" PREPARED BY CIVIL ENGINEERINGASSOCIATES DATES APRIL 11, 2019.4. SITE INFORMATION IS BASED ON A FIELD SURVEY PERFORMED BY CIVILENGINEERING ASSOCIATES, INC APRIL 2019. CIVIL ENGINEERING ASSOCIATES, INC.SURVEY ORIENTATION IS "GRID NORTH", VERMONT COORDINATE SYSTEM OF 1983(HORIZONTAL) AND NAVD88 (VERTICAL) ESTABLISHED FROM GPS OBSERVATIONSON SITE.5. THIS PROPERTY FALLS WITHIN THE COMMERCIAL - SWIFT STREET ZONING DISTRICT.LEGENDOEG100EXISTING CONTOUREXISTING CURBEXISTING FENCEEXISTING GRAVELEXISTING PAVEMENTEXISTING SWALEEXISTING OVERHEAD ELECTRICEXISTING GASPROJECT BENCHMARKEXISTING UTILITY POLEEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREEEDGE OF BRUSH/WOODSSETBACK LINEPROPERTY LINEIRON ROD/PIPE FOUNDSTREAMSTSTWEXISTING STORMEXISTING GRAVITY SEWEREXISTING TELEPHONEEXISTING WATERUEEXISTING UNDERGROUND ELECTRICEXISTING WELLWSOUTH BURLINGTONBURLINGTONPROJECTLOCATION897P:\AutoCADD Projects\2019\19130\1-CADD Files-\dwg\19130-Site.dwg, 6/22/2020 1:13:44 PM DSMDSMSAL1" = 20'19130C2.0JUN., 2020LOCATION MAP1" = 2000'NINETY NINE SWIFTSTREETASSOCIATES, LLC99 SWIFT STREET SOUTH BURLINGTONVERMONT 05403105 SWIFT STREETPROPOSEDCONDITIONSSITE PLANSOUTH BURLINGTONBURLINGTONPROJECTLOCATIONACE105 SWIFT STREETSOUTH BURLINGTON VT897ZONING REQUIREMENTS:COVERAGECATEGORYBUILDINGSTOTALREQUIRED40%70%EXISTINGSETBACKSREAR YARDZONING DISTRICT: SWIFT STREET (SW)0%1%30'N/AFRONT YARD30'*N/AMIN. LOT SIZESIDE YARD10'N/APROPOSED38.1%14.7%125'30'19'20,000 SF 45,255 SF105 SWIFT STREET - PARCEL ID 1700-0010545,255 SFFRONT YARD SETBACK-- 8% 21.3%ZONING REQUIREMENTS:COVERAGECATEGORYBUILDINGSTOTALREQUIRED40%70%EXISTINGSETBACKSREAR YARDZONING DISTRICT: SWIFT STREET (SW)14%65%30' 31'FRONT YARD30' 93'MIN. LOT SIZESIDE YARD10' 15'PROPOSED68%14%20,000 SF 54,160 SF99 SWIFT STREET - PARCEL ID 1700-0009954,160 SFFRONT YARD SETBACK-- 22% 30%31'93'15'This project is located within the SPA for the Champlain Water DistrictWSID VT0005092. In the event of a hazardous spill or release duringfuture construction or any proposed activities at this site, the Applicantshould notify the public water system and have the water system'scontact information readily available at the project site and with theproject contractor(s).* = WAIVER REQUEST FROM 58'P:\AutoCADD Projects\2019\19130\1-CADD Files-\dwg\19130-Site.dwg, 6/25/2020 9:05:51 AM10 Farrell StreetUVM Agricultural CollegeVermont Gas SystemsFarrell Parkn/f Lussier DATE: 06.24.2020S O U T H B U R L I N G T O NSWIFT STREETCOPYRIGHT © 2020 ALL RIGHTS RESERVED DUNCAN • WISNIEWSKI ARCHITECTUREA Professional CorporationSCHEMATIC DESIGNDuncanWisniewskiAERUTCETIHCRBURLINGTON, VERMONTT: 802.864.669305401SOUTH CHAMPLAIN STREET A2-1.0 255DRAWN: ABC, SBWEST ELEVATIONScale: 1/8" = 1'-0"216ELEVATOR PENTHOUSE BEYONDSUN SHADE, GALV. BRACKETS, WOOD SLATS, PERFORATED METAL SCREEN25FIBERGLASS WINDOWS, TYP126SCUPPER22SOUTH ELEVATIONScale: 1/8" = 1'-0"3FLOOR 1219'-6"FLOOR 2230'-0"FLOOR 3240'-6"P1.0209'-0"10'-6"10'-6"10'-6"2'-2"33'-8"34162BUILDING SIGNSTONE VENEER PLANTER BOXELEVATOR PENTHOUSEFIBERGLASS WINDOWS, TYPSTAINLESS METAL FLASHINGGALVANIZED MTL GUARD RAILS W/ PERFORATED METAL PANELS, W/ WD TOP214RETAINING WALL4SUN SHADE, GALV. BRACKETS, WOOD SLATS, PERFORATED METAL SCREEN, TYPPARAPET WALL BEYONDNORTH ELEVATIONScale: 1/8" = 1'-0"1FLOOR 1219'-6"FLOOR 2230'-0"FLOOR 3240'-6"P1.0209'-0"10'-6"10'-6"10'-6"3'-0"34'-6"31652BUILDING ADDRESSRETAINING WALLELEVATOR PENTHOUSE BEYONDPORCH BEYOND, TYPFIBERGLASS WINDOWS, TYP1461FIBER CEMENT OR ENGINEERED WOOD LAP SIDING, ALTERNATING FIELDS OF 4", & 8" EXPOSURE2FIBER CEMENT PANEL3SLATE SIDING4VERTICAL WOOD SHIP LAP SIDING5EXPOSED CONCRETESYNTHETIC TRIMEXTERIOR SIDING KEYEAST ELEVATIONScale: 1/8" = 1'-0"41ELEVATOR PENTHOUSE BEYONDSUN SHADE, GALV. BRACKETS, WOOD SLATS, PERFORATED METAL SCREEN26122222 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.comCIVIL ENGINEERING ASSOCIATES, INC.ACELOCATION MAPNOT to SCALEP1NINETY NINE SWIFTSTREET ASSOCIATES, LLC105 SWIFT STREET, SOUTH BURLINGTON, VTPLAT of SURVEYDRAFTfor ReviewRECEIVED FOR RECORDING IN THE LAND RECORDS OF THE CITYOF SOUTH BURLINGTON , VERMONT, AT______________ O'CLOCKON THE ______ DAY OF __________, 20_____.ATTEST: ____________________________, CITY CLERKORIGINAL INK on MYLARTo the best of my knowledge and belief this plat depictsthe results of a survey conducted by me as described in"Survey Notes" above, based upon our analysis of landrecords and evidence found in the field. Existingboundaries shown are in substantial conformance with therecords, except as noted. This plat is in substantialcompliance with 27 VSA 1403, "Recording of Land Plats".This statement valid only when accompanied by myoriginal signature and seal.____________________________________________________Rebecca Gilson, PLS VT LS 109314- Survey Notes -1. Purpose of this survey is to retrace, monument and document the boundaries of an existing parcelof land deeded to Ninety Nine Swift Street Associates, LLC by warranty dated May 23, 2018recorded Vol. 1422 Pg. 273 of the City of South Burlington Land Records. Other neighboringproperty lines and buildings shown MAY be approximate only, and are shown for informationpurposes only.2. Field survey was conducted spring 2019 and consists of a closed-loop traverse utilizing anelectronic total station instrument. Bearings shown are from Grid North, Vermont CoordinateSystem of 1983, based upon our GPS observations on or adjacent to the site (Reference FrameNAD83 (2011, Epoch 2010)).3. Iron pipes shown as “found” are typically labeled with inside diameter, rods with outside diameter,unless otherwise indicated. Condition of pipes, rods and markers found are “good” unlessotherwise noted. Corners denoted “Proposed” shall typically consist of 5/8” diameter rebarcapped with aluminum disks stamped “Civil Engineering Assocs. - VT LS 597 & VT LS 109314”,typically set flush with existing grade.4. Not being within the scope of this survey, Civil Engineering Associates, Inc. has conducted noinvestigation whatsoever respecting whether or not the property and each component thereof is incompliance with state or local permits.5. Utilities shown do not purport to constitute or represent all utilities located upon or adjacent to thesurveyed premises. Any utility locations shown are approximate only. Buried utilities shown aredepicted based solely on surface indications. Actual locations may vary. Contact Dig Safe(888-344-7233) prior to any construction.6. Swift Street is a 3 rod (49.5') wide public right of way per Burlington Highway and Roads Volume 1,Page 14. Alteration--Burlington Highway and Roads Volume 1, Page 38.7. Triangular leach field isolation easement and right-of-way area benefiting 105 Swift Street. Vol. 560Pg. 639 and Vol. 560 Pg. 641.1897PROJECTLOCATION- Referenced Plats or Plans -A. "Property Line Adjustment Between John R. & Janice M. Gingras &James R. & Marilyn F. Lynch", prepared by A. W. Harris & Associates,dated September 1989, last revised July 1991, Map Slide 405.B. "Property Survey; Victor A. Menard", prepared by EngineersIncorporated of Vermont, dated July 1969, Map Slide 92.C. "Plat of Survey; Town of South Burlington, Vermont", prepared byWebster-Martin, Inc., dated May, 25, 1966, Map Slide 83.RIGHT OF WAY LINEEXISTING CURBEXISTING FENCEEXISTING GRAVELEXISTING PAVEMENTOTHER PROPERTY LINESUBJECT PROPERTY LINE- Legend -EDGE OF BRUSH/WOODSCAPPED/IRON PIPE FOUNDCPF/IPFCAPPED REBAR PROPOSEDCRPNOW OR FORMERLYn/fABOVE/BELOW GRADEAG/BG 10 Mansfield View Lane Phone: 802-864-2323 South Burlington, VT 05403 Fax: 802-864-2271 E-Mail: dmarshall@cea-vt.com @90 !> !,=7, 0090# 0A07:;809?$0A40B#7,990= 4?D:1%:@?3@=7492?:9 :=>0?%?=00? %:@?3@=7492?:9(0=8:9? 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If you should have any questions, please feel free to contact me at 864-2323 x310. Respectfully, David S. Marshall, P.E. Project Engineer Attachments: Sketch Plan Application Application Fee of $963 ($350 Base Fee +$13 + $25x first 2 units + $50/unit for units 3-9 (7) + $25/unit for remaining 10 units) List of Abutters Sketch Plan Submittal Compliance Narrative Design Standards Review Narrative 1 set of 11" x 17" plans, 3 sets of full size plans, and 1 digital copy C1.0 Existing Conditions Site Plan Date June, 2020 no revision C2.0 Proposed Conditions Site Plan Date June, 2020 no revision A2-1.0 & 1.1 Building Elevations P-1 Plat of Survey – April 11, 2019 cc: S. Theriault ((w/ enclosures, 11x17 plans); CEA File 19130.00 (w/ enclosure) #+@?:#=:50.?>+ + + #0=84??492+ :.,7;;74.,?4:9>+ %60?.3+%60?.3:A0= 0??0=/:. Respectfullyy, DDDDaDDDDDDDDDDDDDDDDDDDDDDDDvid S. Marshall, P.E. P j t E i