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Home My WebLink AboutAgenda 07_SD-20-27_570 Shelburne Rd_TPG Architecture_SK#SD‐20‐27 Staff Comments 1 1 of 5 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD‐20‐27_570 Shelburne Rd_Architect_SK_2020‐09‐ 01.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: August 26, 2020 Plans received: July 17, 2020 570 Shelburne Street Sketch Plan Application #SD‐20‐27 Meeting date: September 1, 2020 Owner Heathcote Associates, LLP 411 Theodore Fremd Ave, Suite 300 Rye, NY 10580 Applicant TPG Architecture c/o Stonefield Engineering & Design 92 Park Ave Rutherford, NJ 07070 Property Information Tax Parcel 1540‐00570 Commercial 1‐Residential 15 Zoning District Traffic Overlay District, Transit Overlay District, Urban Design Overlay District 9.79 ac Engineer Stonefield Engineering & Design 92 Park Ave Rutherford, NJ 07070 Location Map #SD‐20‐27 Staff Comments 2 2 of 5 PROJECT DESCRIPTION Sketch plan application #SD‐20‐27 of TPG Architecture to amend a previously approved plan for a 101,838 sf shopping center in two (2) buildings. The amendment consists of constructing a 3,250 sf financial institution with remote drive‐up ATM and canopy, 570 Shelburne Road. PERMIT HISTORY The Project is located in the Commercial 1‐Residential 15 (C1‐R15) Zoning District. It is also located in the Transit Overlay District, Traffic Overlay District and the Urban Design Overlay District. The most recent site plan approval for the PUD took place in 2017 and was an approval to change the approved uses. 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. Numbered items for the Board’s attention are in red. CONTEXT This application is to add an additional principal building. New buildings are required to comply with the standards of the Urban Design Overlay District. The project will also be subject to PUD standards, site plan standards, and Traffic Overlay Standards. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions C1‐R15 Zoning District Required Existing Proposed Min. Lot Size 40,000 SF 424,554 sf 424,554 sf Max. Building Height 5 stories 2 stories No change Max. Building Coverage 40% 24% 24.7% X Max. Overall Coverage 70% 88.4% 88.0% X Max. Front Setback Coverage 30% 36% 36% Min. Front Setback, Shelburne St1 20 ft. Apprx. 180 ft. 33 ft. Min. Front Setback, Farrell St 30 ft. Unknown, < 30 ft No change Min. Side Setback 10 ft. Unknown, > 10 ft No change Min. Rear Setback 30 ft. N/A N/A 1. Project is in urban design overlay district which has a minimum front setback of 20 ft. If the project were not in the urban design overlay district, the standard setback in C1‐R15 would be 30 ft.  Zoning compliance X does not meet requirement, see discussion below 1. The applicant is proposing to decrease overall coverage to bring the property closer to compliance, but does not to achieve the maximum allowable of 70%. They are proposing to maintain the existing front setback and front setback coverage nonconformities. Since in all #SD‐20‐27 Staff Comments 3 3 of 5 cases the existing nonconformity is either unchanged or reduced, and where unchanged it is unchanged because no modifications are being made to the nonconforming portion of the lot, and the project otherwise strives to meet the regulations and purpose of the Urban Design Overlay District, Staff recommends the Board allow the proposed coverages and setbacks. Urban Design Overlay District The subject property lies in the Urban Design Overlay District. As outlined in Section 10.06 the purpose of the Urban Design Overlay District is to recognize the impact of simple design principles and to reflect a design aesthetic that fosters accessibility and creates civic pride in the City’s most traveled areas and gateways, while furthering the stated goals of the City’s Comprehensive Plan. The Urban Design Overlay District aids in fulfilling the City’s vision for the Southwest quadrant, which is to enable infill and conversion development, encourage pedestrian movement, serve local and regional shopping and employment needs, and make use of existing public transportation. The City intends for the applicable areas to provide safe and inviting access to adjacent neighborhoods. Standards pertain to entries, glazing, heights, setbacks and landscaping. Based on the information provided, it appears the requirements pertaining to glazing, heights, setbacks and landscaping are met. 2. The standards pertaining to entries require that at least one entry faces the primary road, serve as a principal entry, and have a direct, separate walkway to the primary road. This walkway shall be at least eight (8) feet in width and may meander for design purposes, but must serve as a pedestrian‐oriented access. The proposed walkway does not extend directly from the primary road to the entrance, and instead extends from the portion of the existing sidewalk along the site entry drive. Staff considers a direct sidewalk would better foster accessibility from the street, and once the front setback coverage calculation is updated, would likely be allowable in terms of lot and front setback coverage. Staff recommends the Board advise the applicant to realign the sidewalk so that it extends directly to the sidewalk on Shelburne Street, and to make modifications to the existing hedge and fence to accommodate the change. Traffic Overlay District The subject property lies in the Traffic Overlay District Zone 1. As outlined in Section 10.02 of the LDRs, the purpose of the Traffic Overlay District is to provide a performance‐based approach to traffic and access management associated with development and re‐ development of properties in high traffic areas of the City. It is the further purpose of the Traffic Overlay District to provide a means by which the allowable uses and the arrangement and intensity of uses on a given parcel may be regulated, above and beyond District regulations, based on traffic generated and impacts on City access management goals. It is the further purpose of the Traffic Overlay District to provide incentives to improve site design and access management during the development and redevelopment process, in keeping with the goals and objectives of the City's Comprehensive Plan. Max Overall Traffic Generation (Traffic Budget) = size of lot x max. traffic generation rate = 424,554 x 15/40,000 = 159 trips Based on a total existing retail square footage of 98,510 sf and a land use of “Shopping Center” (LUC 820), Staff estimates the existing trip generation is 279 trips per PM peak hour. The proposed bank increases the trips by 7 to 286 trips. The applicant may not increase the number of trips without providing mitigation for the difference between the proposed total and the budget (in this case, estimated to be 127 trips). 3. Since based on this initial estimate the project already exceeds the budget and trips are proposed to increase, a traffic study and mitigation pursuant to 10.02H and Appendix B will be required. Staff recommends the #SD‐20‐27 Staff Comments 4 4 of 5 Board direct the applicant to prepare a detailed traffic study, and authorize technical review of the traffic study, to be completed prior to the next application for the project. PUD & SUBDIVISION STANDARDS As a PUD, the applicant must meet the standards of Article 15. PUD standards pertain to water and wastewater capacity, natural resource protection, traffic, visual compatibility with the surrounding area, open space, fire protection, relationship to the Comprehensive Plan, and public infrastructure. Water is supplied by South Burlington. As the sketch plan does not contain information on proposed water lines, no comments were provided by the South Burlington Water Department. Likewise the Director of Public Works had no comments on the plan as presented at this sketch plan level of review. There are no natural resources on the property. Traffic is discussed above. Staff considers the building’s architecture, with both vertical and horizontal plane shifts and multiple materials, to be unique to this area but not incompatible. Open spaces are not present on the site and no opportunities for contiguous open spaces exist. The Fire Chief reviewed the plans on August 10, 2020 and indicated there were no comments related to DRB review. Staff considers the project supports the infill and pedestrian oriented goals of the southwest quadrant in the comprehensive plan. Aside from pedestrian access to Shelburne Street, discussed above, Staff considers the project has no significant impacts to public infrastructure. SITE PLAN STANDARDS General site plan review standards relate to relationship to the Comprehensive Plan, relationship of structures to the site (including parking), compatibility with adjoining buildings and the adjoining area. Specific standards speak to access, utilities, roadways, and site features. Access and Circulation Under existing conditions, the project area consists of a paved parking lot. As a vehicle enters the shopping center from the Shelburne Street entrance and turns south towards the project area, there are no breaks in the curb until the far end of the project area. Under proposed conditions, the applicant is adding two additional breaks in the curb, for a total of three in the project area. 4. The first of these breaks is within two car lengths of the turn, and is for the purpose of dumpster pick up. Staff considers this location to be problematic in terms of access because any trash truck will block the entire southern portion of the shopping center. Staff recommends the Board discuss with the applicant whether they actually need a dumpster for the proposed use, or whether the new building can use totes or share existing dumpsters with the other buildings. If the applicant feels strongly that they need a dumpster, Staff considers it needs to be in a different location. 5. The second and third curb breaks are for vehicular use and are proposed to be located opposite landscape islands. Staff considers this configuration creates unsafe conditions for drivers and #SD‐20‐27 Staff Comments 5 5 of 5 recommends the Board advise the applicant to reconfigure the parking lot to align curb breaks with drive aisles on the opposite side of the driveway. To achieve this, it may be advantageous or even necessary to create one‐way circulation, which would have the additional benefit of eliminating hairpin turns into the drive through area. In support of this modification, Staff considers it may be necessary to take a slightly creative approach to meeting the 10% interior parking lot landscaping requirement. Staff recommends the Board discuss this realignment with the applicant, provide direction on circulation patterns, and guidance on whether landscape areas on the perimeter of the project area may count towards interior parking lot landscaping. Landscaping and Screening Requirements The applicant should demonstrate compliance with minimum required landscaping budget using trees and shrubs, 10% interior parking lot landscaping, provision of the required number of shade trees, snow storage, and other requirements of 13.06 as part of the next stage of review. Low Impact Development As the project is on a parcel containing more than ½ acre of impervious and more than 5,000 sf will be disturbed, the applicant will be required to comply with 12.03 Stormwater Management Standards. OTHER Exterior Lighting 13.07B(2) prohibits excessive spillover of light to nearby properties. The applicant must provide a photometric drawing and lighting cut sheets at the next stage of review. Signage The applicant has included signage information in their application for the Board. Staff notes signage is subject to separate ordinance and may not be shown on the plans for Board approval. RECOMMENDATION Staff recommends that the Board discuss the issues identified herein with the applicant and conclude the meeting. 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1/2"3'-7 1/2"3'-0 1/2"10'-8"42'-8 1/2"2'-0"3'-8"6'-0"3'-8"A-1.00PROPOSED PLANJPMORGAN CHASE BANK 570 Shelburn Rd1520363-006/29/2020PROJECTSEALSCALEPROJECT NO.DATEDRAWINGIN CONSIDERATION OF RECEIVING DRAWINGS FROM TPG ARCHITECTURE LLP INAN ELECTRONIC FORM, THE RECIPIENT AGREES, TO THE FULLEST EXTENTPERMITTED BY LAW, TO HOLD HARMLESS AND INDEMNIFY TPG ARCHITECTURELLP FROM AND AGAINST ALL CLAIMS, LIABILITIES, LOSSES, DAMAGES, ANDCOSTS, INCLUDING BUT NOT LIMITED TO ATTORNEY'S FEES, ARISING OUT OF,OR IN ANY WAY CONNECTED WITH THE USE, RE-USE, MIS-USE, MODIFICATION,OR MISINTERPRETATION OF THE MACHINE-READABLE INFORMATION PROVIDEDBY TPG ARCHITECTURE LLP UNDER THIS AGREEMENT.TPG ARCHITECTURE, LLP132 WEST 31ST STREET, 5TH FLOOR, NEW YORK, NY 10001212.768.0800 | TPGARCHITECTURE.COM31 PENN PLAZADOB PAGENYC DOB NO.CAD FILE NO.DWG NO.GATEWAYSouth Burlington, VTNOT FOR CONSTRUCTION1PROPOSED PLANSCALE: 1/4"=1'-0" T.O. 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