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HomeMy WebLinkAboutAgenda 06_SD-22-11_760 Shelburne Rd_Bourne #SD-22-11 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD-22-11_760 Shelburne Road_Bourne_SK_SC_2022-08- 02.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: July 28, 2022 Application received: June 17, 2022 760 Shelburne Road – Gary Bourne Sketch Plan Application #SD-22-11 Meeting Date: August 2, 2022 Owner Gary J. Bourne & 764 Shelburne Road, LLC 414 West Grove Middleboro, MA 02346 Applicant Jeff Nick 29 Church Street, 3rd Floor Burlington, VT 05401 Property Information Tax Parcels 1540-00760, 1540-00764, 1700-00031 Commercial 1-R15 Zoning District, Traffic Overlay District, Transit Overlay District, Urban Design-Secondary Node Overlay District Parcel size: 1.43 acres Location Map #SD-22-11 PROJECT DESCRIPTION Sketch plan application #SD-22-11 of Gary Bourne to create a General Planned Unit Development consisting of consolidating three existing lots into one lot, removing three existing buildings and fully redeveloping the resulting 1.39 acre lot with a 3,500 sf financial institution, a 2,500 multi-tenant commercial building, and a 3-story 27-unit multifamily building, 760 Shelburne Road. PERMIT HISTORY This project consists of three existing lots currently developed with a restaurant, a convenience store, a service station, and an auto & motorcycle service and repair use. Currently the only occupied use is the auto & motorcycle service and repair use. The other two lots have been vacant for some time. None of the three properties has received any approvals more recently than 2012. 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. This project can only meet the regulations if it applies for approval as a General Planned Unit Development. The PUD regulations are significantly changed since the Board’s last review of a new PUD, therefore Staff has taken extra time to provide context and purpose statements to enhance the Board’s understanding of the regulations. General PUDs are subject to the requirements of 15.C.04 and 15.C.07, as well as site plan review standards, general provisions, and supplemental regulations as applicable. A) PLANNED UNIT DEVELOPMENT The applicant is proposing one lot for all three buildings. However, this is not currently allowed under the LDR (see 3.09). Instead, the applicant’s proposal requires creation of three lots, one for each principal structure, and modification of the minimum lot size because the LDRs prohibit more than one principal unrelated building on a lot and the minimum lot size in the C1-R15 zoning district is 3 acres and 2,900 sf per unit for multifamily residential. Modifications of lot sizes is potentially allowable if the project is reviewed as a PUD. 15.C.03 Planned Unit Development Review All PUDs are subject to master plan review unless the DRB waives the requirement. The Board may waive this requirement for a PUD of less than four acres to be developed in a single phase of no more than three years. 1. Staff recommends the Board discuss with the applicant whether they are seeking waiver of the requirement for a master plan. Staff notes the advantage of a master plan is vesting of the regulations at the time of master plan approval and the ability to phase the construction of buildings. There is a list of specific application requirements for PUD review. These requirements must be met at the preliminary plat stage of review, and include demonstration of compliance with the comprehensive plan. There are three types of PUD. The potentially applicable PUD type for this project is a general PUD, #SD-22-11 described in LDR 15.C.07. General PUDs are a type of planned development that allows for relief from the strict dimensional standards for individual lots in order to encourage innovation in design and layout and efficient use of land consistent with the Comprehensive Plan. The current PUD regulations include specific objectives for Planned Unit Developments as a whole, and specific objectives for each PUD type. 15.C.07B General PUD Description, Purpose, and Characteristics. A. General PUD is a type of planned development that allows for relief from the strict dimensional standards for individual lots in order to encourage innovation in design and layout and efficient use of land consistent with the Comprehensive Plan. Defining characteristics of a General PUD include well-planned, -sited, and -designed development projects that:  Conform to the goals in the City of South Burlington Comprehensive Plan and South Burlington City Council’s Resolution on Climate Change dated August 7, 2017.  Support and enable affordable housing development.  Contribute to the City’s economic vitality, in response to changing markets and consumer demand, by providing needed housing, goods, services, and employment opportunities.  Redevelop underperforming properties and commercial strips (retrofits), contaminated sites (brownfields), and large expanses of parking (gray fields) into more compact forms of walkable, pedestrian-oriented, mixed-use development.  Extend or re-establish existing street, sidewalk, and recreation path connections.  Incorporate a density of development that supports walkable residential, mixed use, and transit-oriented development, compatible in design with the surrounding area.  Improve the physical appearance, walkability, and amount of civic and green space within existing residential neighborhoods, commercial centers, and commercial strip development.  Introduce missing or complementary uses, facilities, services, amenities, or civic space intended to serve the immediate and surrounding area.  Foster context-sensitive transitions among and between neighborhoods, commercial areas, mixed use areas, civic spaces, and natural resource areas. Staff calls the Board’s attention to the objective of dense, walkable, residential and mixed use development, and to the objective of redevelopment. In addition, 15.C.01 (applicable to all PUD types) indicates that PUDs are expected to adhere to higher standards of design than subdivisions or site plans. The General PUD allows the DRB to reduce, modify, or waive dimensional standards otherwise applicable to the site. The Regulations use the Development Context analysis as the foundation for the Board’s authority to grant these modifications as follows. 15.C.07F General PUD Compatibility and Context Analysis All General PUDs must provide an analysis of the development context of the area within ¼ mile of the project in order to evaluate compatibility of the PUD with the surrounding area. The LDR defines the development context as either what is around a property if it has been developed under regulations adopted in the last decade, or under the current regulations if it has not yet been redeveloped. If there is a single family neighborhood within the applicable area, the design is required to be sensitive to the characteristics of that development as well. This analysis is required to be a primary consideration in PUD project design, and is subject to DRB review and approval. The analysis must include a map and narrative, and provide a description of #SD-22-11 how the project is compatible with the existing and planned character of the surrounding area, the infrastructure, and the development patterns. Staff considers the planned character of the area to be strongly driven by the standards of the urban design overlay, and also by the recommended bike/ped improvements in the Queen City Park Road corridor. The applicant has provided an initial pass at the required context analysis. However there is no analysis of how the proposed project is compatible with the context analysis or how the required waiver better achieves the standards above based on the context analysis. 2. Staff recommends the Board discuss with the applicant how they will develop the project proposal to take the character of the area into consideration. 15.C.07G. General PUD Dimensional Standards. (2) In response to the existing or planned Development Context in the Planning Area, the DRB may modify, reduce, or waive one or more applicable dimensional standards as necessary to: (a) Accommodate reductions in the available area associated with infill or redevelopment, that result in insufficient acreage to meet applicable dimensional standards; or (b) Allow for more creative and efficient subdivision and site layout and design that advances the purposes of the underlying zoning district and/or the goals of the Comprehensive Plan, particularly in response to existing site limitations that cannot be eliminated; or (c) Ensure that the pattern and form of proposed development is compatible with existing or planned Development Context in the Planning Area determined under 15.C.07(F) and to Transition Zone standards in 15.C.04(E); or (d) Allow for greater energy efficiency, use of alternative energy, green building design, or otherwise furthering of the South Burlington City Council’s Resolution on Climate Change dated August 7, 2017. (3) Context shall be determined by the existing or planned Development Context in the Planning Area under Section 15.C.07(F) and (G). The authority above provides context for the Board’s authority to modify, reduce, or waiver the applicable dimensional standards. 3. Staff recommends the Board ask the applicant to describe how, in response to the planned Development Context in the Planning Area, the required modification better achieves the General PUD objectives above. 15.C.07H Development Density This project involves 1.43 acres. At an allowable density of 2,900 sf per unit, the parcel has a base density of 21 units. The applicant is proposing 27. For every one inclusionary unit, the applicant may construct one additional market rate unit beyond the base density. Since these are proposed to be rental units, two inclusionary units are required, bringing the allowable total to 23 units. 4. Staff recommends the Board ask the applicant to describe whether they propose to obtain the additional required density through transfer of development rights or through the addition of inclusionary units beyond the required minimum. If the units are proposed to be obtained through the additional of inclusionary units, the applicant will be required to demonstrate compliance with 18.01C(2) pertaining to the character, size, and integration of inclusionary units. If the units are #SD-22-11 proposed to be obtained through the use of TDRs, that option would only be available if the Planning Commission approves the draft amendments under consideration (public hearing August 8, 2022), the Council warns a public hearing on said amendments, and the applicant’s Master Plan or preliminary plat is received after this date. 15.C.07I General PUD Standards Civic Spaces and Site Amenities The applicant must provide civic spaces for the proposed residential and commercial buildings. Staff estimates the applicant must provide at least 4,330 sf of civic spaces or site amenities. These spaces should be of high quality and integrated into the design and be compatible with the existing or planned Development Context. 5. Staff recommends the Board discuss with the applicant their proposal for the required civic spaces or site amenities. As shown, the applicant has only provided for approximately 2,120 sf of civic spaces or site amenities Housing Mix For developments creating more than four units, a mix of housing types differentiated by number of bedrooms per unit is required. Demonstration of compliance with this criterion is required at the preliminary plat stage of review. B) URBAN DESIGN OVERLAY DISTRICT A. Purpose. It is the purpose of the Urban Design Overlay District 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 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. Staff includes this purpose statement as context for the character analysis discussed above. The location of the UDO is along Shelburne Road, and includes primary and secondary nodes. The majority of the involved lands is located within a secondary node. In the below screen shot, the orange corridor is the UDO, the light blue dot is the secondary node, and the blue square approximates the subject properties. #SD-22-11 Applicable standards include the following.  Buildings must have a street-facing principal entrance with a direct connection to the street. The provided drawing indicates a street-facing principal entrance for the corner building but not the other buildings.  60% of the width of the building facing the street must consist of glazing.  Buildings must have the appearance of at least two stories. The provided elevations for the Shelburne Road building do not have the appearance of two stories.  There must be a significant architectural feature at the corner of the corner building. The provided elevations for the Shelburne Road building do not have a significant architectural feature at the corner.  Front setbacks are 20-ft. The applicant has shown a setback of 10-ft for the corner building, approximately 15-ft for the second building on Shelburne Road and approximately 20-ft for the building on Swift Street. 6. Staff recommends the Board discuss with the applicant how they will modify their plans to meet the required standards. As discussed above, conformity with the planned character of the area is a required element of PUD review. The residential building is proposed to be three stories. C) SITE PLAN REVIEW 14.06 General Review Standards General site plan review standards pertain to relationship of proposed structures to the site, relationship of structures and site to the adjoining area, and site amenities. Staff considers the general PUD requirements to largely overlap the general site plan review standards and that additional discussion by the Board beyond that which is included above is not needed at this time. 14.07 Specific Review Standards Specific site plan review standards pertain to environmental protection, site design features, access and circulation, building form, streetscape, access to abutting properties, utility services, and disposal of waste. 13.02F requires cross-lot connections between all commercial lots: “All commercial lots located adjacent to other commercial lots must provide a driveway connection to any adjacent commercial #SD-22-11 lot.” The existing properties are connected to the adjoining commercial lot to the south as required, and are separated from the adjoining commercial lot to the east by a narrow (and level) grass strip. 7. The applicant has proposed to remove the existing connection to the south and is not proposing a connection to the east. It does appear the applicant has provided a pedestrian walkway to the adjoining property to the south that does not actually connect. Staff recommends the Board direct the applicant to provide connections to adjacent lots as required by the LDR. Such a connection should be designed to facilitate users of multiple properties to travel between properties and not be an attractive cut-through for users of the main roadway. The applicant is proposing a remote ATM on the property. In conversations with Staff, the applicant has considered a handful of different possible configurations for where to place the ATM in a manner that is convenient but does not obstruct use of the property. Staff recommends the Board invite the applicant to discuss the subject. The project is located in the traffic overlay district zone 1 and is limited to 15 trips per acre, or the previously approved trip generation as long as the proposed project does not exceed the trips generated by the previous approval. The applicant has submitted an initial analysis of trip generation concluding the number of trips will be reduced from the previous approval. Staff does not have any immediate concerns with the existing trip analysis and acknowledges that the proposed trip analysis will evolve as the project design is refined, therefore recommends the Board review the traffic generation estimates at the preliminary plat stage of review. RECOMMENDATION Staff recommends the Board discuss the project with the applicant and conclude the meeting. Respectfully submitted, Marla Keene, Development Review Planner APPLICATION FOR SUBDIVISION SKETCH PLAN REVIEW 760 Shelburne Road, 764 Shelburne Road & 31 Swift Street June 17, 2022 The following information has been prepared by Lamoreaux & Dickinson Consulting Engineers, Inc. Existing Conditions: This project involves three (3) existing parcels located at the intersection of Shelburne Road and Swift Street. -A convenience store and gas station is located at 760 Shelburne Road. A total of eight fueling positions are located under the existing canopy between the building and Shelburne Road. Access to this parcel is provided by curb cuts located on Shelburne Road and Swift Street. -A single-story building at 764 Shelburne Road is the site of the former Pizza Hut restaurant. A dedicated curb cut off Shelburne Road provides access. -A single-story mixed-use building is located at 31 Swift Street. An auto repair and office use are currently located in this building, which has access from a single curb cut off Swift Street. Proposed Project This application seeks approval for a mixed use planned unit development involving the following: -demolition of the three (3) existing buildings and accessory structures; -a lot line adjustment/removal of interior lot lines to combine the three (3) existing parcels into one (1) parcel; -construction of three (3) new buildings with related site and utility improvements. A single-story building for a financial institution (bank) use is proposed at the intersection of Shelburne Road and Swift Street on the northwest portion of the project area. A remote ATM, associated with the bank, will be located at the southeast corner of the project parcel. A multi-tenant two story building is proposed along Shelburne Road, south of the proposed bank. The potential uses include retail, office (general and/or medical), and personal/business service. A multi-family three story building is proposed on the easterly portion of the project parcel. A parking garage will be located at the basement level of this building. A total of 27 dwelling units are proposed for rent. Zoning The project is located in the Commercial 1 – Residential 15 (C1-R15) zoning district. The purpose of the Commercial 1 zoning district is to encourage the location of higher-intensity residential, retail, office, and vertically mixed uses in a manner that serves as or enhances a compact central business area. For multi-family uses, the residential density is based upon 2,900 SF per dwelling unit. For the project parcel, the base residential density is 20 dwelling units (60,700 SF / 2,900 SF per unit = 20.9 dwelling units). Sketch Plan June 2022 Page 2 of 5 The project is located in the Traffic Overlay District and the Transit Overlay District. All three existing parcels are located in the Major Intersections – Zone 1 of the Traffic Overlay District. Sidewalk connections are proposed between each new building and existing sidewalks along Shelburne Road and Swift Street. The adjacent signalized intersection includes pedestrian crossing signals. The traffic budget for the project parcel is based on the existing uses at 760 Shelburne Road and 31 Swift Street, plus the peak hour trip generation per land area at 764 Shelburne Road. The existing traffic budget is 135 PM peak hour vehicle trip ends. The PM peak hour trip generation for the proposed uses is 82 vehicle trip ends. This project proposes access management improvements along both Shelburne Road and Swift Street. The existing curb cuts closest to the signalized intersection on both Shelburne Road and Swift Street will be eliminated. The project will continue to have one curb cut on Shelburne Road and one curb cut on Swift Street. The project is also located in the Urban Design Overlay District, with the Shelburne Road / Swift Street intersection identified as a Secondary Node. Inclusionary Zoning As required by Article 18 of the Land Development Regulations (LDR), a minimum of 3 inclusionary rental units are required. 20 rental units x 15% = 3 inclusionary units required An offset of 3 market rate units is allowed for the fulfillment of the 3 inclusionary rental units (see LDR 18.01.F.(2)). With the offset, the allowable residential density increases to 23 dwelling units (base density of 20 dwelling units plus an offset of 3 dwelling units). In addition, the LDRs allow a density bonus for exceeding the inclusionary housing requirements (see LDR 18.01.G.(2)). When an applicant voluntarily includes more than the number of inclusionary units required, upon the applicant’s request, the project shall receive, in addition to the offset units, a density bonus. The density bonus shall be one dwelling unit for each voluntary inclusionary rental unit, up to a maximum density of 50% more than the base maximum density permitted in the zoning district. Two voluntary inclusionary rental units are proposed and two bonus dwelling units are requested. Base residential density 20 dwelling units Inclusionary rental units 3 dwelling units Voluntary inclusionary rental units 2 dwelling units Bonus rental units 2 dwelling units Total proposed residential density 27 dwelling units Sketch Plan June 2022 Page 3 of 5 For the inclusionary rental units, the maximum monthly rent will be limited to one- twelfth of 30% of the targeted HUD Area Median Income (80%) corresponding to the size of the specific unit as measured in number of bedrooms. Planned Unit Development A General PUD is allowed in the C1-R15 zoning district. The General PUD provisions require an analysis of the development context within the planning area. Analysis of the Development Context (a) Hazards, and Level I and Level II Resources regulated under Article 12 There are no mapped hazards on, or adjacent to, the project parcel. Level I and Level II resources are limited to mapped steep and very steep slopes. However, these slopes are limited to localized areas with a grade transition of 2-4 feet. The limited height and length of these slopes on a developed parcel minimize potential adverse impacts. (b) Prevalent pattern of land subdivision and development in the Planning Area, as defined by block lengths; lot size and front lot line lengths; front, side, and rear setbacks; building height and coverage; and existing parking arrangements. Existing development along Shelburne Road is typical suburban strip type development focused on this major arterial highway. Single use commercial buildings line the Shelburne Road, with parking generally located in the front and to the sides. East of Shelburne Road, development generally consists of residential lots behind the commercial lots along the highway. Buildings have varied front setbacks, with older buildings closer to the highway, having been converted from residential to commercial uses. Commercial buildings are generally set back from the highway to accommodate parking in the front yard. (c) Streetscape elements, including the placement, orientation, and spacing of buildings along the street, existing and planned sidewalks, and existing or planned landscaping, street furniture, and lighting. Existing sidewalks are located along the project frontage on Shelburne Road and Swift Street. The existing sidewalk network provide connections to a variety of commercial services, residential neighborhoods and schools in the vicinity. Street lighting is typical suburban highway style fixtures and heights, focused on intersection and smaller side streets. (d) Building types and styles, including any prevalent or character-defining architectural features. Buildings are generally single story with single users. Building architectural features and colors are generally associated with the use. Multiple gas stations and convenience stores are located in the project vicinity, many with a fueling pump canopy between the building and highway. Some more recent redevelopment (NEFCU, Merchant’s Bank, Peoples United Sketch Plan June 2022 Page 4 of 5 Bank, Olive Garden) has involved moving the building closer to the highway and placing the parking to the side or rear of the building. Master Plan Context Report Existing parcels, and existing and planned streets and blocks, recreation paths, transit routes, buildings, land uses, parks, civic spaces, and other open spaces and community facilities located within ¼ -mile of project boundaries; See Official City Map for planned municipal infrastructure within the project vicinity. No new municipal infrastructure is planned adjacent to, or nearby, the project parcels. Proposed street, recreation path, transit, infrastructure, and open space connections between existing, planned, and proposed development; No proposed street, path, transit, infrastructure, or open space connections are proposed between the project and existing or planned development. A more detailed Development Context Analysis as required for an Infill or Redevelopment (IRD) PUD under Article 15.C, as applicable; and See the Analysis of the Development Context above. A description of how concerns raised in the Neighborhood Meeting will be addressed. Not applicable – Master Plan Review is not anticipated, as this project involves less than 4 acres, does not have the potential for future growth or expansion, and is not expected to occur over more than 3 years. PUD Waivers The following waivers are requested: Reduction of the front yard setback from 30 feet to 10 feet. Parking Shared parking is proposed between the commercial and residential uses to minimize the number of spaces needed. While the multi-family building garage will be reserved for residents only, the surface parking spaces will be shared. A total of 45 surface parking spaces are available for the commercial customers and residents. With a total of 8,350 SF of commercial space, a range of parking demands can be satisfied with the proposed surface spaces, while still providing a limited number of spaces for resident daytime use. Bike Parking The commercial buildings and multi-family building each require the minimum of 4 short term bike spaces. Bike racks are proposed between the two commercial buildings, conveniently located to each building entry. Shared long term bike spaces and a locker will be provided in the southerly commercial building for all of the commercial uses. No changing facility or showers are proposed for the commercial uses. Sketch Plan June 2022 Page 5 of 5 Long term bike spaces will be provided in the parking garage for the residents of the multi-family building. No changing facility or showers are required for residential uses. Site Amenity Site amenity requirement (LDR 14.06.C.): Nonresidential development (6% of the building GFA) 8350 SF x 6% = 501 SF required Residential development (60 SF for 20 or more units) 27 units x 60 SF/unit = 1,620 SF required Site amenities and open space will be fully developed after the sketch plan has been reviewed by the DRB and will meet the South Burlington LDR requirements. Stormwater Although a reduction in the overall lot coverage (for the combined parcels) is proposed, the project will require a State stormwater discharge permit. Stormwater runoff from the existing lots flows westerly to catch basins on the site or along Shelburne Road. There are no existing stormwater treatment or detention practices on any of the existing lots. Multiple proposed stormwater treatment and detention areas are shown on the Sketch Plan. Due to the soil characteristics, as well as the prior soil and groundwater contamination in the project vicinity, infiltration of stormwater runoff is not an option. Stormwater practices will involve the subsurface management of runoff from new rooftops and paved surfaces. Following treatment and detention, runoff will continue to be discharged to the existing stormwater collection system along Shelburne Road. Construction Phasing If construction phasing is required, this will be determined during the design development stage of the project and will be submitted with subsequent applications. 213214216217213 214 212 211 215 216 214212213211216 217 213 215212210214213 211212210210 212 211 213 215 217216214208209 218219210211 213212 216 214 218217 210209209210211212208 SWIFT STREETSHELBURNE ROAD 10'10'FINANCIAL INSTITUTION(BANK)3,350 SFRETAIL / OFFICE2500 SFATMMULTI-FAMILY BUILDING64' X 163'10'10'C O N C R E T E S I D E W A L K C O N C R E T E S I D E W A L K PARKINGGARAGE ENTRYR E T A I N I N G W A L L TYPICAL POTENTIAL STORMWATERMANAGEMENT AREA TYPICAL POTENTIALSTORMWATERMANAGEMENT AREAPROPOSEDMONUMENT SIGNPROPOSEDFREESTANDING SIGNENCLOSURE FORTRASH & RECYCLINGPARKING SPACES ASSIGNED TO BANK USE BIKERACKSDateSheet numberScaleCheckedDrawnDesignSurveyProject No.DateRevisionByS:\LD\Projects\2011\11085\dwg\11085-SK1-Phase2.dwg 6/15/2022 8:05:25 AMLamoureux & DickinsonConsulting Engineers, Inc.14 Morse Drive, Essex, VT 05452802-878-4450 www.LDengineering.com11085MJBOTHERSABRDJG04-18-22AS NOTED1NTSVT ROUTE 189SWIFT STREETLocation MapUS ROUTE 7Site GARY BOURNE &764 SHELBURNE ROAD, LLC.31 SWIFT ST. & 760 & 764 SHELBURNE RDCITY OF SOUTH BURLINGTON, VT.SKETCH PLANLANDS OFLEGENDWSTTHE CONTRACTOR SHALL NOTIFYAND OBTAIN A TICKET FROM"DIGSAFE" AT 811 PRIOR TO ANYEXCAVATION.EXISTING PROJECT BOUNDARYABUTTING PROPERTY LINEEXISTING GROUND CONTOUREXISTING WATER LINEEXISTING CATCH BASIN ANDSTORM PIPEEXISTING STREET LIGHTTKHS LLC.45 SWIFT STREETCOMMERCIAL BUILDINGPCL ID # 1700-00045PARCEL DATAPARCEL ID:1540-00760760 SHELBURNE ROAD1540-00764764 SHELBURNE ROAD1700-0003131 SWIFT STREETTOTAL PROJECT AREA: 1.43 ACRESZONING DISTRICT:COMMERCIAL 1 - RESIDENTIAL 15MIN. BUILDING SETBACKS:FRONT YARD30 FEET(COMMERCIAL 1)FRONT YARD10 FEET(PROPOSED PUD)SIDE YARD10 FEETREAR YARD30 FEETN/A - CORNER LOTBUILDING HEIGHT:5 STORIES PERMITTED3 STORIES PROPOSED - MULTI-FAMILY BUILDING1 STORY PROPOSED - COMMERCIAL BUILDINGSBUILDING COVERAGE:MAXIMUM ALLOWED = 40%EXISTING = 18.3%PROPOSED = 26.8%LOT COVERAGE:MAXIMUM ALLOWED = 70%EXISTING = 80.7%PROPOSED = 69.7%FRONT YARD COVERAGE: MAXIMUM ALLOWED = 30%SWIFT STREETEXISTING = 85.0%(30' FRONT YARD)PROPOSED = 45.8%(10' FRONT YARD)SHELBURNE ROADEXISTING = 72.7%(30' FRONT YARD)PROPOSED = 24.8%(10' FRONT YARD)VEHICULAR PARKING:REQUIRED:NO COMMERCIAL PARKING REQUIREMENTMULTI-FAMILY DWELLINGSTUDIO/1 BEDROOM = 0.75 SP./DU + 0.75 SP./EVERY 4 UNITS2+ BEDROOM = 1.5 SP./DU + 0.75 SP./EVERY 4 UNITS(27) 2 BDRM UNITS X 1.5 SP./DU + (0.75 SP X 27 UNITS/4 UNITS)REQUIRED PARKING = 46 SPACESPROPOSED:45 SURFACE SPACES24 GARAGE SPACES69 SPACES TOTALREQUIRED BIKE PARKING:SHORT TERM:RESIDENTIAL (>3 UNITS) - 1 FOR EVERY 10 UNITS (4 MIN.)RETAIL / SERVICE USES - 1 PER 5,000 SF (4 MIN.)LONG TERM:RESIDENTIAL - 1 FOR EVERY UNITRETAIL / SERVICE USES - 50% OF SHORT TERM SPACESPROPOSED BIKE PARKING:SHORT TERM:RESIDENTIAL - 4 BIKE SPACES(2) INVERTED 'U' RACKS PROPOSEDRETAIL / OFFICE / SERVICE USES - 4 BIKE SPACES(2) INVERTED 'U' RACKS PROPOSEDLONG TERM:RESIDENTIAL - 27 BIKE SPACESPROPOSED WALL RACKS IN GARAGERETAIL / OFFICE / SERVICE USES - 2 BIKE SPACESINTERIOR STORAGE PROPOSED WITH(1) CLOTHES LOCKERNOTES:1. THE PURPOSE OF THIS PLAN IS TO PRESENT THE PROPOSED CONCEPTUAL SITE LAYOUTFOR THE REDEVELOPMENT OF THE PARCELS AT 31 SWIFT STREET, 760 & 764 SHELBURNEROAD.2. EXISTING CONDITIONS INFORMATION IS BASED UPON PRIOR DESIGN AND RECORDPLANS, AS WELL AS FIELD SURVEY PERFORMED BY LAMOUREUX & DICKINSON IN AUGUST2021.3. SEE 'BOUNDARY SURVEY' DATED 09-10-21 BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. FOR THE PROPERTY LINES OF THE EXISTING PARCELS.APPLICANT & LANDOWNERGARY BOURNE AND764 SHELBURNE ROAD, LLC414 WEST GROVEMIDDLEBORO, MA 02346THIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTING ENGINEERS, INC.EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC. CLIENT AGREES TOINDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES, LIABILITIES OR COSTS, INCLUDINGREASONABLE ATTORNEYS’ FEES AND DEFENSE COSTS, ARISING OR ALLEGEDLY ARISING FROM ANYNEGLIGENT ACTS, ERRORS OR OMISSIONS BY ANY PRIOR CONSULTANT RETAINED BY THE CLIENT FORTHIS PROJECT.06-14-22ADD BIKE RACKSABR TPG 06-28-2022 NTS (BYPASS LANE)(SWIFT STREET)(SHELBURNE ROAD)(SHOPPING CENTER) (SHELBURNE ROAD)(SWIFT STREET)(SHOPPING CENTER) (SHOPPING CENTER)(SWIFT STREET)(BYPASS LANE)(SHELBURNE ROAD) (SHELBURNE ROAD)(SWIFT STREET)(SHOPPING CENTER) RabideauArchitects550 Hinesburg RoadSuite 101South Burlington. VT 05403802 863 0222Rabideau-Architects.com© 2013 Rabideau Architects, INC.SHEET NUMBERPROJECT #:PRELIMINARYNOT FORCONSTRUCTIONZ:\2208 Bournes Texaco Site\Bournes Texaco - REVIT FILES\2208 - BOURNES TEXACO - 07-08-22.rvtA9013D VIEWSSOUTH BURLINGTON, VERMONT220807/12/2022BOURNES TEXACO SITEREVISIONSNo. Description Date13D VIEW - 1 VCGI Shelburne Rd & Swift StSouth Burlington, VT Context Map Project Parcel.25 Mile BufferRecreation PathsPathTypeEasementExisting TrailExisting Recreation PathPlanned Rec Path or TrailExisting Park and Open SpaceOverlay DistrictsFloodplainHabitat BlockInterstate HighwayRiver CorridorTrafficTransitUrban DesignZoning DistrictsCommercial 1 - Residential 15Institutional & Agricultural-SouthInterstate Highway ROWPark & RecreationResidential 4Swift Street Sources: USGS 24lk Topographic Maps; Project Area by TCE (2019); VT SignificantWetland by ANR (2018). Disclaimer: The accuracy of information presented is determined by its sources.TCE is not responsible for any errors or omissions that may exist. Questions of on-the-ground location can be resolved by site inspections and/or surveys by a registered surveyor. This map is not a replacement for surveyed information or engineering studies. Legend Project: 22-523Prepared By:SRF07/18/20221 inch = 400 feet 802.879.6331 www.tcevt.com [0 400 800 1,200 1,600200Feet Project Location TCE Project #: 22-523 Shelburne Road and Swift St Context Photos South Burlington VT 7/14/2022 1 Looking towards Rt.7 from Swift St 2 Looking towards Rt. 7 from Swift St TCE Project #: 22-523 Shelburne Road and Swift St Context Photos South Burlington VT 7/14/2022 3 Looking north towards I-89 interchange from corner of Swift St and Rt. 7 4 Looking southwest towards Gulf gas station from Rt. 7 TCE Project #: 22-523 Shelburne Road and Swift St Context Photos South Burlington VT 7/14/2022 5 Looking west towards Hannaford from Rt. 7 6 Looking north towards I-89 from Rt. 7 TCE Project #: 22-523 Shelburne Road and Swift St Context Photos South Burlington VT 7/14/2022 7 Looking southwest towards development on corner of Fayette Dr from Rt. 7 8 Looking southwest towards Lakewood Commons from Rt. 7 TCE Project #: 22-523 Shelburne Road and Swift St Context Photos South Burlington VT 7/14/2022 9 Looking west towards Advance Auto Parts from Rt. 7 10 Looking northeast towards Panera from Rt. 7 TCE Project #: 22-523 Shelburne Road and Swift St Context Photos South Burlington VT 7/14/2022 11 Looking east towards Northfield Savings Bank from Rt. 7 12 Looking northeast towards intersection of Laurel Hill Dr and Rt.7 TCE Project #: 22-523 Shelburne Road and Swift St Context Photos South Burlington VT 7/14/2022 13 Looking east towards Jolley Convenience store from Rt. 7 14 Looking north in the Market 32 parking lot west of Rt. 7 APPLICATION FOR SUBDIVISION SKETCH PLAN REVIEW 760 Shelburne Road, 764 Shelburne Road & 31 Swift Street We have supplemented the original text, see below for additional text in bold revised on July 18, 2022. Project’s Conformity to Development Context: (a) Hazards, and Level I and Level II Resources regulated under Article 12 There are no mapped hazards on, or adjacent to, the project parcel. Level I and Level II resources are limited to mapped steep and very steep slopes. However, these slopes are limited to localized areas with a grade transition of 2-4 feet. The limited height and length of these slopes on a developed parcel minimize potential adverse impacts. (b) Prevalent pattern of land subdivision and development in the Planning Area, as defined by block lengths; lot size and front lot line lengths; front, side, and rear setbacks; building height and coverage; and existing parking arrangements. Existing development along Shelburne Road is typical suburban strip type development focused on this major arterial highway. Single use commercial buildings line the Shelburne Road, with parking generally located in the front and to the sides.The proposed project positions the majority of parking behind the buildings fronting Shelburne Road. East of Shelburne Road, development generally consists of residential lots behind the commercial lots along the highway. Buildings have varied front setbacks, with older buildings closer to the highway, having been converted from residential to commercial uses. Commercial buildings are generally set back from the highway to accommodate parking in the front yard. The lot sizes and setbacks along Shelburne Road vary though lot sizes on the eastern side of the road are generally smaller than lot sizes on the western side. The parcel size of the proposed project conforms to the general size of other commercial parcels lining Shelburne Road. Most buildings along the section of Shelburne Road where the project is proposed are one or two stories tall. The project proposes two buildings fronting Shelburne Road that have the appearance of two stories, as required by the Land Development Regulations. The front setbacks proposed for the Project are consistent with newer development along Shelburne Road, like the multiuse building at the corner of Shelburne and Fayette Dr. (c) Streetscape elements, including the placement, orientation, and spacing of buildings along the street, existing and planned sidewalks, and existing or planned landscaping, street furniture, and lighting. Existing sidewalks are located along the project frontage on Shelburne Road and Swift Street. The existing sidewalk network provide connections to a variety of commercial services, residential neighborhoods and schools in the vicinity. Street lighting is typical suburban highway style fixtures and heights, focused on intersection and smaller side streets. Proposed buildings fronting on Shelburne Road in are oriented parallel to the street, consistent with surrounding development and buildings nearby. Currently, there is one tree along Shelburne Road on the project parcel, while the project will propose additional street trees and spacing per the Land Development Regulations, that will be similar to other street tree plantings and landscaping on commercial parcels to the south along Shelburne Road. The project will connect to the existing sidewalks on Shelburne Road and Swift Street, and site amenities in the form of parklets or snippet parks will be provided, consistent with open space requirements for both non-residential and residential development. (d) Building types and styles, including any prevalent or character-defining architectural features. Buildings are generally single story with single users. Building architectural features and colors are generally associated with the use. Multiple gas stations and convenience stores are located in the project vicinity, many with a fueling pump canopy between the building and highway. Some more recent redevelopment (NEFCU, Merchant’s Bank, Peoples United Bank, Olive Garden) has involved moving the building closer to the highway and placing the parking to the side or rear of the building. Building types along the portion of Shelburne Road near the project vary according to use and have a range of architectural styles and features. Some nearby commercial buildings have more typical box-store commercial style with flat roofs that may relate to a national brand or chain, while other commercial development has buildings that are similar to a more New England style architecture with gable roofs and other architectural elements. There are several other financial institutions within the project vicinity and the proposed bank and retail/office building will be compatible with the architectural features of nearby developments. TRUDELL CONSULTING ENGINEERS (TCE) WILLISTON, VT 05495 VEHICULAR TRIP GENERATION PROJECT NAME:Bourne, South Burlington ANALYST:R. Dickinson PROJECT #:22-523 CHECKED: SOURCE:TRIP GENERATION, ITE, 11TH EDITION EXISTING ITE AVG.-- AM PEAK HOUR ---- PM PEAK HOUR -- LAND-USE DESCRIPTION L.U.C.SIZE UNITS WKDY ENTER EXIT TOTAL ENTER EXIT TOTAL SMALL OFFICE BUILDING 712 3,800 SQ. FT.55 5 1 6 3 5 8 AUTOMOBILE PARTS AND SERVICE CENTER 943 2,200 SQ. FT.37 3 1 4 2 3 5 CONVENIENCE STORE/GAS STATION (2-8 VFP)945 2,300 SQ. FT.1,436 47 46 93 56 56 112 TOTALS 1,528 55 48 103 61 64 125 VTE/DAY VTE/HOUR VTE/HOUR Plus trips for the former Pizza Hut, based upon the land area and LDR Table 10-1 10 PM TOTAL =135 PROPOSED ITE AVG.-- AM PEAK HOUR ---- PM PEAK HOUR -- LAND-USE DESCRIPTION L.U.C.SIZE UNITS WKDY ENTER EXIT TOTAL ENTER EXIT TOTAL MULTIFAMILY HOUSING (LOW-RISE)220 27 UNITS 182 3 8 11 9 5 14 STRIP RETAIL PLAZA (<40 KSF)822 8,350 SQ. FT.455 16 10 26 34 34 68 TOTALS 637 19 18 37 43 39 82 VTE/DAY VTE/HOUR VTE/HOUR S:\_TCE PROJECTS\2022\523-Bourne-Commercial-S Burlington\06-Traffic\TRIPGEN 11th ed, 6/17/2022