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HomeMy WebLinkAboutSP-22-033 - Supplemental - 0112 Garden Street (23)APPLICATION FOR SITE PLAN REVIEW CITY CENTER FBC DISTRICT SUPPLIMENTAL NARRATIVE 112 Garden Street June 7, 2022 BACKGROUND: This application proposes construction of a four story mixed use building having a gross floor area of 139,040 square feet, plus a 34,760 square feet parking garage at the basement level. A total of 131 residential units are proposed, comprised of 85 studio and one bedroom dwellings, and 46 two bedroom dwellings. In addition to residential support functions, there will be 1,800 square feet of non-residential space at street level. While a café may be located in this non-residential space, without a suitable tenant, it may also be utilized as a common space for residents. Site Plan application #SP-20-06 was approved on July 29, 2020 for a nearly identical project. A zoning permit was not obtained for this project within the time allotted by the approval and extension allowed by the Land Development Regulations. Note that this prior approval involved construction of the project in two phases. The current application proposes construction of the entire building and site improvements in a single phase. Since the prior approval of this project in 2020, the Site Plan application has been approved for the construction of a multi-family building and related site improvements on Lot M5. This has resulted in the reconfiguration of the parking lot along the easterly edge of Lot M3, and a reduction in the number of spaces previously approved on Lot M3. SITE: The building will be constructed on Lots M1, M2 & M3 located within South Burlington’s T-4 City Center zoning district. The site is located on the south side of Garden Street, adjacent to the Healthy Living Market / Trader Joes / Pier 1 commercial complex just off Dorset Street. The site is currently undeveloped and was mostly cleared in late 2018 in preparation for development. Since then, small shrubs and saplings have regrown across most of the site. CONSTRUCTION PHASING: This application proposes construction of the entire building and site improvements in a single phase. REGULATED ELEVATION GLAZING: To comply with the building envelope standards, a minimum of 75% of the first story glazing along Garden Street will be transparent, and a minimum of 85% of the upper story glazing along Garden Street will be transparent. It is likely that 100% of the glazing on the first and upper stories along Garden Street will be transparent. If less than 100% of the glazing on the first story and upper stories is transparent, the Applicant will demonstrate compliance with the applicable minimum standards prior to issuance of a certificate of occupancy. The proposed building elevation has remained unchanged from Site Plan application #SP-20-06, approved on July 29, 2020. PARKING: A parking garage at the basement level will provide 88 spaces. An additional 75 surface spaces are proposed, for a total of 163 parking spaces (or 1.24 parking spaces per dwelling unit). The surface parking area complies with the 10% parking lot island landscaping requirement. Short term bike parking (14 spaces on 7 inverted U racks) is provided in two locations near the building entrances adjacent to the parking lot. Long term bike parking is provided in the parking garage. One bike parking space will be located at the front of each vehicle parking space (85 bike spaces). A vertical bike rack will be wall mounted, staggered between each vehicle parking spaces (the vehicle space and bike space will be assigned to the same resident). The balance of the long term bike spaces (50 bike spaces) will be provided at the south end of the garage utilizing wall mounted and stacked racks. A total of 135 long term bike spaces will be provided for the 131 dwelling units. OPEN SPACE: The open space requirement will be met using a combination of onsite and offsite open space elements. The Large Development Area open space credit utilizing the City Stormwater Park located off Market Street will be used to meet 50% of the open space requirement. The balance of the required open space will be provided in a pocket park at the west end of the building, adjacent to Garden Street. The proposed open space has remained unchanged from Site Plan application #SP-20- 06, approved on July 29, 2020. INCLUSIONARY / AFFORDABLE HOUSING: Miscellaneous Application #MS 18-05 established compliance with inclusionary zoning requirements for current and future residential development within the Covered Development, which includes Lots M1, M2, & M3. The proposed building involves construction of 131 market rate dwelling units. Inclusionary housing units are not required for this application, based upon the findings for the Covered Development in the Miscellaneous Application approval. As required by conditions 10, 11, & 13 of the approval, an updated summary of the inclusionary and market rate units including this application is attached. Note that the summary of the inclusionary and market rate units previously approved (#SP-20-06) has subsequently been updated to include the construction of dwelling units on Lot M5 (#SP-21-036). For consistency, the summary most recently approved for Lot M5, which also includes Lots M1-M3, has been included with this application. WATER & WASTEWATER FLOWS: For the 131 residential units (85 one bedroom & 46 two bedroom units), the water design flow is 23,895 GPD and the wastewater design flow is 21,560 GPD. The water and wastewater design flow for the non-residential space will be calculated once a tenant is known and the use and design criteria are defined. The proposed water and wastewater flows have remained unchanged from Site Plan application #SP-20-06, approved on July 29, 2020. STORMWATER: Gravel wetland 5 (GW5) was previously constructed on the west side of the proposed building, south of the open space. Runoff from the new parking lot will be directed to catchbasins and piped to the stormwater collection system along Garden Street, which discharges to GW5. Rooftop runoff from the portion of the building adjacent to GW5 will be piped directly to the gravel wetland. Other than the installation of the rooftop runoff pipe, there are no proposed modifications to GW5. Rooftop runoff from the portion of the building adjacent to Garden Street will be directed to the infiltration system located on Lot M5, near the southeast corner of the parking lot, behind the trash enclosure. Since the rooftop runoff is not commingled with surface runoff, no pretreatment is required. Note that the total proposed impervious surface has been slightly reduced from the prior application (from 1.98 acres to 1.95 acres impervious surface). The reduction in impervious surface is due to the reconfiguration of the parking layout on the easterly portion of Lot M1, and the proposed connection to the parking lot on Lot M5. The proposed stormwater design has remained unchanged from Site Plan application #SP-20-06, approved on July 29, 2020. TRAFFIC IMPACT FEES: The Applicant requests that the approval of this application include a recommendation that the City Council approve a credit against the traffic impact fee for the value of the ‘in-kind’ contribution associated with the construction of Garden Street. Approved Site Plan #SP-20-009 estimates the cost of construction of the segment of Garden Street from Market Street to the existing box culvert to be $1,838,000.