Loading...
HomeMy WebLinkAboutSD-22-11 - Supplemental - 0760 Shelburne Road (24)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.