HomeMy WebLinkAboutAgenda 07_SD-23-16_760 Shelburne Road_Bourne_SK #SD-23-16
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD-23-16_760 Shelburne Road_Bourne_SK_SC_2023-12-05.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: November 29, 2023
Application received: October 30, 2023
760 Shelburne Road – Gary Bourne
Sketch Plan Application #SD-23-16
Meeting Date: December 5, 2023
Owner
Gary J. Bourne & 764 Shelburne Road, LLC
414 West Grove
Middleboro, MA 02346
Applicant
Gary Bourne
414 West Grove
Middleboro, MA 02346
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
Engineer
TCE
478 Blair Park Road
Williston, VT 05495
Location Map
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PROJECT DESCRIPTION
Sketch plan application #SD-23-16 of Gary Bourne to create a General Planned Unit Development by re-
subdividing three existing lots into three new lots of 0.18 acres (Lot 1), 0.14 acres (Lot 2), and 1.06 acres
(Lot 3), and constructing a 3,350 sf financial institution on Lot 1, a 6,480 sf 2-story mixed commercial
and residential building on Lot 2 containing two market rate and one inclusionary units, and a three-
story 27-unit multifamily building on Lot 3, of which 9 units are proposed to be inclusionary, 760
Shelburne Road.
PERMIT HISTORY
Preliminary and final plat application SD-23-05 was denied by the Board on August 2, 2023. There were
two major criteria, and a few subsidiary criteria, identified in that decision as not met. The applicant
indicates in this current application narrative “one noteworthy change from the previously denied project
is that the stand-alone ATM has been removed.” In addition, it appears the applicant has modified the
number of inclusionary units; specifics are discussed below. This report highlights the previously un-met
criteria and reviews the current proposal’s compliance therewith.
Minor modifications to the LDR, and the passage of Act 47, have occurred since the time of the previous
application to the DRB. Changes newly applicable to this application are also highlighted herein.
This is a new sketch plan application; the Board is not obligated to uphold any of the findings of denied
preliminary and final plat application #SD-23-05, though for the purposes of this report Staff has
assumed the Board will make the same findings on things that are unchanged from that application.
Additional details will be needed at the preliminary/final plat stage of review.
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.
1. SUMMARY OF THE BOARD’S AUTHORITY TO WAIVE OR MODIFY STANDARDS
Denied preliminary and final plat application #SD-23-05 included a request for modification or waiver for
each dimensional standard of the LDR. Specifically, the applicant requested waiver of minimum lot size,
max building coverage, max overall coverage, minimum front, side and rear setbacks, maximum front
setback coverage, and minimum number of stories. It appears there has been a minor reduction in
overall coverage though other dimensional standards are unchanged.
Paraphrasing a number of relevant sections, the Board has the authority to modify the Land
Development Regulations in certain circumstances. If necessary, these modifications will be spelled out
more thoroughly in future stages of review.
• 15.C.01A in association with PUD review, in support of more efficient, compact, walkable, and
well-planned forms of residential neighborhood, mixed use, and infill development, and the
permanent conservation of resource lands and other open space. [emphasis added]
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• 15.C.07(G) Modifications should be limited to those necessary to accommodate reduced area
in the case of infill, allow for more creative and efficient subdivision and site layout and design,
ensure compatibility with the development context, and allow for greater energy efficiency
• 15.C.07A The Board is prohibited from modifying overall density, requirements of the Urban
Design Overlay District and Transit Overlay District, lot coverage and/or building coverage
maximums allowed within each zoning district as measured across the PUD as a whole,
Environmental Protection Standards under Article 12, and parking and building location
requirements in Section 14.06(A)(2), except as authorized within that Section.
• 15.C.04(C)(3) Alternative Compliance. In approving a request for alternative compliance, the
DRB must find that the proposed alternative conforms to the intent, description, and defining
characteristics of the selected PUD type(s), Results in development that is equivalent or
demonstrably superior in function, design, and quality to that required under the standard to
be modified; and does not adversely impact proximate properties, uses or facilities.
In summary, under the current LDR, the Board must only grant a modification for cause, and the
modification must result in better compliance with the objectives of the LDR.
2. ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS
Dimensional Requirements
Height
Buildings within the Urban Design Overlay secondary node are required to have the appearance of at least
two stories. All three buildings are located within the urban design overlay, and therefore must have the
appearance of at least two stories. The applicant has provided a one-story building on Lot 1, the building
most proximate to the intersection of Shelburne Road & Swift Street, which does not meet the
requirement. The applicant has provided new elevations for this building, which substantially modify the
glazing presented in SD-23-05.
1. Staff recommends the Board discuss whether the presented elevation successfully creates the
appearance of two stories. A screen shot of the proposed Shelburne Rd and Swift Street elevations
follows.
Front Setback and Front Setback Coverage
2. On Swift Street, the proposed front setback coverage is 53.1%. Front setback coverage consisting of
driveways and parking is limited to 30%. As submitted, the Swift Street entrance drive is 24-ft with no
parking. Staff considers this to be far greater than the standard driveway width of 20 ft and
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recommends the Board direct the applicant to reduce the driveway width to 20-ft and then reevaluate
whether the requested modification meets the tests for modification of standards above.
3. On Shelburne Road, the applicant reports the front setback coverage to be 40.3%. Staff considers this
number seems high given that only one driveway crosses the front setback, and no parking is located
in the front setback. Staff recommends the Board ask the applicant to confirm this value, and if it is in
fact over the allowable 30%, describe why they believe the modification to be necessary and how it
meets the tests for modification of standards.
10.05 Urban Design Overlay District (UDO)
D. Standards. Except where noted herein, the dimensional standards, use, and other standards of
the underlying Zoning District shall still apply.
Staff reminds the Board that the standards of the Urban Design overlay are not permitted to be
modified, as described in 15.C.07A.
(1) Entries. Buildings on subject properties must have at least one entry facing the primary road
in the corridor. Any such entry shall:
(c) Shall 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.
4. Walkways to the street entry for the proposed bank and the proposed multiuse building are 5-ft wide.
The walkway to the multifamily building is proposed to be 4-ft wide. Staff recommends the Board
direct the applicant to widen the walkways to meet the 8-ft width standard. Staff notes walkways do
not count against the 30% allowable front setback coverage.
(2) Glazing. Windows are key to the overall design of a building and the relationship between
its exterior and interior.
(a) For all properties in the Urban Overlay District, a minimum of 75% of glazing shall be
transparent.
5. Staff recommends the Board ask the applicant to describe the proposed glazing transparency, and
determine whether to apply this standard to the street facing facades or the entire building. It appears
from the provided elevations that some of the glazing is not proposed to be transparent, though the
elevations are unlabeled, and no calculation is provided.
(4) Building Stories, Heights, and Rooftop Apparatus.
(b) Section 8.06(G) of these regulations shall apply to rooftop elements of buildings within
the Urban Design Overlay District.
Demonstration of the height, placement, and screening of rooftop equipment will be
required at the next stage of review.
E. Allowance for Increase Lot Coverage via supplemental On-Site Open/Civic Space or Transferable
Development Rights. For parcels with land underlying the Urban Design Overlay District, the maximum
lot coverage may be increased by up to ten (10) percentage points using one of the two methods
described below. Such allowance shall apply only to the subject lot with land underlying the Urban
Design Overlay District and not any adjacent lots and must be approved in conjunction with a site plan
or Planned Unit Development for the subject lot.
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Example: For a lot in a zoning district where the maximum lot coverage as identified in
Appendix C is 70%, the maximum lot coverage for said lot may be increased to 80%.
The applicant is proposing a total lot coverage within the PUD of 74.2%, 4.2% over the standard
maximum allowable. The applicant proposes to continue to use additional on-site open/civic space to
increase the maximum. Staff considers this criterion to be met.
Phasing
The applicant has indicated they will address phasing at a later stage of review. Each phase must meet
required criterion, such as landscaping budget, open space, and bicycle parking, cumulatively.
Residential Density and 18.01 Inclusionary Zoning
18.01B. Applicability
(2) Covered Development.
(a) Except as otherwise provided in this bylaw, the provisions of this section shall apply in
the locations defined in Subsection (B)(1) (Applicability – Zoning Districts and Locations) to any
development, notwithstanding any phasing of the development, that will result in the creation of
twelve (12) or more total dwelling units through subdivision, Planned Unit Development, new
construction, or the conversion of an existing structure or structures from non-residential to
residential use.
The proposed project is proposed to include 30 dwelling units. The project is therefore subject to the
Inclusionary Zoning minimum requirements.
C. Inclusionary Units
The number of inclusionary units was a major issue in the previous application for the project. For
this application, the applicant has stated via email that they are proposing 10 inclusionary rental units
and 20 market rate rental units, meeting the required inclusionary minimum for a 30-unit
development on these parcels.
The units are proposed to be distributed as one inclusionary and two market rate in the mixed use
building and nine inclusionary and 18 market rate units in the 27-unit multifamily building. It is unclear
what the mix of bedroom counts is for either market rate or inclusionary units.
6. Inclusionary units must be integrated into the overall project layout, be above a minimum size
depending on bedroom count, have no fewer bedrooms on average than the market rate units, and
be a mixture of bedroom counts. Staff recommends the Board ask the applicant to describe how they
will meet these criteria, since this information was not clearly enumerated in the application
submission. Additional information about the inclusionary units will be required at a later stage of
review.
3. PLANNED UNIT DEVELOPMENT
15.C.04 PUD Standards Applicable to All PUD Types
B. Conformance with the Master Plan. Each phase of a PUD developed in one or more phases must
conform to the PUD Master Plan, as approved or amended by the DRB under Article 15.B, including the
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approved development plan, phasing schedule, buildout budget, management plan, and any associated
development agreements or conditions of master plan approval.
7. 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. Staff recommends the Board ask the applicant about construction phasing and then
confirm whether they intend to waive master plan for this application.
F. Allowed Uses. Allowed uses within a PUD, unless otherwise expressly allowed or prohibited by
PUD type, include any use listed in Appendix C as a permitted or conditional use in the underlying zoning
district(s) that can be accommodated within, or in association with, designated land use allocations and
allowed building types.
(2) Given the emphasis on compact, walkable forms of residential and mixed use development
within a PUD, auto-oriented uses, building types, and facilities, including uses that require expansive
onsite parking, are generally precluded from locating within a PUD, unless specifically designed to
emphasize a pedestrian scale and orientation of development fronting on and accessed from the
adjacent street, for example by locating shared parking facilities to the rear of the building, as
accessed from a side street. New drive-through facilities are prohibited from locating within a PUD.
The inclusion of a drive-through ATM was a major issue in the previous application for the project.
The drive-through has been removed in this application.
I. Solar Siting Preferences. Applicants are encouraged to incorporate renewable energy facilities,
and in particular roof- or ground-mounted solar energy facilities that are compatible with PUD layout
and design, as specified by PUD type. Any areas reserved for ground mounted solar installations serving
the development must be indicated on the PUD Master Plan and depicted on preliminary and final
subdivision plans.
Renewable energy standards are described in LDR 3.18 and include the requirement for solar-ready roof
design in accordance with the Vermont Residential Building Energy Standards (RBES) and Vermont
Commercial Energy Standards (CBES).
Further, LDR 3.19 now requires installation of a solar array for buildings subject to Appendix CA of the
CBES at the time a zoning permit is issued.
15.C.07 General PUD
G. General PUD Dimensional Standards.
General PUD dimensional standards are the underlying subdivision, site plan, zoning district, and
applicable overlay district standards. This section of the LDR pertains to the DRB’s authority for
modification of zoning district standards, and is excerpted at the beginning of this document
under DRB authority.
H. Development Density.
(1) Development Density regulations and definitions included in Section 15.C.04(D) shall
apply to General PUDs.
(2) Development density within a General PUD is determined by maximum development
density in the underlying zoning district, except as follows.
(a) Density can be re-allocated within the PUD area within single zoning districts;
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(b) Additional density may be achieved through either or both Inclusionary Zoning and
application of Transferrable Development Rights where specifically authorized by and as
regulated by Section 18.01 or Article 19.
Compliance with allowable density has already been discussed under 18.01 Inclusionary Zoning
above.
I. General PUD Design Standards
(5) Civic Spaces and Site Amenities. Civic Spaces and/or Site Amenities must be compatible
with the existing or planned development context. General PUDs must comply with applicable
Civic Space and/or Site Amenity requirements in Subdivision (Section 15.A.16(B)(4)) and Site
Plan (Section 14.06(4)).
Civic spaces are discussed under 14.06C below.
(6) Housing Mix. In a General PUD with more than four (4) residential dwelling units, a mix
of two or more dwelling unit types (as allowed within the applicable zoning district) must be
provided as described by Section 15.A.17. Types of dwelling units are differentiated by either
housing type under Article 11.C or, within multi-family structures with more than four (4)
dwelling units, by number of bedrooms per unit.
8. Multifamily structures are provided. Staff recommends the Board ask the applicant how they propose
to mix the number of bedrooms; an acceptable mix was not provided as part of the denied preliminary
and final plat application #SD-23-05.
4. SITE PLAN REVIEW
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply:
C. Access and Circulation. All proposed development shall comply with site access and circulation
standards of Section 15.A.14.
In addition to changes to the Swift Street driveway, minor modifications have been proposed to internal
pedestrian driveway crossings. The revised layout will be reviewed by the Department of Public Works
and Fire Department at a later stage of review.
F. Streetscape Improvements. A proposed new construction or extension/expansion of an existing
structure exceeding the thresholds listed in either (a) Section 14.09(B) or (b) Section 8.11(D) within the
City Center Form Based Code, or Section 3.11(D) in all other zoning districts, shall be required to upgrade
adjacent sidewalks, greenbelts, and related street furniture (trees, benches, etc.) to the standards
contained within the applicable Street Type and Building Envelope Standard. Nothing in this subsection
shall be construed to limit requirements for additional upgrades as necessary to meet the requirements
of these Regulations.
Staff reminds the applicant that 24 VSA 4416 b states “the application for site plan approval shall include
a letter from the Agency of Transportation confirming that the Agency has reviewed the proposed site
plan and determined whether a permit is required under 19 V.S.A. § 1111.“
H. Utility Services. Electric, telephone and other wire-served utility lines and service connections
shall be underground insofar as feasible and subject to state public utilities regulations. Any utility
installations remaining above ground shall be located so as to have a harmonious relation to
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neighboring properties and to the site. Standards of Section 15.A.18, Infrastructure, Utilities, and
Services, shall also be met.
The South Burlington Water Department had extensive comments on the previous version of the
project. Staff considers these comments remain applicable, but also that they do not affect the
appearance of the project and therefore do not required discussion by the Board. are sufficiently
specific that they can be included as conditions of approval.
5. SUPPLEMENTAL REGULATIONS
13.02 Off Street Parking and Loading
The applicant is proposing 38 surface parking spaces as well as underground parking under the multifamily
building. Parking is regulated under 13.02.
The applicant has proposed to reserve 11 spaces for commercial parking only during business hours.
13.02L pertains to reservation of non-residential parking spaces for single tenants or users.
13.02L. Reserved Parking Spaces. Reservation of non-residential parking spaces for single
tenants or users is strongly discouraged. Reserved parking, and associated signage, shall be
permitted only under the following circumstances:
(1) To meet or exceed Federal ADA requirements
(2) To provide a limited number of courtesy spaces for users (examples: 15-minute only, pick & drop
off, seniors, expectant mothers)
(3) To provide for electric vehicles, carpool spaces, car-share spaces, or other similar purposes
(4) To provide a minimal number of spaces for a small commercial business where other residential
or non-residential uses would otherwise dominate parking areas
(5) Where the Development Review Board finds that other demonstrated unique circumstances
exist that would require a limited number of reserved spaces. In such an instance, the Board
shall permit only the minimum number necessary to address the unique circumstances.
Staff will review the adequacy of parking spaces when information about the unit mix is provided.
13.04 Landscaping, Screening & Street Trees
The applicant has provided a general concept of landscaping. Specific requirements, such as minimum
value, number of shade trees, percent parking lot landscape islands, and adequacy of screening, will be
reviewed at the next stage of review.
13.07 Exterior Lighting
Lighting requirements are summarized as follows.
(1) Fixtures must be downcast and shielded;
(2) Illumination must be evenly distributed;
(3) Fixtures must be placed to minimize lighting from becoming a nuisance;
(4) Poles shall be rustproof metal, cast iron, fiberglass, finished wood or similar structural
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material, with a decorative surface or finish;
(5) Poles & building mounted fixtures may be no higher than 30-ft; and,
(6) Poles must be located in safe locations.
Specific requirements for maximum illumination levels are included in Appendix A and are limited to 3
footcandles average at ground level and 0.3 footcandles at the property line. The applicant has
provided a photometric drawing. Slightly greater than 0.3 footcandles is provided at the northern
property line, but given the presence of a recreation path in this location, the Board allows the proposed
lighting as a modification.
The previous application exceeded maximum spillover and maximum illumination levels. Lighting plans
are not yet required nor have they yet been submitted. Lighting will be reviewed at a later stage.
RECOMMENDATION
Staff recommends the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, Development Review Planner
OHP
OHP
OHP
OHP
OHPOHPROUTE 7 OVERHEAD LANEASSIGNMENT SIGN BASESSWIFT STREETSHELBURNE ROAD / U.S. ROUTE 7
1 STORYCOMMERCIALBUILDING1 STORYCONVENIENCESTOREGASPUMPCANOPY1 STORYVACANTBUILDINGS58°14'55"W55.80'S85°58'09"E239.14'N03°57'18"E
139.50'S85°22'45"E44.66'N86°35'46"E78.84'S86°15'14"E118.15'N 04°37'15" E7.00'1/2" IRF 0.15' A.G.0.36' S59°05'12"EOF COMPUTED CORNER1" IPF, LS 480.85' S55°00'19"EOF COMPUTED CORNERPAVED DRIVEPAVED DRIVEPAVED DRIVEOHP
49.5'
SEE NOTE 4CMFDIST0.5' B.GCMF DIST0.5' A.G 4.06' S03°57' 18" W OFCOMPUTEDPOINTSIDELINE OF 5' WIDE SIDEWALK EASEMENT TO THE CITY OFSOUTH BURLINGTON AS DEFINED IN VOL. 360, PGS 92-3 OFTHE CITY OF SOUTH BURLINGTON LAND RECORDSSIDELINE OF VARIABLE WIDTH SIDEWALK EASEMENT TO THECITY OF SOUTH BURLINGTON AS DEFINED IN VOL. 419, PGS709-10 OF THE CITY OF SOUTH BURLINGTON LAND RECORDSSEE
NOTE #
6
SHEDSHED88.27'N 04°26'54" E125.16'N 03°36'48" EIRSIRSIRSIRSIRSIRSIRSS 04°30'09" W 223.43'42.84'55.80'32.47'92.32'N 85°05'43" W 198.01'121.57'52.19'24.24'N 05°22'46" E 253.1
0
'
137.10'
116.00'0FeetGraphic Scale30609015°±VT Grid
Magnetic
Gary Bourne & 764 Shelburne Road, LLC.Parcel ID#'s:1700-00031,1540-00760, 1540-0076431 Swift St., 760 Shelburne Rd., & 764 Shelburne Rd.South Burlington, VermontSubdivision of Lands ofMJB & DLH08/03/20221"=30'DLH & DBM22-523N/AS1-0122-523SOUTH BURLINGTON CITY CLERK'S OFFICERECEIVED FOR RECORDAT _____________ O'CLOCK ____________ MINUTES________ M______________________________________A.D. 202_________AND RECORDED IN SLIDE_______________________ATTEST____________________________________ CITY CLERKParcel ID#:1540-00792MOUNTAHA HANDYREVOCABLE TRUSTv. 691 p. 28-32Parcel ID#: 1700-00045TKHS, LLCv. 1059 p. 134Parcel ID#:1540-00730THERESA M. LEE LIVING TRUSTv. 924 p. 137-139Parcel ID#: 1700-00031LOT 3GARY BOURNEv. 326 p. 50-5231 SWIFT STREET16,575 S.F. BEFORE46,359 S.F. AFTERNOTES1. THIS PLAT WAS COMPILED FROM FIELD SURVEYS AND RECORD RESEARCH,INCLUDING THE USE OF THE FOLLOWING PLANS;A. "SURVEY AND PLOT PLAN FOR LEE AND LEE REALTY, SO. BURLINGTON,VT" DATED OCTOBER 30, 1973, BY JAMES G. HARVELL, L.S. AS RECORDEDIN SLIDE 101.5 OF THE CITY OF SOUTH BURLINGTON LAND RECORDS.B."PLAT OF SURVEY, ARTHUR R. GOYETTE, JR & ELIZABETH E. GOYETTEPROPERTY, 0.68 AC., SWIFT STREET, SOUTH BURLINGTON, VT" DATED MAY,1997 BY WARREN A. ROBENSTIEN L.S., AS RECORDED IN SLIDE 309.3 OFTHE CITY OF SOUTH BURLINGTON LAND RECORDS.C."PLAN SHOWING ANNEX TO HANDY PROPERTY FROM KELLY &JENNINGS, SHELBURNE RD., SO. BURL., VT." DATED JAN., 1992, BYWARREN A. ROBENSTIEN, L.S. AS RECORDED IN SLIDE 253 OF THE CITY OFSOUTH BURLINGTON LAND RECORDS.2.BEARINGS ARE BASED ON STATIC GPS OBSERVATIONS TAKEN ON AUGUST23, 2021 NAD 83 (2011)3. THESE PROPERTIES MAY BE SUBJECT TO OTHER EASEMENTS, RIGHTS-OF-WAYAND/OR COVENANTS.4. THE RIGHT OF WAY WIDTH FOR SWIFT ST. OF 49.5' IS BASED UPON PLANS OFRECORD. THE EASTERLY RIGHT OF WAY LIMITS FOR VERMONT ROUTE 7 AREBASED ON SHEET 42 OF 100 OF THE PLANS FOR PROJECT BURLINGTON M5000(1) AS PROVIDED BY STATE OF VERMONT AGENCY OFTRANSPORTATION THROUGH THEIR CONSULTANT CLOUGH HARBOURENGINEERING CONSULTING.5.REBARS SET ARE NO. 5 REINFORCING BARS WITH ALUMINUM CAPSSTAMPED "TCE LAND SURVEYING, LS 656"AND ALL MONUMENTATIONFOUND IS AS NOTED.6.LOT 3 APPEARS TO BE SUBJECT TO AN EASEMENT OF UNDEFINED WIDTH TONEW ENGLAND TELEPHONE AND TELEGRAPH COMPANY AS DESCRIBED INVOL. 397, PG. 256 OF THE CITY OF SOUTH BURLINGTON LAND RECORDS.THE LOCATION IS GENERALLY DESCRIBED AS RUNNING FROM SWIFT STREETBEHIND BOURNE'S TEXACO TO THE PIZZA HUT RESTAURANT.7.LOT 3 APPEARS TO BE BURDENED BY A 10' WIDE PIPELINE EASEMENT,CENTERED ON THE GAS SERVICE FROM SWIFT STREET TO THE BUILDING, TOVERMONT GAS SYSTEMS, INC. AS RECORDED IN VOL. 270, PG. 373 OF THECITY OF SOUTH BURLINGTON LAND RECORDS.8.THERE WAS A 1/2" IRON PIPE FOUND LEANING AGAINST THE 1/2" IRON RODSHOWN AT THE SOUTHEASTERLY CORNER OF LOT 2.9.THE PURPOSE OF THIS PLAN IS TO SHOW THE DISSOLVING OF THE PROPERTYLINES BETWEEN LOTS 1, 2 AND 3.N/FLEGEND:EXISTING PROPERTY LINEABUTTING PROPERTY LINEEXISTING PROPERTY LINE PROPOSED TO BE REMOVEDPROPOSED NEW PROPERTY LINESIDELINE OF EASEMENTCHAIN LINK FENCEOVERHEAD WIRENOW OR FORMERLYIRON PIPE FOUND (IPF)CONCRETE MONUMENT FOUND (CMF)IRON REBAR (TO BE SET)IRON REBAR FOUNDSURVEY POINT - NO MARKER FOUND OR SETIRSIRFThis plat was created using pigment based ink on stable media
DescriptionRevisionsByDate#478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495 802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERSDate:Scale:Drawn By:Crd file:Sheet:Surveyed By:Field Bk:Project #:TO THE BEST OF MY KNOWLEDGE, THIS PLAT IS BASED ON INFORMATIONABSTRACTED FROM PERTINENT DEEDS AND/OR OTHER OFFICIAL RECORDS,AND MARKERS EVIDENT ON THE PROPERTY, AND CONFORMS WITH THEREQUIREMENTS OF 27 VSA SECTION 1403. DATEDTHIS __________ DAY OF _______________, 2023_________________________________________DOUGLAS L, HENSON, L.S. 656OHPParcel ID#: 1540-00760LOT 1GARY BOURNEv. 188 p. 137-138760 SHELBURNE ROAD17,553 S.F. BEFORE8,054 S.F. AFTERParcel ID#: 1540-00764LOT 2764 SHELBURNE ROAD,LLCv. 1035 p. 233-234764 SHELBURNE ROAD26,572 S.F. BEFORE6,287 S.F. AFTERPROJECT LOCATION
RIM = 207.51DDDDDD OHOHOHOHOHOHOHOH
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764 SHELBURNE RD. LLC,
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1-STORY
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2300 SQ. FT.
GAS CANOPY
1929 SQ. FT.
1-STORY
BUILDING
2812 SQ. FT.
1-STORY
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6157 SQ. FT.
1-STORY
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1-STORY
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RAMP
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PAVED DRIVESHELBURNE ROAD (U.S. ROUTE 7)SWIFT STREET
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RIM = 209.0
18" RCP iIN(E) = 202.2
18" RCP iIN(S) =201.3
18" RCP IOUT(W) = 200.6
116'±137'±122'±140'±118'±79'±7'±45'±125'±56'±
76'±99'±239'±
RIM = 210.8
15" RCP iIN(N) = 204.1
12" RCP iIN(E) =204.3
18" RCP iOUT(W) = 203.9
1-STORY
BUILDINGWWWWWWWWWWWW
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W
W
W
W
W
W
W
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APPROX. LOCATION
EX. 8" WATER MAIN
(TO BE VERIFIED)
APPROX. LOCATION
EX. 6" WATER MAIN
(TO BE VERIFIED)
RIM = 215.5
8" iIN (N) = 206.7 (?)
10" iIN (E) =207.0
10" iOUT(W) = 206.9
CROSSWALK SIGNAL
POLE
LEGAL LOAD
LIMIT SIGN
GAS
METER
UTILITY
COVER
CONCRETE FOOTING
FOR ROUTE 7
OVERHEAD LANE
ASSIGNMENT SIGN
RIM = 207.9
SUMP = 203.1
18" RCP iOUT +/- 202.7
GAS STATION SIGN
ROAD WORK SIGN
RIM = 207.5
CLOGGED
RIM = 213.1
12" CMP iOUT(W) = 208.6
Sheet Title
Project Title
Use of These Drawings
Scale:
Project Number:
Date:
Drawn By:
Project Engineer:
Approved By:
No. Description Date By
Revisions
478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495
802 879 6331 | WWW.TCEVT.COM
E N G I N E E R I N G S U R V E Y
Field Book:
For Local Permitting Only
1. Unless otherwise noted, these Drawings are intended for
preliminary planning, coordination with other disciplines or
utilities, and/or approval from the regulatory authorities.
They are not intended as construction drawings unless noted
as such or marked approved by a regulatory authority.
2. By use of these drawings for construction of the Project,
the Owner represents that they have reviewed, approved,
and accepted the drawings, obtained all necessary permits,
and have met with all applicable parties/disciplines,
including but not limited to, the Engineer and the Architect,
to insure these plans are properly coordinated including, but
not limited to, contract documents, specifications,
owner/contractor agreements, building and mechanical
plans, private and public utilities, and other pertinent permits
for construction.
3. Owner and Architect, are responsible for final design and
location of buildings shown, including an area measured a
minimum five (5) feet around any building and coordinating
final utility connections shown on these plans.
4. Prior to using these plans for construction layout, the user
shall contact TCE to ensure the plan contains the most
current revisions.
5. These Drawings are specific to the Project and are not
transferable. As instruments of service, these drawings, and
copies thereof, furnished by TCE are its exclusive property.
Changes to the drawings may only be made by TCE. If
errors or omissions are discovered, they shall be brought to
the attention of TCE immediately.
6. It is the User's responsibility to ensure this copy contains
the most current revisions.
PLANNIN G ENVIRON MENTAL
0
Feet
Graphic Scale
20 40 60
15°±VT GridMagnetic
PARCEL ID: 1540-00760 SPAN: 600-188-10694
Existing Conditions
Plan
C1-01
10/16/2023
1" = 20'
22-523
PJM
CMJ
JAD
Shelburne & Swift
760 & 764 Shelburne Rd. &
31 Swift St.
South Burlington, VT
EXISTING CONDITIONS NOTES:
1.THE PURPOSE OF THE EXISTING CONDITIONS PLAN IS TO DEPICT READILY APPARENT PERTINENT EXISTING
CONDITIONS AS OF 9/20/21 FIELDWORK PERFORMED BY LAMOUREAUX & DICKINSON.
2.BEARINGS SHOWN ARE BASED UPON VERMONT GRID NORTH USING VTVRS CORS STATION.
3.VERTICAL DATUM IS BASED ON NAVD88 (GEIOD 18). A TRIMBLE R10 WAS EMPLOYED FOR THESE OBSERVATIONS.
4.COORDINATE SYSTEM IS BASED ON VERMONT STATE PLANE (U.S. SURVEY FEET).
5.THE LOCATION OF EXISTING UNDERGROUND UTILITIES AND IMPROVEMENTS SHOWN ARE BASED ON RESEARCH,
UTILITY PLANS PROVIDED BY OTHERS, AND/OR SURFACE EVIDENCE ENCOUNTERED AND WERE OBTAINED IN A
MANNER CONSISTENT WITH THE ORDINARY STANDARD OF PROFESSIONAL CARE AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR THE DESIGN ENGINEER. ADDITIONAL UTILITIES NOT SHOWN MAY
EXIST. ENGINEER SHALL BE NOTIFIED IF ANY DISCREPANCIES ARE ENCOUNTERED. ACTUAL LOCATION OF
UNDERGROUND UTILITIES MAY VARY. DIGSAFE MUST BE CONTACTED PRIOR TO ANY EXCAVATION. CALL
1-888-DIG SAFE (344-7233) OR CALL 811.
6.PERIMETER BOUNDARIES SHOWN HEREON STRICTLY FROM TAX MAP INFORMATION ONLY, THIS PLAN DOES NOT
DEPICT A FORMAL BOUNDARY SURVEY.
7.EXISTING CONDITIONS PLAN IS BASED ON INFORMATION PROVIDED BY LAMOUREAUX & DICKINSON TITLED "S-1
EXISTING CONDITIONS SITE PLAN" DATED 9-10-21.
PROJECT LOCATION
LEGEND
EXISTING
PROPERTY LINE
EASEMENTS
TREE LINE
CATCH BASIN (CB)
VALVE
CURB STOP (CS)
FIRE HYDRANT (HYD)
WATER SUPPLY WELL
UTILITY POLE
BENCHMARK
OVERHEAD UTILITY
STORM DRAINAGE
PAVED DRIVE OR ROAD
GRAVEL DRIVE OR ROAD
TOPOGRAPHIC CONTOURS
PAVED DRIVE OR ROAD
WITH CURB
WATER MAINS
AND SERVICES
LIQUID PROPANE
OR NATURAL GAS
UNDERGROUND UTILITY
MTC OR TRANSFORMER
OUTLET OR
END SECTION S124
FM
W
G
OH
UG
D
TELEPHONE OR TELEVISION PEDESTAL
(TEL-PED/TV-PED)
ADJOINING PROPERTY LINE
SIGN
GAS OR ELECTRICAL METER
SEWER FORCEMAIN
SEWER MAINS
AND SERVICES
SEWER, DRAINAGE OR TELEPHONE MANHOLE
(SMH/DMH/TMH)
CLEANOUT (CO)
PLAN INFORMATION:
EXISTING
760 SHELBURNE ROAD
LOT SIZE: 17,553 SF / 0.4 AC
BUILDING COVERAGE: 4,229 SF / 0.1 AC OR 24.1%
TOTAL LOT COVERAGE: 14,901 SF / 0.34 AC OR 84.9%
FRONT YARD:
SHELBURNE RD: 1,113 SF / 0.03 AC OR 90.3%
SWIFT ST: ,127 SF/ 0.03 AC OR 88.0%
764 SHELBURNE ROAD
LOT SIZE: 26,572 SF / 0.61 AC
BUILDING COVERAGE: 2,812 SF / 0.06 AC OR 10.6%
TOTAL LOT COVERAGE: 19,914 SF / 0.46 AC OR 74.9%
FRONT YARD (SHELBURNE): 431 SF / 0.01 AC OR 43.3%
31 SWIFT STREET
LOT SIZE: 16,575 SF / 0.38 AC
BUILDING COVERAGE: 6,157 SF / 0.14 AC OR
TOTAL LOT COVERAGE: 14,118 SF / 0.32 AC OR 85.2%
FRONT YARD (SWIFT): 948 SF / 0.02 AC OR 77.3%
DDDDDDOH
OH
OH
21
3
214
2
1
6 217213214212211215216214
2
1
2
213
21
1
216217213215212210214213211212210210212211213215217216214208209218219210211213212216214218217210209209210211212208SBSBSBSBSBSBSBSBSBSBSBSBSBSBSBSBSBSBSB SB SB SB SB SB SB SB SB SB SBSBSBSB SBSBSBSBSBSBSBSBSBSB10
'
1-STORY
BUILDING
1-STORY
BUILDING
SHELBURNE ROAD (U.S. ROUTE 7)SWIFT STREET
D
D D
D D
D D D
DDD
D
D
D
D
1-STORY
BUILDINGWWWWWWWWWWWW
W
W
W
W
W
W
W
W
W
CROSSWALK SIGNAL
POLE
LEGAL LOAD
LIMIT SIGN
GUPUPUPUPUPUGUGUGUG
FINANCIAL
INSTITUTION
±3,350 SF
15
7
15
MULTIFAMILY
RESIDENTIAL
27 DU
FFE 217.0
BFE 207.0
GARAGE
ENTRANCE
D D
MIXED USE ± 3,240 SF
1ST FLOOR: COMMERCIAL
2ND FLOOR: 3 DU
FFE 212.0
FFE 212.0 1,840 SF SITE
AMENITY SPACE
(SNIPPET PARK)
890 SF SITE
AMENITY SPACE
(SNIPPET PARK)21020921121121020920821
3 2142
1
6
2152
1
1 212209
210
211211
210212213215
216
215216216.5
21721
5
21621421821821721
5209206205.5
212
2
1
3
DEDICATED
PARKING FOR
COMMERCIAL USES
ONLY DURING
BUSINESS HOURS 2162102112091,900 SF SITE
AMENITY SPACE214215
210 211
212 2132122152
1
3
2
1
4
21
4
2
12
21
5
212
2
1
2
1
RAISED CROSSWALK, TYP.
Sheet Title
Project Title
Use of These Drawings
Scale:
Project Number:
Date:
Drawn By:
Project Engineer:
Approved By:
No. Description Date By
Revisions
Field Book:
For Local Permitting Only
1. Unless otherwise noted, these Drawings are intended for
preliminary planning, coordination with other disciplines or
utilities, and/or approval from the regulatory authorities.
They are not intended as construction drawings unless noted
as such or marked approved by a regulatory authority.
2. By use of these drawings for construction of the Project,
the Owner represents that they have reviewed, approved,
and accepted the drawings, obtained all necessary permits,
and have met with all applicable parties/disciplines,
including but not limited to, the Engineer and the Architect,
to insure these plans are properly coordinated including, but
not limited to, contract documents, specifications,
owner/contractor agreements, building and mechanical
plans, private and public utilities, and other pertinent permits
for construction.
3. Owner and Architect, are responsible for final design and
location of buildings shown, including an area measured a
minimum five (5) feet around any building and coordinating
final utility connections shown on these plans.
4. Prior to using these plans for construction layout, the user
shall contact TCE to ensure the plan contains the most
current revisions.
5. These Drawings are specific to the Project and are not
transferable. As instruments of service, these drawings, and
copies thereof, furnished by TCE are its exclusive property.
Changes to the drawings may only be made by TCE. If
errors or omissions are discovered, they shall be brought to
the attention of TCE immediately.
6. It is the User's responsibility to ensure this copy contains
the most current revisions.
PROJECT LOCATION
0
Feet
Graphic Scale
20 40 60
15°±VT GridMagnetic
PARCEL ID: 1540-00760 SPAN: 600-188-10694
Sketch Plan
C2-00
10/16/2023
1" = 20'
22-523
PJM
CMJ
JAD
Shelburne & Swift
760 & 764 Shelburne Rd. & 31 Swift St.
South Burlington, VT
ZONING DISTRICT INFORMATION:
ZONING DISTRICT:C1 R15
OVERLAY DISTRICT:URBAN DESIGN (UDO)/PRIMARY NODE
TRANSIT DISTRICT
TRAFFIC DISTRICT / ZONE 1
SETBACKS
FRONT YARD:30 FT (COMMERCIAL 1)
FRONT YARD:10 FT (PROPOSED PUD)
SIDE YARD:10 FT
REAR YARD:30 FT - N/A - CORNER LOT
LOT COVERAGE:70% MAX.
BLDG COVERAGE:40% MAX.
LOT SIZE:40,000 SF MIN.
HEIGHT REQ'S:2 STORIES MIN.
PLAN INFORMATION:
EXISTING
760 SHELBURNE ROAD
LOT SIZE: 17,553 SF / 0.4 AC
BUILDING COVERAGE: 4,229 SF / 0.1 AC OR 24.1%
TOTAL LOT COVERAGE: 14,901 SF / 0.34 AC OR 84.9%
FRONT YARD:
SHELBURNE RD: 1,113 SF / 0.03 AC OR 90.3%
SWIFT ST: 1,127 SF/ 0.03 AC OR 88.0%
764 SHELBURNE ROAD
LOT SIZE: 26,572 SF / 0.61 AC
BUILDING COVERAGE: 2,812 SF / 0.06 AC OR 10.6%
TOTAL LOT COVERAGE: 19,914 SF / 0.46 AC OR 74.9%
FRONT YARD (SHELBURNE): 431 SF / 0.01 AC OR 43.3%
31 SWIFT STREET
LOT SIZE: 16,575 SF / 0.38 AC
BUILDING COVERAGE: 6,157 SF / 0.14 AC OR
TOTAL LOT COVERAGE: 14,118 SF / 0.32 AC OR 85.2%
FRONT YARD (SWIFT): 948 SF / 0.02 AC OR 77.3%
LOT INFORMATION:
TAX MAP NO. 1540-00760
BOURNE GARY J,
V. 188 P 137-8
17,553 SF / 0.42 AC
TAX MAP NO. 0700-00031
BOURNE GARY
V. 326 P 50-2
16,575 SF / 0.40 AC
TAX MAP NO. 1540-00764
764 SHELBURNE RD LLC,
C/O GARY BOURNE
V. 1035 P 233-4
26,572 SF / 0.61 AC
PROPOSED - INDIVIDUAL LOTS
760 SHELBURNE ROAD
LOT SIZE: 8,054 SF / 0.18 AC
BUILDING COVERAGE: 3,350 SF / 0.08 AC OR 41.6%
TOTAL LOT COVERAGE: 5,095 SF / 0.12 AC OR 63.2%
764 SHELBURNE ROAD
LOT SIZE: 6,287 SF / 0.14 AC
BUILDING COVERAGE: 3,240 SF / 0.07 AC OR 51.5%
TOTAL LOT COVERAGE: 4,880 SF / 0.11 AC OR 77.6%
FRONT YARD (SHELBURNE): 67 SF / 0.001 AC OR 4%
31 SWIFT STREET
LOT SIZE: 46,359 SF / 1.06 AC
BUILDING COVERAGE: 10,620 SF / 0.24 AC OR 22.9%
TOTAL LOT COVERAGE: 35,054 SF / 0.80 AC OR 75.6%
FRONT YARD:
SHELBURNE RD: 381 SF / 0.008 AC OR 44%
SWIFT ST: 1,311 SF / 0.03 AC OR 37.6%
PARKING:38 SURFACE SPACES
27 GARAGE SPACES
TOTAL:65 SPACES
PROPOSED - OVERALL PUD
760 SHELBURNE ROAD
PUD AREA: 60,700 S.F.SF / 1.39 AC
BUILDING COVERAGE: ±17,210 SF / 0.40 AC OR 28.4%
OVERALL COVERAGE: ±45,029 SF / 1.03 AC OR 74.2%
FRONT YARD:
SHELBURNE RD: ±903 SF / 0.02 AC OR 40.3%
SWIFT ST: ±1,355 SF / 0.03 AC OR 53.1%
SNOW STORAGE NOTE:
SNOW WILL BE STORED ONSITE IN LANDSCAPE BEDS AND GREEN
SPACES WHERE FEASIBLE. SNOW THAT CANNOT BE STORED ONSITE
WILL BE REMOVED FROM THE SITE.
LOT 1:
LOT 2:
LOT 3:
16'-8"1'-8"16'-11"3'-012"13'-612"3'-012"10'-4"2'-0"9'-1112"78'-912"45'-71
2"
9'-111
2"2'-0"26'-11"3'-9"3'-0"16'-8"20'-2"3'-012"13'-612"3'-012"20'-8"12'-4"3'-4"2'-7"3'-6"21'-3"EAST ELEVATION (PRIMARY PARKING)NORTH ELEVATION (SWIFT PARKING)
SOUTH ELEVATION (FUTURE STORE)WEST ELEVATION (SHELBURNE STREET)LONG TERMBICYCLESTORAGE+/- 3,350 SQ. FT.A-1PROPOSED PLANJPMORGAN CHASE BANK 720 Shelburne Road1521451-0008/23/2023PROJECTSEALSCALEPROJECT 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.SOUTH BURLINGTONBurlington, VT 05403NOT FOR CONSTRUCTION1PROPOSED PLANSCALE: 1/4"=1'-0"
DASHED LINE INDICATES FUTURE PHOTOVOLTAIC PANEL ARRAYAREA. AREA FOR FUTURE PV PANELS SHALL BE CLEAR OF ALLSURFACE-MOUNTED CONDUITS, CONDESATE DRAINS AND OTHERINFRASTRUCTURE. STRUCTURAL LOADING IS 10 PSF AT FLAT ROOFS.1ROOF PLANSCALE: 1/4"=1'-0"A-2ROOF PLANJPMORGAN CHASE BANK 720 Shelburne Road1521451-0008/23/2023PROJECTSEALSCALEPROJECT 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.SOUTH BURLINGTONBurlington, VT 05403NOT FOR CONSTRUCTION
ACM ROOF EDGE12'-6"T.O. SLAB0'-0"T.O. WINDOW OPENING10'-0"T.O. PARAPET21'-8"T.O. WINDOW OPENING19'-0"T.O. PARAPET24'-9"T.O. PARAPET22'-11"ACM ROOF EDGE12'-6"T.O. SLAB0'-0"T.O. WINDOW OPENING10'-0"T.O. PARAPET21'-8"T.O. WINDOW OPENING19'-0"T.O. PARAPET24'-9"T.O. PARAPET22'-11"1WEST ELEVATION (SHELBURNE STREET)SCALE: 1/4"=1'-0"2NORTH ELEVATION (SWIFT STREET)SCALE: 1/4"=1'-0"A-3EXTERIOR ELEVATIONSJPMORGAN CHASE BANK 720 Shelburne Road1521451-0008/23/2023PROJECTSEALSCALEPROJECT 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.SOUTH BURLINGTONBurlington, VT 05403NOT FOR CONSTRUCTIONTOTAL TRANSPARENT GLAZING PERCENTAGE (MINIMUM 75% REQUIRED): 83% (562 SQ.FT.)TOTAL OPAQUE GLAZING PERCENTAGE: 17% (95 SQ.FT.)PRIMARY STREET GLAZING PERCENTAGE (SHELBURNE ROAD)MINIMUM REQUIRED ACROSS WIDTHOF FACADE: 60%ACTUAL PROVIDED: 63.5%SECONDARY STREET GLAZING PERCENTAGE (SWIFT STREET)MINIMUM REQUIRED ACROSS WIDTHOF FACADE: 40%ACTUAL PROVIDED: 76 %
T.O. SLAB0'-0"T.O. PARAPET24'-9"T.O. PARAPET22'-11"T.O. SLAB0'-0"T.O. WINDOW OPENING10'-0"T.O. WINDOW OPENING19'-0"T.O. PARAPET24'-9"T.O. PARAPET22-11"T.O. PARAPET21'-8"JPMORGAN CHASE BANK 720 Shelburne Road1521451-0008/23/2023PROJECTSEALSCALEPROJECT 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.SOUTH BURLINGTONBurlington, VT 05403NOT FOR CONSTRUCTIONA-4EXTERIOR ELEVATIONS1EAST ELEVATION (PRIMARY PARKING)SCALE: 1/4"=1'-0"2SOUTH ELEVATION (FUTURE STORE)SCALE: 1/4"=1'-0"
Nichiha Panel
(Ash)Nichiha Panel(Bark)Chiseled Limestone
(Cream)
Black Anodized Mullions
ACM PanelsChase Silver
October 2023
Marla Keene, Development Review Planner
City of South Burlington
180 Market St
South Burlington, VT 05403
RE: 22-523 Sketch Plan Review
Shelburne Road & Swift Street, South Burlington, VT 05403
Dear Ms. Keene,
Please find attached a submission for a Sketch Plan application submitted on behalf of the landowner and
applicant (the “Applicant”), Gary Bourne & 764 Shelburne Road, LLC c/o Gary Bourne, for a proposed site
development of three parcels that include 760 Shelburne Road, 764 Shelburne Road, and 31 Swift Street.
The project references the South Burlington Land Development Regulations, amendments adopted
December 5, 2022, (the “LDRs”).
The project proposes to combine three (3) existing parcels into one (1) parcel. The site development
proposes to use a General PUD with three separate buildings that include a financial institution at the
corner of Shelburne Rd and Swift St; a mixed-use building with frontage on Shelburne Road with first floor
commercial and three (3) residential dwelling units on the second floor; and a multifamily residential
building with (27) rental units on the eastern side of the parcel. The units on the site are proposed as
rental units, no individual sale of units is proposed. The project also includes associated parking,
landscaping, sidewalks, and other site amenities that are shown on the plan set.
A. Project Narrative & Description
Existing Conditions
The project is located in the Commercial 1 – Residential 15 (C1-R15) zoning district and the following
overlay districts: Urban Design Overlay (Secondary Node), Traffic Overlay, and Transit Overlay District. In
the Traffic Overlay district, the project is in the Major Intersections – Zone 1.
The project involves three (3) existing parcels located at the intersection of Shelburne Road and Swift
Street, see below for a description of each existing parcel.
760 Shelburne Road
o Parcel contains a convenience store and former gas station
o Access to this parcel is provided by curb cuts located on Shelburne Road and Swift
Street
Sketch Plan
Shelburne Road & Swift Street
Project #: 22-523
October 2023
Page 2 of 8
764 Shelburne Road
o Parcel contains the former Pizza Hut restaurant
o Access to this parcel is from a curb cut off Shelburne Road
31 Swift Street
o Parcel contains a single-story mixed-use, multi-tenant building with auto repair and
office uses
o Access to this parcel is provided by a curb cut from Swift Street
As noted above, access to the existing parcels is via four (4) existing curb cuts – two from Shelburne
Road and two from Swift Street. There is a pedestrian crossing at the signalized intersection across Swift
Street with pedestrian crossing signals.
The project is located on an urban infill site and there are no natural resources on the parcel. There are
no existing stormwater treatment systems onsite.
Proposed Development
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. The project 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 revise the boundary line of the three (3)
existing parcels;
construction of three (3) new buildings with related site and utility improvements
Specifically, the project will include a financial institution (bank) at the intersection of Shelburne Road
and Swift Street on the northwest portion of the site. There is designated parking for the financial
institution near the building.
A mixed-use two-story building is proposed along Shelburne Road, south of the proposed bank. The
potential first floor uses include retail, office (general and/or medical), and personal/business service.
The first-floor space is expected to contain two separate tenants. The second floor is proposed to have
three (3) dwelling units that include a one-bedroom and two 2-bedroom units.
A multi-family three story building is proposed along the eastern setback and will contain (27) total
dwelling units. A subsurface parking garage is located at the basement level of the multifamily building,
accessed at the southwest corner of the building.
Sketch Plan
Shelburne Road & Swift Street
Project #: 22-523
October 2023
Page 3 of 8
The project reduces the number of curb cuts from four existing to two propose – one on Swift Street
and one on Shelburne Road. The consolidated curb cuts will create safer ingress and egress to and from
the site. Two raised crosswalks are proposed interior to the site to maintain slow internal traffic speeds
and discourage cut through traffic through the corner lot. The Swift Street access has been located as far
to the east and away from the intersection as possible to allow more distance for vehicles traveling west
on Swift St to access the signalized intersection.
Sidewalks are proposed throughout the project to connect the parking, building, and site amenities, and
also connect to the public sidewalks along the roads at several locations. The Shelburne Road entrances
to the commercial buildings are via stairs due to the site topography which slopes from east to west,
toward Shelburne Road. A sidewalk and stairs are also proposed to connect the site amenity space
between the two commercial buildings that will connect to the sidewalk. A two-foot brick paving strip is
proposed along the east side of the surface parking to allow for the installation of EV charging stations in
the future. A cross lot connection is shown at the south side of the lot to connect to the Koto restaurant
parcel.
Surface parking is located between the buildings fronting on Shelburne Rd and the multifamily building
on the east side of the parcel. A drop off zone for deliveries, loading, etc. is located at the north end of
the multifamily building. Adjacent to this area, separated by a planting island, is a proposed handicap
accessible parking space. This is located here because it is the shortest accessible route for the
multifamily building due to the topography of the site.
The project proposes three site amenity locations through the site to provide respite for both commercial
and residential site users with curvilinear seating and landscaping. Stormwater, landscaping, and the site
amenities are further described below and shown on the plans. The site proposes several modular block
retaining and freestanding walls that will help to unify the site. These are located in front of the
commercial buildings on Shelburne Rd, between the internal driveway and Swift St, and along the west
and south patio and site amenity space west of the multifamily building.
B. Demonstration of Compliance
The project meets the requirements and goals set forward in the South Burlington Land Development
Regulations. The project meets the setbacks, and maximum building height requirements per the zoning
and overlay districts.
Stormwater (LDR 13.05)
The project proposes to utilize multiple bioretention stormwater treatment practices to collect, treat, and
convey stormwater runoff from the proposed site. The stormwater bioretention practices will include
lined bioretention basins and proprietary Contech Filterra bioretention structures. Stormwater runoff will
be treated in these individual practices and conveyed through a series of storm drains with final
connection to the municipal storm sewer at the intersection of Shelburne Road and Swift Street.
Sketch Plan
Shelburne Road & Swift Street
Project #: 22-523
October 2023
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Underground pipe storage is also provided for extended detention for larger storm events. A State
Stormwater Discharge Permit (3-9050) will be obtained for this project. The proposed stormwater
management of the site will meet Section 13.05 of the Land Development Regulations and the 2017
VSMM. Existing and Proposed Stormwater Plans, a stormwater design brief, and runoff modelling are
included with this submission.
Landscaping (LDR 13.04)
The project proposes a mix of evergreen and deciduous trees and shrubs on the site. Large shade trees
are proposed interior to the site around parking areas an in green belts. Street trees are proposed where
possible along the Shelburne Rd and Swift St, space along these frontages is limited to due conflicts with
utilities, sidewalks, small green belts, signage, etc. Shrubs are planted throughout the site to add structure
and seasonal interest with color, flowers, texture, etc., and to create an aesthetically pleasing site.
Perennials are proposed to compliment the site design, add variety, color, and texture next to shrubs.
Landscape materials uses for the project will help to unify the site through repetition of species and plant
varieties, while also providing year round seasonal interest through a mix of plant types.
Plantings also include stormwater treatment areas in the bioretention areas and the prefabricated
stormwater Filterra units.
Lighting (LDR 13.07)
The project proposes several pedestrian scale fixtures interior to the project. All lights are cut off and
downcast to comply with dark sky standards. Building mounted lights are proposed as needed on buildings
for safe ingress and egress. There are several tall cobra style fixtures proposed along Shelburne Road in
front of the project area.
Traffic
A traffic impact assessment (TIA) has been complete that examines the trip generation and future
congestion conditions with this Project. The TIA compared the weekday pm peak hour trip generation of
the existing uses to that of the proposed uses, and determined that this Project will not increase the
number pm peak hour trips. The TIA also examines the access management benefits which will result
from this Project reducing the number of curb cuts onto Shelburne Rd and Swift St and locating the new
curb cuts further from the Shelburne Rd / Swift St intersection. Overall, it projects that the Shelburne Rd
/ Swift St intersection will continue to operate at LOS C. This Project's new access onto Swift St, which
will be used by most of the trips entering and exiting the Project, will also operate at LOS C.
Parking (LDR 13.02)
Shared parking is proposed between the commercial and residential uses to minimize the number of
spaces needed. The project proposes 65 total spaces via surface parking (38 spaces) and garage parking
(27 spaces) under the multifamily building, with. Handicap accessible parking spaces are located
throughout the project to serve all the buildings and site users. There is a total of 5 handicap spaces, this
includes 2 handicap spaces in the subsurface parking for residents. Subsurface spaces will be reserved
Sketch Plan
Shelburne Road & Swift Street
Project #: 22-523
October 2023
Page 5 of 8
for residents only. The financial institute has requested a total of 11 spaces reserved for their use, these
reserved spaces are shown on the plans. The remainder of the surface parking spaces will be shared
between the mixed-use and residential tenants.
Density
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).
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 (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. Seven
(7) voluntary inclusionary rental units are proposed for a total residential density of 30 DU.
Base residential density 20 dwelling units
Required inclusionary rental units 3 dwelling units
Total base density with inclusionary units 23 dwelling units
Base density with inclusionary units 23 dwelling units
Voluntary inclusionary rental units 7 dwelling units
Total proposed residential density 30 dwelling units
Unit makeup for the residences includes 2-bedroom units in the multifamily building; the three DUs in
mixed use building include one 1-bedroom and two 2-bedrooms units.
Sketch Plan
Shelburne Road & Swift Street
Project #: 22-523
October 2023
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The five inclusionary units are proposed in the multifamily building. 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.
Site Amenity (LDR 14.06.C)
The site development is required to have accompanying site amenities. The site amenities use the
“Snippet/Parklet” amenity category that put emphasis on high quality, fixed seating with landscaping as
a primary component. The required site amenity is calculated below.
Nonresidential development (6% of the building GFA)
6,590 SF x 6% = 396 SF required
Residential development (60 SF for 20 or more units):
30 units x 60 SF/unit = 1,800 SF required
Proposed site amenities spaces include:
1)Area along the west façade of the multifamily building (residential site amenity: 1,840 SF
a.This area is a raised patio to provide separation and privacy for site users from the parking
lot. The wall extends above the patio space with a safety railing on the interior of the wall
because of the distance over 30” from the top of the wall to the bottom of the wall on
the parking lot side. This space includes wooden curvilinear benches, landscaping at grade
(on the west side), a raised landscape planter with a wooden curvilinear seat wall cap and
landscaping behind. A 4’ tall wood screen fence is proposed in front of the large window
for the first-floor residents to allow for privacy without blocking natural light. This space
is bordered on the west and south by trees that will provide shading during summer
months, but will not block views to the west for upper floors.
2)Area north of the multifamily building near the drop off area (residential site amenity): 1,900 SF
a.This area includes a metal pergola and wooden curvilinear benches that are two sided
and without backs. This are evergreen and deciduous plantings around to create a
welcome respite.
3)Area between the financial and mixed-use building (commercial site amenity): 890 SF
a.This area consists of wooden curvilinear benches with interior paving and landscaping
along the outside. A sidewalk and stairs provide connection from the interior of the
site/parking lot to the Shelburne Road sidewalk.
Total Site Amenity SF Required: 2,196 SF
Total Site Amenity SF Provided: 4,630 SF
All of the proposed site amenity spaces feature high quality, aesthetically pleasing curvilinear, fixed
benches complimented by landscaping to fulfill the criteria. The site amenity space north of the
multifamily residential building also includes a metal pergola to enhance the space.
Sketch Plan
Shelburne Road & Swift Street
Project #: 22-523
October 2023
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Allowance for Increase Lot Coverage via supplemental On-Site Open/Civic Space or Transferable
Development Rights (LDR 10.05.E)
The allowed lot coverage in this district is 70% max, the project exceeds this maximum by 4.2%, or 2,539
SF. however this is a reduction in the overall existing impervious of 79.1%. Additionally, the impervious
surface will be captured and treated in accordance with City and State standards, greatly improving the
site function and aesthetics. To accommodate this overage, the Applicant proposes to increase the site
amenity space as allowed in the LDRs section 10.05.E(1) On-Site Open/Civic Space Option, that allows:
(a) For each additional increment of lot coverage, an area on the site equal to thirty (30) percent
of said increment shall be designated on the site plan for the subject parcel as one or more
Snippets/Parklets and/or Pocket/Mini-Parks as enumerated in Article 11.B;
To meet this requirement, the project would need to provide 30% of the 2,539 SF (or 4.2%) lot cover
that exceeds the 70% max. This total comes to 762 SF of additional site amenity space required.
As demonstrated in the Site Amenity section of this letter, the required site amenity for the project is
2,196 SF. The project proposes a total of 4,630 of site amenity space which is 2,434 SF additional space
than what is required by the LDRs. There is adequate SF of additional site amenity space that is provided
to exceed the additional 762 SF needed to meet LDR 10.05.E. Therefore, we feel this criterion is met.
Bike Parking (LDR 13.03)
The commercial buildings and multi-family building each require the minimum of 4 short term bike
spaces, each bike rack provides two bicycle parking spaces. One bike rack is proposed near the mixed-
use building, one is proposed near the financial institution, and four bike racks are proposed adjacent to
the entry stairs on the west side of the multifamily residential building. 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.
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.
Parking Area Width (LDR 14.06.A(2)(c))
The surface parking and affiliated drive aisles located to the side of the buildings does not exceed the
building frontage widths. The proposed cumulative width of the drive aisles, parking, and circulation lanes
is 185’. The proposed building frontage widths is 190’ for the two buildings (the financial institution and
the mixed-use building) with frontage on Shelburne Rd and Swift St. Note that project is a corner lot and
the financial institution has frontage building on both Shelburne Rd and Swift St.
Context Analysis (LDR 15.C.07.F)
A context analysis will be provided with the Plat application.
Sketch Plan
Shelburne Road & Swift Street
Project #: 22-523
October 2023
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Construction Phasing
Construction phasing will be provided with the Plat application.
C. Submission Elements
The submission elements included in this application package include the following:
Complete Sketch Plan Application Form
Cover letter & Narrative (this document)
Sketch Plan
List and address of abutting landowners
D. Changes from Previous Submittals
This is a new sketch plan submittal for this project, however one noteworthy change from the previously
denied project is that the stand-alone ATM has been removed.
Waiver Request
The following waivers are requested for the PUD:
1)Setback – The project requests the reduction of the front yard setback from 30 feet to 10 feet as
allowed in the PUD standards.
If you have any questions or need additional information, please do not hesitate to contact me directly at
(802) 879-6331 or by email at lucy.thayer@tcevt.com.
Sincerely,
Lucy Thayer, PLA
TCE, Inc.
478 Blair Park Road
Williston, VT 05495