HomeMy WebLinkAboutSD-23-16 - Supplemental - 0760 Shelburne Road (8)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
Page 4 of 8
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
Page 6 of 8
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
Page 7 of 8
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
Page 8 of 8
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