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HomeMy WebLinkAboutSD-24-04 - Supplemental - 0760 Shelburne Road (3)March 1, 2024 Marla Keene, Development Review Planner City of South Burlington 180 Market St South Burlington, VT 05403 RE: 22-523 Combined Preliminary & Final Plat Review Shelburne Road & Swift Street, South Burlington, VT 05403 Dear Ms. Keene, Please find attached a submission for a combined Final Plat and 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 last adopted November 20, 2023, (the “LDRs”). The project proposes to use a General PUD with three separate buildings on adjusted lots that include a financial institution at the corner of Shelburne Rd and Swift St (lot 1); a mixed-use building fronting on Shelburne Road with first floor commercial and three (3) residential dwelling units on the second floor (lot 2); and a multifamily residential building with 27 rental units on the eastern side of the parcel (lot 3). 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 gas station o Access to this parcel is provided by curb cuts located on Shelburne Road and Swift Street Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 2 of 10 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 existing buildings and accessory structures; a lot line adjustment of the three existing parcels to respond to the new PUD; construction of three (3) new buildings with related site and utility improvements The project is proposed to be phased as explained further in the Construction Phasing portion this letter. Phase 1 of the project will include a financial institution (bank) at the intersection of Shelburne Road and Swift Street on the northwest portion of the site and has designated parking for the financial institution near the building. Phase 1 also includes a mixed-use two-story building 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. Phase 2 of the project includes a multi-family three story building proposed along the eastern setback that 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. Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 3 of 10 The project reduces the number of curb cuts from four existing to two proposed – 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 to maintain slow internal traffic speeds and discourage cut through traffic on the 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. An internal sidewalk and stairs connect the site amenity space between the two commercial buildings and to the Shelburne Road 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 interior to the parcel 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 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, see below for a review of specific LDR criteria. 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. Underground pipe storage is also provided for extended detention for larger storm events. A State Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 4 of 10 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. Urban Design Overlay District (LDR 10.05.D(5)(b)) The project proposes to have the Lot 3 multifamily building set back more than 50’ from the Swift Street front lot line. In this circumstance, the LDRs require that at least 50% of the required landscaping be installed between the front building line and the front lot line. See below for a breakdown of the Lot 3 front setback planting and supplemental document “Option of Landscape Costs – Lot 3 Front Setback” document. Required Provided Lot 3 Front Setback Planting $39,750 $42,757 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 and in green belts. Street trees are proposed where possible along the Shelburne Rd and Swift St; space along the two street frontages is limited to due conflicts with utilities, sidewalks, space constraints, 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 space. Perennials are proposed to compliment the site design, add variety, color, and texture next to shrubs. Landscape materials 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. See the waiver section of this letter for a discussion on the landscape budget. 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 street fixtures proposed along Shelburne Road in front of the project area that will remain. Traffic Enclosed is a traffic impact assessment (TIA) which 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 Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 5 of 10 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. ADA accessible parking spaces are located throughout the project to serve all buildings and site users. There is a total of 5 ADA accessible spaces, that include three surface ADA spaces and two handicap spaces in the subsurface parking for residents. Subsurface spaces will be reserved for residents only. The financial institute has requested a total of 11 spaces reserved for their use during business hours, 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 allow up to a maximum density of 50% more than the base maximum density permitted in the zoning district. Seven voluntary inclusionary rental units are proposed for a total of 10 inclusionary dwelling units. See the breakdown below. Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 6 of 10 Base residential density 20 dwelling units Required inclusionary rental units 3 dwelling units Voluntary inclusionary rental units 7 dwelling units Total proposed residential density 30 dwelling units (includes 10 inclusionary 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. The 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): 1,830 SF a.This area includes an urban plaza environment with wooden curvilinear benches that are without backs allowing them to be used from either side. This area also includes the planted bioretention basin that with diverse shrubs and perennials. Sculptures are proposed in this amenity space along with evergreen and deciduous plantings to create a welcome respite. 3)Area between the financial and mixed-use building (commercial site amenity): 890 SF Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 7 of 10 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: 4,560 SF All of the proposed site amenity spaces feature high quality, aesthetically pleasing curvilinear, fixed wooden benches complimented by landscaping to fulfill the criteria. 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 proposes a total of 74.9% , which exceeds this maximum by 4.9%, or 3,016 SF of the 60,700 SF lot. The project proposes to reduce the overall impervious from 79.1% to 73.8% and, importantly, 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 3,016 SF (4.9%) lot cover that exceeds the 70% max. This total comes to 905 SF of additional site amenity space. 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 4,560 of site amenity space; this is 2,364 SF additional space than what is required by the LDRs. This additional site amenity space that is provided on the project site exceeds the required 905 SF needed to meet LDR 10.05.E by 1,459 SF. Therefore, we believe 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. Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 8 of 10 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 is provided as a separate document with these submission materials. Construction Phasing Construction phasing is proposed as two phases. Phase 1 will include the construction of the two buildings along Shelburne Rd (financial institution and mixed-use building), interior access drive, sidewalks, the Swift St rec path, site amenity spaces, parking, stormwater infrastructure utilities, and landscaping associated with the use of those buildings. Phase 2 includes the construction of the includes multifamily residential building and the remainder of the site features not constructed during the first phase. Site Amenity The required site amenity is calculated as follows. Required Provided Phase 1 6,590 SF non-residential x 6% = 396 SF 3 units x 100 SF / unit = 300 SF 890 SF of snippet park Phase 2 27 units x 60 sf / unit = 1,620 Sf 1,840 SF snippet park 3, 160 additional SF lot coverage in Urban Design Overlay = 905 SF 1,830 SF snippet park Total 2,825 SF 4,560 SF Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 9 of 10 Landscaping The required landscaping is calculated as follows. Required Provided Phase 1 $51,500 $62,756 Phase 1 & 2 $123,500 $133,769 Bicycle Parking The required bicycle parking is calculated as follows. Required Long-Term Parking Provided Long-Term Parking Required Short-Term Parking Provided Short-Term Parking Phase 1 4 4 8 4 Phase 2 27 27 4 8 Total 31 31 12 12 C. Submission Elements The submission elements included in this application package include the following: Complete Subdivision and Site Plan Development Review Application Forms Cover letter & Narrative (this document) Supplemental Maps Context Analysis Plan Set (Civil, Landscape, Architecture) List and address of abutting landowners Traffic Impact Assessment Preliminary Wastewater Allocation Preliminary ATS Water Allocation VTrans Letter Stormwater Brief Opinion of Probable Landscape Costs D. Changes from Previous Submittals This is the first formal submittal for this project. Preliminary & Final Plat Review Shelburne Road & Swift Street Project #: 22-523 February 2024 Page 10 of 10 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. 2)Landscape Budget – The minimum landscape budget requirement is $123,500, per section 13.04.G Landscaping Standards and Table 13-4 Landscaping Value Requirements of the LDRs. The total proposed budget is $133,769, which exceeds the required budget by $10,269. The proposed budget for plants is $91,169. As demonstrated on the plans, the project is well landscaped and utilizes the available areas for planting as much as possible. The remaining budget includes hardscape elements that will be integral to the site – high quality, fixed curvilinear benches throughout the site that will unify the project and create a cohesive site. We feel that the proposed plan meets the goals and intent of the LDRs by providing a well landscaped and nicely furnished site consistent with nearby properties and developments. The plan includes a diverse mix of street trees and ornamental shrubs, complimented by perennials and grasses, along the street front and in the parking areas that will both beautify the site and provide shading. The proposed benches will further compliment the site aesthetics and provide a functional place for patrons and employees to rest and gather. For these reasons, we feel a waiver is appropriate in this situation to further compliment the aesthetics of the site. 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