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HomeMy WebLinkAboutSD-24-04 - Supplemental - 0760 Shelburne Road (26)Preliminary & Final Plat Review – Context Analysis Shelburne Road & Swift Street Project #: 22-523 March 2024 Page 1 of 3 APPLICATION FOR PRELIMINARY & FINAL PLAT REVIEW 760 Shelburne Road, 764 Shelburne Road & 31 Swift Street As required by the Land Development Regulations section 15.C.07 F. General PUD Compatibility and Context Analysis a narrative response to the below information, within a 0.25-mile radius from the project site, must be provided. (a) Hazards, and Level I and Level II Resources regulated under Article 12. (b) Prevalent pattern of land subdivision and development in the Planning Area, as defined by block lengths; lot size and front lot line lengths; front, side, and rear setbacks; building height and coverage; and existing parking arrangements. (c) Streetscape elements, including the placement, orientation, and spacing of buildings along the street, existing and planned sidewalks, and existing or planned landscaping, street furniture, and lighting. (d) Building types and styles, including any prevalent or character-defining architectural features. Please see below for a written analysis of the development context. (a) Hazards, and Level I and Level II Resources regulated under Article 12 There are no mapped hazards on, or adjacent to, the project parcel. Level I and Level II resources are limited to mapped steep and very steep slopes. However, these slopes are limited to localized areas with a grade transition of 2-4 feet. The limited height and length of these slopes on a developed parcel minimize potential adverse impacts. (b) Prevalent pattern of land subdivision and development in the Planning Area, as defined by block lengths; lot size and front lot line lengths; front, side, and rear setbacks; building height and coverage; and existing parking arrangements. The existing development on Shelburne Road within a 0.25-mile radius has a widely varied development pattern. The lands to the north and northeast are primarily comprised of the 189 interchange, overpass, and road infrastructure; these lands are not described in detail below because they do not contain buildings, blocks, or parking. Lands in the southeast portion of the context area is primarily residential (Lindenwood Drive, Brewer Parkway); the southwest context area is mostly composed of a single large commercial development (Hannaford) and smaller scale commercial development; in the west/northwest section of the context area the development is mixed commercial and also contains state uses (corrections facility). Preliminary & Final Plat Review – Context Analysis Shelburne Road & Swift Street Project #: 22-523 March 2024 Page 2 of 3 Block lengths on Shelburne Rd vary; on the east side of the road, the block length of the project parcel is approximately 550 ft, and the next block to the south is roughly 490 ft. On the west side of Shelburne Rd, the one block that falls within the context area is approximately 655 ft long. On Swift St there is only one discernable block on the north side of the road, from the intersection with Shelburne Rd to Farrell St., that is 1,195 ft in length. The lot sizes are variable depending on the type of development. The commercial lots near the project are mostly in the 0.5 to 1.5-acre range, with the largest lot being 12.6 acres (Hannaford) and one of the smallest commercial lots being 0.21 acres. The lots in residential areas are smaller, approximately ranging from 1/4 to a 1/3 acres in size. Setbacks and parking arraignments also vary in the context review area. On Shelburne Rd, there are commercial buildings and gas canopies that have small setbacks (±10’) and are close to the road with parking to the side and rear of the buildings. The rest of the buildings on Shelburne Rd are set back farther from the road (±70-80’) with parking in the front yard, between the buildings and Shelburne Rd. The residential homes, accessed from side streets, are consistently setback approximately 25-30’. On the north side Swift St, the setbacks are more or less consistent in the context area, set back in the 20-30’ range with parking mostly in the rear, with the exception of a few parcels (Denny’s, the corrections facility, and at 10 Farrell St). On the south side of Swift St. the setbacks are larger, approximately 80’ or greater, with parking the front and side of the building. The parcel immediately east of the project site has a setback of ±12-15’, which is consistent with the Bourne Service Center building (part of the project area) that is also setback ±12-15’. Building heights are another diverse element in the context area. Along Shelburne Rd, there are a mix of single story (both flat roof and gabled) buildings and gas station canopies, as well as one and a half and two-story buildings. Residential buildings are mostly in the two-story range. On Swift St, the buildings are mostly one to two stories tall, however newer buildings on Swift St are taller and range from three to four stories tall. The residential development feels smaller because of the consistent tree canopy with lower and more frequent building massing, while Shelburne Rd is much more open, with no consistent tree canopy, has irregular building massing without repetition and a plethora of utilities. Swift St. is similar to Shelburne Rd. however the building massing is more consistent with smaller, closer buildings on the west end of Swift St., becoming more spread out and larger is mass and scale to the east. The lot coverage on Shelburne Rd and Swift St commercial lots has a high proportion of impervious cover with limited green space. The residential parcels typically have more green space than impervious cover, with impervious cover limited to driveways and buildings. Preliminary & Final Plat Review – Context Analysis Shelburne Road & Swift Street Project #: 22-523 March 2024 Page 3 of 3 (c) Streetscape elements, including the placement, orientation, and spacing of buildings along the street, existing and planned sidewalks, and existing or planned landscaping, street furniture, and lighting. Shelburne Rd streetscape elements include sidewalks, large road sign infrastructure, tall cobra style light fixtures, utilities (overhead lines, transformers, etc.), gas/fueling signs, and commercial free-standing sign structures. These elements are not regularly spaced, but are prevalent in this corridor. There is one bus shelter with a bench and no consistent street tree presence. Trees and landscaping are mostly set back from the road, and feature like walls and fences are mixed – there are stone, fences that are split rail or ornamental metal. The pattern and spacing of buildings is irregular, some buildings are close together while others are farther apart. There are no sidewalks on the dead-end residential streets. Sidewalks (±5’ wide) line both sides of Shelburne Rd with a narrow green strip between the road. The residential areas have a consistent pattern and small scale feel from the repetitious nature of the streetscape spacing between homes on smaller (±0.3 ac) lots, presence of front lawns, shade trees, landscaping and regular street presence that makes the space feel more intimate. Elements like benches, bus shelters, signage, etc. that found on Shelburne Rd are not present here. On Swift St there are irregular street trees along the road with overhead utilities. The South Burlington Bike Path follows Swift St on the south side of the road as does a bike lane; on the north side of the road there is a disconnected sidewalk in front of the corrections facility. Street trees and ornamental landscaping become more regular and consistent on the larger commercial lots near the intersection with Farrell St. There are no bus shelters, benches, or other prevalent street element present in this context area of Swift St. (d) Building types and styles, including any prevalent or character-defining architectural features. The nearby residential neighborhood contains multiple one and two-story single-family building types, including Cape cod, Colonial, and National. These are predominantly constructed using typical building materials such as, horizontal lap siding, asphalt shingles, and double hung windows. Commercial buildings located nearby range from one to three stories in height in with various exterior materials, including brick, metal siding, and wood. Styles range from renovated single- family homes with pitched roofs to one story strip malls, metal storage buildings, and 3-story brick office buildings that utilize flat roofs. With such a diverse array of building types and uses, there is not a single architectural style that is prevalent to the neighborhood or context area, or a character defining feature.