Loading...
HomeMy WebLinkAboutAgenda 05_MS-24-02_112 Garden St_Prospect Place Apts_alt entrance#MS-24-02 Staff Comments 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MS-24-_alt entrance_2024-.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: September 25, 2024 Plans received: August 23, 2024 112 GARDEN STREET MISCELLANEOUS APPLICATION #MS-24-02 Meeting date: June 4, 2024 Owner/Applicant Prospect Place Apartments, LLC 4076 Shelburne Rd. Shelburne VT 05482 Engineer The Snyder Group, Inc. 4076 Shelburne Rd. Shelburne, VT 05482 Property Information Tax Parcel 0450-00000.M1 FBC-T4 Zoning District 2.63 acres Location Map PROJECT DESCRPTION Miscellaneous permit application #MS-24-02 of Prospect Place Apartments, LLC. for alternative entrance compliance as allowed under the Land Development Regulations Section 8.06H for a mixed-use building consisting of 120 units and 6,800 sf of commercial space, 112 Garden Street. COMMENTS Planning Director Paul Conner and Development Review Planner Marla Keene (“Staff”) have reviewed the plans submitted on 08/23/2024 and offer the following comments. Numbered items for the Board’s attention are in red. #MS-24-02 Staff Comments 2 CONTEXT The proposed project is located within the Form Based Code T4 zoning district, meaning its site plan has been approved administratively. The site plan which approved construction of the building, #SP-22-033, left the first floor commercial spaces as vacant. The applicant later obtained administrative site plan amendment #SP-22-050 to add childcare as a use. That decision included the following condition of approval, a version of which is typically included in all FBC decisions containing non-residential uses. All entrances to the non-residential space must be public and must be operated in a manner consistent with the definition of public entrance. At the time of this approval, this includes all approved exterior entrances to the space approved as café and the space as approved as daycare. All entrances to the residential spaces, including the fitness room and main lobby entrance, must be operated in a manner consistent with the definition of operable entrance.” The relevant definitions are as follows. Public Entrance: An entrance to a building that is useable and open to the public during business hours. Any such door must, at a minimum, be useable and open to the public for entry. Distances between and average frequency of public entrances shall be measured per building. Operable Entrance: An entrance to a building that is useable and accessible to the tenants / owners to access that portion of the building that is available for their use. An operable entrance may be to an individual residential or commercial unit, or to some or all of the building. Any such door must be available for entry and exit. Distances between and average frequency of operable entrances shall be measured per building. The applicant is now seeking Development Review Board approval under Section 8.08H for an entrance configuration for the childcare portion of the building which differs from the strict entrance requirements of Section 8.13C(6). The applicant has provided an application narrative and plan supporting their request. The residential portion of the building is currently operational. The applicant is making this request for the childcare use. APPLICABLE STANDARDS 8.06H. Alternate Compliance for Entrances in T4 (1) Authority. The Development Review Board shall have the authority to review and approve, approve with conditions, or deny an application for development that differs from the strict requirements of Section 8.13(C)(6) [T4 Urban Multi-Use District Building Envelope Standards, Entrances] subject to the standards and limitations below. This section specially authorizes the Board to consider alternatives to doorway entrance standards in the T4 District. The applicant has met the standards pertaining to frequency and maximum distance between entrances, as well as standards pertaining to glazing and building breaks. Thus the appearance of the building will comply fully with the Building Envelope Standards, though the functionality will not. #MS-24-02 Staff Comments 3 (2) Entrance standard intent. It is the intent of Section 8.13(C)(6)(a-e), in concert with other standards of Section 8.13, to establish a regular, consistently pedestrian-friendly environment in the applicable district. The presence of regular, Operable entrances is designed to foster a built pattern consisting of attractive, engaging, and interactive built forms. Users along a street are presented with an inviting street presence of the building and are engaged throughout its length. This section is also intended to support the viability of activities within adjacent buildings (existing or future) by creating a pedestrian environment where the user has reason and interest to walk the entire length of a building and engage with the next building rather than have an uninviting and unengaging environment where a user would turn around. Staff notes this standard refers to operable entrances while public entrances are required for non-residential first story use. The distinction between operable entrances and public entrances is that public entrances are open to anyone from the exterior, while operable entrances are open to tenants/owners of the building without necessarily being open to the general public. Staff considers this standard applies to both public and operable entrances. The Board can see the configuration of the building, as construction is already complete. The approved elevations are included in the packet for the Board. The Board should bear in mind that Garden Street is curved and portions of the non-street facing facades are also visible depending on where along the street you are located. (3) Standards for review. In making its determination, the Development Review Board shall consider the following standards: Staff reminds the Board that the following standards require the applicant to advance specific elements of the City’s goals, which is a higher bar than not conflicting with them. (a) The Board finds that the alterative design advances the specific objectives of the Central District of the Comprehensive Plan in a manner that is equal or greater than the standard contained within the BES. The Comprehensive Plan (now titled City Plan) has been heavily amended since adoption of this standard, and specific objectives have been replaced by “Goals and Actions.” Goals specific to the Balance Mixed Use and Commercial: High Scale Area land use designation are as follows: Goal 77: Create cohesive, diverse, dynamic and people-oriented places with a strong identity and “sense of place” Goal 78: Establish urban-style vibrant streetscapes, civic spaces, public art and public facilities to create a destination Goal 79: Support mixed-use development that realize the vision of this Plan Actions applicable to this land use designation, and to the specific geography of the Central District of the Comprehensive Plan are as follows. Mixed Use and Commercial: High Scale Area Actions Action 129: Minimize overall demand for parking through design, regulations, and investments that foster pedestrian, bicycle, and transit use and provide efficient, aesthetically pleasing shared parking options Action 130: Focus infill and redevelopment in these areas and at a higher scale and urban-level of density Action 131: Support existing businesses and affordability of commercial spaces #MS-24-02 Staff Comments 4 Action 132: Develop vibrant streetscapes and public gathering spaces to enable events and community gathering Action 133: Incorporate green spaces, street trees, and other strategies to reduce the heat island effect Action 134: Streamline regulations and explore options to incentivize development in line with the vision of this Plan Action 135: Establish future Right-of-Way standards for streetscapes Action 136: Align landscaping and lighting land development regulations with this Plan to build quality public spaces and compact mixed-use communities Central District Actions Action 141: Continue to focus City resources on nimbly developing City Center as South Burlington’s downtown Action 142: Create a village streetscape, including a village green Action 143: Encourage highest-scale use in City Center Action 144: Actively program and support events in City Center public spaces throughout the year Action 145: Support the establishment of a Main Street-style, community-based organization to nurture, promote and otherwise support City Center Action 146: Evaluate and update form-based code and Land Development Regulations as needed to adapt over time The proposed alternative design is to provide a 95 sf patio area to the north of the proposed building. This area will be enhanced with supplemental shrub plantings and seats. The existing approved use of this area is lawn. Staff considers the proposed alternative to potentially advance goals #77 and #78, and actions #132 and #145 relative to the approved use as lawn. The applicant has excerpted a general statement from the City Plan in their application narrative that is not specifically responsive to this criterion. (b) The Board finds that the alternative design advances the Purpose of the Transect Zone as stated in these Land Development Regulations in a manner that is equal to or greater than the standard contained within the BES. The purpose of the transect zone is as follows. Generally a multi-use, mixed use dense downtown built environment, typical of areas adjacent to and supportive of main street(s). Housing, retail, and other commercial uses are typical; parking facilities are also allowed. The built environment can be a mix of freestanding buildings and shared wall buildings. T-4 is multimodal oriented with an emphasis on medium foot traffic pedestrianism. Parking (not including on-street parking) shall be away (or hidden) from the street. The applicant argues that the alternative reduces the unengaged space between the building at 112 Garden Street and the future building at 200 Garden Street. Since the applicant is proposing to omit the public function of the approved entrances, Staff considers the alternative also increases the unengaged space along the northern portion of 200 Garden Street facade. #MS-24-02 Staff Comments 5 (c) The Board finds that the alterative design advances the Intent of the standard as stated in this Section in a manner that is equal to or greater than the standard contained within the BES. This standard refers to the entrance standard intent paragraph above. Relevant elements of the above intent include • establish a regular, consistently pedestrian friendly environment • foster a built pattern of attractive, engaging, and interactive built forms • present users with an inviting street presence of the building • engage users along the length of the building • create a reason and interest for users to walk the entire length of a building and engage with the next building rather than creating an environment where a user would turn around The BES requires public entrances to be spaced at no greater than 46-ft and with an average frequency of 36-ft. The applicant’s proposal would result in a max spacing of 78 ft and an average frequency of 33.5 ft. The maximum space would be at the north end of the building. The spacing for the remainder of the building would remain at less than 46-ft, and range from approximately 20 to 29 feet. 1. The applicant’s narrative argues that the proposed alternative establishes a regular, consistently pedestrian-friendly environment by creating a link between adjacent buildings and reducing the emphasis on the shared driveway serving 112 and the future 200 Garden Street. While Staff agrees the alternative supports the final element of the Entrance Standard Intent as summarized above, compared to public entrances along the commercial length of the building, Staff considers the proposed alternative detracts from other elements of the Entrance Standard Intent by reducing the engagement along the commercial length of the building. Staff recommends the Board discuss whether they consider this criterion met. (d) Any proposed alternative shall be incorporated along all facades of a building for which alternate compliance is being sought and shall be distributed along the entire façade in a manner which meets or exceeds the average frequency and maximum spacing as required by the BES. There are only entrance standards for the Garden Street façade. The applicant has proposed an alternative only at the northern most corner of the building, though they are proposing to not meet entrance standards only for the northern most 78 ft of the building. 2. Staff recommends the Board ask the applicant to discuss what alternatives they considered that would meet the above criteria for the entire length of the daycare area, and why those alternatives were rejected. (e) Any proposed alternative shall be not be counted or calculated as meeting or contributing to any other required element or financial obligation of these Regulations. The building as it exists meets the requirements of the regulations and the only element the applicant is proposing to change is the operability of the entrances. Staff considers this criterion met. (f) Any proposed alternative shall fulfill its function in all seasons. 3. If the Board considers the proposed concept to be acceptable, Staff recommends the Board consider requiring the applicant to supply a larger and potentially different tree at initial planting. A 1.5 inch caliper crabapple tree will be relatively small and will take several years #MS-24-02 Staff Comments 6 to grow into a feature of the space. Staff recommends the Board also discuss whether a tree that bears edible fruit or a tree with particularly interesting foliage such as dogwood, hop hornbeam, or sassafras would provide a more engaging streetscape. If the Board approves the proposed alternative, Staff recommends the Board include a condition requiring this area to be cleared of snow on the same schedule as the site sidewalks during the winter, in addition to receiving landscaping maintenance on the same schedule as the remainder of the site. (g) Creative alternatives are encouraged. Any proposed alternatives, however, shall consist of original design elements. In the case of artwork, only Commissioned artwork shall be considered. The provided elements do not include artwork or commissioned works. OTHER If the Board approves the proposed alternative, Staff recommends the Board include a condition that the alternative entrance configuration is only permissible while the childcare use remains, and any change in use would either be required to meet the strict entrance requirements of Section 8.13C(6) or seek a new alternative entrance approval. RECOMMENDATION Staff recommends that the Board discuss the Project with the applicant and close the hearing. Respectfully submitted, Marla Keene, Development Review Planner 310 310 3 1 0 31 0 310 305 3 0 5 305 315 314 313 312 311 310 31 0 310 305 305 305 300 30 5 31 0 305 31 0 3 0 5 30 5 30 5 3 0 5 31 0 S S UD UD UD UD UD S W W W W W W W W S S S W W D UD UD UD UD UD UD UD UD UD UD UD S S S S S S D D D G G G G G GG G G W W 31 0 310 F D 31 0 313 31 2 31 0 314 314 305 31 2 3 1 3 3 1 4 FM 311 3 1 5 315 3 1 3 3 1 4 306 308 312 310 306 31 0 308 308 310 312 3 1 2 31 2 31 1 31 2 3 1 2 312 30 6 30 8 3 0 5 3 1 4 313 31 5 314 314 3 1 3 3 1 3 313 UD UD UD UD UD 31 3 314 3 1 3 3 1 4 3 1 5 30 5 31 0 299 308 300 305 30 8 309 3 0 8 31 0 305 3 0 5 30 8 31 0 30 8 3 0 5 30 5 30 5 314 315 313 314 313 312 31 2 31 0 30 9 L L L L L L L L L L L L L E E E E E E 31 2 UD FM L 31 2 31 5 315 309 311 312 312 311 310 310 315 314 315 S 313 R R R R RR RR 309 307 306 307 310307 308 308 309 L DN DN DN DN UP UP DN DN DN DN DN DN DN DN COLUMNAR TREES @ BEDROOMS, TYP. CONCRETE SIDEWALK CONCRETE PAVING W/ INTEGRAL COLOR GUARDRAIL, TYP. 34" CORTEN PLANTER ADA ACCESS CONCRETE SIDEWALK PLANTING BED, TYP. BENCH, TYP. LOLL ADIRONDACK CHAIRS, TYP. COLUMNAR TREES @ BEDROOMS, TYP. SHADE TREE, TYP. CONSERVATION MIX BOARDFORM CONCRETE SEATWALL /RETAINING WALLS LANDSCAPE ARCHITECTURE WAGNER HODGSON © WHLA ALL RIGHTS RESERVED 2017 VT 802.864.0010 JOB NO. SCALE: DRAWN BY: DATE: wagnerhodgson.comNY518.567.1791 NO.DESCRIPTION DATE 20020 40 SCALE OF FEET PROSPECT PLACE 112 GARDEN STREET SOUTH BURLINGTON, VERMONT 941 06.03.2024 OVERALL LAYOUT & MATERIALS PLAN 1"=20' CO L100 AS-BUILT 0 2.5'10'5' SOUTH BURLINGTON CITY CENTER | PROSPECT PLACESCALE: 1" = 5' LANDSCAPE PLAN ADDENDUMDATE: ϴͬ21ͬ202ϰ 112 GARDEN STREET EXISTING BUILDING EXISTING 10' WIDE SHARED USE PAVED PATH EXISTING 6' WIDE CONCRETE SIDEWALK PLAN ISSUED 08/20/2024 ROUGH & READY CUBES ROUGH & READY CUBES EXISTING SIDEWALK PROPOSED PATIO EX. TREE, TYP. EXISTING DRIVEWAY EXISTING STOOP Small Cube Large Cube HEIGHT: 17,7" LENGTH & WIDTH: 23,2" (SMALL), 39,6" (LARGE) SEAT MATERIAL: TIMBER, UNTREATED FSC SUPPORT MATERIAL: POWDER COATED (FAWN BROWN) PRODUCT NAME: ROUGH&READY CUBES MANUFACTURER: STREETLIFE (2) Cornus alba 'Neon Burst' (3) Existing Fothergilla major 'Blue Shadow' (2) Existing Hydrangea paniculata 'Little Quick Fire'' HP(3) RF(10) PB(6) MR LAWN NR(12) NOTE: APPROVED EQUAL BENCH ACCEPTABLE CONCRETE PATIO WITH 2'x2' SCORING PATTERN 112 GARDEN ST, SOUTH BURLINGTON FOR REVIEW SHEET: L1 100' - 0" 1st FLOOR 112' - 4" 2nd FLOOR 123' - 8" 3rd FLOOR 135' - 0" 4th FLOOR 146' - 4" TOP OF ROOF DECK 147' - 10" TOP OF PARAPET 156' - 0" TOP OF TOWER 8' - 2 " 1' - 6 " 11 ' - 4 " 11 ' - 4 " 11 ' - 4 " 12 ' - 4 " HARDIEPLANK CEMENTIOUS SIDINGSMOOTH FINISH, DARK GRAYCEMFORT CEMENT BOARD PANELWOOD GRAIN FINISH OLD DUTCH MODULAR BRICKSBY PINE HALL 100' - 0" 1st FLOOR 112' - 4" 2nd FLOOR 123' - 8" 3rd FLOOR 135' - 0" 4th FLOOR 146' - 4" TOP OF ROOF DECK 147' - 10" TOP OF PARAPET 156' - 0" TOP OF TOWER 12 ' - 4 " 11 ' - 4 " 11 ' - 4 " 11 ' - 4 " 1' - 6 " CEMFORT CEMENT BOARD PANELWOOD GRAIN FINISHHARDIEPLANK CEMENTIOUS SIDINGSMOOTH FINISH, DARK GRAY.OLD DUTCH MODULAR BRICKSBY PINE HALL 8' - 2 " PROJECT : REVISION/DATE : 3/64" = 1'-0" ELEVATIONSELEVATIONS 22-284 A3-00A3-00 PROSPECT PLACE - LOTS M1,M2,M3PROSPECT PLACE - LOTS M1,M2,M3 A3-00 3/64" = 1'-0" 1 WETLANDS COLOR ELEVATION (WEST) A3-00 3/64" = 1'-0" 2 GARDEN STREET COLOR ELEVATION (NORTH) 11-07-2022 100' - 0" 1st FLOOR 112' - 4" 2nd FLOOR 123' - 8" 3rd FLOOR 135' - 0" 4th FLOOR. 146' - 4" TOP OF ROOF DECK 147' - 10" TOP OF PARAPET 1' - 6 " 11 ' - 4 " 11 ' - 4 " 11 ' - 4 " 12 ' - 4 " HARDIEPLANK CEMENTIOUS SIDINGSMOOTH FINISH, DARK GRAY.CEMFORT CEMENT BOARD PANELWOOD GRAIN FINISH OLD DUTCH MODULAR BRICKSBY PINE HALL 100' - 0" 1st FLOOR 112' - 4" 2nd FLOOR 123' - 8" 3rd FLOOR 135' - 0" 4th FLOOR. 146' - 4" TOP OF ROOF DECK 147' - 10" TOP OF PARAPET 12 ' - 4 " 11 ' - 4 " 11 ' - 4 " 11 ' - 4 " 1' - 6 " HARDIEPLANK CEMENTIOUS SIDINGSMOOTH FINISH, DARK GRAY.CEMFORT CEMENT BOARD PANELWOOD GRAIN FINISHOLD DUTCH MODULAR BRICKSBY PINE HALL PROJECT : REVISION/DATE : 3/64" 1'-0" ELEVATIONSELEVATIONS 22-284 A3-01A3-01 PROSPECT PLACE - LOTS M1,M2,M3PROSPECT PLACE - LOTS M1,M2,M3 A3-01 3/64" 1'-0" 1 REAR COLOR ELEVATION (EAST) A3-01 3/64" 1'-0" 2 REAR COLOR ELEVATION (SOUTH) 09-16-2022 6' - 0 1/2"27' - 6 1/2"28' - 10"28' - 4"27' - 6 1/8"22' - 2"22' - 4"20' - 4 1/8"25' - 8 1/2"2' - 10 3/4"20' - 2"37' - 1 1/2" PROJECT : REVISION/DATE : 3/64" = 1'-0" BUILDING REQUIREMENTSBUILDING REQUIREMENTS 22-284 A3-03A3-03 PROSPECT PLACE - LOTS M1,M2,M3PROSPECT PLACE - LOTS M1,M2,M3 GARDEN STREET ENTRANCES MAXIMUM DISTANCE BETWEEN OPERABLE ENTRANCES - ALLOWED: 46' PROVIDED: 37' - 1" MAXIMUM AVERAGE FREQUENCY OF OPERABLE ENTRANCES - ALLOWED: 36' PROVIDED: 18' - 8'' 11-07-2022 MISCELLANEOUS APPLICATION NARRATIVE 112 Garden Street August 21, 2024 BACKGROUND: Site Plan Application #22-050 approved construction of a mixed use building consisting of 120 dwelling units, 1,800 square feet of commercial space, and 5,000 square feet of childcare use at 112 Garden Street. Zoning Permit ZP-24-171 was issued for the interior fit-up of the space for the childcare use. The dwelling units at 112 Garden Street are currently occupied. The exterior of the building, including landscaping and open spaces, are completed. The pedestrian route and fence around the perimeter of the outdoor play area at the south end of the building is also complete. BUILDING ACCESS: Two doors off Garden Street and two doors from the parking lot (an unregulated) side of the building provide access to the childcare space. The primary access will be located on the parking lot side of the building. This single point of access will allow staff to manage children and adults entering and exiting. The three remaining doors will be available for emergency access only. LAND DEVELOPMENT REGULATIONS LDR 8.13 requires an average frequency of 36 feet for Public Entrances, with a maximum distance of 46 feet between Public Entrances of non-residential first story uses on the primary building façade. A Public Entrance is defined as: An entrance to a building that is useable and open to the public during business hours. Any such door must, at a minimum, be useable and open to the public for entry. Distances between and average frequency of public entrances shall be measured per building. Eliminating either of the two existing Public Entrances into the childcare space from Garden Street would result in nonconformance with the requirements of LDR 8.13. LDR 8.06.H Alternate Compliance for Entrances in T4 offers relief from the strict entrance requirements by creating a pedestrian environment where the user has reason and interest to walk the entire length of a building and engage with the next building rather than have an uninviting and unengaging environment where a user would turn around. A mini-parklet is proposed at the east of the building at 112 Garden Street to meet the requirements of LDR 8.06.H. This mini-parklet meets the following standards for review: (a) The Board finds that the alterative design advances the specific objectives of the Central District of the Comprehensive Plan in a manner that is equal or greater than the standard contained within the BES. The vision for City Center is to create a true downtown including an integrated mix of civic space, housing, retail/services, and employment that is a primary focus point for compact, walkable development. The proposed childcare use is an important support service for other employment opportunities within the City Center. The alternate design is necessary for the logistics of managing child and adult access to the building. A mini-parklet is proposed to engage pedestrians along Garden Street, creating a link between adjacent buildings and reducing the emphasis on the shared driveway serving 112 & 200 Garden Street. (b) The Board finds that the alternative design advances the Purpose of the Transect Zone as stated in these Land Development Regulations in a manner that is equal to or greater than the standard contained within the BES. T-4 Urban Multi-Use Building Envelope Standards Purpose: Generally a multi-use, mixed use dense downtown built environment, typical of areas adjacent to and supportive of main street(s). Housing, retail, and other commercial uses are typical; parking facilities are also allowed. The built environment can be a mix of freestanding buildings and shared wall buildings. T-4 is multimodal oriented with an emphasis on medium foot traffic pedestrianism. Parking (not including on-street parking) shall be away (or hidden) from the street. The proposed mini-parklet will be an amenity to pedestrians along Garden Street, reducing the unengaged space between the buildings at 112 & 200 Garden Street. (c) The Board finds that the alterative design advances the Intent of the standard as stated in this Section in a manner that is equal to or greater than the standard contained within the BES. It is the intent of Section 8.13(C)(6)(a-e), in concert with other standards of Section 8.13, to establish a regular, consistently pedestrian-friendly environment in the applicable district. A mini-parklet is proposed to engage pedestrians along Garden Street, creating a link between adjacent buildings and reducing the emphasis on the shared driveway serving 112 & 200 Garden Street. (d) Any proposed alternative shall be incorporated along all facades of a building for which alternate compliance is being sought and shall be distributed along the entire façade in a manner which meets or exceeds the average frequency and maximum spacing as required by the BES. Alternate compliance is only requested for the Garden Street façade. The building at 112 Garden Street only has one regulated façade. The mini- parklet is proposed at the end of the building closest to where relief from the Public Entrance requirement is sought. (e) Any proposed alternative shall be not be counted or calculated as meeting or contributing to any other required element or financial obligation of these Regulations. The proposed mini-parklet is not counted or calculated as part of the required open space for any existing or proposed building. (f) Any proposed alternative shall fulfill its function in all seasons. The proposed mini-parklet will be available for use in all seasons. (g) Creative alternatives are encouraged. Any proposed alternatives, however, shall consist of original design elements. In the case of artwork, only Commissioned artwork shall be considered. No commissioned artwork is proposed.