HomeMy WebLinkAboutSP-18-18 - Decision - 0310 Market StreetSP-18-18
Findings of Fact and Decision
SNYDER-BRAVERMAN DEVELOPMENT CO, LLC — 310 MARKET STREET
SITE PLAN APPLICATION #SP-18-18
FINDINGS OF FACT AND DECISION
Site plan application #SP-18-18 of the Snyder -Braverman Development Co., LLC to construct a 60-unit
multi -family residential building with subsurface parking, 310 Market Street.
Based on the plans and materials contained in the document file for this application, the
Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT & CONCLUSIONS OF LAW
1. The applicant, Snyder -Braverman Development Co., LLC seeks site plan approval to construct a 60-
unit multi -family building, 310 Market Street.
2. The owner of record of the subject property is South Burlington City Center, LLC.
3. The subject property is located in the City Center Form Based Codes Transect 4 (T4) District.
4. The application was received on May 3, 2018.
5. The submitted materials consists of the following plans and supplemental information.
• Cover narrative from Lamoureux & Dickinson Consulting Engineers, Inc. dated April 23
• Application for Site Plan Review
• Building Envelope Standards Table
• Seventeen (17) Page Set of Civil Engineering Drawings, Page 1 entitled "City Center — Lot C
Market Street & Garden Street City of South Burlington Site Plan," dated 4/13/2018 and most
recently updated 7/19/2018.
• Building Elevations including first floor and upper story window dimensions (5/23/2018)
• Upper story window detail (5/10/2018)
• Basement floor plan (4/20/2018)
• Long-term bicycle parking rack detail (6/18/2018)
• Dumpster Building Elevations (4/23/2018)
• Garden Street Plans (5/31/2018)
• Garden Street Phasing Plan (4/25/2018)
• Landscaping Cost Estimate (6/18/2018)
• Open Space Narrative (5/24/2018)
• Open Space Matrix (7/19/2018)
• State Wastewater Permit Cover Letter & Permit (7/20/2018)
• Stormwater Narrative (5/1/2018)
• Garden Street HydroCAD Model Output (5/4/2018)
• Gravel Wetland HydroCAD Model Output (7/9/2018)
• Traffic Memorandum (4/9/2018)
• USACE Wetland Permit (6/18/2018)
• ANR Wetland Permit (6/18/2018)
• Water and Wastewater Flow Estimates (4/23/2018)
6. Process Elements:
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a. The applicant provided a certificate of service indicating notice to abutting property owners
dated May 7, 2018.
b. The applicant held a pre -application meeting with staff on April 18, 2018
c. The applicant held a neighborhood meeting on May 23, 2018 at 6:30 pm at 19 Gregory
Drive, and provided a set of summary notes.
d. The Administrative Officer deemed the application complete on July 30, 2018, following
receipt of final comments from the Director of Public Works (July 6, 2018) and Stormwater
Division (July 11, 2018), and Fire Department (June 22 2018) .
7. Review Criteria:
CITY CENTER FORM BASED CODES STANDARDS
Section 8.03 Land Development and Building Placement
A. Land Development. No land development shall be permitted except in full compliance with the
applicable Building Envelope Standards (BES) and this Article.
See below under Building Envelope Standards.
B. Building Placement. All new buildings, and all additions to buildings, except as permitted in a T3
Cottage Court or as permitted under Section S.11, Nonconformities, shall include at least one building
facade located entirely within a Build -to -Zone.
The proposed building sections include building facades located entirely within the Market Street and
Garden Street build -to -zones.
C. Special Requirements, Prohibitions & Exceptions. Not applicable.
Section 8.04 Blocks, Streets, and Alleys
A. General Standards
(1) Purpose...
(2) Construction of streets
(a) Where a building is proposed to be located on a lot that is adjacent to a new or extended street,
such street shall be constructed by the applicant pursuant to Article 15 and in accordance with
the requirements of Article 11, Street Typologies.
(b) Where a building is proposed to be located on a lot that is adjacent to existing street, such
street shall be upgraded pursuant to Article 15 and in accordance with requirements of Article
11, Street Typologies.
The applicant has proposed to construct a portion of Garden Street from Market Street for
approximately 488 feet to the northern property line of the property owned by South Burlington City
Center, LLC. Garden Street is a street type that is specifically approved by City Council. The proposed
street configuration conforms to the approved layout.
Market Street will be constructed by the City of South Burlington in conformance with the approved
layout.
(3) Perimeter and Length of Blocks. Not applicable.
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(4) Frontage Buildout. See below under Building Envelope Standards.
(5) Connectivity. All existing or proposed streets shall connect directly at each end to another existing
public street, or planned or proposed street listed as a qualifying street type in the applicable BES.
The applicant has proposed to construct approximately 488 feet of Garden Street which is intended
to connect to the adjacent property and to Williston Road in the future, as depicted on the Official
Map. This street is being approved as the Garden Street typology.
(6) Build -to -Zones. See below under Building Envelope Standards.
B. Location of blocks and streets.
(1) Applicability of block lengths and perimeters.
The subject property is located within an exempt area.
(2) Public Facilities on the Official Map.
The applicant is required to provide an irrevocable offer of dedication for the Garden Street Right of
Way as a condition of the related subdivision approval (#SD-18-13).
C. Primary and Secondary Streets.
Market Street and Garden Street are both Primary Streets.
D. Primary and Secondary Building Facade determination.
The facade facing Market Street is primary. The facade facing Garden Street is secondary.
E. Corner Radii; Clear zones.
The proposed site plan includes a 25-foot clear zone free of all vertical obstructions as required.
F. Alleys. None proposed at this time.
Section 8.05 Parking
A. On Street Parking. The parking configuration agrees with the Garden Street Typology.
B. Off -Street Parking placement.
(1) Where all Frontage Buildout requirements have been met, off-street surface parking shall be
permitted, but shall be set back a minimum of 25 feet from the closest street line.
Proposed off-street surface parking is located at a distance greater than 25' from both Market Street
and Garden Street or is located underground.
(2) ... (n/a)
(3) Notwithstanding (1) above, no parking shall be permitted within one hundred and forty feet (140')
of an existing, planned or proposed qualifying street unless the Frontage Buildout requirements for
all areas between the street right-of-way and proposed parking have been met, regardless of
whether such areas are on one or multiple lots with one or multi ownerships.
a. ...(n/a)
Frontage buildout requirements are met for the proposed building.
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C. Structured Parking Lot Placement. The structured parking is below the ground, and therefore this
criterion is not applicable.
D. Access to Off Street Parking. Off-street parking is accessed from Garden Street via a shared access with
the future adjacent building to be to the North on Garden Street.
Section 8.06 Special Standards
A. Civic Sites. Not applicable.
B. Places of Worship. Not applicable.
C. Drive Throughs. Not applicable.
D. Service Stations. Not applicable.
E. Buffer Strip. Not applicable.
F. Required Minimum Stories, Combined Stories. Proposed upper stories contain a floor area of more than
75% of the building footprint.
G. Rooftop Elements and Uses; utilities.
(1) Conceal rooftop devices. The outdoor condenser/compressor of the ductless air -conditioners will be
on the roof. These units will be about 30-inches high and at least 10-feet from the perimeter of the
roof. The parapet extends between 2 and 4 feet high. The location and parapet will result in their
screening. The Administrative Officer finds this criterion to be met.
(2) Flat Roof Designs. The applicant has proposed a metal cornice which will stand out from the building
facade on all sides of the building.
(3) Rooftop Use and structures. Not applicable
(4) Utility features. Utility features, such as generators, gas lines or meters, or electrical meters, shall
not be located on any faVade parallel to and adjacent to a street and shall be screened from view
of any such street. The gas meter is proposed to be located on the east facade of the building, not
facing any street. The electric transformer is proposed to be located on the top of the berm for the
stormwater pond along Market Street, approximately 100 feet from the building. The transformer is
proposed to be screened with cedars. Electrical meters will be located in the mechanical room inside
the parking garage.
H. Alternate Compliance for Entrances in T4. Not applicable.
Section 8.07 Prohibited Materials
No prohibited materials have been proposed.
Section 8.08 Open Space Requirements
The applicant has proposed 60 housing units. Minimum Open Space is calculated as follows:
Required Amount:
60 housing units x 60 s.f. min per unit = 3,600 s.f.
Qualifying open space must be located on site or within 150' of the site and directly accessible from the site;
50% or more must be commonly accessible to all tenants/residents. There is no public realm requirement.
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The applicant has proposed 3,745 s.f. of qualifying open space on -site or within 150' of the site
Type:
The applicant has selected "rain garden" at 660 s.f., "community garden" at 1,285 s.f., and enhanced
wetlands/stormwater treatment area at 1,800 s.f.
The stormwater treatment area is greater in area than 1,800 s.f. The applicant may in the future apply the
remaining area of the stormwater treatment open space as open space for other projects as long as it fully
meets the required open space criteria applicable at the time for the future projects.
The Administrative Officer finds that the size and type of Open Space are met in accordance with Section 8.08,
and that the proposed open space design complies with the guidelines established in Appendix G — Open
Space. All products installed in the qualifying open space must be of high quality materials intended to be
used for commercial application, pursuant to Appendix G.
Section 8.09 Uses Allowed and Changes of Use.
No prohibited uses have been proposed.
Section 8.14 T-4 Building Envelope Standards
See attached completed Building Envelope Standards checklist
SITE PLAN REVIEW STANDARDS
Section 14.06 Site Plan Review Standards
A. Relationship of Proposed Development to the City of South Burlington Comprehensive
Plan.
The proposed project is located in the Northwest Quadrant as enumerated in the 2016
Comprehensive Plan and the median to higher intensity Mixed Use District.
The Administrative Officer finds this criterion to be met.
B. Relationship of Proposed Structures to the Site.
(1) The site shall be planned to accomplish a desirable transition from structure to site, from
structure to structure, and to provide for adequate planting, safe pedestrian movement, and
adequate parking areas.
Building features are addressed above. Walkways are provided between structures, parking
areas, and open spaces. The applicant proposed route to the open space requires a diagonal
crossing of the shared entrance drive. The Administrative Officer finds it is the applicant's
responsibility to maintain safe access to the open space through signs and pavement markings,
and that the applicant may be required to demonstrate to the Administrative Officer's
satisfaction that pedestrian movements can be accomplished safely prior to issuance of a
certificate of occupancy for the project. Planting is addressed below.
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The Administrative Officer finds this criterion to be met.
(2) Parking:
(a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a
public street shall be considered a front side of a building for the purposes of this subsection.
The Administrative Officer finds this criterion to be met.
(b) ...Not applicable
(3) The height and scale of each building shall be compatible with its site and existing or
anticipated adjoining buildings.
Building features are addressed above. The Administrative Officer finds this criterion to be met.
C. Relationship of Structure and Site to Adjoining Area
(1) The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics (e.g. rhythm, color, texture, form or detailing),
landscaping, buffers, screens, and visual interruptions to create attractive transitions between
buildings of different architectural styles.
Building features are addressed above. The Administrative Officer finds this criterion to be met.
(2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing
buildings and roads in the vicinity that have a visual relationship to the proposed structures.
Building features are addressed above. The Administrative Officer finds this criterion to be met.
Section 14.07 Specific Review Standards
A. Access to abutting properties. The reservation of land may be required on any lot for provision of
access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto
an arterial or collector street, to provide additional access for emergency or other purposes, or to
improve general access and circulation in the area.
The applicant is proposing a shared access between the subject property and the property
immediately to the North. As part of the approved subdivision, there is a 45-ft wide access
easement located on the border between the two properties. The Administrative Officer finds this
criterion to be met.
B. 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
neighboring properties and to the site.
The plan indicates utilities will be underground. The Administrative Officer finds this criterion to be
met.
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C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance
with any recycling or other requirements, shall be accessible, secure and properly screened with
opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles
intended for use by households or the public fie, non-dumpster, non -large drum) shall not be
required to be fenced or screened.
Waste disposal is proposed to be handled by constructing a detached accessory building.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening,
and Street Trees.
Building construction cost is estimated at $11,000,000. Required minimum landscaping is calculated as
follows:
Total Building Construction or
Improvement Cost
% of Total Construction/Improvement
Cost
Cost
Up to $250,000
3%
$7,500
Next $250,000
2%
$5,000
Remainder over $500,000
($10,500,000)
1%
$105,000
Total:
$117,500
The applicant has proposed $75,345 in total landscaping and $42,155 in building/wall mounted art.
Section 8.08G(2) specifies that up to 40% of the required landscape value may be used for art,
decorative hardscapes, or other publicly welcoming amenities when located within the public realm.
The value of the artwork is 35.9% of the minimum landscaping requirement.
The applicant has proposed that a commissioned artwork be designed and installed on the building
fagade facing Market Street. The Administrative Officer finds this criterion to be met with the condition
that the applicant demonstrate that the artwork was an original commissioned work, that the artwork
be installed prior to issuance of a Certificate of Occupancy for the building, and that the applicant post a
separate bond in the amount of $42,155 to be released upon issuance of a certificate of occupancy for
the building.
In an email dated May 11, 2018 the City Arborist provided comments on the application. The
Administrative officer reviewed the comments and finds the landscaping meets the requirements of
Section 13.06.
Snow storage areas are specified in accordance with Section 13.06B(6). The applicant has indicated
that since limited space is available for onsite snow storage, removal of snow to an offsite location
will be required for larger storms.
The applicant has proposed landscaping that meets requirements for screening and shading of
parking areas, and distribution throughout parking areas.
The Administrative Officer finds the landscaping criteria to be met.
E. Modification of Standards
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No modifications have been requested.
F. Low Impact Development
The plans were reviewed using the Stormwater Management Standards found in Section 12.03 of the
LDRs. The Assistant Stormwater Superintendent provided comments to the applicant, the applicant
made revisions, and in an email on July 11, 2018, the Assistant Stormwater Superintendent indicated
that the stormwater plan was acceptable. The Assistant Stormwater Superintendent recommends the
following be included as a condition of approval:
A condition should be included requiring the applicant to regularly maintain all stormwater treatment
and conveyance infrastructure.
The Administrative Officer finds the stormwater standards to be met, with the condition recommended
by the Stormwater Section.
G. Standards for Roadways, Parking and Circulation
See above for a discussion parking. The applicant indicated in a letter dated April 9, 2018 from Lamoureux &
Dickinson that the Projected Peak Hour Trips for the project would be 27, based on 60 units of housing
(Code 221: Mid -Rise Multifamily Housing, general urban/suburban) in the 10th Edition of the ITE Trip
Generation Manual. The Administrative Officer finds the value correct, based on the regression equation
rate for general urban/suburban as recommended in LDR Appendix B.2. The Administrative Officer finds
the use of the general urban/suburban setting to be acceptable at this time, but that the setting/location
will be revisited for subsequent applications.
The Administrative Officer finds this criterion to be met.
OTHER
Fire Department
The Acting Fire Chief reviewed the plans on 6/6/2018 and provided comments. The applicant updated
the application and the Acting Fire Chief indicated their comments were satisfied on 6/22/2018.
Section 3.15 Energy Standards
The Administrative Officer notes that all new building sections are subject to the Stretch Code pursuant
to Section 3.15: Residential and Commercial Building Energy Standards of the LDRs.
Section 12.02 Wetland Protection Standards
The applicant obtained state wetland permit #2013-293 in 2017, and US Army Corps of Engineers permit
NAE-2016-02311 in 2018, which address the impacts to wetland for the overall City Center project. There
are no wetland impacts on the subject property, but there are wetland buffer impacts associated with the
electrical transformer and storm pond serving the site. The DRB approved the proposed wetland impacts
(#CU-18-01).
Section 13.07 Exterior Lighting
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Findings of Fact and Decision
The proposed project complies with the lighting standards. Three (3) wall mounted lights, fifteen (15) ceiling
mounted lights, and ten (10) light poles are proposed. There is also a single wall mounted light proposed on
the accessory dumpster enclosure building.
There are eight (8) pole mounted lights proposed along Garden Street north of Market Street. The
Administrative Officer finds the Director of Public Works must review and approve the proposed light
fixtures prior to issuance of a zoning permit.
Section 13.14 Bicycle Parking
The short-term bicycle parking requirement of 6 spaces is being met by providing 10 short-term bicycle
parking spaces. The long-term bicycle parking requirement of 60 spaces is being met by providing 41
spaces in a secure bike room, and 24 locking bike spaces located within the subsurface parking garage.
Section 15.14 Required Public Facilities and Improvements — Garden Street segment
Section 8.04A(2) requires the applicant to construct the street adjacent to the proposed building. As
part of this application, the Applicant has provided information pertaining to the construction of
Garden Street north of Market Street. Garden Street will be constructed in phases approved in
decision #SD-18-23. The estimated cost of Garden Street including 15% contingency but excluding
street trees is tabulated below. This figure has been confirmed by the Director of Public Works in an
email dated June 25, 2018.
Phase
Estimated Cost
Estimated Cost plus 15%
Contingency
1
$412,000
$473,800
2
$337,000
$387,550
3
$90,000
$103,500
The applicant shall post a bond for the infrastructure for each phase in the amount equal to the cost
of each phase plus 15% contingency. As noted above, the total minimum landscaping cost is
$75,345, and the total minimum commissioned artwork cost is $42,155. The applicant shall post a
separate bond or letter of credit for each of these amounts. The format of the bonds will be
determined by the Administrative Officer. Bonding for street trees is discussed elsewhere.
The phasing plan is as described in the decision for application #SD-18-13.
Section 18.01 Inclusionary Zoning
C(1) Inclusionary Units. For covered development, at least five percent (5%) of the total dwelling units
offered for rent or sale, including units offered for sale in fee simple, shared, condominium or
cooperative ownership, shall be affordable to households having incomes no greater than 80% of
the area median income (AMI) adjusted for household size. An additional five percent (5%) of the
total dwelling units shall be affordable to households having incomes no greater than 100% of the
AMI adjusted for household size. An additional five percent (5961) of the total dwelling units shall be
affordable to households having incomes no greater than 120% of the AMI adjusted for household
size.
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The applicant is proposing 60 total housing units which requires a total of 9 affordable units.
The unit breakdown is as follows:
Minimum Requirement
Proposed
< 80% of Median Income
5% (3 units)
At least 75% (45 units)
< 100% of Median Income
5% (3 units)
Unknown
< 120% of Median Income
5% (3 units)
Unknown
The applicant has not specified how many units will be between 80% and 120% of median income.
However, the Administrative Officer finds that the minimums are met by specifying greater than the
required number of units at less than 80% median income. The Administrative Officer finds this criterion
to be met. The applicant will be required to demonstrate the existence of these affordable units in the
legal documents required under condition #10 below.
D(2) Continued Affordability. An inclusionary unit shall remain affordable in perpetuity commencing
from the date of initial occupancy, through a deed restriction, restrictive covenant, or through
purchase by or a contractual agreement with a local, state or federal housing authority or nonprofit
housing agency, to be reviewed by the City Attorney and approved by the City Manager prior to
recording in the City of South Burlington Land Records.
The applicant shall provide the City Attorney with a deed restriction, restrictive covenant, or through
purchase by or a contractual agreement with a local, state or federal housing authority or nonprofit
housing agency prior to zoning permit approval.
D(3) Reporting Requirements. Annually, the owner of a project that includes inclusionary rental units
shall prepare and submit a report to the City Manager that lists the gross rents charged for
inclusionary units and the household incomes of unit tenants, and certifies that unit affordability
has been maintained as required.
This requirement is included as a condition of approval.
E(1)(b) Off -Site Construction. The developer of a covered development may comply with the
requirements of this section by constructing, within two years of receiving a permit for the covered
development, the required number of inclusionary units on another site within the City Center Form
Based Codes District, or contracting with another entity to construct the required number of units
in the City Center Form Based Codes District.
No off -site inclusionary housing is proposed.
BUILDING ENVELOPE STANDARDS
See following pages
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T-4 Building Envelope Standards
T-4 BES (South Burlington Land Development
Regulations, 8.13)
Primary Building
Facade
Requirements
Secondary Building
Facade
Requirements
Applicant Information Staff Information Criteria
Satisfied
B Lot Standards
(1) Lot Dimensions
a Lot size
None
1.07ac
n/a
b Lot Width
None
n a
(2) Lot Occupation
a Percentage of Lot Coverage
None
n/a
(b) Units per acre
C Building Standards
None
n/a
(1) Building Types
a All Types
Permitted
Residential
n/a
(2) Building Stories
a Principal
2Min. 4Max.
4
4
J
b Accessory
1 Max.
N/A
1
J
(3) Floor -to -Floor Height
a First story
24' Max.
IT
<24'
V
) UpperStories
14'Max
9'to11'
<14'
V
(4) Build -to -Zone
a Primary Build -to -Zone
0' Min., 12' Max.
0' Min., 19 Max.
Satisfied
Satisfied
V
b Seconds Build -to -Zone
0' Min., 24' Max.
0'. Min., 36' Max.
N/A
J
(5) Frontage
a Frontage Buildout, Primary Streets
70%Min.
70%Min. Note 1
90.4%
96.6%
V
(b) Frontage Buildout, Secondary Streets
70%Min. within 80'
of Primary Street,
501% Min. elsewhere
709/.Min. within 80'
of Primary Street,
50%Min.
elsewhere (Note 1)
83.50%
84%
V
(b) Percentage of Frontage Buildout within
the Primary Build -to -Zone
75% Min.
1000% Max.
100%M & G
100% M & G
V
(c ) Percentage of Frontage Buildout within
the Secondary Build -to -Zone
09A Min., 25% Max.
1009'n Max.
0% M & G
J
(6) Entrances
(a) Average frequency of Public Entrances,
non-residential first story use
36' Max.
54' Max.
n/a
Y
(b) Maximum distance between Public
Entrances, non-residential first story use
46' Max.
72' Max.
n/a
J
(c) Average Frequency of Operable
Entrances, residential first storyuse
36' Max.
54' Max.
33.9' M, 35.8' G
34.2' M, 32.1' G
V
(d) Maximum distance between Operable
Entrances residential first story use
46' Max.
72' Max.
45' M, 39' G
42.5' M, 42.1' G
V
(7) Glazing
(a) First Story
Min. 40%ofthe
Width of the
Building, and Min.
7.5' in Height
Min. 201%of the
Width of the
Building, and Min
7.5' in Height
60%M,49%G
62%M,590AG
J
(b) First Story, percent of glazing required to
be transparent
75% Min.
75% Min.
75% min
"86%M, 84%G
Y
c UpperStories
See Note 2
32.7%M, 30.2%G
ee comments on note
V
(d) Upper Stories, percent of glazing
required to be transparent
See Note 2
Y
(8) Building Breaks
a Building Horizontal Fa ade
Min. 3every 80'
Min.3eve 80'
Satisfied
Satisfied
J
(b) Single Span of Horizontal Facade
Without a Break
48' Max.
48' Max.
42' M, 32' G
Satisfied
Y
(9) Supplemental Building Standards
(a) Awnings, Stoops, Vestibules
I Encouraged
Provided
n/a
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T-4 Building Envelope Standards
T-4 BES (South Burlington Land Development
Regulations, 8.13)
Primary Building
Facade
Requirements
SecondaryBuilding
Facade
Requirements
Applicant Information Staff Information Criteria
Satisfied
D Block and Street Standards
(1) Blocks
a Perimeter
2,800' Max.
n/a
b Length
300' Min., 700' Max.
n/a
(2) Street & Connection Types
a Neighborhood Street Narrow
Permitted Qualifies as a Street
b Neighborhood Street
Permitted, Qualifies as a Street
c Private commercial way
Permitted, Qualifies as a Street
d Support Street
Permitted Qualifies as a Street
e Commercial Street
Permitted Qualifies as a Street
f Avenue
Permitted Qualifies as a Street
Commercial Boulevard
Permitted Qualifies as a Street
h Destination Street
Permitted Qualifies as a Street
i Market Street and Garden Street
Permitted, Qualifies as a Street
Alt 4B cross section
'v
Path
Permitted Connection, Not a Street
k Pedestrian Pass
Permitted Connection, Not a Street
I Alley
Permitted Connection, Not a Street
m All other street types
Prohibited
(4) Curb Cuts (not including street intersections
a On Market Street
400' Min. distance between curb cuts
None
J
b On Garden Street
400' Min. distance between curb cuts
1 shared in 485'
J
b All other streets
100' Min. distance between curb cuts
n/a
(E ) Parking Standards
(1) Parking Amount Requirements
a Per Residential Unit
2spaces Max.
73 sp 60units
Satisfied
V
b Per 1 000 ross s.f. Non -Residential
2 spaces Min.
N/A
n/a
(2) Location&Screenin
(a) New construction resulting in additional non-residential gross floor area or
residential units shall meet T-4 Parking Standards
No non-res uses
n/a
b New surface parking shall be set back from the primary street a minimum of 25'
Behind Building
Satisfied
J
c Parking spaces may be leased from the city or a private landowner
N/A
n/a
(d) New parking spaces shall be screened from all streets and the public realm, a
minimum of four 4 feet in height
Behind Building
Satisfied
e Parking under structures isencouraged
51Garage S aces
Satisfied
(f) Parking shall only be permitted in compliance with applicable BES standards for
building frontage
No parking spaces required for ground floor tenants uses less than 5 000s . ft.
Al
(3) Off -Site Parking
none provided
n/a
a Off -site parkingwithin 600' may be used to meet parking re uirements for
b Off -site parking within 12W may be used to meet parking requirements for non-
(c) Shared parking may be used to meet parking requirements See Article 13).
F Supplemental District Standards
(1) Where a T-4 Lot abuts the R4 or R7 Zoning District, the following standards shall apply:
N/A
n/a
a A buffer strip shall be required
(b) The third story of any building shall be set back a minimum of twelve feet (12')
from the rear building line; and,
(c) The fourth story of any building shall be set back a minimum of twenty-fourfeet
(24') from the rear building line.
(d) Along Secondary Streets, parking structures within the build -to -zone that do not
meet entrance and/or glazing standards are permitted and shall count towards
Frontage Buildout requirements, provided that a minimum of 0.5%of the
construction cost is used for original artwork installed on or in front of the building
(e ) Along Secondary Streets, a Streetfront Open Space, as defined within these
Regulations, shall count towards Frontage Buildout requirements.
(2) Large Single Story Principal Buildings. New large single -story principal buildings shall
be permitted subject to the following requirements:
(a) Such building shall have a frontage greater than 100' and a footprint greater than
10,000 square feet;
(b) No new single -story building shall be permitted within one thousand (1,000)
linear feet in any direction from any existing single -story building approved under
N/A - 4 stories
n/a
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PLANNING B ZONING
SP-18-18
Findings of Fact and Decision
T-4 Building Envelope Standards
T-4 BES (South Burlington Land Development
Primary Building
Secondary Building
Applicant Information Staff Information Criteria
Regulations, 8.13)
Facade
Facade
Satisfied
Requirements
Requirements
(c) ;Such building shall be a minimum of 24' in height and shall have the appearance of
two or more stories;
(d) Such building shall have entries at a frequency of every 50' or less and shall have a
maximum distance between entries of 60'; and,
(e) Such building shall comply with all other provisions of these Regulations.
(3) Small Single Story Principal Buildings. New small single -story principal buildings shall
be permitted subject tothe following requirements:
N/A - 4 stories
n/a
(a) Such building shall have a maximum footprint of 3,500square feet; and,
(b) Such building shall comply with all other provisions of these Regulations.
G Streetsca a Standards
(1) General Standards
(a) All streetscape features must be consistent within a project and be compatible
with adjacent features erected following adoption of this Code.
satisfied
(b) Non-hardscape, pervious areas within the front yard shall be predominantly
planted with groundcoverorflowering vegetation.
satisfied
(c) All features proposed within an existing, proposed, or planned public ROW shall
comply with requirements of the Department of Public Works.
satisfied
d Proposed development shall comply with all requirement of Article 11
satisfied
(2) Streetsca a requirements
a Benches
Permitted
b Bicycle Parkin
—May be used to meet short-term
(c) Street Tree Spacing, on center
SO'Max. average
provided consistent
Al
with Garden Street
geometry
Notes
(1) If a corner lot is 100' or less in width along the street containing the primary
building facade and greater than two (2) times that width in depth, the required
frontage buildout on the BES shall be reduced by 50% on the street containing the
n/a
(2) Upper StoGlazing Shall comply with the following standards:
(a) Upper story glazing shall be a minimum of 30 percent of the facade area below the
J
roofline on the primary building facade and 20%on secondary building facades.
3Z% M, 30%G
(b) 80%of glazing on upper stories shall be tallerthan wide
100%M,100%G
J
(c) The required percentage shall be achieved by multiple openings. Windows may be
ganged horizontally if each grouping (maximum five per group) is separated by a
No adjacent gangs
mullion column pier or wall section that is at least 7 inches wide.
J
(d) Glazing on upper stories shall not be flush with building surface material and shall
be recessed a minimum of 3 inches, except for bay windows and storefronts.
detail provided
J
(e) Upper story windows/glazing (not doors) shall be no closer than 30 inches to
building corners (excluding bay windows and storefronts).
bay provided
J
DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves site plan application
#SP-17-18 of Snyder Braverman Development Corporation, LLC, subject to the following conditions:
1. All previous approvals and stipulations which are not changed by this decision, will remain in full
effect.
2. This project must be completed as shown on the plans submitted by the applicant, and on file in
the South Burlington Department of Planning and Zoning.
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PIANNING & ZONING
SP-18-18
Findings of Fact and Decision
3. Prior to permit issuance, the applicant must post a landscaping bond for street trees for each
phase as indicated below.
Phase 1= $4,500
Phase 2 = $4,500
Phase 3 = $0
Prior to permit issuance, the applicant must post a landscaping bond for the site landscaping in
the amount of $75,345. Each bond must remain in full effect for three (3) years to assure that
the landscaping has taken root and has a good chance of survival.
4. Prior to permit issuance, the applicant must post a bond for the construction of each phase of
Garden Street as indicated below.
Phase 1= $473,800
Phase 2 = $387,550
Phase 3 = $103,500
5. Prior to permit issuance, the applicant must post a $42,155 bond for the proposed artwork. This
bond must remain in effect until the issuance of the permanent Certificate of Occupancy.
6. All products installed in the qualifying open space must be of high quality materials intended to be
used for commercial application, pursuant to Appendix G.
7. The applicant must receive final water and wastewater allocation prior to issuance of a zoning
permit.
8. Prior to issuance of a zoning permit, all appropriate legal documents including easements (e.g.
certificate of title, irrevocable offer of dedication and warranty deed for the proposed public
road, and utility, sewer, drainage, and water, etc.) shall be submitted to the City Attorney for
approval and recorded in the South Burlington Land Records.
9. The applicant shall regularly maintain all stormwater treatment and conveyance infrastructure.
10. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications must be underground.
11. Prior to issuance of the permanent Certificate of Occupancy, the applicant must submit to the City
Attorney for approval and record in the land records a deed restriction, restrictive covenant, or
contractual agreement with a local, state or federal housing authority or nonprofit housing agency
for the affordable units which meets the perpetual affordability requirements of Section 18.01.
12. Annually, the owner must prepare and submit a report to the City Manager that lists the gross
rents charged for the inclusionary units and the household incomes of unit tenants, and certifies
that unit affordability has been maintained as required.
13. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Administrative Officer estimates that the non-residential portion of the project
will generate 27 additional vehicle trip ends during the P.M. peak hour.
14. The applicant must obtain a zoning permit within six (6) months pursuant to Section 17.04 of the
Land Development Regulations or this approval is null and void.
15. All exterior lighting must be installed or shielded in such a manner as to conceal light sources
and reflector surfaces from view beyond the perimeter of the area to be illuminated.
16. The Director of Public Works must review and approve the proposed Garden Street light fixtures
prior to issuance of a zoning permit.
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PLANNING & ZONING
SP-18-18
Findings of Fact and Decision
17. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use
or occupancy of any building.
18. All new buildings are subject to the Stretch Code pursuant to Section 3.15: Residential and
Commercial Building Energy Standards of the LDRs.
19. Any change to the approved plan will require approval by the Administrative Officer.
Signed on this � () day of August 2018 by
Marla Keene, Actin min' ative Officer
PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a
Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be
accompanied with a $233 filing fee and be filed within 15 days of the date of this decision.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state
permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.
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PLANNING 6 ZONING