HomeMy WebLinkAboutAgenda 07_MP-20-01_255 Kennedy Dr_OBrien Farm Rd LLC#MP‐20‐01
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
MP‐20‐01_255 Kennedy Dr_OBrien Farm Rd LLC_2020‐04‐
07.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: April 1, 2020
Plans received: March 10, 2020
255 Kennedy Drive
Master Plan Application #MP‐20‐01
Meeting date: April 7, 2020
Owner/Applicant
O’Brien Farm Road, LLC
1855 Williston Road
South Burlington, VT 05403
Engineer
Krebs & Lansing Consulting Engineers, Inc.
164 Main Street
Colchester VT 05446
Property Information
Tax Parcel 0970‐00255
Residential 12, Commercial 1‐LR, and Residential 1‐PRD Zoning Districts
39.16 acres
Location Map
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PROJECT DESCRPTION
Master plan application #MP‐20‐01 of O’Brien Farm Road, LLC to amend a previously approved master
plan for a planned unit development to develop 39.16 acres with a maximum of 458 dwelling units and
45,000 square feet of office space. The amendment is to add 0.60 acres to Zone 2A without changing the
approvals or use for that zone and remove 0.60 acres from Zone 7, 255 Kennedy Drive.
PERMIT HISTORY
In 2017, the applicant obtained master plan approval MP‐17‐01 for up to 458 dwelling units and 45,000
sf of office space on 39.16 acres. In 2018, the DRB reviewed sketch plan application SD‐18‐24 for 322
units in six (6) multifamily buildings near the northern corner of the master plan area. That application
presented a configuration which differed from what was contemplated in the original master plan
approval and which required an additional 0.6 acres to be added to the master plan area. This additional
0.6 acres is located in an area zoned C1‐LR.
CONTEXT
The applicant has previously been approved for a 39.16 acre master plan. In this application, they are
proposing to add 0.6 acres to an area described in MP‐17‐01 as “Zone 2A,” but not to change any approvals
for that zone.
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”)
have reviewed the plans submitted on 12/20/2018 and offer the following comments.
A) APPROVAL AND AMENDMENT OF MASTER PLAN
Section 15.07(D)(3) of the South Burlington Land Development regulations states
Any application for amendment of the master plan, preliminary site plan or preliminary plat that
deviates from the master plan in any one or more of the following respects, shall be considered a new
application for the property and shall require sketch plan review as well as approval of an amended
master plan:
(a) An increase in the total FAR or number of residential dwelling units for the property subject to
the master plan;
(b) An increase in the total site coverage of the property subject to the master plan;
The applicant is proposing to increase the area by 0.6 acres but the proposed lot and building
coverage, approved at 50% and 35% respectively, are proposed to remain the same.
(c) A change in the location, layout, capacity or number of collector roadways on the property
subject to the master plan;
(d) Land development proposed in any area previously identified as permanent open space in the
approved master plan application; and/or
(e) A change that will result in an increase in the number of PM peak hour vehicle trip ends
projected for the total buildout of the property subject to the master plan.
None of these criteria apply, so a new sketch plan review is not needed.
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B) PLANNED UNIT DEVELOPMENT STANDARDS
Pursuant to Section 15.18 of the South Burlington Land Development Regulations, Master plans shall
comply with the standards for Planned Unit Development (PUD).
The applicant has recently submitted a preliminary plat application for the next phase of this master plan
development consisting of the six (6) multifamily buildings reviewed in sketch plan application SD‐18‐34.
These units are proposed to be located in the area that is the subject of this master plan amendment. Review
of the proposed development in this area will be done as part of that master plan application. The following
review only addresses standards which are affected by the addition of 0.6 acres to the master plan area, with
limited review of the proposed use of that area as no change to the approved use of the master plan Zone 2A
is proposed.
(1) Sufficient water supply and wastewater disposal capacity is available to meet the needs of
the project in conformance with applicable State and City requirements, as evidenced by a
City water allocation, City wastewater allocation, and/or Vermont Water and Wastewater
Permit from the Department of Environmental Conservation.
(2) Sufficient grading and erosion controls will be utilized during construction and after
construction to prevent soil erosion and runoff from creating unhealthy or dangerous
conditions on the subject property and adjacent properties. In making this finding, the DRB
may rely on evidence that the project will be covered under the General Permit for
Construction issued by the Vermont Department of Environmental Conservation.
(3) The project incorporates access, circulation and traffic management strategies sufficient to
prevent unreasonable congestion of adjacent roads. In making this finding the DRB may rely
on the findings of a traffic study submitted by the applicant, and the findings of any
technical review by City staff or consultants.
These criteria were found to be met at the master plan level. No change in use is proposed.
Staff considers the project’s compliance with these criteria unaffected by the proposed
amendment.
(4) The project’s design respects and will provide suitable protection to wetlands, streams,
wildlife habitat as identified in the Open Space Strategy, and any unique natural features
on the site. In making this finding the DRB shall utilize the provisions of Article 12 of these
Regulations related to wetlands and stream buffers, and may seek comment from the
Natural Resources Committee with respect to the project’s impact on natural resources.
Staff considers there are no natural resources in the 0.6 acre area proposed to be added to
Zone 2A. In addition to the color master plan showing the area to be added, the applicant
has submitted an overall master plan map which shows the topography of the area in
question. Staff considers this criterion met.
(5) The project is designed to be visually compatible with the planned development patterns in
the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in
which it is located.
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Staff considers the proposed amendment, which is to support the master‐plan approved
number of units, meets this criterion.
(6) Open space areas on the site have been located in such a way as to maximize opportunities
for creating contiguous open spaces between adjoining parcels and/or stream buffer areas.
The original master plan included a plan for open spaces. No approved open spaces are
affected by this amendment. Staff considers this criterion met.
(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or his designee to
insure that adequate fire protection can be provided, with the standards for approval
including, but not be limited to, minimum distance between structures, street width,
vehicular access from two directions where possible, looping of water lines, water flow and
pressure, and number and location of hydrants. All aspects of fire protection systems shall
be designed and installed in accordance with applicable codes in all areas served by
municipal water.
(8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and
lighting have been designed in a manner that is compatible with the extension of such
services and infrastructure to adjacent properties.
(9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is
consistent with City utility and roadway plans and maintenance standards, absent a specific
agreement with the applicant related to maintenance that has been approved by the City
Council.
No development is proposed as part of this amendment. Staff considers these three criteria
not applicable.
(10) The project is consistent with the goals and objectives of the Comprehensive Plan for the
affected district(s).
The project is located in the Northwest Quadrant. Objectives of the Comprehensive Plan for
the Northwest Quadrant address maintaining existing affordable diverse residential
neighborhoods and access to park, allowing for infill development supporting the character
of existing neighborhoods with a focus on replacement of small single‐family affordable
homes that have been acquired by the airport, and establishing a community vision for the
future of this area. Staff considers this criterion met.
(11) The project’s design incorporates strategies that minimize site disturbance and integrate
structures, landscaping, natural hydrologic functions, and other techniques to generate less
runoff from developed land and to infiltrate rainfall into underlying soils and groundwater
as close as possible to where it hits the ground. For Transect Zone subdivisions, this standard
shall apply only to the location of natural resources identified in Article XII of these
Regulations.
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No development is proposed as part of this amendment. Staff considers this criterion not
applicable.
RECOMMENDATION
Staff recommends that the Board discuss the project with the applicant and conclude the hearing.
Respectfully submitted,
____________________________________
Marla Keene, Development Review Planner
VIA HAND DELIVERY AND ELECTRONIC MAIL
February 13, 2020
South Burlington Development Review Board
C/O Ms. Marla Keene, Development Review Planner
City of South Burlington
575 Dorset Street
South Burlington, VT 05403
Re: Amendment Request Hillside at O’Brien Farm Master Planned Community
Dear Board Members:
O’Brien Farm Road, LLC (“Applicant”) is filing for Preliminary Plat Review for a proposed
development of 390 multi-family rental dwelling units including 48 units priced at below 80% of AMI and
47 offset units provided under the new inclusionary zoning ordinance, as well as associated parking,
landscaping and stormwater improvements. This proposed development will be located on six existing
lots adjacent to Kennedy Drive and Kimball Avenue and will make use of road networks and
improvements permitted in City of South Burlington Final Plat Approval SD-17-17 (the “Final Plat” or the
“Final Plat Approval”), as well as South Burlington Master Plan Approval MP-16-03, as amended at MP-
17-01 (collectively herein the “Master Plan” or the “Master Plan Approval”).
In that application in order to accommodate the inclusionary requirement which now exists but
did not exist at the time the Master Plan was permitted, one of the buildings and a trash structure
associated with the building needed to be partially located on land outside of the initial Master Plan
area. This application requests an amendment to the approved Master Plan MP-17-01 to expand Zone
2A by .6 acres and to decrease Zone 7 by .6 acres, the “Project.” No other changes are proposed to the
approved Master Plan.
As outlined above the reason for the request is simply to have the master plan area in which the
buildings are planned align with the building footprints as now proposed. The density associated with
this land is not proposed for construction and therefore no density increase to the Master Plan area is
proposed. Additionally, no increase in the total coverage for the Master Plan is proposed. The Master
Plan approved 35% building and 50% total coverage. The Applicant is happy to maintain those
thresholds. Additionally, the Master Plan set a limit of 85% coverage in Zone 2A and 90% coverage in
Zone 2B. Both of those coverage limitations are also in place and unchanged. No changes to the
roadways or open space are proposed and no increase of the PM Peak hour trips will result.
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As such, we believe no new sketch plan application is needed, and that this amendment
application can be granted. We appreciate your feedback on this application and we look forward to
working through this project with you. Thank you.
Sincerely,
Andrew Gill, Director of Development
Enclosures
VIA HAND DELIVERY AND ELECTRONIC MAIL
March 10, 2020
South Burlington Development Review Board
C/O Ms. Marla Keene, Development Review Planner
City of South Burlington
575 Dorset Street
South Burlington, VT 05403
Re: Amendment Request Hillside at O’Brien Farm Master Planned Community Supplement to 02 14
20 filing; Response to Email from Marla Keene Dated 3/10/20
Dear Board Members:
O’Brien Farm Road, LLC (“Applicant”) filed a request for Master Plan Amendment on February
14, 2020. This application was reviewed by City Staff on March 10, 2020, and additional information was
requested. Further to the specific requests of the email from Marla Keene dated March 10, 2020, please
find the following supplemental information and exhibits.
1. Application Form: Further to your request we have provided comments in the Application
form attached to supplement what is written in the cover letter submitted to ensure clarity
for staff and the Board. Please see the attached updated Application Form.
2. Update Master Plan and Uniquely Demarcate Area of Change: Further to your request
attached please find updated exhibits which are as follows:
a. Exhibit 002: Sheet C-1 shows the proposed multi-family development that will proceed
through permitting simultaneous with this Master Plan amendment. That multi-family
project will have its own application and the details will be available at that time. This
application only uses that plan to demonstrate that in the layout we are pursuing to
achieve the goals of the approved Master Plan requires slightly more area than was
included in the original Master Plan. As outlined in the original application, the
Applicant seeks to expand Zone 2A the “Multi-Family and Mixed-Use Zone” of the
original master plan by .6 acres. This will necessarily reduce Zone 7 the “Remaining
Lands,” by .6 acres. The area of this expansion is highlighted on Sheet C-1.
b. Exhibit 003: Exhibit 003 is the Master Plan that was issued for the Project originally
amended to show the expansion. This would be the new Master Plan sheet if this
amendment is approved. The area of expansion is again highlighted for your reference.
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c. Density: While the amendment is expanding the Master Plan .6 acres into land zoned
with 12 units per acre of density, the Applicant is not seeking to increase the overall
density of the Master Plan at this time. The overall Master Plan density will remain
unchanged, the area will simply expand. The original base density prior to any
inclusionary zoning offsets will remain unchanged.
As mentioned in the original application and as now highlighted on the Application Form
attached as Exhibit 001 to this letter, the Master Plan Amendment proposed does not seek to increase
the allowable coverage percentage within the Master Plan. The issued Master Plan approved 35%
building and 50% total coverage. The Applicant is happy to maintain those thresholds. While both the
numerator and denominator of the coverage percentage calculations will increase, the overall
percentages will remain the same.
We appreciate your feedback on this application and we look forward to working through this
project with you. Thank you.
Sincerely,
Andrew Gill, Director of Development
Enclosures