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HomeMy WebLinkAboutSD-20-16 - Supplemental - 0255 Kennedy DriveCITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD-20-16_255 Kennedy_OBrien_Ph2_PP_2020-05-19.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: May 13, 2020 Plans received: April 7, 2020  255 Kennedy Drive Preliminary Plat Application #SD-20-16 Meeting date: May 19, 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 Traffic Overlay District T-1 and T3, Transit Overlay District 39.16 acres   Location Map /   PROJECT DESCRIPTION Preliminary plat application #SD-20-16 of O’Brien Farm Road, LLC for the next phase of a previously approved master plan for up to 458 dwelling units and up to 45,000 sf of office space. The phase consists of six (6) four story multi-family residential buildings with a total of 342 dwelling units, of which 48 are proposed inclusionary units, and an automatic offset of 48 additional market rate units, for a total of 390 dwelling units and underground parking, and a 1,100 sf accessory structure, 255 Kennedy Drive. The above project description differs from the warned project description because of a misunderstanding about the proposed inclusionary units. Staff recommends the Board hear the application and continue the hearing to no sooner than June 16 to allow the project notice to be re-issued. PERMIT HISTORY The Project received master plan approval in 2016 (#MP-16-03). Staff considers the proposed project does not trigger any of the criterion for master plan amendment. The Board reviewed sketch plan application #SD-18-34 for this project on February 5, 2019. At that hearing, the Board’s discussion focused on the location of open space, and architecture and aesthetics particularly as it pertains to the requested height waiver. CONTEXT The project is located in the Residential 12, Commercial 1-LR, and Residential 1-PRD Zoning Districts. The project also lies in Traffic Overlay Districts T-1 and T-2 as well as the Traffic Overlay District. The portion of the property that is the subject of this application crosses all three zoning districts though the majority is in the Residential 12 district. The development is subject to PUD/subdivision standards, site plan standards, and the standards of the applicable zoning districts, including allowed uses. The Project has received master plan approval for the overall Project’s wetland impacts, pedestrian access to abutting properties, and pedestrian circulation, street layout, and open space. No changes are proposed to these approved elements therefore this sketch plan review omits discussion of them. The prior phase approved 118 units in single family and two family homes. This application includes 390 units, for a total of 508 units. This application also includes 3,500 square feet of office space located in one of the multifamily buildings. As discussed below, this phase of the project, submitted on April 7th, is subject to draft Inclusionary Zoning Regulations in effect pending Council action. The Inclusionary Zoning requirements apply to site plans and preliminary or final plats submitted following public notice of the amendments. Where the Inclusionary Zoning requirements allow for an “offset” of additional market rate units to compensate for the costs of providing inclusionary units, these offset units may exceed the total number of dwelling units in an approved Master Plan without triggering an amendment to the Master Plan COMMENTS Development Review Planner Marla Keene and Planning Director Paul Conner (“Staff”) have reviewed the plans submitted on April 7, 2020 and offer the following comments. Numbered items for the Board’s attention are in red. In recognition of this being a large project proposing to construct 390 units of housing and encompassing greater than 12 acres of land, and in recognition of the need to allow time for review other pending applications, Staff has focused these comments on overall standards and a handful of site-specific standards. Generally, most applicable standards other than specific site plan standards are addressed herein, with minor exceptions as noted. Staff recommends the Board discuss the standards reviewed herein to the extent time allows, and then continue the meeting to a future hearing to review additional standards. Where it is clear the applicant understands the needed modification, Staff recommends the Board limit discussion at this hearing date and instead direct the applicant to present the requested change at a future hearing. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Lot Size The applicant has proposing to reconfigure the previously approved property boundaries as shown on plan sheet PL-1. The involved lots are lots 10-15 and 17, though only lots 11-15 and 17 are proposed to be modified. All lots are proposed to be above the minimum lot size for the zoning district. It is not clear from the provided plans how Lot 11 is proposed to be modified. Staff recommends the Board ask the applicant to update their plat to clearly reflect the existing and proposed lot boundaries for Lot 11 prior to closing the hearing. Lot Coverage As mentioned above, the project is located in the R-12, C1-LR and R1-PRD zoning districts, though the majority of the project is located in the R12. The master plan approved maximum overall coverage of 50%, and a maximum building coverage of 35%. 15.02A(4)(b) prohibits the lot coverage in each zoning district from exceeding the maximum allowable in that zoning district. Maximum coverages for the involved zoning districts are as follows. District Max Lot Coverage Max Building Coverage  R12 60% 40%  C1-LR 70% 40%  R1-PRD 25% 15%  The applicant has prepared a table of coverage by lot, but as a PUD, staff notes that lot coverage only must be met on an overall zoning district by zoning district basis, and is not related to lots. Staff recommends the Board require the applicant to demonstrate that allowable coverages are met on a zoning district by zoning district basis prior to closing the hearing. It appears based on a note on sheet C-2 the applicant may be requesting that the Board allow the requirements of the R12 zoning district to be applied to the involved area within the R1-PRD zoning district as allowed under 3.03C Split Lots.