HomeMy WebLinkAboutSD-20-16 - Supplemental - 0255 Kennedy Drive (2)CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD-20-16_255 Kennedy_OBrien_Ph2_PP_2020-07-07.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: June 26, 2020
Plans received: April 7, 2020
255 Kennedy Drive
Preliminary Plat Application #SD-20-16
Meeting date: July 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
Traffic Overlay District T-1 and T3, Transit Overlay District
39.16 acres
Location Map
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PROJECT DESCRIPTION
Continued 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) multi-family residential buildings with a total of 342 dwelling units, of which 48 are proposed inclusionary units, and an additional offset
of 48 market rate units, for a total of 390 dwelling units and underground parking, and 3,500 sf of commercial space, 255 Kennedy Drive.
The above project description differs from the originally warned project description because of a misunderstanding about the proposed inclusionary units. The revised project description
has been rewarned in accordance with state law and Staff considers the hearing may proceed.
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, and held the first hearing on this preliminary plat application on May 19, 2020. At that hearing,
the Board reviewed zoning district standards, dimensional standards, and planned unit development standards. The Board then continued the hearing to review site plan review standards
and other miscellaneous standards applicable to this application.
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.
Comments already reviewed on May 19, 2020 are omitted except where there is an update, but still apply. With consideration for this being a very large project, Staff has provided herein
comments are provided for the general site plan, and for Lots 14, 15 and 17. Lots 10, 11, 12 and 13, being the lots at the major four-way intersection within the development, are proposed
to be reviewed at a continued hearing.
Numbered items for the Board’s attention are in red.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Setbacks
The master plan approved a front setback waiver to 6 feet for building greater than or equal to five stories and 20 feet for buildings less than five stories. No waiver was granted
for side setbacks (10 ft in the R12 and C1-LR) or rear setbacks (30 ft in the R12 and C1-LR). All involved parcels have two fronts and two sides, with the exception of Lot 10 which
has three fronts and one side.
The applicant has stated in their cover letter that five buildings will have four habitable stories, and one level of subsurface, or partially subsurface, parking. The building on Lot
14 will have three habitable stories and one level of subsurface parking. The definition of “story” defines a parking level as a story if the level above is an average of 4-feet above
average preconstruction grade or the parking level is exposed more than 12 feet at any point. Based on calculations provided by the applicant, the 6-foot front setback applies to the
buildings on lots 10-13 and lot 15, while a 20 foot front setback applies to the building on lot 14.
The applicant has provided an exhibit showing the provided setbacks for all proposed buildings. The buildings on lots 10-13 meet the required setbacks. The building on Lot 14 is set
back 10.8 feet from Two Brothers Drive, and would require a waiver of the required 20-foot minimum setback.
Based on the previous decision, Staff considers that the intention was to allow a 6-foot setback for the large multifamily buildings within the master plan, and a 20-foot setback for
the smaller single family and duplex buildings, as well as for any commercial buildings. Staff recommends the Board allow the proposed setback on Lot 14.
Heights
As discussed on May 19, the applicant is requesting a height waiver for each of the buildings from 35 ft for flat roofs to heights between 52 and 69 feet above average preconstruction
grade. These staff comments address each of the proposed buildings, and a discussion of height is included in for each.
As noted on May 19, Staff recommends the Board consider the height of individual buildings, but also consider whether the applicant has compensated for the requested height waiver by
providing high quality, varied and complimentary architecture for all buildings and landscaping when determining whether they will preliminarily grant the applicant’s requested height
waivers. Specific height waiver requests are discussed on a lot by lot basis under site plan review criteria 14.06B(1) below.
18.01 INCLUSIONARY ZONING
On May 19, the Board reviewed the applicant’s proposal to meet the inclusionary housing requirements of the upcoming LDR amendments by providing 48 inclusionary units on Lot 12. The
applicant offered to have Champlain Housing Trust provide testimony on whether they consider the proposed distribution to be consistent with the requirements of Section 18.01.