HomeMy WebLinkAboutSD-20-16 - Supplemental - 0255 Kennedy Drive (74)VIA ELECTRONIC MAIL
October 20, 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: Preliminary Plat Review: Hillside at O’Brien Farm Multifamily Apartment Project Supplemental
Dear Board Members:
O’Brien Farm Road, LLC (“Applicant”) is providing supplemental information in response to staff
feedback provided in the staff comments dated October 20, 2020 (the “Staff Report”), with regard to
Preliminary Plat application SD-20-16 (the “Project”). Specifically, Applicant hopes to provide some
additional information for the Board to consider as we look to close out the Preliminary Plat hearings
and proceed to final plat in the early part of next year.
As discussed throughout this process, it remains paramount for Applicant that this Preliminary
Plat confirm with certainty the height waivers requested, the setback waivers requested, the building
placement, architecture and forms presented as well as the location and timing of the inclusionary
component. To the point of Comment #1 in the Staff Report, we recognize that items remain to be
confirmed; including landscape drawings which have not been provided, site lighting plans, plans for the
plaza and entrance features. As noted in the Staff Report applicant understands that without these
details some aspects of the Plat decision will be only preliminary. However, as we close the Preliminary
Plat hearings and without the benefit of discussing the particular items and findings the board will
draft, we would submit to the board that in order to proceed to Final Plat and commit to the substantial
investment required in architecture and consulting fees, that the main aspects of our decision provide
certainty for:
1.Building Height: Creating the level of detail required for the Final Plat submission is a substantial
investment for a project of this magnitude. Applicant has provided architecture, site plans, and
digital renderings related to building type and character which have consistently been in
alignment with the representations we made at Master Plan in 2016 and then further refined at
Sketch Plan review and during these Preliminary Plat hearings. We hope that findings related to
height make clear that if the character of the buildings is as demonstrated to this point, the
height requested will be allowed.
2
2.Setbacks: The site plans provided rely on setback waivers already issued in the Master Plan and
requested at this plat. Providing certainty on setbacks for the Project will be necessary in order
to move forward to Final Plat.
3.Inclusionary Housing: To proceed with design and financing for construction of the Project, the
Applicant will need findings of fact related to the inclusionary component and unit locations in
Lot 12 as allowed in the Land Development Regulations, as well as confirmation with regard to
the required timing for construction of the inclusionary units, and ability of the Applicant to
construct Lot 13 and Lot 15 as a first phase simultaneously, prior to the start of construction on
the inclusionary dwellings on Lot 12.
4.Building Locations and Footprints, Road Widths: The Applicant has placed six buildings along and
beside new City streets proposed with parking and green spaces. These buildings are designed
to facilitate parking, access and site grading and a general layout that will be enjoyed by
residents and pedestrians. With a site that slopes as significantly as the Project and with
structures of significant size as proposed, shifting of footprints can have unforeseen and
problematic consequences that ripple through the rest of the project. Moving a building only a
foot or two can cause parking and access ramp slope issues. It can impact other buildings and
elevations across the site. For this reason, we hope that the board can provide certainty that
the footprints provided and layout of the Project is confirmed.
Regarding roadway width, this particular issue touches on Staff Comment #4. As stated
previously, the City fully approved the width and ROW associated with Two Brothers Drive and O’Brien
Farm Road in Final Plat SD-17-17. The City executed an offer of dedication for this roadway network on
September 22, 2017. This offer of dedication which explicitly outlines the full approval and acceptance
of the roadways by the City is attached at Exhibit 001. Applicant has relied on this approval in siting its
buildings and has maintained the roadway width of the previous approval in design of the Project.
Much investment in the planning, engineering and design of this project has relied on those previous
approvals which are memorialized in the attached exhibit.
Applicant is happy to proceed with the development of streetscape design that achieves the
goals outlined in the Staff Report, removing a bike lane, adding a rec path, etc. Indeed, we appreciate
the suggestion and are eager to make a design that works for all parties involved today, just like the
current design worked for all parties involved in 2017. With that said, applicant would seek to solidify
that this design effort must work within the previously established roadway and right of way widths.
Consistent with the current designs. Applicant does not believe that roadway sections can be widened,
without significant issues for the building and parking designs.
Lastly, with regard to Staff Report Comment #5, the Applicant is attaching to this letter a revised
parking lot layout for Lot 13, 15 and 17 (attached as Exhibit 002). This plan has removed the parking
spaces that were located in the permanent parking area proud of the plane of the building on Lot 13.
Further to our conversation at the last hearing, the access drive and associated parking would be
permitted on a temporary basis, via a conditional use permit for commercial parking on Lot 17 where
there is no structure present. As such the parking is permissible beyond the building plane on Lot 13. If
necessary and desirable, the Applicant has also provided a sketch of a wall and associated landscape
features that could be used to screen the parking, and to ensure that even the parking at the access
drive is behind structure (in this case a tall screening wall, similar to what is located at the UVM Medical
Center building on Shelburne Road). Applicant seeks the Board’s feedback on these suggested changes,
3
such that it has appropriate direction moving toward final plat. The amended overall site plan and a plan
showing the parking area at issue as well as the proposed wall location are attached at Exhibit 002.
We remain grateful for the Board’s patience and perseverance through this Preliminary Plat and
we appreciate the efforts of the City staff to get us to this point. Thank you all and we are looking
forward to speaking this evening.
Sincerely,
Andrew Gill, Director of Development