HomeMy WebLinkAboutMP-22-01 - Supplemental - 0255 Kennedy Drive (3)
VIA ELECTRONIC MAIL
January 21, 2022
South Burlington Development Review Board
C/O Ms. Marla Keene, Development Review Planner
City of South Burlington
180 Market Street
South Burlington, VT 05403
Re: Phase I Master Plan Amendment
Dear Board Members:
In December 2021, O’Brien Farm Road, LLC filed a Final Plat for the proposed development of 251
market rate residential dwelling units located in two buildings proposed on Lot 13 and Lot 15 of the Hillside
Master Plan. That application proposed the use of approximately 1200 square feet located in the building on Lot
13 as a neighborhood commercial amenity. The proposal of this use requires an amendment to the existing
Hillside Master Plan. This application requests that amendment. Attached please find a complete Master Plan
amendment application for your review. We hope that the Board can review this application simultaneously
with the proposed development of Lot 13 as unless that development is approved, this change is not needed.
As mentioned above, the Project is proposing a small community café, and grab-and-go style food hub
as an amenity to the Hillside neighborhood and master plan. The location proposed is on the corner of Lot 13, at
the four-corners intersection. The amenity will activate the street, provide a service for the community and
further the sense of place the project and streetscape are creating. Café tables and an outdoor terrace are
proposed and shown on the landscape plans submitted with the Final Plat and being reviewed concurrently with
the Board.
This use is authorized under Section 13.28 of the Regulations in effect at the time of our Preliminary Plat
filing. However, the permissibility of this use requires a Master Plan Amendment, per Section 13.28A of the
applicable regulation. Because that Master Plan Amendment is being filed with this Final Plat application for the
first time, that Amendment may be subject to the regulations now in effect as recently warned by the City
Council. Those regulations have moved this use to Chapter 14, section 14.11(N). Each element of that Section in
the newly applicable regulation is reviewed below. If necessary, the Applicant can also provide a review under
the regulations in effect for the Lot 13 and Lot 15 Final Plat. We are awaiting further instruction from City staff
in this regard.
1. Section 14.11N(1):
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This use is permitted in the R12 district as outlined at Exhibit C. This use is located in a Master Plan
consisting of 50 dwelling units or more. A Master Plan amendment application is enclosed as an
exhibit. We believe this amendment can be processed simultaneous with this Final Plat.
2. Section 14.11(N)(2):
We believe that the site plan presented for approval on Lot 13 satisfies all of these considerations,
but we are happy to review any proposed changes with the Board at our hearing.
3. Section 14.11(N)(3):
This use is directly adjacent to a multi-use path and a sidewalk. This use is located such that traffic
has direct access to a newly installed signal on Kennedy Drive. The hours of operation noted are
agreeable and can be a condition of the permit.
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As noted above the size of the use must be less than 6000 square feet. The community café
proposed is substantially less than 6000 square feet. The specific use proposed is a combination
of restaurant and retail sale of groceries, as required. No drive through is proposed. Per our
review, the nearest restaurant and small grocery to the project are over ½ mile from this
location.
As outlined above we believe that the proposed limited commercial use meets the requirements for the
applicable regulations under which the Master Plan amendment will be reviewed and therefore can be allowed
by the Board in this Final Plat application.
Sincerely,
Andrew Gill, Director of Development