HomeMy WebLinkAboutAgenda 06_SD-22-05_255 Kennedy Dr Lots 13 and 15
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD-22-05_255 Kennedy Dr Lots 13 and 15_SC_2022-03-16
DEPARTMENT OF PLANNING & ZONING
Report preparation date: February 25, 2022
Plans received: February 3, 2022
255 Kennedy Drive
Preliminary Plat Application #SD-22-05
Meeting date: March 15, 2022
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, R1 PRD, Transit Overlay District
Location Map
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Staff Comments
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PROJECT DESCRIPTION
Final plat application #SD-22-05 of O’Brien Farm Road, LLC for the next phase of a previously approved
master plan for up to 490 dwelling units and non residential space as allowable in the zoning district.
The phase consists of two (2) five story multi-family residential buildings on Lots 13 and 15 with a total
of 251 dwelling units, 1,219 sf of commercial space, and associated site improvements, 255 Kennedy
Drive.
PERMIT HISTORY
The Project received master plan approval in 2016 (#MP-16-03), later amended by #MP-20-01 to add 0.6
acres to the master plan area. The multi-family/mixed use portion of the project received preliminary
plat approval #SD-20-16 which included 392 units in six buildings, of which 49 units +/-5% were required
to be inclusionary, and 3,500 sf of commercial space. The Board later approved preliminary plat #SD-21-
13 to allow the final plat submission for the project approved in #SD-20-16 to be submitted in phases.
The first phase of #SD-20-16 has been approved by the Board as application #SD-21-25. #SD-21-25
contains conditions modifying the inclusionary housing framework approved in #SD-20-16.
CONTEXT
#SD-20-16 preliminarily approved the following buildings.
Lot # # of Units Commercial SF Max Height (# of
habitable stories)
10 44 0 55’ (4)
11 44 0 56’ (4)
12 48 (inclusionary) 0 62’ (4)
13 118 3,500 58’ (4)
14 33 0 52’ (3)
15 103 0 57’ (4)
This application includes 251 homes in a mix of studio, one, and two bedroom units. This represents an
increase of 30 homes over what was preliminarily approved in #SD-20-16. For comparison, 166 homes
have been constructed to date on Market and Garden Streets, and 321 units are approved in all of South
Village. Staff considers it appropriate for the Board and Staff to provide the same level of detailed review
for these homes as they would provide for 251 homes in any other configuration.
The project is located in the Residential 12 and Commercial 1-LR Zoning Districts. The project also lies in
Traffic Overlay Districts Zone 3 as well as the Transit Overlay District.
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”)
have reviewed the plans submitted on February 3, 2022 and offer the following comments. Numbered
comments for the Boards attention are in red.
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Staff Comments
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A) PRELIMINARY PLAT APPROVAL
Several findings of the preliminary plat approval #SD-20-16 relied on a final plat that is consistent with the
project as represented at preliminary plat. These finds are more difficult to implement given the Board’s
subsequent approval of a phased final plat. The Board determined in their review of final plat application
#SD-21-35 that they are entitled to rely on the applicant’s representations of the proposed buildings from
the preliminary plat.
Preliminary plat approval included several conditions that were required to be incorporated into the final
plat application. The applicant has failed to address the following relevant conditions of preliminary plat
#SD-20-16
1. Remove two parking spaces to the front of the building on Two Brothers Drive on Lot 15
2. On photometric plan, omit areas outside of the lots and the stormwater areas within the lots
3. Provide a detailed landscaping/hardscape plan demonstrating that parking garages are screened
where adjacent to community spaces
a. A sidewalk is proposed immediately adjacent to the parking garage on Lot 15, precluding
landscape screening
Staff further considers the following condition of preliminary plat #SD-20-16 to not be met
1. Demonstration that the design of the building and landscaping on Lot 15 provides an
attractive street presence and that garage lighting is shielded from being a nuisance on
Kennedy Drive.
a. The building may provide an attractive street presence but Staff considers it to not
be demonstrated
1. Some of these conditions are discussed in more detail herein, while others are self-explanatory. Staff
recommends the Board require the applicant to fully address the conditions of the preliminary plat
approval before closing the hearing.
B) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
R12 District Required Proposed, Lot 13 Proposed Lot 15
Min. Lot Size, Multifamily,
R12
6,000 sf/unit N/A, overall density approved in master plan
Max. Building Coverage1 35% Unknown Unknown
Max. Overall Coverage1 50% Unknown Unknown
C1-LR District
Min. Lot Size, Multifamily 3,500 sf/unit N/A, overall density approved in master plan
Max. Building Coverage1 40% 0% Unknown
Max. Overall Coverage1 70% Unknown Unknown
Both R12 & C1-LR
Min. Front Setback2 6 ft 5.6 ft 66 ft
Min. Side Setback3 10 ft 16 ft 6.5 ft
Min. Rear Setback 30 ft N/A N/A
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Height (flat roof)4 35 ft. 58.3 ft 57.1 ft
Standard met
1. Building and overall coverage are reviewed on a PUD-wide basis as approved in master plan.
However, lot coverage must be met on a zoning district by zoning district basis, pursuant to
15.02B. See additional notes below under “Lot Coverage.”
2. The Board approved waiver of the front setback from 20-ft to 6-ft as part of #MP-16-03. No
comment is made in #MP-16-03 as to what the expectation was for granting this waiver,
though Staff infers that it was granted due to the dense neighborhood design represented by
the applicant at that master plan level of review. The applicant is requesting further
reduction of the front setback to 5.6 ft. Generally, Staff considers the further reduction in
front setback for Lot 13 to be supportive of the intended dense neighborhood feel,
particularly given the board’s approval of a 60-ft ROW with an 8 – 10 ft sidewalk and rec path
in this area.
3. The applicant is proposing to locate the building on Lot 15 less than 10-ft from the side
property line. The applicant is also proposing a sidewalk on the far side of the property line in
this area (addressed in concurrent site plan and conditional use application #SD-22-008 and
#CU-22-01). Lot 17 is predominantly within the C1-R12 zoning district, which allows building
heights up to five stories.
2. Without a development proposal for Lot 17, Staff considers it not possible to assess
whether the reduced side setback would result in the building on Lot 15 creating an
undue visual or physical impact on Lot 17. The Board is unable to impose conditions
on Lot 17 as part of this approval. Because it would be difficult for the applicant to
demonstrate that the reduced setback waiver would not have an undue impact at this
time, Staff recommends the Board require the applicant to increase the side setback to
10-ft.
4. The Board preliminarily approved a waiver to allow a height of 58 ft on Lot 13 and a height of
57 ft on Lot 15 in #SD-20-16, based on the provision of high quality, varied and
complimentary architecture for all buildings and landscaping. As more phases are approved,
the definition of “varied and complementary” will necessarily narrow. The applicant has
indicated their current application is “consistent” with the heights allowed by the Board at
preliminary plat. However, the applicant is proposing to exceed the heights preliminarily
approved by the Board. While the Board may approve additional height waivers, Staff
considers this a new waiver request requiring affirmative findings. Staff considers this waiver
request will be acceptable when other comments related to the buildings’ architecture are
addressed.
Lot Coverage
The master plan approved maximum overall coverage of 50%, and a maximum building coverage of 35%.
15.02A(4)(b) prohibits the site coverage in each zoning district from exceeding the maximum allowable in
that zoning district. The applicant has provided the following table of coverages which includes the portions
of preliminary plat #SD-20-16 approved in #SD-21-25 and proposed in this application.
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Staff Comments
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District Max Lot Coverage Provided Lot
Coverage
Max Building
Coverage
Provided Building
Coverage
R12 60% 36.6% 40% 12.5%
C1-LR 70% 66.1% 40% 28.4%
R1-PRD 25% 13.9% 15% 13.9%
Staff considers this criterion met.
Phasing
Preliminary plat amendment #SD-21-13 found that the applicant could construct each lot as a separate
phase, though the first final plat application (#SD-21-25) was required to include the final design of both
roadways. Further, the Board reserved the right to permit the applicant to construct the roadways
concurrently with the first lot developed on each. Since neither #SD-21-25 nor the associated zoning
permits have yet been issued, no zoning permit has been issued for the roadways required to access lots 13
and 15. Staff recommends the Board require the roadways proposed in #SD-21-25 be issued a zoning
permit no later than concurrently with the first of the zoning permits for Lots 13 and 15.
Staff notes the applicant makes no proposal for phasing of the development proposed in this
application.
C) 18.01 INCLUSIONARY ZONING
Preliminary plat decision #SD-20-16 included the following condition pertaining to phasing:
The applicant must obtain a zoning permit for the building containing the inclusionary units no later
than the fourth building, but may obtain a zoning permit for the fifth building while the inclusionary
building is under construction. The applicant must receive a certificate of occupancy for the building
containing the inclusionary units prior to issuance of a zoning permit for the sixth and final building.
Under 18.01, 15% of approved rental dwelling units subject to this application must be inclusionary.
This is calculated across the area of SD-20-16. This application proposes 124 units on Lot 13 and 127
units on Lot 15, requiring 38 inclusionary units.
Final plat approval #SD-21-25 approves up to 84 units of inclusionary housing in the buildings on Lots 10
and 11. It requires the applicant to designate from the affordable units on Lots 10 and 11 which units
will meet the inclusionary requirements for the other lots (here, Lots 13 and 15) prior to issuance of a
zoning permit for the fourth building among the six from SD-20-16. If the buildings on Lots 10 and 11
are constructed prior to the buildings in this application, the applicant will be required to designate the
inclusionary units on Lots 10 and 11 prior to issuance of a zoning permit for these buildings. Though the
applicant is required to comply regardless of whether it is explicitly stated in the decision on this
application, Staff recommends the Board include such a condition anyway.
At the preliminary plat level, the Board prepared findings on the characteristics of the proposed
inclusionary housing, but deferred findings on how the required percentages are attained to final plat.
This is because the applicant indicated that they were uncertain about the total proposed number of
units.
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Staff Comments
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D) PLANNED UNIT DEVELOPMENT STANDARDS
(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.
The applicant has received preliminary water allocation for all six (6) phase 2 buildings, and has
received preliminary wastewater allocation for the buildings on Lots 10 and 11.
The South Burlington Water Department reviewed the provided plans on March 2, 2022 and
offers the following comments.
1. The current site plans for these two buildings meet with the SBWD’s satisfaction.
2. Water line installation shall be in compliance with the CWD Specifications.
3. A Final Application for Water Allocation for each building must be provided to the
Department to be approved. During this process the water connection fee, water allocation
fee, and large meter fee for each building will be determined, that must be paid prior to the
SBWD providing a meter.
4. The SBWD shall be notified no less than 7 days in advance of water line or appurtenance
work.
Staff recommends the Board incorporate the comments of the South Burlington Water
Department as a condition of approval.
(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.
The applicant provided erosion and sediment control plans. The project will be subject to a state
construction permit. The City Stormwater Section reviewed the plans dated December 1, 2021
on March 4, 2022, including the erosion and sediment control plan and offered the following
comments.
1. The applicant may want to consider revising the landscaping plan to allow better access to
the forebay, including greater spacing between the adjacent street trees and fewer plantings
on the slope of the forebay nearest to the road.
2. The DRB should include a condition requiring the applicant to regularly maintain all
stormwater treatment and conveyance infrastructure.
Staff recommends the applicant take the first comment under advisement, and that the Board
incorporate the second comment as a condition of approval.
(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.
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Staff Comments
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The master plan found that traffic impacts should be evaluated for each phase of the project. The
applicant has submitted a traffic impact memo prepared by Lamoureux & Dickinson dated August
30, 2021. It does not take into consideration the Boards findings on #SD-21-25 related to this
criterion, specifically pertaining to the crosswalk at the Lot 13/15 driveway.
The traffic study concludes that the traffic signal at Kennedy Drive and Two Brothers Drive is not
yet warranted, and recommends a RRFB be installed on Kennedy Drive until such time as the
traffic signal is warranted. Staff strongly disagrees with this recommendation. Kennedy Drive is
not an appropriate roadway for a RRFB. The Board provided findings pertaining to the Kennedy
Drive crosswalk in #SD-21-25.
The Director of Public Works reviewed the remaining aspects of the plans pertaining to this and
PUD criterion 8 and 9 on March 4, 2022 and offers the following comments.
• I recommend that the DRB invoke a technical review of the traffic impacts, proposed
driveway locations, and proposed pedestrian crossings. The technical reviewer should
look at all aspects related to intersection design and safety, but specifically:
o Review the location of the proposed driveway access on O’brien Farm Road.
Ensure that it will have required sight distances considering the future
intersection. Also confirm that it will be placed an appropriate distance away
from any future intersection with Old Farm Road.
o Review the layout of the two proposed driveway accesses on Two Brothers Drive.
Confirm that they have required site distance and are located an appropriate
distance from intersections.
o It was my understanding that a pedestrian crossing would be provided on Two
Brother Drive. Provide review of the location selected by the applicant once
provided.
o Determine the need for a signalized intersection at Two Brothers Drive and
Kennedy Drive. It was my understanding that a new signal would be installed at
this location.
• If the project hasn’t already obtained a wastewater allocation from the City it will need
to do so.
• Revise the typical catch basin / storm manhole / sanitary manhole details as follows: At
the frame installation on the top of the structure we do not want asphalt on top of
concrete. This thin layer of asphalt would break away and can’t be maintained in place.
The frame should be mortared or secured in place with mastic to the top of the structure.
Compacted plant mix should be placed above that, with 5 inches of pavement (base and
top course) on top of that.
During this time where the City does not have an in-house traffic expert, Staff requested BFJ
Planning provide a high level review the provided traffic study. BFJ concurred that a full third-
party technical review would be beneficial, as it would give them the opportunity to look into a
full range of details, including the driveway geometry for Lot 15 and trip generation. Their initial
review on March 4, 2022 identified discrepancies between the applicant’s trip generation
calculation and what is calculated by ITE.
3. Staff recommends the Board require the applicant to address the comments of the Director of
Public Works before closing the hearing, the Board authorize third-party technical review of the
applicant’s traffic study for Lots 13 and 15, and the Board continue the application until the
technical review is complete.
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Staff Comments
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(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.
Wetland impacts were approved as part of the master plan. No changes to the approved impacts
are proposed.
(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. For Transect Zone subdivisions, this standard shall apply only to the
location of lot lines, streets and street types, and natural resources identified in Article XII
of these Regulations.
Visual compatibility of the proposed development is further discussed in conjunction with Site
Plan Review Standards 14.06B and 14.06C. The Board preliminarily found the project consistent
with the planned development patterns specified in the Comprehensive Plan and in the purpose
of the R-12 zoning district. Staff considers this preliminary finding applies to the overall layout
and scale of development; building and site appearance is discussed in detail elsewhere in these
comments.
(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.
For Transect Zone subdivisions, this standard shall apply only to the location of natural
resources identified in Article XII of these Regulations and proposed open spaces to be
dedicated to the City of South Burlington.
The location and area of permanent open spaces was approved at the master plan level but the
design of open space was not. At the sketch plan meeting on this phase, the Board had a robust
discussion of the programming of on-site open spaces to be included in this area, asking that the
applicant provide small useable open spaces for each building. The applicant at preliminary plat
provided landscaping sketches showing a proposed open space for each lot consisting of a paved
patio area with seating, gas grill and fire pit, which the Board relied upon in approving the
preliminary plat. Other non-participatory open spaces in the project area include two stormwater
management features near Kennedy Drive.
Lot 13: The applicant has proposed a roof deck largely similar to that which was proposed at
preliminary plat. The area previously shown to be a pool has been replaced with an elevated
height ceiling for the gym on the level below. While that presents an attractive gym space, it
reduces the size and feel of the roof deck and provides blank walls in the interior of the roof deck..
4. Staff recommends the Board discuss the functionality of this roof space, especially given that
portions adjacent to individual dwelling units will be private and separate, and determine
whether the space dedicated to the elevated ceiling for the space below would be better served
as additional useable roof space.
Lot 15: The preliminarily approved concepts and the current proposals are shown side by side
below, with the current concept on the right. Scale and viewport are the same.
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Staff Comments
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In both of the Lot 15 open spaces, the provided area is appreciably smaller than was preliminarily
approved at preliminary plat. In the street front open space (the bottom pair of images), interior
landscaping and perimeter screening is removed. This street front area was represented at
preliminary plat by the applicant to serve as a central gathering place for multiple lots.
5. While Staff considers it would be acceptable to modify the configuration of the conceptual open
spaces, Staff is concerned about the reduction in the size and amenities of open spaces adjacent
to a 127 unit building. There are now two distinct areas instead of three, and the
aforementioned gas grills are not provided. While this sort of change may be considered minor,
the Board will note Staff identifies several similar erosion of previously-established expectations
throughout this document, and encourages the Board to consider them individually as well as
cumulatively. Staff also notes that the applicant is proposing 30 additional households occupy
these buildings than previously conceived, indicating potentially greater demand for these same
amenities. Staff recommends the Board discuss whether open spaces are consistent with the
preliminary plat findings, and whether they are sufficient for the proposed buildings.
(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,
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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. This standard shall not apply to Transect Zone subdivisions.
The Fire Chief has not yet had an opportunity to review the plans. The Fire Chief provided
comments at preliminary plat, and Staff considers modifications to the plans do not significantly
alter what the Fire Chief would have reviewed. If changes are needed based on more detailed
building inspector review, the zoning administrative officer will determine whether it is a field
change or requires an amendment. Staff considers this criterion met.
(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. For Transect Zone subdivisions, this
standard shall only apply to the location and type of roads, recreation paths, and sidewalks.
(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. For Transect Zone subdivisions, this standard shall only apply to the location and
type of roads, recreation paths, and sidewalks.
15.12 pertains to roadway geometry, cross section, and sidewalks. Roadways were evaluated as
part of #SD-21-25. See criterion 11 below for comments related to stormwater. The Board
deferred findings on lighting and utility lines to final plat.
LDR A.9 requires that the maximum illumination at ground level not be in excess of an average
of three (3) foot-candles. The preliminary plat finding requiring the applicant to update the
photometric plans to omit areas outside of the lots and the stormwater areas within the lots has
not been addressed.
6. The proposed lighting plan omits sufficient information to determine if the proposed building
mounted fixtures meet height limitations of 30-ft. One of the proposed building mounted
fixtures has upward facing lighting, which is prohibited. Staff recommends the Board require the
applicant to address the deficiencies in the lighting plan prior to closing the hearing.
Utility lines are proposed to be underground. Utility cabinets are located within the development
lots (as opposed to within the ROW). Screening of utility cabinets is considered under site plan
review standards pertaining to landscaping.
(10) The project is consistent with the goals and objectives of the Comprehensive Plan for the
affected district(s).
The Board found this criterion met at preliminary plat.
(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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Staff Comments
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The Project triggers the Stormwater Management Standards of Section 12.03. Comments of the
City Stormwater Section are provided above. Staff considers this criterion met.
E) SITE PLAN REVIEW STANDARDS
14.06 General Review Standards
A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan.
Due attention by the applicant should be given to the goals and objectives and the stated land use
policies for the City of South Burlington as set forth in the Comprehensive Plan.
The Board found this criterion met at preliminary plat.
B. Relationship of Proposed Structures to the Site.
(1) The site shall be planned to accomplish a desirable transition from structure to site,
from structure to structure, and to provide for adequate planting, safe pedestrian movement,
and adequate parking areas.
See discussion under 14.06C(1) and (2) below.
(2) Parking
(a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a
public street shall be considered a front side of a building for the purposes of this
subsection.
(b) – (c) Not applicable
(d) For through lots, parking shall be located to the side of the building(s) or to the front of
the building adjacent to the public street with the lowest average daily volume of traffic.
The applicant is proposing 98 spaces beneath the building on Lot 13, 71 spaces beneath the
building on Lot 15, and 95 surface parking spaces. Off-site spaces are not addressed in this
application, of which there are 51. The Board found at preliminary plat that the applicant
must meet minimum parking requirements as each building is proposed.
Two of the proposed parking spaces on Lot 15 are to the front of the building on that lot.
The Board included as a condition of preliminary plat that these spaces be removed. Staff
recommends the Board require the applicant to remove these two parking spaces.
Parking minimum are addressed in 13.01. 0.75 spaces are required per dwelling unit for
studio and one-bedroom units, and 1.5 spaces per dwelling unit for units with two
bedrooms and above. In addition, 0.75 spaces are required for every 4 units, as long as no
more than one parking spaces is reserved per dwelling unit. The purpose of the additional
0.75 spaces is to accommodate guest parking. Based on a provided table of dwelling units,
the applicant is proposing
198 studio and one bedroom units
53 two bedroom units
Guest parking for 251 units
275 Total required spaces
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The applicant has provided 264 on-site parking spaces (262 on-site spaces once the non
complying spaces are removed), which is less than the required minimum. For reference,
the applicant proposed only 221 units at preliminary plat, which, depending on the bedroom
count, could have required fewer parking spaces. Staff considers this application to be
contingent on the concurrent site plan and conditional use application for parking on Lot 17.
(3) Without restricting the permissible limits of the applicable zoning district, the height and
scale of each building shall be compatible with its site and existing or anticipated adjoining
buildings.
Requested height waivers are addressed under dimensional standards above. See discussion of
compatibility under 14.06C(1) and (2) below.
C. Relationship of Structures and Site to Adjoining Area.
(1) The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing),
landscaping, buffers, screens and visual interruptions to create attractive transitions between
buildings of different architectural styles.
(2) Proposed structures shall be related harmoniously to themselves, the terrain and to
existing buildings and roads in the vicinity that have a visual relationship to the proposed
structures.
Given the reduced setbacks and the strong street presence of all buildings in this phase of the
master plan, a configuration supported by the Board and by Staff, Staff considers buffering and
screening to not be available to create transitions between buildings. Though generally it is
possible to create attractive transitions using adjoining buildings of different styles, to date the
applicant has placed a strong emphasis on consistency between buildings to create a strong
neighborhood feel.
At preliminary plat, the Board found this criterion met because all buildings were proposed to
be of the same architectural style. The buildings proposed for Lots 13 and 15 differ both from
the preliminary plat proposal and the buildings approved on Lots 10 and 11.
In performing a comparison between the currently proposed structure on Lots 13 and 15 and
the structures proposed at preliminary plat, Staff notes the following changes
1. Increased number of units and reduction of interior common spaces. The preliminary
plat placed particular emphasis on interior common spaces for Lot 13, though interior
common space on Lot 15 was also considered a requirement.
2. Changes in glazing
a. Reduction in glazing
b. Removal of vertical breaks created by providing sliding doors.
c. Removal of window headers and sills as a textural element of the buildings
d. Reduction in window variability
e. Removal of balconies. It appears there are some sort of grates over the lower
half of some windows, but they do not appear to be balconies as envisioned at
preliminary plat
3. Reduction in the complexity and texture of cornices at the roof line
4. Changes in garage openings
a. Significant reduction in the number of openings on the exposed side of the
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garage
b. Replacement of decorative slatted openings with building mounted frames with
solid walls behind them
Specifically on Lot 13, the applicant has made the following changes
1. Removal of three large groupings of storefront glazing with suspended awnings on the
north facing façade
2. Inclusion of a large blank area at the northern terminus of the building. This area may
be intended for some sort of decorative treatment, though it is not indicated on the
plans. Staff notes the interior layout of the units, including the provision of a
mechanical room on the outer wall of the building, is driving this design.
3. Reduction in texture and interest in the center tower
a. Replacement of entry feature with a single solid door
On Lot 13, the applicant has made the following changes
1. Removal of decorative railings on the roof deck
2. As noted above, inclusion of a clerestory box where the pool was previously proposed
Comparing the currently proposed structures on Lot 13 and 15 to the recently approved
structures on Lots 10 and 11, Staff notes the following.
1. The buildings on Lot 13 and 15 have less variation in window type than the buildings on
Lots 10 & 11
2. The buildings on Lot 13 and 15 have less detail at the roof line
3. The buildings on Lot 13 and 15 have fewer garage openings
As noted above, Staff considers for this phased project, the Board has the right to rely on
consistency with preliminary plat for affirmative findings on these criteria. In addition, with the
recent approval of the buildings on lots 10 & 11, which are proposed to contain many or all of
the inclusionary units in this area, designs complimentary to the approved plan for those lots is a
requirement of inclusionary zoning.
As a refresher, preliminary findings pertaining to the compliance of each lot with this criterion
and the criteria of 14.06A and 14.06B follows.
All Lots
The applicant’s initial submission represented buildings with the same architecture as one
another, entry towers at all six buildings, and parking garages along at least one street facing
façade for each building. During the preliminary plat hearings, the applicant provided
supplemental testimony and exhibits to respond to Board feedback on this and the criteria of
14.06A and 14.06B. This testimony indicated the applicant’s approach to creating an attractive
and activated street presence for each building by creating an engaging street presence. This
was proposed to be done through modifications to the buildings and surrounding streetscape,
to include the following.
• a “theme and variation” approach to the entry towers, with similar exterior architecture
but differing interior treatments visible through the tower windows.
• slatted ventilation and decorative inserts to screen street-level garage openings
• an entrance into street level common space near the center of the garage where it faces
on a street
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Staff Comments
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• landscape architectural elements including seating, information kiosks
• vegetation to include trees, grasses and planters
• complimentary entrances at the main four-way intersection to include short term
bicycle parking, flush granite curbing, seat walls, raised planting beds, bench seating,
and landscaping
• interior common spaces
• walkways, including suspended decks and boardwalks along Kennedy Drive
• Where parking garages make up the street-level façade, the applicant has proposed a
small common room, approximately the size of 1.5 parking spaces, with street-level
entry, on each façade.
7. Staff recommends the Board require the applicant to modify the plans to provide the features
specifically called out at preliminary plat above as well as to modify the buildings to be
consistent with those represented at preliminary plat in order to demonstrate compliance with
these criteria.
Lot 13
In addition to the above-mentioned findings on these criteria applicable to all lots, at
preliminary plat the Board placed special emphasis on providing a visual or functional transition
along the façade of the building facing Two Brothers Drive where the grade drops away from the
entry tower to the leasing office in the opposite corner. In this final plat application, there is no
apparent change in the building architecture in this area. In terms of site plan, the applicant has
provided a sidewalk in this area leading to what is potentially a patio, though no label is
provided. The landscaping plan in fact omits this area altogether, though based on the
landscaping provided at the edges of available plans, Staff believes it possible that this area is
lawn.
8. Staff therefore considers that the has not provided a special treatment in this area, either via site
layout, architecture, or landscaping, and the objective of the Board’s preliminary plat finding has
not been addressed.
Lot 15
The Boards preliminary findings on Lot 15 emphasized that this building is a gateway. At
preliminary plat, the Board gave careful consideration to the layout of the driveway and the
parking garage entrance, and approved a large hardscape plaza along Two Brothers Drive. Staff
analysis of this hardscape plaza’s consistency with the preliminary plat presentation is above.
14.07 Specific Review Standards
9. The applicant has provided only one civil engineering drawing sheet for each of the involved lots.
Consequently, Staff has been unable to locate some necessary information, and considers it not
possible to adequately review other elements due to the consolidated plans. Staff recommends the
Board require the applicant to provide separate layout and material, grading and drainage, and
utility drawings in order to facilitate a comprehensive review of the proposed 251 units of housing. A
more detailed review of specific site plan review standards will be performed when individual sheets
are provided.
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall
#SD-22-05
Staff Comments
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apply:
A. Access to Abutting Properties. The reservation of land may be required on any lot for provision
of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto
an arterial or collector street, to provide additional access for emergency or other purposes, or to
improve general access and circulation in the area.
The Board found at preliminary plat that no additional land was required for provision of access to
abutting properties on Lots 13 and 15. Staff considers this criterion met.
B. Utility Services. Electric, telephone and other wire-served utility lines and service connections
shall be underground insofar as feasible and subject to state public utilities regulations. Any utility
installations remaining above ground shall be located so as to have a harmonious relation to
neighboring properties and to the site. Standards of Section 15.13, Utility Services, shall also be met.
Utility connections are proposed to be underground.
C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including
compliance with any recycling, composting, or other requirements, shall be accessible, secure and
properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s).
Small receptacles intended for use by households or the public (i.e., non-dumpster, non-large drum)
shall not be required to be fenced or screened.
At preliminary plat, for Lots 13 and 15, solid waste disposal was proposed to be in an accessory structure
shared with an as-yet undetermined use, potentially to include mail or bicycle storage. The Board found
the applicant must improve pedestrian access to the accessory structure.
The applicant has modified the proposal to provide for only solid waste disposal in this location. The
solid waste disposal is no longer proposed to be a structure but is proposed to be a screened enclosure.
Pedestrian access is provided. Staff considers this criterion met.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping,
Screening, and Street Trees.
At preliminary plat, the Board identified the following objectives of the landscaping plan
• Landscaping within the developed areas should celebrate the urban environment rather than
attempt to screen it. Spaces should be designed to be useable rather than decorative. Staff
considers this has been addressed by providing a mix of grass and planted areas.
• A densely planted buffer between the street and the buildings would detract from a
neighborhood feel and the Board finds the applicant must use landscaping to complement and
enhance architecture and layout, rather than to screen or hide. Where units are adjacent to
the street, a densely planted buffer is proposed. As noted above, there is a gap in the
landscaping plans along Two Brothers Drive.
10. Staff recommends the Board require the applicant to provide revised landscaping plans that
show the entire project area, allowing the overall effect of the landscaping to be evaluated.
• There should be a balance between landscaped areas and shaded open areas to allow for
small opportunities for outdoor enjoyment. Where not otherwise necessary, the Board finds
the applicant should expand useable open space by providing strategically placed shade trees
in lieu of dense hedges. Necessity may occur in the case of specific regulatory requirements or
restricted access areas like transformers or vaults, or to create a small buffer between open
#SD-22-05
Staff Comments
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spaces and private residences. Review of specifically required landscaping is provided below.
Staff considers this to have been addressed.
The applicant estimates building cost to be approximately $47,825,950, resulting in a required minimum
landscaping value of $485,759.50. The applicant has proposed the following elements that they wish to
use as credit towards the required minimum budget.
Item Cost Staff Recommendation
Concrete pavers at terraces, $72,610.90 Include only the cost beyond
the cost of standard poured
concrete
Concrete pavers at drive
between buildings
$31,850.00 Include only the cost beyond
the cost of standard poured
concrete
Stonedust sitting area $2,884 Exclude.
Site furnishings $39,544 Exclude. With the exception of
bollards and bike racks, which
are non-decorative standard
elements, these items are non-
permanent
Trees $134,635 Include
Shrubs $87,315 Include
Perennials and Grasses $29,640 At the Board’s discretion if
other elements of landscaping
plan are met and site is well
landscaped. Staff is developing
a standardized perennial area
value.
Amenity Deck Shrubs,
Perennials and Grasses
$26,165 Include, though Staff is
developing a standardized
perennial area value.
Total $382,215.90 or less provided
($485,759.50 required)
Total includes only
recommended elements and
includes full reported value of
concrete pavers and perennials
11. Staff recommends the Board require the applicant to substantiate the proposed concrete paver cost
and increase their provided landscaping to meet the required minimum landscaping budget. Staff
considers hardscape elements may be included but they should meet the requirements of the
landscaping standards to be maintained in perpetuity (and not include moveable site furnishings).
Specific comments on parking lot landscaping and screening requirements are discussed immediately
below.
Section 13.06B of the Land Development Regulations addresses landscaping of parking areas as follows.
#SD-22-05
Staff Comments
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(1) All off-street parking areas shall be landscaped around the perimeter of the lot with trees,
shrubs and other plants. Perimeter planting shall be set back from the curb sufficiently to
allow for snow storage. The purpose of perimeter planting shall be to mitigate the view of the
parking lot from the public way and from adjacent uses and properties, and to provide shade
and canopy for the parking lot. In some situations it may be necessary both for surveillance
purposes and for the perception of safety to install the size and type of plants that leave visual
access between the parking lot to the public way or other pedestrian areas.
The Board found at preliminary plat that compliance with this criterion would be evaluated at
final plat for Lots 13 & 15.
Taking into consideration only the portions of the parking lots which are not screened from the
public way and adjacent properties by buildings, Staff considers this criterion met.
(2) In parking areas containing twenty-eight (28) or more contiguous parking spaces and/or in
parking lots with more than a single circulation lane, at least ten percent (10%) of the interior
of the parking lot shall be landscaped islands planted with trees, shrubs and other plants. Such
requirement shall not apply to structured parking or below-ground parking.
The Board found at preliminary plat that the applicant must to meet this criterion for each parking
lot rather than overall. The applicant has provided an exhibit in which they aggregate all the
parking on Lots 13, 15 and 17 for the purpose of meeting this requirement. Staff’s inclination is to
aggregate the parking on Lots 13 and 15 but not the parking on Lot 17.
12. Given that the parking on Lot 17 is not part of this master plan and is subject to separate site
plan and conditional use review, Staff recommends the Board discuss whether they will allow the
calculation as proposed. If the Board does not allow this calculation method, this criterion is not
met.
(3) All interior and perimeter planting shall be protected by curbing unless specifically designed as
a collection and treatment area for management of stormwater runoff as per 13.06(B)(5)(c)
below. Interior planted islands shall have a minimum dimension of six (6) feet on any one side,
and shall have a minimum square footage of sixty (60) square feet. Large islands are
encouraged.
13. There is inconsistency between the civil drawings and the landscaping drawings pertaining to
curbing. Staff considers compliance with this criterion needs more detailed review when
separate plan sheets are provided.
14. Some interior planted islands are only 4-ft in width. Staff considers these islands need to be
made wider in order to count towards (2) above and to support tree health.
(4) Landscaping Requirements
(a) Landscaping shall include a variety of trees, shrubs, grasses and ground covers. All
planting shall be species hardy for the region and, if located in areas receiving road
runoff or salt spray, shall be salt-tolerant.
Staff considers this criterion met.
(b) At least one (1) major deciduous shade tree shall be provided within or near the
perimeter of each parking area, for every five (5) parking spaces. The trees shall be placed evenly
throughout the parking lot to provide shade and reduce glare. Trees shall be placed a minimum
of thirty (30) feet apart.
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Staff Comments
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The lot between buildings 13 and 15 contains 51 spaces. The lot north of building 13 contains 73
spaces, of which approximately 31 are on Lot 17. Though the landscaping plans make it difficult
to count trees, it appears 24 shade trees are provided. 25 are required. As noted above, some of
the planting islands are less than 6-ft wide. Staff considers the trees in those planting islands have
a low chance of survival. Staff considers additional review of this criterion is required once
planting islands meet minimum dimensions.
(b) Trees shall have a caliper equal to or greater than two and one-half (2 ½) inches when
measured on the tree stem, six (6) inches above the root ball.
This criterion has been met.
(d) Where more than ten (10) trees are installed, a mix of species is encouraged; the species
should be grouped or located in a manner that reinforces the design and layout of the parking
lot and the site.
A mix of species is proposed and species are grouped. Staff considers this criterion met.
(e) N/A
The City Arborist provided the following additional comments on the landscaping plan on
3/1/2022.
• Recommend against planting shrubs in city ROW (particularly Rugosa Rose which
becomes a litter catcher). City doesn’t have staffing to maintain shrub beds
• Need to specify adequate, uncompacted soils support root development of Honeylocust
planted in patio (structural soils or soil cells)
• Specify parking lot bump outs be filled with planting soil to depth of at least 2 ft. to
provide adequate soil volume to support tree growth
15. The Board in its final plat findings for SD-21-25 allowed perennial plantings in the city ROW.
Staff recommends the Board require the applicant to address the comments of the City Arborist
as conditions of approval.
(5) Planting Islands
(a) Curbed planting islands shall be designed and arranged to define major circulation
aisles, entrances and exits, provide vegetative focal points, provide shade and canopy, and
break up large expanses of asphalt pavement. All islands shall be planted with trees, shrubs,
grasses and ground covers. Plant materials judged to be inappropriate by the Development
Review Board will not be approved.
(b) Curbs of such islands shall be constructed of concrete or stone and shall be designed to
facilitate surface drainage and prevent vehicles from overlapping sidewalks and damaging the
plants. Sections of drop curb are permitted if their purpose is to allow stormwater runoff from
the adjacent parking area to reach stormwater collection and management infrastructure.
(c) Islands are strongly encouraged to be graded and planted to serve as collection and
treatment areas for stormwater management. It is recommended that sections of drop curb
no greater than five feet in length be installed to allow stormwater to flow off the paved
parking lot and onto the island for treatment. At the DRB’s discretion, curbless parking areas
and planting islands may be allowed where these are specifically designed for stormwater
management. However, ends and corners of such areas must be protected with curbing to
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Staff Comments
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prevent cars from driving over or parking on planted areas.
Stormwater treatment in planting islands is not provided. Planting is provided.
(6) Snow storage areas must be specified and located in an area that minimizes the potential for
erosion and contaminated runoff into any adjacent or nearby surface waters.
Snow storage is provided. Staff considers this criterion met.
13.06C Screening or Buffering
(1) All off-street parking areas, off-street loading areas, outdoor storage areas, refuse,
recycling, and compost collection (excluding on-site composting) areas, and utility
improvements such as transformer(s), external heating and cooling equipment shall be
effectively screened.
(2) Such screening shall be a permanently maintained landscape of evergreen or a mix of
evergreen and deciduous trees and shrubs, and/or a solid fence.
(3) The landscaping shall be designed to minimize erosion and stormwater runoff, and to
protect neighboring residential properties from the view of uses and parking areas on the
site. The landscaping shall be of such type, height, and spacing, as in the judgment of the
Development Review Board, will effectively screen the activities on the lot from the view of
persons standing on adjoining properties. The plan and specifications for such planting shall
be filed with the approved plan for the use of the lot.
(4) A solid wall or fence, of location, height, and design approved by the Development Review
Board, may be substituted for the required planting.
(5) Modifications. Where the existing topography and/or landscaping provides adequate
screening or would render the normally required screening inadequate, the Development
Review Board may modify the planting and/or buffer requirements by, respectively,
decreasing or increasing the requirements.
16. The proposed utility cabinet on Lot 13 is screened on three sides by grasses. Since the applicant is
proposing grasses, which are easily cut without destroying the plant, Staff recommends the Board
require the applicant to screen the utility cabinet on all four sides.
The parking areas which are not screened by buildings are not effectively screened by landscaping.
However, as noted in concurrent site plan and conditional use application #SP-22-008 and #CU-22-
01, Staff considers significant modifications to the unscreened portion of the parking will be
required. Compliance with required parking lot screening will be addressed at that time.
E. Modification of Standards. Except within the City Center Form Based Code District, where the
limitations of a site may cause unusual hardship in complying with any of the standards above and
waiver therefrom will not endanger the public health, safety or welfare, the Development Review
Board may modify such standards as long as the general objectives of Article 14 and the City's
Comprehensive Plan are met. However, in no case shall the DRB permit the location of a new structure
less than five (5) feet from any property boundary and in no case shall be the DRB allow land
development creating a total site coverage exceeding the allowable limit for the applicable zoning
district in the case of new development, or increasing the coverage on sites where the pre-existing
condition exceeds the applicable limit.
The applicant’s requested waivers, beyond those which were issued at the master plan level, are
#SD-22-05
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discussed elsewhere in this document.
F. Low Impact Development. The use of low impact site design strategies that minimize site
disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various
other techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into
underlying soils and groundwater as close as is reasonable practicable to where it hits the ground, is
required pursuant to the standards contained within Article 12.
Stormwater management is addressed above under PUD standard 11.
G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
See discussion under PUD criterion 9 above.
F) OTHER
Bicycle Parking
At preliminary plat, the Board found this criterion should be evaluated on a lot by lot basis.
Minimum required bicycle spaces are as follows.
Lot # of
Units
SF
Commercial
Required
short
term
spaces
Required
Long
Term
Spaces
Required
Clothes
Lockers
13 124 1,219 14 126 1
15 127 0 13 127 0
Short Term Bicycle Parking
The Board found at preliminary plat that the applicant must demonstrate that the racks support two
bicycles each in accordance with the standards of 13.14B(2), and meet the minimum spacing and
location requirements of 13.14B(2) and Appendix G, including distribution around principal
entrances, at final plat.
The applicant has proposed a group of five bicycle racks near the corner of Two Brothers Drive and
O’Brien Farm Road, providing parking for ten bicycles on Lot 13. The applicant has provided three
bicycle racks near Two Brothers Drive, providing parking for six bicycles on Lot 15.
17. Bike parking minimums are not met. Staff recommends the Board require the applicant to address
this deficiency before closing the hearing.
Long Term Bike Storage
The provided architectural plans show bicycle storage in the parking garages, but it is not clear
whether these storage areas will meet the minimum required number of spaces. The Board found
at preliminary plat that the applicant must provide details on these storage areas as part of the Final
Plat, including demonstration of how the required minimum numbers will be provided.
18. This requirement has not been addressed. Staff recommends the Board require the applicant to
address this deficiency before closing the hearing.
#SD-22-05
Staff Comments
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Traffic Overlay District
The project is located with the traffic overlay district Zone 3. The master plan has a total area of 39.76
acres and therefore has a traffic budget of 1789 vehicle trips per PM peak hour. The project’s TIS
estimates full build of the project will generate 280 trips. Staff considers this criterion met.
Energy Standards
All new buildings are subject to the Stretch Energy Code pursuant to Section 3.15: Residential and
Commercial Building Energy Standards of the LDRs.
RECOMMENDATION
Staff recommends the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, P.E.
Development Review Planner
LOTS 13 & 15 - HILLSIDE @ O'BRIEN FARM
Estimate of Probable Construction Costs 12.07.2021
Item Quantity Unit Unit Cost Unit Total Sub-total
PAVEMENT & STEPS
Concrete Paver Terrace @ Bldg. 13 - 4 corners 638 SF $25.30 $16,141.40
Colored concrete Terrace @ Bldg. 13 southwest corner 639 SF $17.50 $11,182.50
Concrete Paver Terrace @ between bldgs. 13 & 15 @ food cart location 1,790 SF $25.30 $45,287.00
Colored concrete paving @ drive between buildings 1,820 SF $17.50 $31,850.00
Stonedust sitting area overlooking gravel wetland 412 SF $7.00 $2,884.00
Paving Subtotal $107,344.90
SITE FURNISHINGS
Bollards @ Main Plaza between Buildings 12 EA $828.00 $9,936.00
Bike Racks 13 EA $276.00 $3,588.00
Picnic Tables and Benches at Stonedust Sitting Area 2 EA $5,730.00 $11,460.00
Fire Pit @ Main Plaza between Buildings 1 EA $6,000.00 $6,000.00
Café Tables 10 EA $336.00 $3,360.00
Café Chairs 40 EA $130.00 $5,200.00
Site Furnishings Subtotal $39,544.00
PLANTING
Acer fremanii 'Celebration'; 2.5-3" Cal.9 EA $1,340.00 $12,060.00
Carpinus caroliniana; 2-2.5" Cal.8 EA $770.00 $6,160.00
Gleditsia triacanthos inermis; 2.5-3" Cal.13 EA $1,340.00 $17,420.00
Nyssa sylvatica 'Green Gable'; 2.5-3" Cal.8 EA $1,340.00 $10,720.00
Quercus palustris 'Green Pillar'; 1-2.5" Cal.13 EA $975.00 $12,675.00
Quercus rubra; 2.5-3" Cal.7 EA $1,230.00 $8,610.00
Tilia cordata; 2.5-3" Cal.8 EA $1,000.00 $8,000.00
Zelkova serrata; 2.5-3" Cal.8 EA $1,230.00 $9,840.00
Amelanchier laevis; 2-2.5" Cal.10 EA $885.00 $8,850.00
Betula nigra; 2-2.5" Cal.19 EA $900.00 $17,100.00
Liriodendron tulipifera; 2.5-3" Cal.4 EA $1,000.00 $4,000.00
Pinus strobus; 6-7' Ht.11 EA $480.00 $5,280.00
Picea glauca; 6-7' Ht.8 EA $615.00 $4,920.00
Thuja occidentalis 'Nigra;' 5-6' Ht.24 EA $375.00 $9,000.00
5 Gal. Shrubs 221 EA $110.00 $24,310.00
3 Gal. Shrubs 460 EA $95.00 $43,700.00
2 Gal. Shrubs 270 EA $71.50 $19,305.00
1 Gal. Perennials 622 EA $24.00 $14,928.00
2 Gal. Ornamental Grasses 384 EA $27.50 $10,560.00
1 Gal. Ornamental Grasses 77 EA $24.00 $1,848.00
1Qt. Ornamental Grasses 128 EA $18.00 $2,304.00
Planting Subtotal $251,590.00
Subtotal $398,478.90
TOTAL $398,478.90
Wagner Hodgson Landscape Architecture
1 12/8/2021
AMENITY DECK - HILLSIDE @ O'BRIEN FARM
Estimate of Probable Construction Costs 11.03.2021
Item Quantity Unit Unit Cost Unit Total Sub-total
PLANTING
5 Gal. Shrubs 18 EA $110.00 $1,980.00
3 Gal. Shrubs 81 EA $95.00 $7,695.00
2 Gal. Shrubs 87 EA $71.50 $6,220.50
2 Gal. Perennials 7 EA $27.50 $192.50
1 Gal. Perennials 190 EA $24.00 $4,560.00
2 Gal. Ornamental Grasses 102 EA $27.50 $2,805.00
1 Gal. Ornamental Grasses 113 EA $24.00 $2,712.00
Planting Subtotal $26,165.00
Subtotal $26,165.00
TOTAL $26,165.00
Wagner Hodgson Landscape Architecture
1 11/3/2021
Lot 13
Area = 2.1 ac
Lot 15
Area = 2.3 ac
Lot 17
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Luminaire ScheduleQtyLabelWattageLuminaire LumensLLFDescription10SL15457260.900MPTR-55W32LED4K-G3-LE4-120-DMG-PH8-RCD-TN3-FINISH / 315-13-35-AB-FINISH13SL25440990.900MPTR-55W32LED4K-G3-LE4-120-DMG-HS-PH8-RCD-TN3-FINISH / 315-13-35-AB-FINISH9SL35459180.900MPTR-55W32LED4K-G3-LE5-120-DMG-PH8-RCD-TN3-FINISH / 315-13-35-AB-FINISH27ED111.912900.900700OWCHA930XXXX - PHOTOMETRY PROVIDED BY OUTSIDE SOURCE11ED316.727513910.900DC-CD0517-F930-WT - PHOTOMETRY PROVIDED BY OUTSIDE SOURCECalculation SummaryLabelGrid HeightAvg - FCMax - FCMin - FCAvg/MinMax/MinOVERALL GRID @ GRADE00.1640.30.0N.A.N.A.PAVED AREA BETWEEN BUILDINGS1.2315.20.112.30152.00ROADWAY0.754.10.0N.A.N.A.JOB NAME: HILLSIDEDATE: 12/14/2021APEX LIGHTING SOLUTIONSREFLECTANCES: NONE USEDWORKPLANE: @ GRADELIGHTINGThe point where all ascending lines convergeSOLUTIONSSCALE : DATE:DRAWN BY:SHEET:SL-1C1"=480'-0"12/14/2021DCSome differences between measured values and calculated results may occur due toNOTE TO REVIEWER:Total Light Loss Factor (LLF) applied at time of design is determined by applyingthe Lamp Lumen Depreciation (LLD) from current lamp manufacturer's catalog,a Luminaire Dirt Depreciation Factor (LDD) based on IES recommended values anda Ballast Factor (BF) from current ballast specification sheets. Application of anincorrect Light Loss Factor (LLF) will result in forecasts of performance that will not accurately depict actual results.input data, differences will occur between measured values and calculated values.the lighting calculations. If the real environment conditions do not match thedimensions, reflectances, furniture and architectural elements significantly affectvariations. Input data used to generate the attached calculations such as roommeasurement techniques and field conditions such as voltage and temperaturetolerances in calculation methods, testing procedures, component performance,* LLF Determined Using Current Published Lamp DataFor proper comparison of photometric layouts, it is essential that you insist all designers use correct Light Loss Factors.GENERAL DISCLAIMER:Calculations have been performed according to IES standards and good practiceDRAWING TITLE:PROJECT TITLE:HILLSIDE APARTMENTSEXTERIOR LIGHTING POINT CALCULATIONCONNECTICUTMASSACHUSETTSRHODE ISLANDMAINENEW HAMPSHIREVERMONTPHONE: 877-886-2843 FAX: 877-886-2844www.apexltg.com
10' paved pathLot 10
Area = 0.9 ac
HILLSIDE @
O'BRIEN FARM
OWNER AND APPLICANT:
ISSUED FOR PERMIT REVIEW
NOT FOR CONSTRUCTION
PROPERTY INFORMATION:
C-2A
ELECTRIC SITE
PLAN
Old Farm Road and Kennedy Drive,
South Burlington, Vermont
O'BRIEN BROTHERS
1855 WILLISTON ROAD
SOUTH BURLINGTON, VT 05403
LOTS 13 & 15
164 Main Street, Suite 201 P: (802) 878-0375
Colchester, Vermont 05446
email@krebsandlansing.com
Lot 14
Area = 1.1 ac
Lot 12
Area = 1.6 ac
Lot 13
Area = 2.1 ac
Lot 15
Area = 2.3 ac
Lot 17
Area = 4.3 ac
Revised Lot 16
Area = 6.7 ac
Lot 11
Area = 1.2 ac
Gravel
Wetland #1
Gravel Wetland #2
8 Spaces29 Parking Spaces
32 Parking Spaces
47 Unit Building
24 Garage Spaces
47 Unit Building
24 Garage Spaces
New Bike
Rack
New Bike
Rack
Screened
Trash/
Recycling
Screened
Trash/
Recycling
Stone
retaining
wall
8' concrete sidewalk
10' con
c
r
e
t
e
s
i
d
e
w
a
l
k10' concrete sidewalk8' paved path
5' concrete sidewalk 5' concrete sidewalk5' concrete sidewalk
5' concrete sidewalk5' concrete sidewalkLot 18
Area = 0.56 ac
Note: Lot 12 & 14 permanent improvements are
shown for schematic purposes
Temporary gravel
pedestrian path
during construction
Concrete
encasement
New transformer
(LOTS 10 & 11)
New
MTC
New
MTC
New
MTC
Concrete
encasement
Concrete
encasement
New transformer
(LOT 15)
New transformer
(LOT 13)
New
MTC
New Building 15
electric
New Building 13
electric
New Building 10
electric
New Building 11
electric
Concrete
encasement
Concrete
encasement
Existing
transformer
Phase 1
transformer
Hillside At O’Brien Farm: Lot 13 and Lot 15 Multi-Family Development Plan
December 15, 2021
O'Brien Brothers
Final Plat Application Exhibit List
12/15/21
Description Date of Last Revision
1 Complete List of Exhibits Provided Digitally 12/15/2021
2 Narrative for Application 12/15/2021
3 Application Form For City Final Plat 12/7/2021
4 Application Form For City Conditional Use Lot 17 Parking 12/8/2021
5 Updated Traffic Study 8/30/2021
6 Updated Traffic Study Appendices 8/30/2021
7 Photometric Plans for Project Area 12/14/2021
8 Parking Lot Fixture Cut Sheet 12/7/2021
9 Building Mounted Exterior Light Fixture Cut Sheets 12/7/2021
10 Project Renderings and Illustrations 12/10/2021
11 Abutter List Updated Via 2020 Tax Information 9/24/2021
12 Coverage Chart with Lot Size and Areas 12/7/2021
13 Prelim Water Allocation 2/26/2020
14 Prelim Sewer Allocation 11/10/2021
15 Landscape Island Calculations for Parking Area 12/7/2021
16 Project Landscape Plans 12/7/2021
17 Project Landscape Budget At Grade Plantings 12/7/2021
18 Project Landscape Estimate On Structure Planting 12/7/2021
19 Project Architecture Plans 11/23/2021
20 Project Complete Civil Plans 12/1/2021
21 Stormwater Calculations 9/24/2021
22 Issued Preliminary Plat Permit 11/12/2020
23
City Master Plan Application for Amendment to Allow Neighborhood
Commercial Use 12/9/2021
VIA ELECTRONIC MAIL
December 15, 2021
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: Final Plat Review: Hillside at O’Brien Farm Lot 13 and Lot 15 of Phase I Master Plan; Conditional Use
Review; Existing Lot 17
Dear Board Members:
This Final Plat application is for the next phase of a previously approved master plan for up to 458
dwelling units and up to 45,000 square feet of office space. This phase consists of two (2) four story multi-family
residential buildings with a total of 251 dwelling units. This application is submitted in accordance with
Preliminary Plat SD-20-16, as amended by SD-21-13 (the Preliminary Plat). The Preliminary Plat allows for the
submission of this application in phases over a period of six years. The first phase of this of this final plat was
previously submitted in October 2021, for the construction of 94 dwelling units including up to 79 units
affordable to those earning under 80% of area median income. That application also included full details
regarding roadway, bike and pedestrian improvements (the “Inclusionary Phase” herein), as required for the
first submission of the Preliminary Plat by the Preliminary Plat permit.
Further to the above, enclosed for review please find information regarding 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, as well as associated site improvements, parking and landscaping; please also find enclosed
the conditional use application for parking to serve these dwellings located in the C1-LR zoning district on Lot 17
of the O’Brien Home Farm LLC lands, adjacent to Kimball Avenue, Kennedy Drive and Old Farm Road; lastly,
included for your review is a Master Plan amendment to allow for limited neighborhood commercial use in Lot
13 (collectively herein “the Project”). The below application narrative is structured in parallel with the
Preliminary Plat to facilitate ease of review for the Board and staff. All items referenced are provided in digital
format with this application. An exhibit table of contents is also included. The plan sheets are provided as
individual exhibits as requested. The Applicant for this project is O’Brien Farm Road, LLC.
Section 1: Zoning District and Dimensional Requirements:
1. Project Density: As outlined above, the Master Plan approval has secured overall density for the
Project of 458 dwelling units. Subsequent to this approval final plat approval was issued for 115
dwelling units at Hillside, leaving 343 dwelling units remaining for the six lots at in the northern
2
portion of the Master Plan. Subsequent to that final plat an inclusionary zoning requirement was
created and applied to the project. As part of the development of the 343 dwelling units on the six
remaining lots, 51 inclusionary dwelling units were required, and 51 additional residential density
units were given to the overall master plan. This has resulted in an overall master plan density of
394 dwelling units.
The Inclusionary Phase, previously filed, has proposed to build an additional 28 inclusionary dwelling
units beyond the requirement of 51. These additional inclusionary dwellings are also subject to the
same density bonus, therefore increasing the overall Master Plan density to be 422 multi-family
dwellings.
The Inclusionary Phase has proposed 94 dwellings.
The Project proposes 251 dwellings.
The remaining density for the Master Plan is 77 dwellings, less any adjustment to conform to the
final number of inclusionary units constructed. However, in any event, sufficient density exists in
the Master Plan for the Project being proposed.
2. Lot Size: The lots in the Project have not changed since the Preliminary Plat. The minimum lot size
of .9 acres is above the requisite minimum size. All lots are compliant with the zoning regulations
and are shown on the Project plat plans provided.
3. Lot Coverage: Lot coverage standards are met as outlined in the lot coverage chart provided with
this application as an Exhibit. All relevant details can be viewed in the detailed spreadsheet. As
outlined in the Preliminary Plat permit, coverages for the involved zoning districts cannot be
exceeded. The Project does not exceed any allowed coverage. The below table mirrors the finding
in the Preliminary Plat and includes the coverage proposed in the Inclusionary Phase as well as the
coverage now proposed in the Project.
District Max Lot Coverage Provided Lot Coverage Max Building Coverage
Provided Building
Coverage
R12 60% 36.6% 40% 12.5%
C1-LR 70% 66.1% 40% 28.4%
R1-PRD 25% 13.9% 15% 13.9%
4. Setbacks: Minimum setbacks for the two proposed buildings on Lot 13 and Lot 15 are 5.6’. The
minimum setback location is on Building 13 adjacent to the front entrance. This setback is shown on
the Project Plans. This is slightly less than the originally approved setback and so we would request
the waiver be altered accordingly.
5. Height: The Preliminary Plat permit granted a height waiver of 58 feet on Lot 13 and 57 feet on Lot
15. The intention being to allow for the construction of four stories over a podium. The Project
proposes two four story buildings over a parking podium, in line with what was submitted at
Preliminary Plat. The height of the buildings complies with the 58’ and 57’ requirements. Please see
the below table for height calculations.
3
Average Pre-
Construction
Grade
Grade At Parapet
Peak Height
Preliminary
Plat Height
Waiver
Lot 13 355.7 414 58.3 58
Lot 15 346.9 404 57.1 57
Section 2: Inclusionary Zoning Requirements:
As outlined in the Land Development Regulations and the Preliminary Plat, the land involved in the
Project has various permits in place that allow for the construction of an additional 343 multi-family rental
dwelling units. The Land Development Regulations require at Section 18.01 that 15% of those units be
affordable at 80% of Area Median Income (AMI). These 15% of units are called “Inclusionary Units,” in the Land
Development Regulations. Therefore, the required number of inclusionary dwellings for the overall Master Plan
is 51. The Inclusionary Phase has proposed up to 79 perpetually affordable units, of which at least 51 will be
considered “inclusionary” as defined in the ordinance. Given this, the current project requires no additional
inclusionary units than those already proposed in the Inclusionary Phase.
The inclusionary units proposed meet the requirements of Section 18 as outlined in the separate
application for that portion of the development. Relevant criteria for review of the Project are discussed below
as appropriate.
1. Constructed on site:
See Inclusionary Phase.
2. Integrated into Development:
See Inclusionary Phase
3. Construction Materials:
4
The Project proposes to use brick, glazing and cementitious siding. The Inclusionary Phase proposed
structures made of brick, glazing and cementitious siding. The Project clearly is constructed of the same
exterior materials as the Inclusionary Phase.
Importantly, the Inclusionary Phase (which consists of two buildings) also includes a large number of
market rate apartments. Those market rate apartments that are located in the same building as the
inclusionary required apartments are identical in form, size, and architectural qualities. They are
indistinguishable.
The Project now proposed consists of only market rate apartments as the inclusionary requirement as
authorized in our preliminary plat, has been allowed to be in only one building (though is currently
proposed in two buildings, with a greater diversification of market and inclusionary housing than
previously authorized, and well in excess of the number of inclusionary units required by the
regulations).
While Section 18.01(C)(2)(b)(1) states “constructed with the same exterior materials and architectural
design details quality of those market rate units in the development,” it cannot be the case that this
section is meant to create a singular architectural design that must be carried to every structure in a
development. The intent of the ordinance is clearly to ensure that quality of construction is
commensurate, that designs are well thought out, and that the inclusionary housing is not
distinguishable due to lack of design, or poor-quality materials.
We believe that the Project captures this intent, and that the Project and the Inclusionary Phase work
well together and help create an authentic feeling neighborhood, knit together with consistent and well-
designed landscaping, roadways, green space, and common elements that are also proposed.
All projects in South Burlington are required to be built to the applicable CBES or RBES building code.
This Project is proposed to meet applicable efficiency codes as is the Inclusionary Phase. Applicable
code details will be provided with the Zoning Permit application and Construction Permit applications
for the Project and required certificates will be issued.
4. Size of Dwelling Units:
This criterion does not apply to the market rate dwelling units. It was reviewed within the Inclusionary
Phase.
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5. Unit Types:
The Project proposes multi-family inclusionary dwellings as required for construction of multi-family
market rate dwellings in similar buildings of similar materials. We believe this criterion is met.
6. Mean Number of Bedrooms:
The Inclusionary Phase is proposing the construction of 15 market rate dwellings and a total of 16
market rate bedrooms or 1.067 bedrooms per unit. The Inclusionary Phase is proposing the construction of 79
perpetually affordable dwellings (of which only 51 are required) with a total of 1.08 bedrooms per unit.
The Project is proposing the following unit types:
Unit Type # Of
Units
Studio (JR-1
Plan, 646
Square Feet) 31
1 BR 167
2 BR 53
Total Units 251
This is a total of 273 bedrooms out of 251 units, or a ratio of 1.087 bedrooms per unit. When combined
with the market rate units in the inclusionary phase, the total market rate units are 266 and the total bedrooms
are 289. This is a ratio of 1.086 bedrooms per unit. Given this, we believe that the Project complies with the
requirements of this provision.
7. Construction Timing for Inclusionary Units:
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Further to the Preliminary Plat, the Board found that we must obtain a zoning permit for the building
containing the inclusionary units “no later than the fourth principal building.” Currently, we expect that the
Inclusionary Phase will be the first two zoning permits issued. However, we are not sure whether the Project or
the Inclusionary Phase will achieve full zoning approval and financing approval first. Given that both projects are
progressing on parallel tracks, and that the Board explicitly contemplated the ability of the Project to proceed
prior to ANY inclusionary dwellings at Preliminary Plat we believe that the Project is in compliance with the
conditions related to this criterion.
Section 3: Planned Unit Development Review Criteria
1. Water and Wastewater:
The Preliminary Plat included several items for us to address under this section. The enclosed project
plans have addressed each item enumerated by the South Burlington Water Department. Those
changes are shown in the project plans. We look forward to the review of the water department.
Water and wastewater preliminary allocations are attached as exhibits as required.
2. Erosion Prevention and Sediment Control:
Erosion prevention and sediment control plans are included in the project plans folder for review and
comment. We look forward to discussing these plans with the Board.
3. Traffic Management:
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As requested in the Preliminary Plat, the applicant updated the Traffic Study for this project at the
Inclusionary Phase. Those updates include:
a. Updated PM Peak Hour trip generation estimates for the proposed buildings.
b. Updated intersection capacity analyses (to verify future levels of service and the proposed
intersection configuration). Provided for only the Kimball Avenue intersection in question for
design.
c. Updated signal warrant analyses.
The street network and traffic improvements for the roads and intersections adjacent to the Project are
reviewed and approved in the Inclusionary Phase. Given this, no discussion of those improvements is
provided here. The Traffic Study is attached to this application as an exhibit for reference.
Further to Table 6 of the traffic study, the installation of the planned traffic signal at Kennedy Drive is
warranted at the development of 345 dwelling units. This Project, in combination with the Inclusionary
Phase, proposes to cross that threshold. Therefore, the Project will install the new traffic signal and
pedestrian crossing infrastructure on Kennedy Drive as reviewed and approved in the Inclusionary Phase
application.
The applicant believes that all other conclusions of the traffic study remain valid, and that with the
installation of the traffic signal defined and specified in the Inclusionary Phase, the Project will comply
with this criterion.
4. Wetland Impacts:
As outlined in the Preliminary Plat, “wetland impacts were approved as part of the master plan.” No
changes are proposed to the wetland impacts previously approved.
5. Visual Compatibility with Planned Development Patterns:
This criterion was discussed extensively at Preliminary Plat and a finding by the Board stated “The Board
preliminarily finds the project consistent with the planned development patterns specified in the
Comprehensive Plan and in the purpose of the R-12 zoning district.”
The proposal now before the board at final plat is consistent in design and quality with those previously
shown. The overall look and feel of the buildings are in keeping with what has been discussed in this
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location throughout the permitting process for the Master Plan and the previous plat hearings. We
believe this criterion is met.
6. Open Space Areas:
As noted in the preliminary plat a robust discussion on open space has occurred with the Board for this
project. This productive discussion resulted in the submission of landscape concept sketches at
Preliminary Plat. Those concept sketches were well received by the Board and have provided the
foundation for the proposals in the Project. Specifically, the concept sketches shown for Lot 13 and Lot
15 are as follows:
Lot 13 Concept Sketch:
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Lot 15 Concept Sketch
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As you can see, the Project proposals closely mirror the concept sketches proposed at Preliminary Plat.
The amenity areas are located in the same spot on each lot and are providing similar features. During
the design process for the Project, some items have been altered, but the intent has remained largely
the same.
Specific deviations from the concepts provided include, the reduced size of the amenity located
between Kennedy Drive and Lot 15 on the front of the building. This multi-level deck presented
challenges for accessibility; it was also being built over a stormwater area. Lastly, it was precluding the
use of a door from the parking garage area that now connects to the sidewalk and heads directly to
Kennedy Drive at a bike locker location. In lieu of this larger raised seating deck, we have included a
stone dust sitting area and picnic tables, providing a similar amenity in a smaller footprint that works
better with the site. Accessibility here is provided via the access to the parking garage and also around
the building via the walkway shown on the project plans, which was also included on the concept sketch
above.
We also changed the proposed boardwalk on the front of Lot 15 to be a larger and more substantial
concrete landing with a railing/baluster along the side, transitioning to a walkway that runs along the
face of the building at grade. In reviewing the final grading there was no need for a suspended
boardwalk, as the grade was better than we had initially anticipated and did not drop off so quickly into
the stormwater pond. Renderings provided show this landing. The landing and path closely mimic the
concept sketches.
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Other areas remain substantially unchanged from the preliminary submission including the food truck
parking area where we have dedicated a substantial portion of the landscaping requirement to creating
a special feature that will help build community by bringing residents and the broader public together in
this gathering location.
7. Fire Chief Review:
This criterion was not reviewed at Preliminary Plat. Our team has worked to present a plan that meets
the criteria of the South Burlington Fire Department and have worked closely with the fire department
in reviewing the proposed buildings for all life safety code requirements. We look forward to their
review and feedback.
8. Project Rec Paths, Roads, Stormwater, Utility Lines and Lighting:
Roads, recreation paths and sidewalks have all been reviewed in the Inclusionary Phase. Stormwater is
discussed at item 11 below. With regard to site lighting, photometric plans showing lighting proposed
are provided in the packet. The proposed light type/fixture for the parking area is provided in the
exhibit folder for review. All parking area lights are proposed to be mounted on 13’ poles. All building
mounted lights are downcast fixtures that comply with the requirements of the regulations. The Project
is not proposing extensive site lighting, but is focusing exterior lighting on key areas and intersections in
an effort to minimize light pollution to the area.
9. Project Roads and Infrastructure:
The overall project roadways, paths and sidewalks have been reviewed and confirmed in separate
proceedings. The applicant believes that these criteria are satisfied.
10. Comprehensive Plan Goals and Objectives:
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At a preliminary level the Board found that the Project meets the goals of the Comprehensive Plan.
Given that the Project now proposes more affordable housing than previously discussed, an important
goal of the city, and that the other Project components are in line with previous applications and
representations, we believe this criterion is satisfied and so it is not discussed in detail in this
application.
11. Stormwater and Construction Disturbance:
We have addressed comments related to stormwater from our Preliminary Plat proceedings in the
attached updated plans. We look forward to a follow up review of the updated drawings.
Section 4 Site Plan Review Requirements:
1. Parking Layout:
As discussed in the Preliminary Plat, the required parking spaces are .75/dwelling unit for studios and
one-bedroom apartments and 1.5 spaces per dwelling unit for two bedroom and above. There are also
.75 spaces required for every four units for guest parking. Given these requirements the total parking
required and provided is outlined in the below chart.
Total in Project Spaces Required Total Spaces
Studio 31 0.75 23
One Bedroom 167 0.75 125
Two Bedroom 53 1.5 80
Guest Parking 251 (Total Units *.75).25 47
Total Parking Required 275
Total Provided (Excludes
On Street) 305
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It should be noted that some of the parking spaces provided are less than full size, some are handicap
accessible and some are electric charger equipped. The specifics of these spaces are called out on the
architectural plans. The dimensions of compact spaces are provided in the architectural plans. A
summary of spaces per building follows:
Building Lot 13:
Building Lot 15:
Lastly, in the Preliminary Plat decision, it was explicitly noted that on Lot 15 there were two spaces that
were located to the front of the building on Two Brothers Drive, which the board requested be
removed. Those spaces have been removed.
2. Building Height:
Building heights are in line with the waivers requested and granted at Preliminary Plat as outlined
above. No further discussion is provided as we believe this criterion was discussed and is met.
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3. Common Materials and Architecture:
At the Preliminary Plat the Applicant had proposed six buildings of similar architectural style.
Subsequently, the Applicant received Board approval for a phased filing of final plat, in part to allow for
each building to develop more fully and be submitted over time (not all at once in one format). In line
with this permit amendment, the current Project presents only two of six buildings. An additional two
buildings (a total of four buildings) were proposed in the Inclusionary Phase and are being reviewed by
the Board.
The Applicant believes that the buildings proposed are complimentary and cohesive, using a
combination of common materials (cement clapboard, brick, glass, cement panels), color, and common
landscape elements to communicate unity in form and to develop a sense of place distinct to the project
but complimentary to the surroundings. We are excited about the architecture proposed in both this
Project and the Inclusionary Phase and we have provided a number of digital renderings to help
communicate the look and feel of the Project.
4. Harmony of Structures and Terrain:
Feedback from Preliminary Plat on this criterion had two main components. Overall comments
applicable to all lots, and specific feedback applicable to Lot 13 and Lot 15. Each is addressed below.
a. At preliminary plat, the Applicant and the Board discussed at length the components of an activated
streetscape and the elements the Project proposed to use to create an engaging street presence.
Those elements are listed in the plat decision and replicated here:
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As shown in the Project plans the Applicant has endeavored to incorporate all of these suggestions.
While the exact characteristics are not the same as Preliminary Plat, the main elements are included and
are outlined in the project plans. Each element is discussed briefly below:
i. Entry Towers: As shown in the renderings and architectural exhibits the glass entry towers
and architectural form at the building main entries have been included in this submission.
While previously we had envisioned these towers being stairwells, the further design of the
buildings has precluded stair locations in most of these areas. The reason for this varies
depending on the particular building. On Lot 13, the applicant has elected to include a café
at the first-floor plaza corner entrance and a work from home space in a cantilevered
second level volume area at that corner. This café is best suited to wrap and animate the
corner, which means that a staircase cannot be located there. It is also the case that in
making the most efficient use of the buildings and unit footprints, the corner stair tower
simply did not allow for the building design to be as well balanced as currently proposed.
The stair tower is now included in the lower portion of Lot 13, still adjacent to Two Brothers
drive, but not at the four corners. However, the glass tower aesthetic remains.
On Lot 15, the corner stair tower near Kennedy Drive needed to move inboard in order to
facilitate code requirements for the distance from unit entry doors to stairway egress. The
architectural form of the tower is still proposed, though the windows are into dwellings and
not a stair tower. In addition to code challenges, the stairway location simply did not
provide for the efficient use of interior space. The applicant has been able to reconfigure
interior spaces to develop a much nicer central community element at the building knuckle.
This consists of a spacious work from home area, a hearth room and TV room, a gym area
unique to building 15, and a shared kitchen space.
In relocating the stairways, the Applicant has achieved much greater success in other areas
of concern outlined by the Board at Preliminary Plat. For instance, the Board will note a
significant increase in interior common space, another element outlined in the decision, also
the public café which ads a significant element to the Project and streetscape.
We believe that the architectural form previously represented is largely intact with a glass
tower element at the prominent corners, and that the moving of the staircase to a different
location does not change the character of the buildings proposed in a negative way.
Further, the change in location intentionally created space for a café, which it must be
acknowledged will have a great benefit on the streetscape and street presence for the
Project.
ii. Decorative Slat Ventilation: The Applicant has determined that the most efficient path of
construction for these buildings is to seal and temper the parking garage area. This means
that no openings to the parking garage are proposed, other than the doors and required
vent fans. Given this, concerns with the proposed openings, light pollution or glare raised
by the Board are largely moot. The Applicant is nevertheless providing for metal screens
mounted over the brick in the area of the parking garage to provide color and texture to the
parking garage elevation, in compliance with this decision. The applicant is also proposing
to alternate metal screens with squares where the brick will be laid perpendicular to the
wall areas or in a pattern that will create some visual interest to the elevation.
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iii. Landscape architectural elements: We believe that the landscape proposed is in keeping
with the representations made at preliminary plat. We are very excited about the
landscaping and site amenities proposed, including the food truck hub, outdoor plazas,
benches, planter boxes and other elements that are integral to the overall design shown in
the renderings provided and on the landscape plans.
iv. Interior Common Spaces: The updated Project plans have increased the size of common
interior amenity spaces. Those spaces are outlined in the project architectural plans.
Important to this design is the Two-Brothers side of Lot 13, which includes glass storefront,
offices, a pet wash and a community café. Lot 15 now includes storage areas, a shared
kitchen for family-style events, a fireplace lounge and a game room, in addition to lobby
areas and a workout space. Working through the building designs, we were able to redo
the floor plans to enhance these spaces.
v. Walkways and Suspended Decks on Kennedy Drive: As discussed above, the Kennedy Drive
amenity does still include a large entrance plaza with a decorative baluster and walkways
and pedestrian connections. The multi-level deck that was proposed has been removed
from the project. This has been done to facilitate the construction of a full egress door from
the parking garage level toward Kennedy Drive (the deck shown would have blocked the
doorway). That doorway is contiguous with a bike locker location allowing easy access for
bikers to enter and exit the building. The multi-level deck also posed access limitations and
constructability issues ensuring ADA accessibility from level to level, which created usability
issues. Lastly, the grading in the area allows for an at grade amenity that is now included, is
similar in function, and is accessible and works with the garage level access. Supplemental
landscaping is provided here to enhance those features, and we believe that the design
intent is largely achieved in this alternate scenario.
b. Lot 13 Feedback: The Board specifically found that the Applicant should work to provide visual and
functional interest along the southwest elevation of the building. The applicant has reconfigured
the building common spaces and units to achieve this. Specifically, the applicant is now providing a
significant amount of storefront glazing looking into common areas along this façade including the
pet washing area. Also included are two decorative green screens (again mounted over brick and
not actual physical openings. In addition, a café terrace and seating area with tables and chairs is
added, as well as a café area with two story volume and a co-working space located in the lofted
area.
As requested, a detailed plan for the roof deck on Lot 13 is provided and the pool area is removed.
c. Lot 15 Feedback: Feedback in the preliminary plat regarding Lot 15 largely mirrors the plans
currently presented. Key elements described in the Preliminary Plat remain, with the revisions to
the boardwalk and proposed deck feature already discussed. Renderings are included in this packet
to further demonstrate that the project has achieved the street presence requested from Kennedy
Drive. With regard to light pollution from the parking garage, no openings are proposed and
therefore no light pollution will result from the Project.
5. Access to Abutting Properties:
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Access to abutting properties is solidified within the Master Plan and PUD. No additional access is
required on Lot 13 and Lot 15. Per the Preliminary Plat decision, the Board did indicate that a portion of
the parking proposed on the adjacent lot would be reviewed separately. That conditional use
application is attached to this filing for simultaneous review.
6. Utility Location:
All utilities are proposed underground. All utility boxes and locations are shown on the Project plans.
7. Disposal of Waste:
The Preliminary Plat had proposed an accessory structure to enclose project dumpsters for Lot 13 and
Lot 15. In refining the project plans and working with the local trash haulers to identify potential waste
loads and required waste facilities and pick up frequencies, we have determined that a trash compactor
is not needed, and that standard dumpsters can service the property. Given this, the accessory
structure has been removed and replaced with a trash enclosure. The trash enclosure includes access
gates for the trash hauler, as well as a pedestrian gate for building residents. That pedestrian gate is
located immediately adjacent to a sidewalk that has direct sidewalk connections back to doors on Lot 13
and Lot 15. The trash enclosure also includes two parallel parking spaces, such that residents can take
the elevator to the parking garage, place their trash in the trunk, and drive past the enclosure to drop
their trash on the way out of the building or off to work. We believe this access and enclosure is in
keeping with the preliminary plat and the requirements of the zoning regulations.
8. Landscaping and Screening:
a. Landscape Budget Requirements Lot 10 and Lot 11: The landscape budget requirements for the two
lots proposed for development are summarized in the table below.
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Project Estimated
Cost 47,825,950
Landscape Budget
Required Percent of Cost
First $250,000 3% $7,500
Second $250,000 2% $5,000
Additional 1% $473,260
Total Landscape
Budget $485,760
A proposed landscape budget for the site and the rooftop plantings is provided as an exhibit to this
application. As shown on the budget proposed, the total value of the landscape plantings and
special features proposed for the site is $398,478. Additionally, the Applicant is proposing
$26,165.00 of plantings on the elevated courtyard. This is a total proposed landscape value for the
site itself of $424,643. In the Inclusionary Phase, the applicant submitted a landscape budget dated
September 9, 2021. This budget included the landscape elements that were added to the
streetscape to enhance the look and feel of the development and to provide for an urban design
and purposeful sense of place in the project in accordance with directives of the Board at
Preliminary Plat. That budget included $107,503 dollars for brick crosswalks, granite curbing and
special paving and colored concrete elements designed to tie the road network and public
infrastructure and site landscaping together. It also included $8,515 for a stone wall at the project
entrance. Lastly, that proposal included the use of silva cells and tree grates in certain urban
locations, to ensure that trees would grow in a robust manner. None of these elements were
required by the regulations but were determined by the Applicant to be the most beneficial to the
Project, residents and the broader community. The total cost of these elements is $180,418. The
Applicant would propose that the landscaping provided on site, in combination with the landscape
provided in the streetscape, represents a total value of $605,000. This is approximately $119,000
above the required minimum.
Applicant would request that the remaining $119,301 above the minimum remain allocable to any
future proposals on Lot 12 and Lot 14, but that a portion of the streetscape budget be used to cover
the shortfall between the site plantings and the required minimum for Lot 13 and Lot 15.
Of course, Applicant is happy to consider additional plantings on site before this allocation is made,
however we are not able to locate reasonable opportunities to increase site plantings by $60,000.
The regulation bases landscape value on cost of construction. When buildings increase cost on small
lots by constructing vertically, this equation becomes unbalanced. We do not feel that the site
needs additional landscaping, and therefore are hopeful a portion of the streetscape may cover the
shortfall.
We look forward to the Board’s review and approval of this request. The below chart summarizes
the numbers included herein.
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Estimate Information Item Description Item Value
Estimate 09 23 21
Common Infrastructure
for Subdivision
(Inclusionary Phase)
Special Paving,
stone, bricks and
steps $ 107,503.00
Estimate 09 23 21 Dry
Laid Stone Entry Wall for
Subdivision (Inclusionary
Phase) $ 8,515.00
Estimate 09 23 21 Silva
Cells and Iron Tree
Grates (Inclusionary
Phase) $ 64,400.00
Lot 13 Amenity Deck
Planting Cost $ 26,165.00
Lot 13 and Lot 15 Special
Paving, Colored Paving,
Brick Paving $ 107,344.00
Lot 13 and Lot 15 At
Grade Site Furnishings $ 39,544.00
Lot 13 and Lot 15 Site
Plantings $ 251,590.00
Total $ 605,061.00
Required $ 485,760.00
Remaining Excess
Landscape for Future
Application if Approved
at that time by DRB $ 119,301.00
b. Landscaping at Off-Street Parking Areas:
We believe that this criterion is met, as demonstrated on the landscape plans submitted.
c. Parking area Islands:
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The Applicant has analyzed this requirement and provided a summary exhibit demonstrating
compliance for the proposed parking area.
d. Landscape Requirements:
The Applicant has worked with its landscape architect to provide landscape plans that we believe
are compliant with these criteria. We look forward to the Board’s review.
e. Planting Islands:
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The Applicant has worked with its landscape architect to provide landscape plans that we believe
are compliant with these criteria. We look forward to the Board’s review.
f. Snow Storage:
The Applicant has designated snow storage areas on the project plans for review by the Board.
g. Required Landscape and Infrastructure Surety: The Project does not include any public
infrastructure and therefore no infrastructure bonding will be required. The Project will require
landscape surety. The Applicant will issue a surety compliant with City requirements prior to
issuance of a zoning permit.
9. Project Lighting:
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The Project is proposing 13’ tall pole mounted lights in the parking area. The Applicant has provided
limited numbers of pole lights only in key locations to minimize light pollution but to ensure safety and visibility
for residents where needed. The Applicant is also proposing exterior lighting mounted to the buildings
themselves. All exterior lighting proposed is compliant with Appendix D of the Land Development Regulations.
Cut sheets for exterior building mounted fixtures, light poles and pole mounted fixtures are included in the
Project exhibits.
10. Bike Parking:
a. Short Term: The regulations require one short term space for every ten residential dwelling units.
This equates to twenty-five spaces on Lot 13 and Lot 15. Compliant U style short term bike parking
spaces are provided and shown on the Project landscape plans. Details on the installation and type
of parking rack are provided in the landscape drawing details.
b. Long Term Bike Parking: The regulations require one long term bike parking space per unit. The
Project is proposing to meet this requirement through bike storage facilities in the building (Lot 13)
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and in the parking garage level (Lot 13 and Lot 15). The architectural plans show the individual bike
parking spaces and locations. We are proposing a total of 136 indoor bike spaces in Building 15 and
117 bike parking spaces in Building 13, for a total of 253 indoor bike parking spaces. We believe the
requirements of this criterion are met.
Section 5: Limited Neighborhood Commercial Use
As mentioned above, the Project is proposing a small community café, and grab-and-go style
food hub as an amenity to the Project. 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.
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 this Final Plat. We
are awaiting further instruction from City staff in this regard.
1. Section 14.11N(1):
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 satisfies all of these considerations, but we are
happy to review any proposed changes with the Board at our hearing.
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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.
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.
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Section 6: Conditional Use Review
Included in this application packet is a complete application for Conditional Use Review. This
application pertains to the parking area located on Lot 17 of the lands controlled by O’Brien Brothers
adjacent to Old Farm Road, Kimball Avenue and Kennedy Drive. The Lot 17 lands are currently part of
the Eastview Planned Unit Development, which has received Preliminary Plat approval from the Board.
These lands are used in this project to facilitate the construction of parking associated with Lot
13 and Lot 15 of the Hillside Master Plan. As discussed extensively at Preliminary Plat, the Master Plan
area was designed to accommodate 458 dwelling units. Subsequent to that Master Plan issuing, the
Inclusionary Ordinance was passed, providing for additional density in exchange for the required
inclusionary housing. While we have been able to site the buildings required to construct the full
density of the Project (including the inclusionary housing and the bonus market rate units), this has
necessitated the use of some additional adjacent land to facilitate surface parking. The land involved in
that additional parking remains the same as the land involved at Preliminary Plat.
The Applicant has proposed this parking as a conditional use, commercial parking facility, which
is allowed in the C1-LR zoning district where it is located. The reason that this land is not simply
incorporated into Lot 13, is simply to allow for the underlying density of the land to remain available to
the Eastview Project planned unit development. We believe (and plans provided to the Board at
Preliminary Plat for Eastview demonstrate), that the density of these parking lands and other remaining
lands can be accommodated in future phases, along with the parking now proposed. We appreciate the
flexibility of the Board in directing this approach which has enabled us to both meet the inclusionary
requirement and to truly realize the offset density provided, which would not be possible if the
underlying density was unable to be constructed.
Review criterion for the Conditional Use mirror those of the Site Plan and PUD sections of the
LDR. The Applicant has therefore not addressed those criteria again in this section. The Applicant
believes that if the Board approves the Project, it can also approve the Conditional Use for necessary
parking associated with the Project.
We appreciate the Board’s review of our Project and look forward to discussing the details with you in
person in the near term. Thank you.
Sincerely,
Andrew Gill, Director of Development
Lamoureux & Dickinson Page 1
Consulting Engineers, Inc.
TECHNICAL MEMORANDUM
Project: O’Brien Home Farm - Hillside PUD Lots 10 & 11
Date: August 30, 2021
From: Roger Dickinson, PE, PTOE
Subject: Updated Traffic Impact Assessment
Introduction
This technical memorandum updates the original Traffic Impact Assessment (TIA)1 for Phase 1 of the
proposed O’Brien Home Farm planned unit development, now known as “Hillside” (the Project). This
update specifically examines the following items:
C The Project’s estimated trip generation based on changes made since the original TIA together
with the proposed development on Lots 10 & 11.
C Future traffic congestion conditions at the new Kennedy Dr/Two Brothers Dr intersection
C An assessment of the warrants for signalization to identify when the proposed traffic signal should
be installed at the new Kennedy Dr/Two Brothers Dr intersection.
C The Project’s estimated City and Act 145 transportation impact fees.
Construction of the Project has been underway for several years now, generally proceeding in the
easterly direction from Hinesburg Rd along O’Brien Farm Rd2 and Two Brothers Drive on Lots 5-9.
Approximately 75 of the 115 approved single and duplex residential units have sold to date, with the
remainder anticipated to be sold by the end of 2022. Access to the constructed units is presently
to/from Hinesburg Rd via O’Brien Farm Rd and to/from Kennedy Dr via Eldredge St.
The next lots proposed for development are Lots 10 & 11. Two multi-family buildings housing 47 units
each, for a total of 94 additional residential units on these two lots. The development of Lots 10 & 11
also includes extending Two Brothers Dr and constructing its new intersection with Kennedy Dr; opening
a third access route to the Project.
The entire Hillside planned unit development will ultimately include a total of 115 single and duplex
residential units on Lots 5-9, and 416 multi-family residential units (apartments) plus 3,500 sf of general
office space on Lots 10-15.3
1 O’Brien Home Farm PUD - Phase 1, Traffic Impact Assessment, Lamoureux & Dickinson, August 8, 2016
2 O’Brien Farm Rd now includes the westerly segment of what was formerly Eldredge St between Hinesburg Rd
and Two Brothers Dr.
3 Please note that the 416 apartments includes a proposed bonus density for the excess inclusionary units
provided. While this bonus density is not yet confirmed, it is requested in the current application.
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Project-Generated Trips
The additional new trip generation of this Project was estimated using trip generation data published by
the Institute of Transportation Engineers (ITE)3, 4 for the proposed land-use categories. With this Project
being constructed in discrete construction phases, the trip generation has been estimated for each
phase.
Table 1 shows the estimated peak hour vehicular trip generation from the original TIA. Table 2 shows
the updated estimated peak hour vehicular trip generation, incorporating the project revisions made
since the original TIA. Table 2 also updates the estimated peak hour vehicular trip generation using the
current edition of Trip Generation.
Table 1 - Project Trip Generation (Original TIA)4
(vehicle trip ends per hour)
Phase Proposed Land-Use
ITE
Land-Use
Category
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Lots
5-9
59 single family residential units
58 duplex (condominium) units
Subtotal
210
230
11
7
18
33
31
64
44
38
82
44
29
73
26
14
40
70
43
113
Lots
10-15
300 apartment units
55,000 sf commercial/office
Subtotal
220
varies
30
112
142
121
22
143
151
134
285
119
32
151
64
100
164
183
132
315
Total 160 207 367 224 204 428
Table 2- Project Trip Generation (Updated)5
(vehicle trip ends per hour)
Phase Proposed Land-Use
ITE
Land-Use
Category
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Lots
5-9
71 single family residential units
44 duplex (low-rise multi-family) units
Subtotal
210
220
13
5
18
40
17
57
53
22
75
46
18
64
27
10
37
73
28
101
Lots
10-15
416 mid-rise multi-family units
3,500 sf general office
Subtotal
221
710
36
3
39
102
1
103
138
4
142
106
1
107
68
4
72
174
5
179
Total 57 160 217 171 109 280
4 Trip Generation, Institute of Transportation Engineers, 9th Edition
5 Trip Generation, Institute of Transportation Engineers, 10th Edition
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The peak hour trips for Lots 10 and 11 are included in peak hour trips for the 416 mid-rise multi-family
residential units shown in Table 2 above. Because the ITE peak hour trip generation equations in the
residential land-use categories are not linear, the peak hour trips for only Lots 10 and 11 are best
calculated by pro-rating the above trips based on the number of mid-rise multi-family units. Table 3, on
the following page, shows the estimated peak hour trips for Lots 10 and 11.
Table 3- Lots 10 & 11 Peak Hour Trip Generation
(vehicle trip ends per hour)
Phase Proposed Land-Use
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Lots 10 & 11 94 mid-rise multi-family units 8 23 31 24 15 39
Using the same project trip directional patterns which were used in the original TIA results in the peak
hour project-generated turning movements at the Kennedy Dr/Two Brothers Dr intersection shown in
Figure 1. Detailed trip generation and directional distribution calculations are enclosed in Appendix A.
Note: Appendices are included under separate cover.
Figure 1 - New Hillside-Generated Peak Hour Trips
AM Peak Hour PM Peak Hour
Kennedy
Dr
3 0 Kennedy
Dr
Kennedy
Dr
2 0 Kennedy
Dr261473 43
78 37 N 54 25 N
Two Brothers Dr Two Brothers Dr
No-Build Traffic Volumes
The original TIA for this Project anticipated that it would be constructed during the 2017-2020 time
period, and incorporated the standard five-year projection from completion of construction, to year
2025, in order to examine potential traffic impacts. This update anticipates that construction will now
be completed by 2025, and projects future no-build traffic volumes out to the year 2030.
Peak hour intersection turning movement volumes were obtained from more recent traffic counts
performed on Kennedy Dr by the Vermont Agency of Transportation (VTrans). These include a turning
movement (TM) count at the Kennedy Dr/Hinesburg Rd intersection on July 2-3, 2018 and an automatic
traffic recorder (ATR) count at Station D223 (located between Hinesburg Rd and Kimball Ave) during the
week of July 13-19, 2018.
Hourly traffic data from continuous count station (CTC) D099, located on I-189 in South Burlington, was
examined to calculate a design hour volume (DHV) adjustment factor for the pm peak hour on July 2,
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2018. Normally, the DHV adjustment factor would be applied to the peak hour volumes observed
during the TM count at the Kennedy Dr/Hinesburg Rd intersection. The resulting adjustment factor
equaled 1.043, and would have increased the pm peak hour traffic volume on Kennedy Dr east of
Hinesburg Rd to only 1,243 vehicles per hour (vph). In comparison, the observed maximum peak hour
observed in the 2018 ATR count at Station D223 was 1,492 vph (Wednesday, 5-6 pm). This latter
volume slightly exceeds the projected 2025 No-Build DHV in the original TIA for this Project, and appears
to be a more accurate estimate of the 2018 DHV.
The observed peak hour volumes were further adjusted to account for background traffic growth using
historical traffic growth rates and projections obtained from VTrans.6 From that, a 3.7% background
growth rate was also applied to adjust from years 2018 to 2030. Detailed DHV calculations are enclosed
in Appendix B.
Figures 2 and 3, below, respectively present the resulting estimated 2030 No-Build and Build peak hour
turning movement volumes at the new Kennedy Dr/Two Brothers Dr intersection. With Hillside’s
reduced peak hour trip generation, future turning movements entering and exiting the Two Brothers
Drive are similarly reduced.
Figure 2 - 2030 No-Build Peak Hour Volumes
AM Peak Hour PM Peak Hour
Kennedy
Dr
772 587 Kennedy
Dr
Kennedy
Dr
698 849 Kennedy
Dr000 0
0 0 N 0 0 N
Two Brothers Dr Two Brothers Dr
Figure 3 - 2030 Build Peak Hour Volumes
AM Peak Hour PM Peak Hour
Kennedy
Dr
775 587 Kennedy
Dr
Kennedy
Dr
700 849 Kennedy
Dr26 1473 43
78 37 N 54 25 N
Two Brothers Dr Two Brothers Dr
Traffic Congestion
Traffic congestion conditions are identified by “levels of service”, commonly referred to as “LOS”. The
ranges are A to F; where A represents essentially free flow (no congestion), C represents average
congestion, and F represents severe congestion. At signalized intersections, the LOS is determined by
6 Continuous Traffic Counter Report Based on 2020 Traffic Data, Vermont Agency of Transportation, May 2021
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the overall delay experienced by all turning and through movements. At unsignalized intersections, the
LOS is determined by the minor-street approach having the lowest LOS. The level of service criteria for
intersections is shown in Table 4.
Table 4 - Level of Service/Delay Criteria7
LOS
Average Delay (sec/veh)
LOS
Average Delay (sec/veh)
Signalized Unsignalized Signalized Unsignalized
A
B
C
≤10
≤20
≤35
≤10
≤15
≤25
D
E
F
≤55
≤80
>80
≤35
≤50
>50
In Vermont, LOS C represents the desired design standard for roadways and signalized intersections.8
At two-way stop controlled (unsignalized) intersections having greater than 100 vph approach volume
on a single-lane side street approach or greater than 150 vph approach volume on a two-lane side street
approach, the VTrans level of service policy establishes LOS D as the desired design standard on the
minor street approach(s). There is no level of service standard for unsignalized intersections not
meeting the above side street volume thresholds. Reduced levels of service are acceptable in densely
settled areas where volume/capacity ratios remain below 1.0 and/or the improvements required to
achieve LOS C would create adverse environmental and cultural impacts.
In addition, Section 15.12.F of the City of South Burlington’s Land Development Regulations require that
signalized intersections in the vicinity of a development have an overall level of service D or better, with
through movements on the major roadways also experiencing level of service D or better at full build-
out.
Two Brothers Dr will be extended to Kennedy Dr and the new Kennedy Dr/Two Brothers Dr intersection
will be constructed concurrently with the development of Lots 10 and 11. The intersection’s initial
construction includes installing exclusive left- and right-turn lanes exiting Two Brothers Dr and an
exclusive left-turn lane on Kennedy Dr to separate left-turning traffic entering this Project from
westbound through traffic. This new intersection will also initially operate as an unsignalized
intersection using two-way stop control until such time as the traffic volumes exiting Two Brothers Dr
satisfy one or more of the MUTCD9 warrants for signalization. Ultimately, however, it is anticipated that
the proposed future development of the O’Brien Home Farm will warrant the installation of a traffic
signal. Plans showing this new intersection (including for a traffic signal) are submitted under separate
cover.
It is noted that with two approach lanes exiting Two Brothers Dr, future Hillside peak hour volumes
exiting Two Brothers Dr will be less than the 150 vph minor street approach volume threshold in VTrans’
level of service policy. Intersection capacity analyses were nonetheless performed to determine future
levels of service during year 2030 “Build” scenarios under both unsignalized and signalized control.
7 Highway Capacity Manual, Transportation Research Board, 6th Edition
8 Highway Design “Level of Service” Policy, Vermont Agency of Transportation, May 31, 2007
9 Manual on Uniform Traffic Control Devices, Federal Highway Administration, 2009
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Table 5 presents the results of those analyses. Detailed capacity analysis results are enclosed in
Appendix C.
Table 5 - Kennedy Dr/Two Brothers Dr
Intersection Capacity Analyses Results - 2030 Build
Approach / Lane Group
AM Peak Hour PM Peak Hour
LOS Delay V/C Max Q LOS Delay V/C Max Q
Unsignalized
Two Brothers Dr NB LT
Two Brothers Dr NB RT
Kennedy Dr WB LT
E
B
A
35.6
11.5
9.6
0.40
0.06
0.02
48’
5'
3'
E
B
A
41.6
11.2
9.6
0.36
0.04
0.05
40'
3'
5'
Signalized
Kennedy Dr EB TH/RT
Kennedy Dr WB LT
Kennedy Dr WB TH
Two Brothers Dr NB LT
Two Brothers Dr NB RT
OVERALL
A
D
A
D
C
A
4.6
42.9
1.8
42.2
35.5
6.6
0.31
0.19
0.21
0.52
0.19
185'
28'
71’
90'
25'
A
D
A
D
C
A
5.1
42.3
2.0
41.1
33.6
6.0
0.31
0.37
0.29
0.39
0.11
180'
59’
100’
69'
20'
The results of the intersection capacity analyses show that vehicles exiting Two Brothers Dr will initially
experience long delays during peak periods under two-way stop-control as Hillside development
progresses. Ultimately, however, future traffic congestion conditions on Two Brothers Dr will improve
to LOS D once the proposed traffic signal is installed. Kennedy Dr through traffic levels of service will
remain at LOS A.
Signal Warrant Examination
Full operation of the new traffic signal at the Kennedy Dr/Two Brothers Dr intersection should not
commence until future traffic volumes exiting Two Brothers Dr satisfy either the MUTCD’s four-hour or
peak hour volume warrants. This will be driven primarily by left-turn movement volumes exiting Two
Brothers Dr (see below), and will require periodic traffic monitoring as construction of Hillside Lots 10-15
phase and O’Brien Brothers’ proposed Eastview development advance.
There are several volume-related warrants for signalization, each having different time periods; 8 hours,
4 hour and 1 hour. This examination will examine only the latter two; Warrants #2 - Four-Hour Volume
and #3 - Peak-Hour Volume. These two warrants are examined graphically using curves from the
MUTCD; which are shown in Figures 4C-2 and 4C-4 on the following pages. These curves require two
volumes; the first being the total two-way volume of traffic approaching the intersection on the major
street (Kennedy Dr) and the volume of traffic approaching the intersection on the higher-volume minor
street. At this intersection, Two Brothers Dr is the only minor street and its approach volumes would be
the turning movements exiting onto Kennedy Dr.
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The volumes shown in Table 6 were used to examine the four-hour and peak-hour warrants. The
Kennedy Drive volumes shown in Table 6 were obtained from the 2018 automatic traffic count at
Station D223 (adjusted to the year 2025). Two Brothers Drive volumes were estimated using ITE hourly
trip generation data for residential land-uses.
Table 6 - Kennedy Dr/Two Brothers Dr
2025 Weekday Volumes & Signal Warrant Examination
Hour
Kennedy Dr
Two-Way
Volumes*
Two Brothers Dr
Approach Volumes*
Signal Warrants
Satisfied? (Y/N)
LT Exit RT Exit Total
Warrant 2
Four Hour
Warrant 3
Peak Hour
8-9 am 1,242 79 37 116 Y Y
9-10 am 1,069 53 25 78 N** N
10-11 am 1,068 41 19 60 N N
11-12 pm 1,173 41 19 60 N N
12-1 pm 1,282 36 17 53 N N
1-2 pm 1,209 35 16 51 N N
2-3 pm 1,122 41 19 60 N N
3-4 pm 1,225 44 21 65 N N
4-5 pm 1,352 48 23 71 N N
5-6 pm 1,395 53 25 78 N** N
* vehicles per hour ** close to satisfying
As can be seen in Figures 4C-2 and 4C-4 on the following page, the Kennedy Dr peak period volumes are
such that the minimum minor-street approach thresholds (on the far right of the graphs) apply during
those periods. The applicable curve for this intersection in each graph is the upper “2 OR MORE LANES
& 2 OR MORE LANES” curve.
The updated weekday peak hour traffic projections indicate that the projected morning peak hour
volumes will satisfy Warrant 3 - Peak Hour Volume. Warrant 3 was also checked for a partial-build
scenario wherein 345 out of the 416 proposed mid-rise multi-family units (apartments) are
constructed.10 That analysis estimated the morning peak hour volume exiting Two Brothers Dr to be 103
vph; just crossing the 100 vph threshold to satisfy Warrant 3 during the morning peak hour.
Warrant 2 - Four Hour Volume is also met during the morning peak hour, but requires four hours to be
satisfied. As can be seen in Table 6, though, there are two additional hours which will be close to
meeting this warrant as Hillside development approaches completion. It can be reasonably expected
that O’Brien Home Farm’s future Eastview development, located adjacent to and interconnected with
Hillside, will cause Warrant 2 to be fully satisfied.
10 Including 251 apartments in the next Hillside development phase following Lots 10-11.
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Multi-Modal Facilities
Two Brothers Dr will include a new 10 ft wide shared use path on its west side and a 5 ft wide sidewalk
on its east side. These facilities will link the existing sidewalk on the south side of Kennedy Dr with other
internal Project sidewalks and paths. The existing shared use path on the north side of Kennedy Dr will
also be accessed by installing a new marked crosswalk crossing Kennedy Dr at the Kennedy Dr/Two
Brothers Dr intersection.
With Kennedy Dr being a wide four-lane highway having moderate (40-45 mph) vehicle speeds and high
traffic volumes, pedestrians will likely find it difficult to safely cross Kennedy Dr during peak periods at
the Two Brothers Dr intersection. It is proposed, therefore, that the initial construction of this
intersection include the installation of a rectangular rapid flashing beacon (RRFB) until such time as the
traffic signal is warranted and installed.
The above pedestrian and bicycle facilities on Two Brothers Dr will also enable ready access to existing
nearby Kennedy Dr bus stops.
Transportation Impact Fees
The City of South Burlington’s Impact Fee Ordinance assesses a road improvement impact fee on new
development to help fund designated highway and intersection improvements throughout South
Burlington (as identified in the City’s Impact Fee Ordinance). For single family dwellings and multi-family
dwellings, the base fees equal $1,010 per unit and $670 per unit, respectively. For non-residential
development, the base fee equals $1,000 per pm peak hour vehicle trip end. Using Hillside’s proposed
development in each of those categories, the City’s base road improvement impact fee is estimated to
equal $379,910.
The City of South Burlington also assesses a recreation impact fee on new residential development; a
large majority of which is to help fund the construction of designated sidewalks, recreation paths,
bicycle lanes and other pedestrian improvement projects throughout South Burlington. For structures
containing three or fewer residential units, the base fee equals $1,686 per unit. For structures
containing four or more units, the base fee equals $1,180 per unit. Using Hillside’s proposed
development in each of those categories, the City’s base recreation impact fee is estimated to equal
$684,770.
VTrans also assesses a statewide transportation impact fee (Act 145 Impact Fee) on new development
projects. The amount of this impact fee was initially presented in a letter from this office dated May 26,
2017 to Christopher Clow, PE, of VTrans. Those calculations were updated using the same methodology
that was used in the foregoing letter, but with the reduced pm peak hour trip generation outlined in
Table 2. The results are presented in Table 7. Detailed calculations are enclosed in Appendix D.
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Table 7 - Act 145 Transportation Impact Fee Summary
Highway Improvement Project
PM Peak
Hour Trips
Impact
Fee/Trip
Capital Project
Impact Fee
Champlain Parkway 4 $2,069 $8,276
Burlington Roundabout 8 $1,217 $9,736
VT 2A & James Brown Dr 6 $189 $1,134
VT 2A & Industrial Ave/Mountain View Rd 11 $252 $2,772
US 2 & Trader Lane 6 $210 $1,260
I-89 Exit 12 8 $243 $1,994
Subtotal $25,122
15% Travel Demand Management Credit -
extensive sidewalks, bike paths, new Hinesburg Rd crosswalk with RRFB,
new Kennedy Dr crosswalk with RRFB or pedestrian signals
-$3,768
Total Act 145 Impact Fee $21,354
The above Act 145 Impact Fee represents a reduction from the $27,749 total fee which is referenced in
Hillside’s Act 250 permit.11 Inasmuch as a portion of that fee has already been paid, Table 8 presents the
remaining amount to be paid.
Table 8 - Adjusted Act 145 Transportation Impact Fee
Development Phase # Units PM Peak Hour Trips Act 145 Impact Fee
Proposed Full Build 531 280 $21,354
The updated Act 145 Impact Fee equals $76.26 per pm peak hour trip end.
Lots 5-9
Updated Impact Fee
Paid To Date
Balance
115
113
$8,617
$7,325
$1,292
Lots 10-11 94 39 $2,974
Future Phases (Lots 12-15) 322 128 $9,763
Conclusions & Recommendations
From the foregoing analyses, we conclude that acceptable future traffic congestion conditions will be
maintained with the development of Lots 10-11 and the proposed remaining units of this Project. In
addition, we recommend that a Rectangular Rapid Flashing Beacon (RRFB) be installed at the new
Kennedy Dr/Two Brothers Dr intersection as part of the initial construction of that intersection, until
such time as the traffic signal and its pedestrian signals are warranted and installed.
11 Land-Use Permit 4C1106-3, Findings of Fact #81-83