HomeMy WebLinkAboutSD-23-10 - Supplemental - 0255 Kennedy Drive (25)
VIA ELECTRONIC MAIL
April 19, 2022
South Burlington Development Review Board
C/O Ms. Marla Keene, Development Review Planner
City of South Burlington
180 Market Street
South Burlington, VT 05403
Re: Final Plat Review: Hillside at O’Brien Farm Lot 13 and Lot 15 of Phase I Master Plan
Dear Board Members:
At our Public Hearing on March 15, 2022, we discussed the Project proposed, as well as the staffs
enumerated comments 1-10 in the Staff Report, dated February 25, 2022, the “Staff Report.” In the discussion of
those items, several requests for additional information were made by the Board. This letter provides those
requested items. This letter also provides information specifically requested in the Staff Report for the Board to
review such that it can be available at our next hearing. We look forward to your review of these additional
materials and to completing the discussion of this Project.
1. Traffic Report and Third-Party Review of Approved Roadway Network
The Board has requested a third-party technical review of the traffic report and roadway network being
used by the Project, which was approved in Final Plat SD-21-25. The Applicant has stated in the hearing and here
again, that the construction of the traffic signal on Kennedy Drive is proposed in this Application, per the plans,
signal warrant and specifications approved at Final Plat SD-21-25. The traffic study for this project was
submitted, reviewed and approved in SD-21-25 and has not been altered since, its specific unchanged
conclusions already reviewed by the Board and relied on as the basis of issued permits. During that review, the
former Director of Public Works requested some clarification on the traffic study trip end calculations. Those
clarifications were provided in a memo from Lamoureux and Dickinson on November 22, 2021. A copy of that
memo is submitted here for the record in this proceeding, as it was part of the approval previously issued and
now in effect. The Road network, curb cuts, driveway locations, traffic signal and lane configurations are all
reviewed and approved for construction already. The Applicant has relied on these final plat approvals in
designing this final plat phase, and also in submitting Act 250 permits for those improvements in line with SD-21-
25 and will likely begin construction of those improvements this summer.
2. Lot 15 Open Space Areas:
At the Hearing the Board indicated it would like to see the area adjacent to the food truck parking area
expanded. The Applicant has expanded this area slightly to be more similar to the size shown at preliminary plat,
and has added an interior planter to help partition the space. These changes were in direct support of feedback
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received from the Board. We look forward to discussing the updated landscape plan. Additionally, the
Applicant has worked to expand the amenity space in front of Lot 15 between Lot 15 and Kennedy Drive. This
expanded at grade patio area now includes barbeque grills, is substantially similar in size to original concepts
shown at Preliminary Plat, and also frames the new architecture and increased glazing in this location. Updated
architectural elevations and landscape plans are attached for your review.
3. Landscape Plan Updates:
A series of minor adjustments were requested to the Project Landscape Plans, these included:
a. Update the plan to show a small area adjacent to Lot 13 that was cut off from the plan set.
b. Update linework at curbing to be clearer.
c. Provide an overall landscape plan showing the entire project.
d. Add screening to the utility cabinet on Lot 13.
e. Add bike parking to get to the 27-space minimum.
All of these changes have been incorporated into the updated landscape plans provided. Please note
that we have also provided an updated rooftop amenity plan. This area has changed as we have continued to
refine the plan in working on construction level drawings, adjusting the plan to account for the structural
capacity of the building and needs of the building residents.
4. Civil Plan Updates:
The Project civil plans have been updated in line with Staff Comment 9, which has requested additional
and separate plans for Project elements. These plans are attached. Further, while not yet discussed with the
Board, the Applicant did take the liberty to widen all the landscape islands to be 5’, as it was noted some fell
short of the requirement. These updated islands are shown on the new landscape island calculation form
submitted with this application.
5. Lighting Plan Updates:
Staff comments requested more information regarding the average foot candles calculation in the
lighting plan. The Applicant has amended the lighting plan to show the statistical area of the paved parking lot
that has been reviewed on the plan. In the most densely lit area of the project, the parking lot between the
buildings, the average foot candles are 1.23. Given this, if expanded to include the entire site, the average is
clearly less than the standard of 3. We hope this updated plan and drawn statistical area satisfies this concern.
In addition, plan notes have been added indicating pole lights proposed are 12’ tall. Also, please note
that all building mounted lights will be less than 30’ above the average finished grade of the Project site. The
Applicant is not able to demonstrate this currently as it would require detailed electrical plans and building
elevations to demonstrate the exact mounting location of all exterior building mounted lights. However, the
Applicant is happy to submit those plans with its zoning permit, if necessary, in satisfaction of a condition
requiring lights be less than 30’ off the average finished grade if the Board feels that is necessary.
6. Building Architecture:
The bulk of the hearing on March 15th was spent discussing building architecture. The feedback received
from the board focused on enhancing the window trim details to create a more prominent header, and also
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adding some glazing to the Kennedy Drive façade, both at the central tower area, but also in a blank wall on the
northwest façade. The Applicant has provided and updated architectural elevation for the Kennedy Drive façade
of Lot 15 for review. We have added glazing to the northwest wall in the area discussed and dropped the
central tower glazing down to grade. We have also enhanced the window headers. We look forward to the
Boards review of these changes and will update all of the elevations to match after we receive feedback from
the Board on our proposal.
We are looking forward to completing the discussion of staff comments 11-18 at our upcoming meeting.
We are eager to move this proceeding forward and will be prepared to provide any additional information
requested in short order such that the hearing can be closed in the near term and work can begin. Thank you.
Sincerely,
Andrew Gill, Director of Development