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Agenda 05_SD-23-14_1185 Shelburne Rd
180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 | www.southburlingtonvt.gov TO: South Burlington Development Review Board FROM: Marty Gillies, Development Review Planner I SUBJECT: #SP-23-14; 1185 Shelburne Road DATE: November 21, 2023 Development Review Board meeting PROJECT DESCRIPTION Master plan sketch plan application #SD-23-14 of John Larkin, Inc., to establish a master plan for an approximately 40 acre existing PUD consisting of 270 residential units in eight multi-family buildings, a 20,000 sf movie theater, a 22,500 sf restaurant/medical office building, and a 3,500 sf restaurant with drive through. The master plan includes four phases and consists of adding approximately 92,105 sf of commercial space including a 110 room hotel, approximately 281 homes in multifamily and mixed use buildings, 6 homes in two-family buildings, approximately 5 acres of programmed and passive open spaces, and extending a city street, 1185 Shelburne Road. COMMENTS The Board reviewed this application on November 7, 2023. The Board continued the hearing to November 21 to complete review of the Staff Report – the Board has not yet reviewed Staff Comments 9 through 14. 1. After completing review of this memo, Staff recommends the Board review the remainder of the November 7, 2023 staff repoert. Review of this application on November 7, 2023, revealed the fact that the applicant has submitted an application to change the use of the 20,000 sf movie theater and generated some subsequent discussion of what scope of change at that property would require this Master Plan to be amended. The applicant is proposing to convert roughly 14,000 sf of the theater use to indoor recreation facility use, and leave the balance of the building vacant for now. 2. Staff recommends that the Board discuss the impact of potential future uses at that site on the Master Plan, and specially consider whether there are any uses that, if proposed, would require a Master Plan amendment, of if there are any plausible building modifications or expansions that would require a Master Plan amendment. For reference, Article 15.B.06.E(2) outlines the standards for substantial amendment to a Master Plan: Substantial Amendment. Full Master Plan review and approval under (C), including sketch plan review and required pre-application meetings, will be required for any development representing a substantial change that deviates from the approved Master Plan in one or more of the following respects: (a) Proposed development that incorporates land or properties that were not included in the master plan as approved; 2 (b) Proposed development that significantly alters the development plan as approved, including a change in the overall pattern of development (e.g., streets, blocks, connectivity), the location and extent of permanent open space, designated development areas and civic spaces, or the allocation of development densities and land uses; or (c) Proposed changes that significantly alter the parameters and associated impacts of development at buildout as set forth in the approved buildout budget, including an increase in total site coverage, an increase in PM peak hour trip ends, and other parameters that require additional infrastructure, facilities, or services. RECOMMENDATION Staff recommends that the Board continue review of the previously provided Staff Comments and work with the applicant to address the issues identified therein. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD-23-14_1185 1195 Shelburne Rd_John Larkin Inc_MP SK_2023-11-07 DEPARTMENT OF PLANNING & ZONING Report preparation date: October 18, 2023 Application received: October 17, 2023 1195 SHELBURNE ROAD MASTER PLAN SKETCH PLAN APPLICATION #SD-23-14 Meeting date: November 7, 2023 Owners/Applicants John Larkin, Inc & 1185 LLC 410 Shelburne Road Burlington, VT 05401 Engineer Krebs & Lansing 164 Main St. Colchester, VT 05446 Property Information Tax Parcels 0675-0000A_L, 0675-00010, 0675-00010_L, 1540-01125_C, 1540-01185_C, 1540-01195_R Commercial 1 – Residential 15, Commercial 2 Wetland Advisory Layer, Traffic Overlay District, Transit Overlay District, Urban Design Overlay Approximately 39.2 acres Location Map #SD-23-04 2 PROJECT DESCRIPTION Master plan sketch plan application #SD-23-14 of John Larkin, Inc., to establish a master plan for an approximately 40 acre existing PUD consisting of 270 residential units in eight multi-family buildings, a 20,000 sf movie theater, a 22,500 sf restaurant/medical office building, and a 3,500 sf restaurant with drive through. The master plan includes four phases and consists of adding approximately 92,105 sf of commercial space including a 110 room hotel, approximately 281 homes in multifamily and mixed use buildings, 6 homes in two-family buildings, approximately 5 acres of programmed and passive open spaces, and extending a city street, 1185 Shelburne Road. PERMIT HISTORY The applicant applied for Master Plan sketch plan review and discussed this project with the Development Review Board at a regularly scheduled DRB meeting on February 22, 2023. Section 15.B.03.A of the LDRs requires applicants to file an application for master plan approval within six (6) months of the final DRB sketch plan review meeting. The applicant submitted an initial application package for Master Plan approval on August 21, 2023, but that application package was not complete. The applicant has since submitted a complete application package, but since the six-month window from the sketch plan review to final Master Plan application submittal has been exceeded, the applicant is required have a new sketch plan review. This application therefore represents the second sketch plan review for this project. Once the Board completes their review of this sketch plan, the applicant is eligible to move to final Master Plan review. As noted previously, the final Master Plan application has been submitted, is complete, and was scheduled for the October 17, 2023, DRB meeting. Staff considers that the Board can continue that final Master Plan application to the next available DRB agenda, since the sketch plan review requirements will have been met by that time. CONTEXT On October 3, 2023, the Development Review Board reviewed a Master Plan sketch plan application for the approximately 105-acre lot to the west of the subject property (SD-23-13 for 1195 Shelburne Road). The sketch plan for that property, proposed by Allenwood Inn, LLC, includes placing approximately 74 acres into permanent conservation, conveying approximately 1 acre to abutters, and constructing 124 additional homes in buildings ranging from single family to twelve units on 28.25 acres, 1195 Shelburne Road. That project had not been discussed with the DRB prior to the initial sketch plan review for the subject Master Plan application – the staff comments for the February sketch plan review of this project included references to a 105-acre private estate, and neither the staff comments nor the conversation between the DRB and the applicant included any reference to the proposed Allenwood Inn project. The context of this subject Master Plan application has changed with the Allenwood Inn proposal and this staff comments reflects that change in context with a number of comments that did not come up during the previous sketch plan review about the proposed relationship between these two developments. The applicant is also proposing two additional apartment buildings in the Olde Orchard Park part of the development that were not included in the plans submitted as part of the February 2023 sketch plan review. The Larkin Terrace project is otherwise substantially similar to that reviewed by the Board in February. The governing LDRs have been amended since the time of the initial sketch plan but those amendments do not have any substantive effect on the proposal. #SD-23-04 3 COMMENTS Development Review Planners Marty Gilles and Marla Keene, herein after referred to as Staff, have reviewed the plans submitted by the applicant on October 3, 2023, and offer the following comments. Numbered items for the Board’s attention are in red. A) OVERVIEW The project is located in the Commercial 1 – Residential 15 (C1-R15) zoning district, traffic overlay, transit overlay, urban design overlay and wetland advisory overlay districts. The project area consists of an existing 40-acre PUD that includes seven existing development lots and two existing parcels that serve as public rights-of-way (Fayette Road and Reel Road). The proposed master plan will apply to the entirety of the existing PUD, and these staff comments are applicable to that entire area. The applicant has proposed to construct the master plan in four phases: • Phase 1 (shown in red on the submitted phasing plan) which includes a 110-room hotel and restaurant in one building, 80 apartment units in another building, and manufacturing and office building, and 149,000 sf of private, unimproved open space that includes a 15,000-sf dog park. • Phase 2 (shown in orange on the submitted phasing plan) which includes 48 apartment units and a restaurant in one building, 52 apartment units in another building, and 27,200 sf of private, improved civic space that includes a 5,000-sf community garden and a 2,000-sf playground. • Phase 3 (shown in green on the submitted phasing plan) which includes 24 apartment units in one building and 30 apartment units in another building. • Phase 4 (shown in blue on the submitted phasing plan) which includes 47 “micro-units” in one building and three duplexes. 15.A.05 Pre-Application Sketch Plan Review This application is for a Master Plan sketch plan, as required under 15.B.2(A)(2) & 15.B.2(A)(3). As pursuant to 15.B.3(A), the applicant must submit a Sketch Plan for review and follow the procedures and submittal requirements of Section 15.A.05. The applicant must then file a complete application for master plan approval within six (6) months of the final DRB sketch plan review meeting. As noted above, that requirement was not met following the initial sketch plan on February 22, 2023 – as such, the applicant has submitted a second sketch plan application, essentially resetting the six-month window in which they must submit their final Master Plan application. That Master Plan application must generally conform to the layout shown on this Sketch Plan, and will look to incorporate recommendations made by the DRB as part of this sketch plan review process. Accordingly, Staff has organized this report to highlight changes that the applicant has made since the initial sketch plan meeting and to highlight topics for which Staff considers early Board feedback may be most meaningful. 15.B.03 Master Plan Review Process C. Combined Review The applicant may combine master plan with preliminary plat or site plan review for either the whole master plan area or for a phase of the proposed development. The applicant has not indicated it is their intention to request the Master Plan application be reviewed in association with a subdivision or site plan application. As such, Staff anticipates the DRB will #SD-23-04 4 have the opportunity to review each phase of this development again, in even greater detail, during the corresponding site plan review applications for each phase. B) REVIEW CRITERIA 15.B.04 Master Plan Components (A) Submission Requirements. In addition to submission requirements under Appendix E, a Master Plan submitted for review under this Article must include each of the following listed components and information, to be presented in narrative, graphic, and tabular form, unless waived by the DRB as not applicable to a particular subdivision or development. Staff has reviewed the materials submitted along with this sketch plan application and included an overview of those materials under the appropriate headers below. (B) Project Description. The applicant provided a narrative that describes the scope of this project and identifies those changes which have been made since the February 2023 sketch plan review: “Our objective is to promote a compact, walkable form of higher density, commercial and residential mixed-use development proximate to the major street intersection and transportation corridor, and infill as well as functionally integrate the existing residential neighborhoods. Two additional residential buildings have been added to Olde Orchard Park. These will be similar in scale and architectural style to the existing buildings and will include additional indoor amenities such as bike storage and a package delivery area to serve all the Olde Orchard Park residents. The proposed commercial space has been reduced slightly in favor of more residential units within building 3 & 7. Building 2 has increased from 4 floors to 5 floors with additional rooms proposed. The building footprint of building 6 has been reduced and now includes a small parking area behind the building. More detail has been provided for civic spaces and site amenities, as well as the rec path.” The applicant is seeking front setback waivers with respect to building frontages along Shelburne Road, Fayette Road, and Reel Road to allow the proposed buildings to be constructed with similar relationships to the public right-of-way as the existing building on the corner of Shelburne Road and Fayette Road built as part of Phase 1. At the previous sketch plan application, the applicant expressed an interest in potentially seeking a modification in which the DRB would grant the applicant permission to spend a portion of their landscaping budget on items other than plant material. The applicant had previously described using that budget to “add amenities to the open space area or build a pedestrian footbridge with access to the neighboring housing development.” 1. Staff recommends the Board confirm with the applicant whether they are still anticipating needing a waiver from landscaping budget requirements, and to identify which non-planting items they may request be credited towards the required minimum landscaping budget. Staff further considers that the applicant may want to consider requesting waivers from additional standards – those potential waivers are discussed below. #SD-23-04 5 Side setback: In keeping with the urban form of the proposed development, the applicant may desire to locate a building closer than 10 feet from a side lot line. As such, the applicant should consider whether to request a waiver from the side setback dimensional standard, in addition to the front setback standard at the master plan stage of review. Front setback coverage: Article 3.06.H of the LDRs requires that no more than thirty percent (30%) of the area of the required front setback for non-residential uses shall be used for driveways & parking, and that the balance of that front setback area shall be suitably landscaped and maintained in good appearance. Article 3.06.H also requires that non-residential lots shall provide a continuous strip fifteen (15) feet in width between the street right-of-way line and the balance of the lot that is traversed only by driveways and sidewalks that take up no more than 30% of that front setback area. The applicant is proposing to construct several of the buildings in this Master Plan less than 15 from the front lot line and is proposing for those front setback areas to be developed with sidewalks and other impervious surface in excess of the 30% maximum required by this standard. Therefore, the applicant should consider whether to request a waiver from the standards of this section in order to create a streetscape that has a more urban feel, with wide sidewalks and with buildings located immediately adjacent to those sidewalks at the master plan stage of review. 2. Staff recommends the Board discuss the above waivers with the applicant to determine whether those waivers will be necessary, whether the Board will have the information necessary to determine whether to grant them, and whether it is most appropriate to grant them at the Master Plan stage or on a phase- by-phase basis as part of the Final Subdivision approval for each phase of construction. The applicant has excluded the existing movie theater from any phase of development, although the areas currently used as surface parking lots for that movie theater are proposed be developed with Building 3 and Building 6, both of which will include subsurface parking garages. Staff recommends the Board discuss with the applicant the future plans for this building, noting that a complete tear-down and rebuilding would constitute significant amendment to master plan, whereas a change of use in the existing structure would likely just constitute a minor amendment to the master plan. Staff further considers that no amendment to the master plan will be required if the applicant can incorporate anticipated changes to this building in the initial Master Plan application. 3. Staff considers that, given the development context around the movie theater, it may be expedient for the applicant to consider the development possibilities for this structure/parcel and incorporate them into the proposed master plan to the greatest extent possible at this time. Staff recommends the Board and applicant discuss such development possibilities, if any exist at this time, and whether those possibilities fit into the scope of the Master Plan sketch plan as proposed. (C) Context Report. The applicant has provided a narrative describing the relationship between the proposed development and surrounding infrastructure and City services: “The development’s location will allow for many Transportation Demand Management (TDM) Strategies. This area is located within an existing heavily developed part of the city and is close to existing infrastructure, jobs, services, recreation, shopping, dining, etc. The existing bus stop, proposed network of pedestrian paths and rec path will provide access to many basic services. Still, traffic will increase as a result of this development. At full build out we are currently estimating ±450PM peak hour vehicle trips (VTEs). A network of pedestrian walkways will provide an accessible route from the existing bus stop on #SD-23-04 6 Shelburne Road (Installed as part of Building 1) as well as from each of the proposed buildings at the upper level of the development (The Terrace) to the neighborhood park. The 10’ multi-use rec path connection runs along Fayette and Reel Road connecting the rest of the development to the neighborhood park and will extend from the northern to the southern property line to accommodate future connections.” The recent sketch plan application of Allenwood Inn, LLC, to develop to 105-acre parcel to the east with 124 homes provides a new element to this context report that was not present at the sketch plan review in February of 2023. Staff considers that both projects are proposed to include park space, commercial uses, and housing, and that it is likely that residents of these developments will want to travel between the two developments. The applicant’s plans include a rec path running north-to-south along Fayette Road and Reel Road but do not presently include a rec path connection along Inn Road. The idea of a bike/ped connection along Inn Road and across the railroad tracks came up during the DRB’s initial sketch plan review of the Allenwood Inn Master Plan on October 3, 2023, and in the comments received from the Bicycle & Pedestrian Committee on September 19, 2023. The South Burlington Director of Public Works has expressed concern about the proposition of a new public railroad crossing due to the time, cost, and effort associated with constructing a new public railroad. 4. Staff recommends the Board discuss with the applicant the costs, benefits, and feasibility of making a rec path connection between the railroad crossing and the proposed rec path along Fayette Road & Reel Road. Staff considers that the proposed Master Plan contains a variety of open space types, including plazas, a dog park, and community garden space. Sport courts and level field space in proximity to the subject property can be found in the proposed development on the 105-acre parcel to the west and in the existing municipal properties (Orchard School and Syzmanski Park) to the east, across Shelburne Road. The adequacy of the proposed civic space & site amenities in this Master Plan will be discussed later in this report, but for this criterion, the diversity of the amenities offered across the two proposed developments and the existing municipal properties to the east highlights the needs for safe, direct connections between the various sites of interest. On this note, Staff further considers that the elementary-aged children living in this proposed development, as well as in the development proposed by Allenwood Inn, LLC, will be within walking or biking distance of Orchard School. It is very likely that these trips to and from school will involve crossing Shelburne Road at Fayette Road, which has a 35-mph speed limit and is seventy-five feet wide at the southern crosswalk. In addition to schoolchildren, any resident of this development who intends to take the bus north towards downtown Burlington and the Downtown Transit Center will need to cross Shelburne Road at this same intersection to catch the north-bound bus. The applicant will be required to submit a traffic study later in the review process; Staff considers that this traffic study should include a focus on pedestrian mobility and safety in addition to providing estimates of vehicle trip counts. Staff considers that the Fayette/Shelburne intersection is an important part of the context of this development and is worth discussing at this stage of the review process. 5. Staff recommends the Board ask the applicant to discuss opportunities for improvement to pedestrian mobility and safety at the intersection of Shelburne Road & Fayette Road and how the jurisdiction and timeline of potential intersection improvements relate to this Master Plan approval process. (D) Existing Conditions Report. #SD-23-04 7 The applicant notes the existing developed uses on the property: Olde Orchard Park, Larkin Terrace, a movie theater, a restaurant/medical office building, and a McDonalds restaurant with drive through services. Staff notes the existing conditions of the parcel proposed to be used as a neighborhood park include two wet areas, including one pond located towards the western end of the proposed park parcel that is alternatively labeled as an ‘existing stormwater pond’ and as a ‘Class II wetland’ on the various plan sheets submitted. 6. Staff recommends the Board ask the applicant to clarify whether the identified pond is a stormwater feature, and to discuss how the two existing wet areas are proposed to be integrated into the park, given the relatively steep slopes on their banks and the functional nature of stormwater management features. Staff further considers that photographs of the wet areas in question may aid the Board as they visualize how these existing conditions may fit into the overall function of the proposed park. (E) Development Plan. The proposed Master Plan includes a total of 551 residential units, all but six of which are in large apartment buildings or mixed-use buildings. The applicant is proposing to develop a relatively flat parcel of roughly one acre in size at the northern edge of the project with three duplexes. Staff considers that there are no other existing or proposed single-family homes or duplexes along Fayette Road or anywhere else in the proposed development area, and that the three proposed duplexes seem slightly out of place and relatively poorly integrated with the rest of the project. As noted earlier in this report, the applicant is not currently proposing any flat field space or any sport courts as part of this Master Plan. As such, Staff recommends that the applicant and Board discuss whether those units could be reallocated elsewhere in the project and create an opportunity for a recreational amenity in this space. 7. Staff recommends that the Board discuss with the applicant the impact on the project of adding level, improved, high-quality park space and consolidating the six duplex units into other proposed phases of the Master Plan. Staff notes that the three duplexes appear to be the only for-sale units in the project. The applicant has identified Reel Road as a public road that will serve as the primary frontage for Buildings 6 and 7 and as one of two primary frontages for Building 3 and the existing movie theater. These primary facades along the city street should be attractive, engaging, and pedestrian-oriented, with parking areas and primary vehicle ingress/egresses provided along the private alley that runs parallel to Reel Road and Shelburne Road. Staff considers that both Buildings 3 and 7 have more frontage along the private alley than they do along Reel Road, and the currently proposed building orientations are potentially backwards relative to the proposed public street layout and the buildings’ primary facades. 8. Staff recommends that the Board discuss with the applicant the proposed orientation of Buildings 3 and 7 compared as they relate to the goals of this PUD, and whether an alteration in orientation may improve the buildings’ impact on the streetscape along the public street Reel Road. The applicant has included a crosswalk on the west side of the Reel Road/Fayette Road intersection in some plan sheets, which is a valuable connection connecting the northern part of the development to the southern phases. Pedestrians looking to cross Fayette Road east of that crosswalk can do so at the intersection of Fayette Road and Shelburne Road. That crosswalk is seventy-five feet long and crosses a right-turn lane for south-bound traffic. Staff considers that a theoretical north-south crosswalk at the intersection created by Fayette Road, the proposed private alley, and the current driveway access to the McDonald’s parking lot would be over thirty feet shorter than the current crosswalk on Fayette Road #SD-23-04 8 and Shelburne Road and could eliminate the need for pedestrians to cross in front of right-turning traffic coming off of Shelburne Road which is not regulated by a light. Staff considers that the traffic study for this project should evaluate the ideal location and frequency of north-south pedestrian crossings across Fayette Road in addition to estimating trip generation counts. 9. Staff recommends that the Board discuss with the applicant the optimal distribution of pedestrian crosswalks across Fayette Road, given the factors noted above. (F) Summary Statistics Summary statistics describe the total area of various site features, including: - project area encumbered by protected natural resources - project area consisting of streets - statistics of block geometry - buildable area - housing units or buildings within each block - non-residential square footage within each block The applicant provided a brief overview of these statistics at the February 2023 sketch plan review and has submitted a table including all required data for Master Plan review. The table provided will be reviewed in greater detail as part of the Master Plan hearing. For the purposes of sketch plan review, Staff has no comments on the provided information other than noting that all submission requirements of this section appear to be met. (G) Buildout Analysis and Budget. The buildout analysis is an analysis of the summary statistics enumerated above by phase, plus information about traffic, water and wastewater, and stormwater. As with Section F above, the applicant has submitted a table including all calculations required for Master Plan review. The table provided will be reviewed in greater detail as part of the Master Plan hearing. For the purposes of sketch plan review, Staff has no comments on the provided summary statistics other than noting that all submission requirements of this section appear to be met. (H) Design Standards. This submission requirements of this section are intended to give the applicant the opportunity to demonstrate how the proposed project will integrate existing and new forms of development, and to ensure coordinated and cohesive phased development. Submission materials for the section include items such as building elevations, site lighting plans, and landscaping plans. In the interest of good PUD design, the applicant must include general plans for an aesthetically pleasing built environment, efficient site lighting, and a cohesive, complementary landscaping plan. These overall plans will be reviewed as part of the Master Plan hearing, and specific plans will be reviewed as part of subsequent Site Plan application submitted on a phase-by-phase basis. (I) Phasing Plan The applicant is currently proposing a four-phased development plan which excludes the existing building at the corner of Fayette Road and Shelburne Road (addressed 1185 Shelburne Road) and the existing movie theater. All four phases include at least 20% of the total project area and incorporate distinct areas of the project. The applicant projects the construction will be able to start on Phase I by #SD-23-04 9 2025 and is tentatively projecting completing the final phase in 2031. (J) Management Plan Although not required at this stage of the review process, the applicant has provided a narrative description of the proposed management structure responsible for project development, including all principals or entities with direct control over and responsibility for the financing, permitting, construction, and completion of development under the Master Plan; and, following project completion, for long-term ownership, management, operation, and maintenance of capital and community assets. This management plan identifies that all streets and utilities are to become public, but it is Staff’s understanding that the alley running parallel to Reel Road and Shelburne Road is to remain private. Staff considers that coordination between the applicant and the Department of Public Works or the Department of Recreation & Parks will be necessary if any park space or rec paths are to be accepted by the City. Finally, Staff notes that the Director of Public Works reviewed these plans on 2/15/2023 and offered the following comment: • Is the intent for Reel Road to become a public street? If so, the road would need to be constructed to meet public works standards. This would likely require reconstruction of the existing driveway/road (subsurface and surface). The road would also need to be constructed to the property line (to accommodate a future connection from the south) and include an approved turn around for large vehicles (e.g. plow trucks). Staff notes that the plans do not currently include a specifically dedicated large-vehicle turn-around, as required by DPW, but considers that Slip Road1 is scheduled to be constructed as part of the same phase as Reel Road – depending on design, Slip Road may be able to be used as a large-vehicle turn-around. 10. Staff recommends that the Board confirm with the applicant whether the infrastructure described above is proposed to become public, and that the Board discuss with the applicant plans for compliance with the DPW requirement for a turn-around. 15.B.05 Review Standards (A) Findings. For Master Plan approval, the DRB must find that: (1) The Master Plan includes all the components required under 15.B.04 above, in sufficient detail to provide the framework and standards for future development under the plan, unless specifically waived by the DRB as not applicable to the proposed subdivision or development; Barring any waivers granted by the DRB, all components outlined above must be submitted in full detail as part of the final Master Plan approval. (2) The overall type, pattern, and density of development, and allocation of land uses, are consistent with these Regulations and other City regulations in effect at the time of application, including relevant subdivision, zoning district or planned unit development standards; The applicable Zoning District is the C1-R15 Zoning District. Consistency with applicable standards has been addressed at a high level herein, and will be addressed on a standard by standard basis at the master plan stage of review. 1 “Slip Road” is a placeholder street name; street names must obtain planning commission approval prior to their official adoption. #SD-23-04 10 (3) The proposed Development Plan demonstrates the efficient, coordinated, and integrated development and use of land which: (a) Considers existing topography and physical site constraints; Staff considers that the applicant has done well to maximize rooftop amenities and views towards the lake for the development in Phases 1 & 2, as would be expected with the existing topography lending itself to a stepped development that offers views at multiple sightlines. Unfortunately, this same topography poses some challenges to the development of the proposed neighborhood park. Staff considers that the applicant could lean into the sloped nature of the park and add park features that incorporate the natural topography – alternatively, the applicant could propose earthwork to mitigate the effect of the slope on the park and create a number of terraced flat spaces or something similar. Staff considers that it does not appear the applicant has pursued either option and instead seems to have neglected to consider topography in the preliminary plans for the neighborhood park. 11. Staff recommends that the Board discuss with the applicant the challenges and opportunities presented by the topography of the proposed neighborhood park and identify what changes, if any, should be made to the park design at the next stage of review. (b) Avoids or minimizes and mitigates the impacts of future development on environmental resources identified for protection, as enumerated in Article 12, and as incorporated into the overall design; The submitted existing conditions sketch plan identifies the two wetlands on the property and their associated buffers, and a river corridor. None of the phases appear to be constructed in these natural resource areas. Staff recommends the applicant coordinate with the City Stormwater Section prior to the final Master Plan submission to determine if any flow restoration projects are planned for this area. (c) Defines an overall pattern of development, including proposed streets and blocks, that is consistent with the zoning district or proposed type of planned unit development; The applicant is creating a grid-based urban form in an area that sits on a major thoroughfare in a commercial zoning district. Staff considers that, although the nearby development does not share this same form, the proposed pattern of development is consistent with the goals of the PUD and the City’s Comprehensive Plan. (d) Maintains street, pedestrian, and transit connectivity, and contiguous or accessible open space with the adjoining neighborhood, and within and between each phase of development; As discussed previously, Staff considers that the project may have room for improvement in terms of an east-west bike/ped connection along Inn Road and an additional north-south pedestrian crossing across Fayette Road. (e) Avoids, or minimizes and mitigates the adverse impacts of development on adjacent properties and uses, through the designation of transition areas or buffer areas along the project perimeter; and (f) Includes adequate standards specific to each type and phase of development, to include guidance for the functional and aesthetic integration of development with the surrounding neighborhood, and provisions for buffering or screening incompatible land uses. #SD-23-04 11 Staff notes that, at this stage of review prior to development of architectural plans or concepts, all proposed uses and existing uses appear to be relatively compatible. (4) The Buildout Budget sets reasonable development parameters for the entire project, and as allocated for each phase of development, for reference in subsequent regulatory reviews, as necessary to identify and limit the cumulative and overall impacts of project development on City infrastructure, facilities and services. As noted above, the applicant has provided information on the overall budget and budget per phase to the Board as part of the final Master Plan, which will be reviewed as part of the final Master Plan process. (5) Proposed design standards and related guidance are sufficiently detailed to prescribe and direct coordinated development, consistent with the Master Plan and regulations in effect at the time of master plan approval, for the duration of the plan. The applicant must provide a detailed design standard proposal at final Master Plan approval. The applicant and Board will need to work together to refine and adopt design standards for the various phases of this development that can be adopted as part of the final Master Plan and thereafter serve to direct and prescribe the development of this project. The applicant may either identify architectural themes and features that will remain consistent across the development at the master plan level, or identify those features on a phase-by-phase basis and demonstrate that each new building is consistent with the design of the preceding building prior to approval of each final subdivision application. Staff considers that identifying and committing to certain themes and features is most effective at the Master Plan level. 12. Staff recommends that the Board discuss with the applicant how specific the design standards regulating architectural themes and features for the various phases of development should be at the Master Plan level. (6) The Phasing Plan and Schedule: (a) are consistent with the City’s adopted Capital Improvement Program; (b) ensure that all phases of development will occur in an orderly fashion; and that (c) infrastructure and facility improvements necessary to support each phase of development will be provided concurrently with such development, as may be further ensured through subsequent or separate regulatory review processes and development agreements. As part of the final Master Plan, the Board will review proposed infrastructure improvements that will be necessary as part of this project, and with which phase those improvements will be made. The applicant will also need to demonstrate at final Master Plan approval that the scope of the proposed phases is appropriate, as per 15.B.04.I above. (7) The Management Plan: (a) defines a management structure for the duration of the Master Plan that supports long- term project viability through project buildout; (b) identifies those principals or entities responsible for securing necessary municipal permits and approvals for development under the Master Plan; and #SD-23-04 12 (c) clearly identifies proposed ownership and responsibilities for the long-term management, maintenance and operation of capital and community assets, including any proposed dedications of land, facilities and infrastructure to the City. The Management Plan is discussed above. 15.B.06 Master Plan Approval, Effect, Duration, Amendment In this Master Plan sketch plan, the Board and the applicant should particularly consider the land proposed to be developed, the pattern and visual impact of that development, and the intensity of the uses included in that development. These features of the Master Plan will be finalized once the Master Plan receives its final approval – as such, the sketch plan process provides the Board a valuable opportunity to preview the applicant's proposal and provide initial feedback on these broader criteria before moving to a more detailed review in the final Master Plan. 15.A.12 Resource Protection Standards C. Resource Identification. Site features or resources to be incorporated in subdivision layout and design, as shown to scale on sketch and master plans, must be field verified and delineated on the ground by the applicant as specified in Article 12 of these Regulations for each resource, and as indicated on preliminary and final subdivision plans and plats. The applicant notes the presence of two wetlands and their associated buffer in addition to a river corridor on the plans included with this sketch plan submittal. It appears the wetland delineation is more than 5 years old and therefore will need to be updated before the master plan application. 13. Staff recommends that the Board discuss the requirement for wetland delineations to be relatively recent with the applicant – this requirement was included in the staff comments from February 2023 but was not highlighted in red and therefore may have been missed by the applicant. 15.A.14 Street Network C. Street Design. As streets within a Master Plan & Planned Unit Development, the Board has the authority to require the design & construction of proposed streets to City Standards, to require the upgrade or improvement of existing streets that serve the project, or to require streets to be private. At the February 2023 sketch review, the Board identified that the sidewalk to the north of the existing building at 1185 Shelburne Road was an appropriate width given the urban design goals of the PUD, and expressed concerns about the narrower sidewalk proposed to north of Building 3, which is also separated from the building by a grass lawn. In order to continue the pattern of urban design reflected by the sidewalk design north of the existing building at 1185 Shelburne Road, the Board had expressed a desire for the sidewalk to north of Building 3 to be of a similar design. This sentiment was echoed by the comments of the Bicycle & Pedestrian Committee provided on September 19, 2023, which suggested that the section of sidewalk north of Building 3 be adjusted to be consistent with the width of the rec path to the west and the sidewalk to the east. #SD-23-04 13 14. Staff recommends that the Board review the illustrative street sections provided by the applicant and discuss whether the size and classification of the proposed roads appears to be appropriate given their location and the character & function of the proposed development. Staff also recommends that the Board review the proposed street design as it pertains to sidewalk width and material. RECOMMENDATION Staff recommends that the Board discuss the project with the applicant and conclude the hearing. Respectfully submitted, ________________________________ Marty Gilles, Development Review Planner I SCALE: 1” = 80’ AUGUST 18, 2023LARKIN TERRACE | MASTER PLAN ILLUSTRATION SCALE: 1” = 40’ AUGUST 18, 2023LARKIN TERRACE | MASTER PLAN SECTION LARKIN TERRACE | MASTER PLAN SCALE: 1” = 60’ 12/14/22, revision: 02/21/2023 1 - 21,600 SF (BUILT) MIXED USE COMMERCIAL / APARTMENTS 60 RESIDENTIAL UNITS 21,600 COMMERCIAL SPACE 4 FLOORS UNDERGROUND PARKING FFE 200 SHELBURNE RD. ENTRANCE FFE 202 2 - 21,100 SF HOTEL / RESTAURANT 93 ROOMS 60 RESIDENTIAL UNITS 4 FLOORS UNDERGROUND PARKING FFE 190 SHELBURNE RD. ENTRANCE FFE 202 3 - 15,800 SF MIXED USE COMMERCIAL / APARTMENTS 48 RESIDENTIAL UNITS 3,500 SF COMMERCIAL SPACE 4 FLOORS PODIUM PARKING FFE 191.5 REEL RD ENTRANCE 192 LARKIN TERRACE ENTRANCE FFE 201.5 4 - 9,500 SF MICRO APARTMENTS 47 RESIDENTIAL UNITS 15,000 SF COMMERCIAL SPACE 4 FLOORS 5 - 13,308 SF 3 DUPLEX TOWNHOUSES 6 RESIDENTIAL UNITS 3 FLOORS 6 - 13,100 SF APARTMENTS 52 RESIDENTIAL UNITS 5 FLOORS ON-GRADE PODIUM PARKING FFE 190 7 - 25,300 SF MIXED USE COM. / FITNESS / APARTMENTS 70 RESIDENTIAL UNITS 9,500 SF COMMERCIAL SPACE 5 FLOORS UNDERGROUND PARKING FFE 190 LARKIN TERRACE ENTRANCE FFE 200 LARKIN TERRACE | MASTER PLAN ENLARGEMENT SCALE: 1” = 30’ 12/14/22, revision: 02-06-2023 190 ws o15552535150260SSSDDDDSMH3Rim 200 .90 Inv In 1 96 .15 (6"N) Inv In 1 96 .15 (6"E) Inv Ou t 19 6. 05 (8"W )SMH4Rim 200 .1 0 Inv In 19 1. 11 ( 8"S ) Inv O ut 191.01 ( 8"N ) SMH2Rim 20 1. 35 Inv In 1 95 .70 ( 8" E)Inv Out 195.60 (8 "N)D0+008" Stub @ 0 .02 10 Inv 1 92.24DGV STOP 6"PVC 6"PVC 189 UGE UGEUGEUGE UGE UGE UGE UGEUGEUGEUGE FAIRP OI NT FIRS T L IG HT UGE UGE UGEUGE FAIRPO INTFAIRPOINT FAIRPOINTFAIRPOINTOHEFIRST LIGHT OHW FAIRPOINTFIRST LIGHT FIRST LIGHT UGE FAIRPOINT FIRST LIGHT UGE FIRST LIGHT FIRST LIGHTFIRST LIGHTFIRST LIGHTFIRST LIGHT FAIR PO I NTFIRST L IGH T OHEFAIRPO IN T FIRST LI GH T UGE UGE FAIRPOINT FIRST LIGHTUGE FAIRPO IN T FIRST L I GH T UGE FAIRP O IN T FIRS T L IG HT UGEUGEUGE UGEUGEUGEUGE UGE FAIRPOINT FIRST LI GHT ST 4" PER F P VC INN ROADSTST SS S OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPSTSTSTWWW XXXXXXXXXSS S S S8" Stub @ 0.0566 Inv 187 .1 1 SMH5Rim 2 01 .35Inv I n 190 .10 (8 "S)Inv Ou t 190 .0 0 (8 "N ) 201 SS S 4"ST 4"ST4"ST 4"ST 4"ST Building 7Building 6Building 4Building 5Building 3Building 2Building 1W W W W W W W W W W WV WV 6"DI W 6"DI W 12"DI8"DIWW W WVWV WV WV WV WV 12"di 12"di DYH DYH Parcel 1N/F Olde Orchard Realty Partnership, LPEx. Parcel DLarkin2.54 acresEx. Parcel ELarkin Milot Partnership, LLP2.21 acresReel Road 672.41'579.64'49.74'60.00'928.33' Ex. Parcel BJohn Larkin, Inc.4.09 acresN/F LowesN/F FarrellN/F Farrell Distributing CorporationN/F MagniHoldings.LTDN/F Sisters andBrothers InvestmentGroup, LLCN/F WilsonN/F GrandviewFarms, Inc.N/F Northfield SavingsBankN/F SpillaneN/F Jolley Associates,LLCN/F KAPSHA Properties,Inc.N/F SouthlandEnterprises, Inc.N/F CRE JV MixedFifteen NE BranchHoldingsEx. Parcel CLarkin Milot Partnership, LLP4.15 acresN/F 1233 Shelburne Road AssociationParcel 2N/F Olde OrchardRealty Partnership, LP639.51'195.95' S 04°47'44"W 125.00' S 04°50'29"W S 85°09'16"E188.85'188.75'N 85°09'15"W513.77'S 84°34'47"E213.18'46.09' S 04°47'44"W171.59 'N 63 °11 '12 "E238.98'N 85°19'03"W228.67'N42°15'11"WN14°57' 5 5 " E 193.8 9 ' S12°41'3 4 " W 326.46'S85°13'58"E249.73'N04°45'13"E 260.49'R=75.00'L=48.05'N42°15'11"W228.67'L=40.541R=330.000Commercial 2 Commercial 1 -Residential 15 Commercial 1-Residential 15Commercial 1-AutomobileCommercial 1-Residential 15Commercial 2Ex. 60' Right-of-Way Larkin Milot Partnership, L L C 0.43 acres Ex. Parcel AJohn Larkin, Inc.2.56 acresFuture Street Extension S04°47'44"W 51.08' 209.01' S04°47'44"WN81°05'59"W264.89'N86°22'54"W175.25'60.13'N86°22'54"WN09°30'54"WN82°03'29"W711.28S85°12'09"E497.31'S04°45'13"W 260.51'Fayette RoadN85°19'01"W226.18'455.40'S85°13'58"EN04°47'44"E 209.38' Shelburne RoadZone line from City of South Burlington Official mapping21.21' S50°22'27"ES85°13'58"E 5.76'S41°24'23"W 23.89'R=15.00' L=9.61'N40°19'48"W 37.24'R=348.58' L=195.84'R=270.00' L=88.60'R=270.00' L=202.94'N41°24'23"E 24.26'Zone line from Cityof South BurlingtonOfficial mapping75' Easement as shownon the City of SouthBurlington Official MapPlanned Path as shownon the City of SouthBurlington Official Map25' GMP EasementDotted line indicates 100Flood Limit as shown onthe City of SouthBurlington Official MapRiver Corridor Limitas shown on the Cityof South BurlingtonOfficial MapRiver Corridor Limitas shown on the Cityof South BurlingtonOfficial MapZoned: Residential 1- LakeshoreZoned: Commercial 1- AutomobileZoned: Commercial 1- AutomobileZoned: Commercial 2Zoned: Commercial 1-Residential 15Zoned: Commercial 1-Residential 15LARKINTERRACEFayette RoadSouth Burlington, VermontISSUED FOR PERMIT REVIEWNOT FOR CONSTRUCTIONC-1.00164 Main Street, Suite 201P: (802) 878-0375Colchester, Vermont 05446www.krebsandlansing.comLOCATION MAPSCALE: NTSN89899191SO. BURLINGTONNEW H A M P S H I R EMASSACHUSETTS NEWYORKCANADAVERMONTNOTES:1.ASPECTS OF PLAN ARE APPROXIMATE AND DERIVED FROMAERIAL PHOTOGRAPHY.2.THE HORIZONTAL COORDINATE SYSTEM IS BASED ON NAD83VERMONT STATE PLANE 4400 (US SURVEY FEET). ELEVATIONSARE BASED ON THE NAVD88 (US SURVEY FEET).3.BOUNDARY INFORMATION FOR LARKIN PARCELS TAKEN FROM APLAN ENTITLED "BOUNDARY SURVEY-LANDS OF LARKIN-MILOTPARTNERSHIP, LLP" BY KREBS & LANSING, DATED 3/29/17.BOUNDARY INFORMATION FOR FARRELL PORTION TAKEN FROMA PLAT ENTITLED "BOUNDARY SURVEY-LOT D OF L&M PARKSUBDIVISION AND LANDS OF DAVID M. FARRELL, TRUSTEE OFTHE DAVID M. FARRELL TRUST, DATED 3/29/17. THIS PLAN IS NOTA BOUNDARY SURVEY.4.TOPOGRAPHIC INFORMATION FOR LARKIN PARCEL BY K&L ,SUMMER 2016. TOPOGRAPHY FOR FARRELL PORTION PROVIDEDIN DIGITAL FILE REFERENCED ABOVE. SEE EXISTINGTOPOGRAPHY PLAN.5.THE UNDERGROUND UTILITIES SHOWN ON THIS PLAN AREBASED ON VISIBLE UTILITIES LOCATED DURING A TOPOGRAPHICSURVEY PERFORMED BY KREBS & LANSING. UNDERGROUNDUTILITIES ARE APPROXIMATE AND NOT WARRANTED TO BEEXACT OR COMPLETE. DIG SAFE SHALL BE CONTACTED PRIORTO ANY EXCAVATION.6.UTILITIES ARE NOT WARRANTED TO BE COMPLETE ORACCURATE, CONTRACTOR SHALL CONTACT DIG SAFE BEFOREBEGINNING ANY EXCAVATION.7.THIS IS NOT A BOUNDARY SURVEY. PROPERTY LINES SHOWNON THIS PLAN ARE FROM PLANS REFERENCED ABOVE ANDTAX MAP INFORMATION PROVIDED BY THE CITY.LEGENDAPPROXIMATE PROPERTY LINESEXISTING TREELINEIRON PIPE / CONCRETEMONUNMENT FOUNDOWNER/APPLICANT :John Larkin, Inc.410 Shelburne RoadSouth Burlington, Vermont1185, LLC410 Shelburne RoadSouth Burlington, VermontP.U.D. INFORMATION:Address: Shelburne Road/Fayette RoadParcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015Area: 39.98 AcresZoning: Commercial1 - Residential 15EXISTING SEWERLINE/MANHOLEEXISTING STORMLINE/MANHOLE/BASINEXISTING UNDERGROUNDCOMMUNICATIONSEXISTINGUNDERGROUND POWEREXISTING WATERLINE/HYDRANT/VALVE/SHUTOFFEXISTING CHAIN LINK FENCESTAMP:SITELAT: N44° 30' 04.3"LONG: W73° 11' 10.7"EXISTING STORMUNDERDRAINEXISTING UNDERGROUNDGAS SYSTEMSLARKIN TERRACEMASTER PLANEXISTING CONDITIONS PLAN STANDARD GRAPHIC SCALE (1" = 80')VALID WHEN PLOTTED ON 24" BY 36" MEDIA0'0"1"2"3"80'160'240' GV STOP 189 INN ROAD OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPWWW 201 RAMP2.0%RAMP Building 7Building 6Building 4Building 5Building 3Building 2Building 1W W W W W W W W W W LARKINTERRACEFayette RoadSouth Burlington, VermontISSUED FOR PERMIT REVIEWNOT FOR CONSTRUCTIONC-1.01164 Main Street, Suite 201P: (802) 878-0375Colchester, Vermont 05446www.krebsandlansing.comLOCATION MAPSCALE: NTSN89899191SO. BURLINGTONNEW H A M P S H I R EMASSACHUSETTS NEWYORKCANADAVERMONTNOTES:1.ASPECTS OF PLAN ARE APPROXIMATE AND DERIVED FROMAERIAL PHOTOGRAPHY.2.THE HORIZONTAL COORDINATE SYSTEM IS BASED ON NAD83VERMONT STATE PLANE 4400 (US SURVEY FEET). ELEVATIONSARE BASED ON THE NAVD88 (US SURVEY FEET).3.BOUNDARY INFORMATION FOR LARKIN PARCELS TAKEN FROM APLAN ENTITLED "BOUNDARY SURVEY-LANDS OF LARKIN-MILOTPARTNERSHIP, LLP" BY KREBS & LANSING, DATED 3/29/17.BOUNDARY INFORMATION FOR FARRELL PORTION TAKEN FROMA PLAT ENTITLED "BOUNDARY SURVEY-LOT D OF L&M PARKSUBDIVISION AND LANDS OF DAVID M. FARRELL, TRUSTEE OFTHE DAVID M. FARRELL TRUST, DATED 3/29/17. THIS PLAN IS NOTA BOUNDARY SURVEY.4.TOPOGRAPHIC INFORMATION FOR LARKIN PARCEL BY K&L ,SUMMER 2016. TOPOGRAPHY FOR FARRELL PORTION PROVIDEDIN DIGITAL FILE REFERENCED ABOVE.5.THE UNDERGROUND UTILITIES SHOWN ON THIS PLAN AREBASED ON VISIBLE UTILITIES LOCATED DURING A TOPOGRAPHICSURVEY PERFORMED BY KREBS & LANSING. UNDERGROUNDUTILITIES ARE APPROXIMATE AND NOT WARRANTED TO BEEXACT OR COMPLETE. DIG SAFE SHALL BE CONTACTED PRIORTO ANY EXCAVATION.6.UTILITIES ARE NOT WARRANTED TO BE COMPLETE ORACCURATE, CONTRACTOR SHALL CONTACT DIG SAFE BEFOREBEGINNING ANY EXCAVATION.7.THIS IS NOT A BOUNDARY SURVEY. PROPERTY LINES SHOWNON THIS PLAN ARE FROM PLANS REFERENCED ABOVE ANDTAX MAP INFORMATION PROVIDED BY THE CITY.LEGENDAPPROXIMATE PROPERTY LINESEXISTING GRADE CONTOURLINES (5 FOOT INTERVALS)EXISTING TREELINEEXISTING GRADE CONTOURLINES (1 FOOT INTERVALS)IRON PIPE / CONCRETEMONUNMENT FOUNDOWNER/APPLICANT :John Larkin, Inc.410 Shelburne RoadSouth Burlington, Vermont1185, LLC410 Shelburne RoadSouth Burlington, VermontP.U.D. INFORMATION:Address: Shelburne Road/Fayette RoadParcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015Area: 39.98 AcresZoning: Commercial1 - Residential 15EXISTING SEWERLINE/MANHOLEEXISTING STORMLINE/MANHOLE/BASINEXISTING UNDERGROUNDCOMMUNICATIONSEXISTINGUNDERGROUND POWEREXISTING WATERLINE/HYDRANT/VALVE/SHUTOFFEXISTING CHAIN LINK FENCESTAMP:SITELAT: N44° 30' 04.3"LONG: W73° 11' 10.7"EXISTING STORMUNDERDRAINEXISTING UNDERGROUNDGAS SYSTEMSLARKIN TERRACEMASTER PLANEXISTING TOPOGRAPHY PLAN STANDARD GRAPHIC SCALE (1" = 80')VALID WHEN PLOTTED ON 24" BY 36" MEDIA0'0"1"2"3"80'160'240' GV INN ROAD OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPWWWWWWWWWWWW W FOR PERMIT REVIEW ONLYLARKINTERRACEFayette RoadSouth Burlington, VermontISSUED FOR PERMIT REVIEWNOT FOR CONSTRUCTIONC-2.00164 Main Street, Suite 201P: (802) 878-0375Colchester, Vermont 05446www.krebsandlansing.comOWNER/APPLICANT :John Larkin, Inc.410 Shelburne RoadSouth Burlington, Vermont1185, LLC410 Shelburne RoadSouth Burlington, VermontP.U.D. INFORMATION:Address: Shelburne Road/Fayette RoadParcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015Area: 39.98 AcresZoning: Commercial1 - Residential 15STAMP:NOTES:LEGENDAPPROXIMATE PROPERTY LINESLARKIN TERRACEMASTER PLANBUILDABLE AREA PLAN STANDARD GRAPHIC SCALE (1" = 80')VALID WHEN PLOTTED ON 24" BY 36" MEDIA0'0"1"2"3"80'160'240'Not Buildable-Existing and proposed City streets2.9 acresBuildable-All unshaded areas. 28.9 acresNot Buildable- 4.1 acresWetlands and 50' buffer (AE data)Total Wetlands in P.U.D. 5.7 acresNot Buildable- 1.2 acresWetlands and 50' buffer (AE data)Total Wetlands in P.U.D. 5.7 acresNON-BUILDABLE WETLANDS ANDBUFFERSNON-BUILDABLE EXISTING ANDFUTURE CITY STREETS1.ASPECTS OF PLAN ARE APPROXIMATE AND DERIVED FROMAERIAL PHOTOGRAPHY.2.THE HORIZONTAL COORDINATE SYSTEM IS BASED ON NAD83VERMONT STATE PLANE 4400 (US SURVEY FEET). ELEVATIONSARE BASED ON THE NAVD88 (US SURVEY FEET).3.BOUNDARY INFORMATION FOR LARKIN PARCELS TAKEN FROM APLAN ENTITLED "BOUNDARY SURVEY-LANDS OF LARKIN-MILOTPARTNERSHIP, LLP" BY KREBS & LANSING, DATED 3/29/17.BOUNDARY INFORMATION FOR FARRELL PORTION TAKEN FROMA PLAT ENTITLED "BOUNDARY SURVEY-LOT D OF L&M PARKSUBDIVISION AND LANDS OF DAVID M. FARRELL, TRUSTEE OFTHE DAVID M. FARRELL TRUST, DATED 3/29/17. THIS PLAN IS NOTA BOUNDARY SURVEY.4.TOPOGRAPHIC INFORMATION FOR LARKIN PARCEL BY K&L ,SUMMER 2016. TOPOGRAPHY FOR FARRELL PORTION PROVIDEDIN DIGITAL FILE REFERENCED ABOVE.5.THE UNDERGROUND UTILITIES SHOWN ON THIS PLAN AREBASED ON VISIBLE UTILITIES LOCATED DURING A TOPOGRAPHICSURVEY PERFORMED BY KREBS & LANSING. UNDERGROUNDUTILITIES ARE APPROXIMATE AND NOT WARRANTED TO BEEXACT OR COMPLETE. DIG SAFE SHALL BE CONTACTED PRIORTO ANY EXCAVATION.6.UTILITIES ARE NOT WARRANTED TO BE COMPLETE ORACCURATE, CONTRACTOR SHALL CONTACT DIG SAFE BEFOREBEGINNING ANY EXCAVATION.7.THIS IS NOT A BOUNDARY SURVEY. PROPERTY LINES SHOWNON THIS PLAN ARE FROM PLANS REFERENCED ABOVE ANDTAX MAP INFORMATION PROVIDED BY THE CITY.LOCATION MAPSCALE: NTSN89899191SO. BURLINGTONNEW H A M P S H I R EMASSACHUSETTS NEWYORKCANADAVERMONTSITELAT: N44° 30' 04.3"LONG: W73° 11' 10.7"Not Buildable- 0.0 acresWetlands (AE data)Total Wetlands in P.U.D. 5.7 acresNot Buildable- 0.0 acresWetlands (AE data)Total Wetlands in P.U.D. 5.7 acresNot Buildable- 0.4 acresWetlands and 50' buffer (AE data)Total Wetlands in P.U.D. 5.7 acresNot Buildable- 2.5 acresRiver Corridor(Intermittent)NON-BUILDABLE RIVER CORRIDOR GV INN ROAD OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPWWWWWWWWWWWW W LARKINTERRACEFayette RoadSouth Burlington, VermontISSUED FOR PERMIT REVIEWNOT FOR CONSTRUCTIONC-2.01164 Main Street, Suite 201P: (802) 878-0375Colchester, Vermont 05446www.krebsandlansing.comOWNER/APPLICANT :John Larkin, Inc.410 Shelburne RoadSouth Burlington, Vermont1185, LLC410 Shelburne RoadSouth Burlington, VermontP.U.D. INFORMATION:Address: Shelburne Road/Fayette RoadParcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015Area: 39.98 AcresZoning: Commercial1 - Residential 15STAMP:NOTES:LEGENDAPPROXIMATE PROPERTY LINESLARKIN TERRACEMASTER PLANDENSITY PLAN STANDARD GRAPHIC SCALE (1" = 80')VALID WHEN PLOTTED ON 24" BY 36" MEDIA0'0"1"2"3"80'160'240'Remove from Density-Existing and proposed City streets2.9 acresDensity Calculations-All unshaded areas. 31.4 acresP.U.D. Density:31.4 acres x 15 units/acre =471 Dwelling Units AllowedRemove from Density- 4.1 acresWetlands and 50' buffer (AE data)Total P.U.D. 5.7 acresRemove from Density- 1.2 acresWetlands and 50' buffer (AE data)Total P.U.D. 5.7 acresNON-BUILDABLE WETLANDS ANDBUFFERSNON-BUILDABLE EXISTING ANDFUTURE CITY STREETS1.ASPECTS OF PLAN ARE APPROXIMATE AND DERIVED FROMAERIAL PHOTOGRAPHY.2.THE HORIZONTAL COORDINATE SYSTEM IS BASED ON NAD83VERMONT STATE PLANE 4400 (US SURVEY FEET). ELEVATIONSARE BASED ON THE NAVD88 (US SURVEY FEET).3.BOUNDARY INFORMATION FOR LARKIN PARCELS TAKEN FROM APLAN ENTITLED "BOUNDARY SURVEY-LANDS OF LARKIN-MILOTPARTNERSHIP, LLP" BY KREBS & LANSING, DATED 3/29/17.BOUNDARY INFORMATION FOR FARRELL PORTION TAKEN FROMA PLAT ENTITLED "BOUNDARY SURVEY-LOT D OF L&M PARKSUBDIVISION AND LANDS OF DAVID M. FARRELL, TRUSTEE OFTHE DAVID M. FARRELL TRUST, DATED 3/29/17. THIS PLAN IS NOTA BOUNDARY SURVEY.4.TOPOGRAPHIC INFORMATION FOR LARKIN PARCEL BY K&L ,SUMMER 2016. TOPOGRAPHY FOR FARRELL PORTION PROVIDEDIN DIGITAL FILE REFERENCED ABOVE.5.THE UNDERGROUND UTILITIES SHOWN ON THIS PLAN AREBASED ON VISIBLE UTILITIES LOCATED DURING A TOPOGRAPHICSURVEY PERFORMED BY KREBS & LANSING. UNDERGROUNDUTILITIES ARE APPROXIMATE AND NOT WARRANTED TO BEEXACT OR COMPLETE. DIG SAFE SHALL BE CONTACTED PRIORTO ANY EXCAVATION.6.UTILITIES ARE NOT WARRANTED TO BE COMPLETE ORACCURATE, CONTRACTOR SHALL CONTACT DIG SAFE BEFOREBEGINNING ANY EXCAVATION.7.THIS IS NOT A BOUNDARY SURVEY. PROPERTY LINES SHOWNON THIS PLAN ARE FROM PLANS REFERENCED ABOVE ANDTAX MAP INFORMATION PROVIDED BY THE CITY.LOCATION MAPSCALE: NTSN89899191SO. BURLINGTONNEW H A M P S H I R EMASSACHUSETTS NEWYORKCANADAVERMONTSITELAT: N44° 30' 04.3"LONG: W73° 11' 10.7"Remove from Density- 0.0 acresWetlands (AE data)Total P.U.D. 5.7 acresRemove from Density- 0.0 acresWetlands (AE data)Total P.U.D. 5.7 acresRemove from Density- 0.4 acresWetlands and 50' buffer (AE data)Total P.U.D. 5.7 acres LARKINTERRACEFayette RoadSouth Burlington, VermontISSUED FOR PERMIT REVIEWNOT FOR CONSTRUCTIONC-3.00164 Main Street, Suite 201P: (802) 878-0375Colchester, Vermont 05446www.krebsandlansing.comOWNER/APPLICANT :John Larkin, Inc.410 Shelburne RoadSouth Burlington, Vermont1185, LLC410 Shelburne RoadSouth Burlington, VermontP.U.D. INFORMATION:Address: Shelburne Road/Fayette RoadParcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015Area: 39.98 AcresZoning: Commercial1 - Residential 15STAMP:LARKIN TERRACEMASTER PLANCONTEXT PLAN STANDARD GRAPHIC SCALE (1" = 200')VALID WHEN PLOTTED ON 24" BY 36" MEDIA0'0"1"2"3"200'400'600'Lake ChamplainShelburne Road (Route 7) Shelburne Road (Route 7)Comm/Ret/IndComm/Ret/IndComm/Ret/IndResidentialComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndResidentialResidentialCommercial-AutoComm/Ret/IndComm/Ret/IndComm/Ret/IndCemetaryComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndGreen Mtn DriveMcIntosh Ave.Baldwin Ave.Comm/Ret/IndComm/Ret/IndOrchard Elementary SchoolFayette DriveMixed UseCivic SpaceResidentialCommercialReel Road CommercialResidentialComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndHolmes RoadComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndComm/Ret/IndResidential LARKINTERRACEFayette RoadSouth Burlington, VermontISSUED FOR PERMIT REVIEWNOT FOR CONSTRUCTIONC-4.00164 Main Street, Suite 201P: (802) 878-0375Colchester, Vermont 05446www.krebsandlansing.comOWNER/APPLICANT :John Larkin, Inc.410 Shelburne RoadSouth Burlington, Vermont1185, LLC410 Shelburne RoadSouth Burlington, VermontP.U.D. INFORMATION:Address: Shelburne Road/Fayette RoadParcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015Area: 39.98 AcresZoning: Commercial1 - Residential 15STAMP:LARKIN TERRACEMASTER PLANSTORMWATER and EROSIONCONTROL DETAILS2.4.5.3B.1.3A. HYD200 200HYD 200200 200 200200 200200200200200 20 0 200 200200200 200 WVWVWV WVWV WV W8"DIW WW W8"DI 8"DI8"DI8"DI W 8"DI 12"DI W6"DIW6"DI200WVSTOP 189STORMWATER POND INN R OA D CROSSINGGATE GAT E 3X3 STONE PILLAR (TYP.)WWW200WV S 160200 2 0 0 RAMP2.0%RAMP50' WETLAND BUFFER 173 172 1741 7 6 17 8 180 183 185 19219 4 172186184 18218017 8176175174173 17 9 18018118218418518 6 190195 19419319219419 3 192172 S STOP 190 185 180 175 180 185 190 170175 180 185180 1902 0 0 195 200200 200 195 190 195190180 19019 0 190185 wso 174190185180175170170170175 180 191WV STOPSTOP187190186186190191192193194195196197198198199199200197 195195195200WVWV 193 192 191190189188187WV 189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 18 7 188187189194 193 195 194 193 195 194182184181 189 18 6 188.90 188.80 hp188.90x 188.90188.80 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 1451 9 9 170 165 16017 5 160 148160 160 165 RAMP150165160 155 155 155160170S S S 0+006"PVC6"PVCS S 160 198 197 SSS S S SSS W W WREEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 RampXXXXXXXXXXXXXXXX BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER DOG PARK EXISTING POND INN ROAD BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS COMMUNITY GARDEN EXISTING MOVIE THEATRE PLAYGROUND EXISTING WETLAND BUILDING 8 24 UNITS EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARKOLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D NEIGHBORHOOD PARK EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING POCKET PARK L101 L102 L103 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER LEGEND ITEMSYMBOL 163 XX JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_100 SITE PLANS.DWGPLOT DATE: 8/18/2023 2:58 PMKEY PLAN 1"=80' EB 08.18.2023 L-100 SCALE OF FEET 80080 160 SCALE OF FEET 1 MASTER PLAN SUBMISSION 08/18/2023 HYD200200HY D200200200 200200 200200200200200 2 0 0 200 200200200 200 WVWVWVWVWV WV W8"DIWWWW8"DI8"DI8"DI8"DIW 8"DI 12"DI W6"DIW6"DI200WVSTOP 189200WV S 200 2 0 0 RAMP2.0%RAMP50' WETLAND BUFFER S STOP1902 0 0 195 200174190185180175170170191WV STOPSTOP187190186186190191192193194195196197198198199199200197 195195195200WVWV 193 192 191190189188187WV194 193 195 194 193 195 194 1 9 9 RAMPS S S 0+006"PVC6"PVCS S 198 197 SSS S S SSS W W W POOLENTRANCE TO UNDER- GROUND PARKING DROP OFF - VALET EXISTING STAND OF WHITE PINE TO REMAIN ENTRANCE TO UNDER- GROUND PARKING FIRE PIT DUMPSTERS DROP OFF - VALET BUS STOP+200 +200 BIKERACKBIKE RACK ENTRANCE TO PARKING GARAGE 194++197 +188 +186.5 +190.5 +187.5193.5+ 2 0 0 . 5+ +192 lawn lawn rain garden 5% 5%5%+200 beer garden REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD +/-179 <5% <8% +201 +/-184 17 6 1/2 RampXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER DOG PARK INN ROAD 5% BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS COMMUNITY GARDEN 10' REC PATHEXISTING MOVIE THEATRE 5%197.5++193.25188.25+ RAMP RAMP RAMP RAMP RAMP197+BIKERACK193++TW 195 +199+198 +197 +196 BIKE RACK189.5+ +201.5 171172 17 3 17 0 X PLAYGROUND 18618518418318218118017917817717617517417317218218318418517 4 17 5176 SHED +/-178 +/-179 FOOD +97+92.5+88 DROP-OFF ONE WAY 20' ONE WAY Ø75' Ø35' 191.5+ 10' R E C P A T H 5 FLOORS OVER UNDERGROUND PARKING 1ST FLOOR FFE: 201 PARKING FFE: 188 5 FLOORS OVER UNDERGROUND PARKING 1ST FLOOR FFE: 201 UNDERGROUND PARKING FFE: 189 4 FLOORS OVER ONE FLOOR OF PARKING 1ST FLOOR FFE: 201.5 PARKING FFE: 189.5 4 FLOORS, 1ST FLOOR FFE: 201.5 UNDERGROUND PARKING FFE: 189.5 5 FLOORS INCLUDING PODIUM PARKING PODIUM PARKING FFE: 189 UNDERGROUND PARKING FEE: 177 +/-189 +/-177 ENTRANCE TO UNDER- GROUND PARKING ENTRANCE TO PODIUM PARKING 2 FLOORS FITNESS 1ST FLOOR FFE: 201BIKERACK10' REC PATH+200.5 190POCKET PARK 200L101 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER RIVER CORRIDOR LEGEND ITEMSYMBOL 163 XX SCALE OF FEET 30030 60 JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_100 SITE PLANS.DWGPLOT DATE: 8/18/2023 2:58 PMSITE PLAN ENLARGEMENT - THE TERRACE 1"=30' EB 08.18.2023 L-101 1 MASTER PLAN SUBMISSION 08/18/2023 189W50' WETLAND BUFFER 190 185 180 175 18 0 185 190 170175 180 18518019019519019 0 190174190185180175170170170175180191193 192 191190189188187WV189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 1 8 7 188187189194 195 194 193 195182184181 189 18 6 188.90 188.80 hp188.90x 188. 9 0 188.8 0 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 170 165 16017 5 160 148160 160 165 150165160 15 5 15 5 155160160 S S S S SSS +188 +190.5 +187.5193.5+ lawn rain garden 5%REEL RD. (COLLECTOR STREET)+/-179 <5% <8% +/-184 17 6 1ST FLOOR FFE 162 +161 154 T R C T R C 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 T 167 1511511571 5 6 1521531541 5 5 1 5 8 159160153154155158 163 168 RAMP165 STORMWATER BUILDING 9 30 UNITS 5% BUILDING 6 52 UNITS EXISTING MOVIE THEATRE 5%BIKERACK193+ BUILDING 8 24 UNITS EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK DROP-OFF ONE WAY 20' ONE WAY Ø75' Ø35' 191.5+ BUILDING 4 47 MICRO UNITS 10' R E C P A T H F A Y E T T E R O A D 5 FLOORS INCLUDING PODIUM PARKING PODIUM PARKING FFE: 189 UNDERGROUND PARKING FEE: 177 +/-189 +/-177 4 FLOORS FIRST FLOOR FFE: 162 UNDERGROUND PARKING FEE: 152 4 FLOORS OVER UNDERGROUND PARKING FIRST FLOOR FFE: 168 UNDERGROUND PARKING FEE: 158 NEW COMMUNITY SPACE TO INCLUDE PACKAGE ROOM, BIKE PARKING, & FITNESS +/-152 +/-153 +/-158 +/-161 +/-160 ENTRANCE TO UNDER- GROUND PARKING ENTRANCE TO PODIUM PARKING BIKERACK4 FLOORS INCLUDING PODIUM PARKING PODIUM PARKING FFE: 189 FOOTPRINT: 10,230 SF 10' REC PATHEXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING 153 152 15 0149 STORMWATER L102 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER RIVER CORRIDOR LEGEND ITEMSYMBOL 163 XX SCALE OF FEET 30030 60 JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_100 SITE PLANS.DWGPLOT DATE: 8/18/2023 2:58 PMSITE PLAN ENLARGEMENT - OLDE ORCHARD PARK 1"=30' EB 08.18.2023 L-102 1 MASTER PLAN SUBMISSION 08/18/2023 173 172 1741 7 6 178 180 19 2 1 9 4 17218 6 18 4 1821801 7 8176175174173 17 9 180 18118218418518 6 190195 1941931921941 9 3 192172 18 0 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY170191 190 +189.5 189 188 188 183 182 +TW 187 TW 187+ 7 194 195 193 192 187 186 191 190 +187.5 189 188 187 +185 186183185 184 186 186 185 80'56'80'56'80'56'7174 7 19 NEW SPACES WETLAND BUFFER 42" - 10' GREEN / UTILITY STRIP EXISTING WETLAND OLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX 10' REC PATHOLDE ORCHARD PARK EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING STORMWATER L103 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER RIVER CORRIDOR LEGEND ITEMSYMBOL 163 XX SCALE OF FEET 30030 60 JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_100 SITE PLANS.DWGPLOT DATE: 8/18/2023 2:58 PMSITE PLAN ENLARGEMENT - TOWN HOMES 1"=30' EB 08.18.2023 L-103 1 MASTER PLAN SUBMISSION 08/18/2023 HYD HYD 200 200 200200 20 0 200 200200200WVWV WV WVWV WV W8"DIW WW W8"DI 8"DI8"DI8"DI W 8"DI 12"DI W6"DIW6"DIWVSTOP 189STORMWATER POND INN R OA D CROSSINGGATE GAT E 3X3 STONE PILLAR (TYP.)WWW200WV S 160200 2 0 0 RAMP2.0%RAMP50' WETLAND BUFFER 173 172 1741 7 6 17 8 180 183 185 19219 4 172186184 18218017 8176175174173 179 18018118218418518 6 190195 19419319219419 3 192172 S STOP 190 185 180 175 180 185 190 170175 180 2 0 0 195 200200 200 195 190 195190180 19019 0 190185 wso 174190185180175170170170175 180 191WV STOPSTOPWVWV WV 189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 18 7 188187189194 193 195 194 193 195 194182184181 189 18 6 188.90 188.80 hp188.90x 188.90188.80 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 1451 9 9 170 165 16017 5 148RAMP150165160 155 155 155160170S S S 0+006"PVC6"PVCS S 160 198 SSS S S SSS W W W 190185190 1 6 3 REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 RampXXXXXXXXXXXXXXXX BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS EXISTING MOVIE THEATRE EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARKOLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING 1 8 0 1 8 0 BUILDING 8 24 UNITS 200195200200 155 160 1 5 5 16515 0 190195185185190180 18517 0 1902001 9 51901 9 0190185180180 185 190 185195 160160165190 175 180185190 L201 L202 L203 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER LEGEND ITEMSYMBOL 163 XX JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_200 GRADING PLANS.DWGPLOT DATE: 9/25/2023 5:07 PMGRADING KEY PLAN 1"=80' EB 09.25.2023 L-200 SCALE OF FEET 80080 160 SCALE OF FEET 1 MASTER PLAN SUBMISSION 08/18/2023 HYD HYD 200 200 200200 20 0 200 200200200WVWV WV WVWV WV W8"DIW WW W8"DI 8"DI8"DI8"DI W 8"DI 12"DI W6"DIW6"DIWVSTOP 189STORMWATER POND INN R OA D CROSSINGGATE GAT E 3X3 STONE PILLAR (TYP.)WWW200WV S 160200 2 0 0 RAMP2.0%RAMP50' WETLAND BUFFER 173 172 1741 7 6 17 8 180 183 185 19219 4 172186184 18218017 8176175174173 179 18018118218418518 6 190195 19419319219419 3 192172 S STOP 190 185 180 175 180 185 190 170175 180 2 0 0 195 200200 200 195 190 195190180 19019 0 190185 wso 174190185180175170170170175 180 191WV STOPSTOPWVWV WV 189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 18 7 188187189194 193 195 194 193 195 194182184181 189 18 6 188.90 188.80 hp188.90x 188.90188.80 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 1451 9 9 170 165 16017 5 148RAMP150165160 155 155 155160170S S S 0+006"PVC6"PVCS S 160 198 SSS S S SSS W W W 190185190 1 6 3 REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 RampXXXXXXXXXXXXXXXX BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS EXISTING MOVIE THEATRE EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARKOLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING 1 8 0 1 8 0 BUILDING 8 24 UNITS 200195200200 155 160 1 5 5 16515 0 190195185185190180 18517 0 1902001 9 51901 9 0190185180180 185 190 185195 160160165190 175 180185190 L201 L202 L203 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER LEGEND ITEMSYMBOL 163 XX JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_200 GRADING PLANS.DWGPLOT DATE: 9/25/2023 5:07 PMGRADING KEY PLAN 1"=80' EB 09.25.2023 L-200 SCALE OF FEET 80080 160 SCALE OF FEET 1 MASTER PLAN SUBMISSION 08/18/2023 1 7 2 1 73 174 171 18117917817717617417317218218318417617 7 188192194196198HYDHY D200 200 200 2002 0 0 200 200200200WVWV WVWVWV WV W8"DIWWWW8"DI8"DI8"DI8"DIW 8"DI 12"DI W6"DIW6"DIWVSTOP 189200WV S 200 2 0 0 RAMP2.0%RAMP50' WETLAND BUFFER S STOP 2 0 0 195 200174190185180175170170191WV STOPSTOPWVWVWV194 193 195 194 193 195 194 1 9 9 RAMPS S S 0+006"PVC6"PVCS S 198 SSS S S SSS W W W +200 +200194++197 +190.5 +187.5193.5+ 2 0 0 . 5+ +192 5% 5 %5%REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD +201.8 1/2 RampXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS EXISTING MOVIE THEATRE 5%197.5++193.25188.25+ +TW 195 189.5+ +201.5 175EXISTING FAST FOOD +97+92.5+87 191.5+ 177+/- +200.5 183184186187186187188186187+186.5186 188+188.25 1 8 8 191192193194195196197198199189188188182183184187177 18 1 178 179 189188187186184183182177 +193 1781 79 180 1 8 1 1 82 183 177 17 9 17 6 1 8 0 1 81 1 8 2 1 78 187188189191+187 1971 9 6 19 4193192191+TW 192.5 +TW 194.5 +TW 196.5 199201 189191193197+201187188191189 188191192 193 189192193192 193199198200197196195200 +201 198197+ 201 199199 198 199200199199 20018918 8 189 190193BW 194+196197198199200201190195185185190180 185170 1902001 9 51901 9 0190 190 175 180185L201 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER RIVER CORRIDOR LEGEND ITEMSYMBOL 163 XX SCALE OF FEET 30030 60 JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_200 GRADING PLANS.DWGPLOT DATE: 9/25/2023 5:07 PMGRADING PLAN ENLARGEMENT - THE TERRACE 1"=30' EB 09.25.2023 L-201 1 MASTER PLAN SUBMISSION 08/18/2023 154 T R C T R C 156 157 158 159162 T 167151151 1 5 6 15215315415 8 159160 153154155RAMP153 152 14 9 1 5 715 6 189W50' WETLAND BUFFER 190 185 180 175 18 0 185 190 170175 180 19519019 0 190174190185180175170170170175180191WV189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 1 8 7 188187189194 195 194 193 195182184181 189 18 6 188.90 188.80 hp188.90x 188. 9 0 188.8 0 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 170 165 16017 5 148150165160 15 5 15 5 155160160 S S S S SSS 1 6 3 +190.5 +187.55 %REEL RD. (COLLECTOR STREET)158 163 168 BUILDING 9 30 UNITS BUILDING 6 52 UNITS EXISTING MOVIE THEATRE 5%EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK 191.5+ BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D 177+/- +/-152 +/-153 +/-161 EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDINGEXISTING 24 UNIT BUILDING 15215114 9 177 18 1 178 179 189188187186184183182177 +193 187188189191193192191+TW 192.5 +TW 194.5 187188191 189 188191192 193 189192193189188187186184183183182181179 162 161 161161161160161 160 192193158159158161159161163167 166166168169168 BUILDING 8 24 UNITS 18 8 189 190193BW 194+ 155 160 1 5 5 16515 0 180 1851901901 9 0190185180160160165 190 L202 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER RIVER CORRIDOR LEGEND ITEMSYMBOL 163 XX SCALE OF FEET 30030 60 JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_200 GRADING PLANS.DWGPLOT DATE: 9/25/2023 5:07 PMGRADING PLAN ENLARGEMENT - OLDE ORCHARD PARK 1"=30' EB 09.25.2023 L-202 1 MASTER PLAN SUBMISSION 08/18/2023 174173 172 1741 7 6 178 180 19 2 1 9 4 17218 6 18 4 1821801 7 8176175174173 17 9 180 18118218418518 6 190195 1941931921941 9 3 192172 18 0 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY170190185190+TW 187 TW 187+ 7 +187.5 7 7 OLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX OLDE ORCHARD PARK EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING 173179181 182 183 184 186 187 188 189 191 186184183182187 188 189 191 192 194 193 180 185 190 185195 190 L203 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER RIVER CORRIDOR LEGEND ITEMSYMBOL 163 XX SCALE OF FEET 30030 60 JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_200 GRADING PLANS.DWGPLOT DATE: 9/25/2023 5:07 PMGRADING PLAN ENLARGEMENT - TOWN HOMES 1"=30' EB 09.25.2023 L-203 1 MASTER PLAN SUBMISSION 08/18/2023 1 7 2 1 73 174 171 18117917817717617417317218218318417617 7 188192194196198HYDHY D200 200 200 2002 0 0 200 200200200WVWV WVWVWV WV W8"DIWWWW8"DI8"DI8"DI8"DIW 8"DI 12"DI W6"DIW6"DIWVSTOP 189200WV S 200 2 0 0 RAMP2.0%RAMP50' WETLAND BUFFER S STOP 2 0 0 195 200174190185180175170170191WV STOPSTOPWVWVWV194 193 195 194 193 195 194 1 9 9 RAMPS S S 0+006"PVC6"PVCS S 198 SSS S S SSS W W W +200 +200194++197 +190.5 +187.5193.5+ 2 0 0 . 5+ +192 5% 5 %5%REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD +201.8 1/2 RampXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS EXISTING MOVIE THEATRE 5%197.5++193.25188.25+ +TW 195 189.5+ +201.5 175EXISTING FAST FOOD +97+92.5+87 191.5+ 177+/- +200.5 183184186187186187188186187+186.5186 188+188.25 1 8 8 191192193194195196197198199189188188182183184187177 18 1 178 179 189188187186184183182177 +193 1781 79 180 1 8 1 1 82 183 177 17 9 17 6 1 8 0 1 81 1 8 2 1 78 187188189191+187 1971 9 6 19 4193192191+TW 192.5 +TW 194.5 +TW 196.5 199201 189191193197+201187188191189 188191192 193 189192193192 193199198200197196195200 +201 198197+ 201 199199 198 199200199199 20018918 8 189 190193BW 194+196197198199200201190195185185190180 185170 1902001 9 51901 9 0190 190 175 180185L201 EXISTING LIGHT PROPOSED LIGHT EXISTING CONTOUR PROPOSED CONTOUR EXISTING WOOD EDGE PROPOSED WOOD EDGE EXISTING TREE TO REMAIN PROPOSED TREE PROPOSED REC PATH SPECIAL PAVING PROPOSED 42" FENCE PROPERTY LINE EASEMENT WETLAND WETLAND BUFFER RIVER CORRIDOR LEGEND ITEMSYMBOL 163 XX SCALE OF FEET 30030 60 JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_200 GRADING PLANS.DWGPLOT DATE: 9/25/2023 5:07 PMGRADING PLAN ENLARGEMENT - THE TERRACE 1"=30' EB 09.25.2023 L-201 1 MASTER PLAN SUBMISSION 08/18/2023 HYD200 200HYD 200200 200 200200 200200200200200 20 0 200 200200200 200 WVWVWV WVWV WV W8"DIW WW W8"DI 8"DI8"DI8"DI W 8"DI 12"DI W6"DIW6"DI200WVSTOP 189INN R OA D CROSSINGGATE GAT E 3X3 STONE PILLAR (TYP.)200WV S 160200 2 0 0 RAMP2.0%RAMP50' WETLAND BUFFER S STOP 190 185 180 175 180 185 190 170175 180 185180 1902 0 0 195 200200 200 195 190 195190180 19019 0 190185 174190185180175170170170175 180 191STOPSTOP187190186186190191192193194195196197198198199199200197 195195195200193 192 191190189188187189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 18 7 188187189194 193 195 194 193 195 194182184181 189 18 6 188.90 188.80 hp188.90x 188.90188.80 x189.00hp 189 1 9 9 RAMP S S S SMH3Rim 200.90Inv In 196.15 (6"N)Inv In 196.15 (6"E)Inv Out 196.05 (8"W) SMH4Rim 200.10Inv In 191.11 (8"S)Inv Out 191.01 (8"N) SMH2Rim 201.35Inv In 195.70 (8"E)Inv Out 195.60 (8"N)0+008" Stub @ 0.0210Inv 192.24 6"PVC6"PVCS 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 198 197 SSS S S SSS W W WREEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 RampXXXXXXXXXXXXXXXX BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER DOG PARK EXISTING POND INN ROAD BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS COMMUNITY GARDEN EXISTING MOVIE THEATRE PLAYGROUND EXISTING WETLAND BUILDING 8 24 UNITS EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARKOLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D NEIGHBORHOOD PARK EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING POCKET PARK PHASE 2 PHASE 1 PHASE 4 PHASE 3 PHASE 2 SCALE OF FEET 80080 160 SCALE OF FEET JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_EX1-PHASING.DWGPLOT DATE: 8/18/2023 2:56 PMPHASING (PROPOSED BUILD-OUT) 1"=80' EB 08.18.2023 L-EX1 1 MASTER PLAN SUBMISSION 08/18/2023 200 200200200 200 200 200 200200200200200 20 0 200 200200 200 200 200STOP 189STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.)200S 160200 20 0 RAMP 2.0%RAMP50' WETLAND BUFFER 173 172 174176178180 183 185 1921 9 4 172 18 6 18 4 1821801 7 8176175174173 17 9 180 1811821841851 8 6 190195 1941931921941 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 185180 19020 0 195 200200 200 195 190 195190180 19019 0 190185 174190185180175170170170175180191STOPSTOP187190186186190191192193194195196197198198199199200197 195195195200193 192 191190189188187189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194182184181 189 18 6 188.90 188.80 hp188.90x 188.90188.80 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 1451 9 9 170 165 1601 7 5 160 148160 160 165 RAMP150165160 15 5 15 5 155160170 S S S SMH3Rim 200.90Inv In 196.15 (6"N)Inv In 196.15 (6"E)Inv Out 196.05 (8"W) SMH4Rim 200.10Inv In 191.11 (8"S)Inv Out 191.01 (8"N) SMH2Rim 201.35Inv In 195.70 (8"E)Inv Out 195.60 (8"N)0+008" Stub @ 0.0210Inv 192.24 6"PVC6"PVCS 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 198 197REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 RampXXXXXXXXXXXXXXXX BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER DOG PARK EXISTING POND INN ROAD BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS COMMUNITY GARDEN EXISTING MOVIE THEATRE PLAYGROUND EXISTING WETLAND BUILDING 8 24 UNITS EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARKOLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX BUILDING 4 47 MICRO UNITS F A Y E T T E ROAD NEIGHBORHOOD PARK EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING POCKET PARK * * * * * * * * * * * * * BUS * * * EXISTING PEDESTRIAN WALKWAY PROPOSED PEDESTRIAN WALKWAY PROPOSED CROSSWALK PROPOSED BUILDING ENTRANCE BUS SHELTER PROPOSED 10' REC PATH EXISTING BIKE RACK PROPOSED BIKE RACK LEGEND ITEMSYMBOL * * * BUS SCALE OF FEET 80080 160 SCALE OF FEET JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_EX2-BIKE AND PEDESTRIAN CONNECTIVITY.DWGPLOT DATE: 8/18/2023 2:56 PMBIKE AND PEDESTRIAN CONNECTIVITY 1"=80' EB 08.18.2023 L-EX2 1 MASTER PLAN SUBMISSION 08/18/2023 200 200200200 200 200 200 200200200200200 20 0 200 200200 200 200 200STOP 189STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.)200S 160200 20 0 RAMP 2.0%RAMP50' WETLAND BUFFER 173 172 174176178180 183 185 1921 9 4 172 18 6 18 4 1821801 7 8176175174173 17 9 180 1811821841851 8 6 190195 1941931921941 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 185180 19020 0 195 200200 200 195 190 195190180 19019 0 190185 174190185180175170170170175180191STOPSTOP187190186186190191192193194195196197198198199199200197 195195195200193 192 191190189188187189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194182184181 189 18 6 188.90 188.80 hp188.90x 188.90188.80 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 1451 9 9 170 165 1601 7 5 160 148160 160 165 RAMP150165160 15 5 15 5 155160170 S S S SMH3Rim 200.90Inv In 196.15 (6"N)Inv In 196.15 (6"E)Inv Out 196.05 (8"W) SMH4Rim 200.10Inv In 191.11 (8"S)Inv Out 191.01 (8"N) SMH2Rim 201.35Inv In 195.70 (8"E)Inv Out 195.60 (8"N)0+008" Stub @ 0.0210Inv 192.24 6"PVC6"PVCS 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 198 197REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 RampXXXXXXXXXXXXXXXX BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER DOG PARK EXISTING POND INN ROAD BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS COMMUNITY GARDEN EXISTING MOVIE THEATRE PLAYGROUND EXISTING WETLAND BUILDING 8 24 UNITS EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARKOLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX BUILDING 4 47 MICRO UNITS F A Y E T T E ROAD NEIGHBORHOOD PARK EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING POCKET PARK 3.42 ACRE / 149,000 SF NEIGHBORHOOD PARK ·4 PARKING SPACES ·45,000 SF STORMWATER (30%) ·15,000 SF DOG PARK ·89,000 SF UNSTRUCTURED GREENSPACE .62 ACRE / 27,200 SF AMENITY AREA ·6 PARKING SPACES ·5,000 SF COMMUNITY GARDEN ·2,000 SF PLAYGROUND 6,000 SF SUN TERRACE 6.000 SF POCKET PLAZA WITH RESTAURANT SEATING 12,000 SF POCKET PARK 19,000 SF PRIVATE YARD SCALE OF FEET 80080 160 SCALE OF FEET JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_EX3-CIVIC AND AMENITY SPACE.DWGPLOT DATE: 8/18/2023 2:56 PMCIVIC AND AMENITY SPACE 1"=80' EB 08.17.2023 L-EX3 1 MASTER PLAN SUBMISSION 08/18/2023 200 200200200 200 200 200 200200200200200 20 0 200 200200 200 200 200STOP 189STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.)200S 160200 20 0 RAMP 2.0%RAMP50' WETLAND BUFFER 173 172 174176178180 183 185 1921 9 4 172 18 6 18 4 1821801 7 8176175174173 17 9 180 1811821841851 8 6 190195 1941931921941 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 185180 19020 0 195 200200 200 195 190 195190180 19019 0 190185 174190185180175170170170175180191STOPSTOP187190186186190191192193194195196197198198199199200197 195195195200193 192 191190189188187189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194182184181 189 18 6 188.90 188.80 hp188.90x 188.90188.80 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 1451 9 9 170 165 1601 7 5 160 148160 160 165 RAMP150165160 15 5 15 5 155160170 S S S SMH3Rim 200.90Inv In 196.15 (6"N)Inv In 196.15 (6"E)Inv Out 196.05 (8"W) SMH4Rim 200.10Inv In 191.11 (8"S)Inv Out 191.01 (8"N) SMH2Rim 201.35Inv In 195.70 (8"E)Inv Out 195.60 (8"N)0+008" Stub @ 0.0210Inv 192.24 6"PVC6"PVCS 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 198 197REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 RampXXXXXXXXXXXXXXXX BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER DOG PARK EXISTING POND INN ROAD BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS COMMUNITY GARDEN EXISTING MOVIE THEATRE PLAYGROUND EXISTING WETLAND BUILDING 8 24 UNITS EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARKOLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX BUILDING 4 47 MICRO UNITS F A Y E T T E ROAD NEIGHBORHOOD PARK EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING POCKET PARK LEGEND ITEMSYMBOL EXISTING PEDESTRIAN FIXTURE PROPOSED PEDESTRIAN FIXTURE EXISTING ROADWAY FIXTURE PROPOSED ROADWAY FIXTURE PROPOSED ROADWAY FIXTURE PROPOSED PEDESTRIAN FIXTURE #DESCRIPTION 1 00.00.0000 SCALE OF FEET 80080 160 SCALE OF FEET JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_EX4-LIGHTING.DWGPLOT DATE: 8/18/2023 2:56 PMLIGHTING 1"=80' EB 08.15.2023 L-EX4 HEIGHT OF LIGHT SOURCE: ~15' ABOVE GRADE HEIGHT OF LIGHT SOURCE: ~15' ABOVE GRADE 200 200200200 200 200 200 200200200200200 20 0 200 200200 200 200 200STOP 189STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.)200S 160200 20 0 RAMP 2.0%RAMP50' WETLAND BUFFER 173 172 174176178180 183 185 1921 9 4 172 18 6 18 4 1821801 7 8176175174173 17 9 180 1811821841851 8 6 190195 1941931921941 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 185180 19020 0 195 200200 200 195 190 195190180 19019 0 190185 174190185180175170170170175180191STOPSTOP187190186186190191192193194195196197198198199199200197 195195195200193 192 191190189188187189188187 19018 8 189 190191 18718 6185 188188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194182184181 189 18 6 188.90 188.80 hp188.90x 188.90188.80 x189.00hp 189 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 170169165 155150 155 1451 9 9 170 165 1601 7 5 160 148160 160 165 RAMP150165160 15 5 15 5 155160170 S S S SMH3Rim 200.90Inv In 196.15 (6"N)Inv In 196.15 (6"E)Inv Out 196.05 (8"W) SMH4Rim 200.10Inv In 191.11 (8"S)Inv Out 191.01 (8"N) SMH2Rim 201.35Inv In 195.70 (8"E)Inv Out 195.60 (8"N)0+008" Stub @ 0.0210Inv 192.24 6"PVC6"PVCS 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 198 197REEL RD. (COLLECTOR STREET)LARKIN TERRACE (PRIVATE)SHELBURNE RD.SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 RampXXXXXXXXXXXXXXXX BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER DOG PARK EXISTING POND INN ROAD BUILDING 2 110 HOTEL ROOMS + RESTAURANT 88,605 SF TOTAL COMMERCIAL BUIDLING 7 80 UNITS BUILDING 3 48 UNITS + RESTAURANT 3,500 SF TOTAL COMMERCIAL BUILDING 6 52 UNITS COMMUNITY GARDEN EXISTING MOVIE THEATRE PLAYGROUND EXISTING WETLAND BUILDING 8 24 UNITS EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARKOLDE ORCHARD PARKFAYETTE ROADBUILDING 5A DUPLEX BUILDING 5B DUPLEX BUILDING 5C DUPLEX BUILDING 4 47 MICRO UNITS F A Y E T T E ROAD NEIGHBORHOOD PARK EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING EXISTING 24 UNIT BUILDING POCKET PARK 12 9 STAIR 13 17 8 2 ELEV / STAIR MECH 4 9 11 STAIRMECH 8 TRASH LOBBY / RESIDENTIAL SUPPORT SPACE STORAGE / MECH POOL ABOVERAMP ELEV STAIR VALET STORAGE / TRASH 1712 10 15 STAIR STAIR ELEV 40 SPACES EACH LEVEL, 80 TOTAL 32 SPACES 48 SPACES + 6 VALET = 54 TOTAL EXCLUDED FROM RESIDENTIAL COUNTS 54 EXISTING SPACES 31 SPACES 10 23 17 22 32 9 6 7 13 11 7 5 15 6 EXISTING SHARED USE LOT 44 SPACES 956 5 12 4 4 4 2 2 4 6 32 18 18 MECH ELEV / STAIR 14 7 STAIR 13 7 7 12 8 68 SPACES 24 EXISTING SPACES 24 EXISTING SPACES 20 SPACES 24 EXISTING SPACES 24 EXISTING SPACES 24 EXISTING SPACES 24 SPACES 4 SPACES 4 SPACES 4 SPACES 24 EXISTING SPACES 24 EXISTING SPACES 7 UTIL 72 EXISTING SPACES EXISTING SHARED USE LOT128 SPACES EXISING SHARES USE LOT 23SPACES NET 51 NEW SURFACE SPACES 201 EXISTING SURFACE SPACES 1 MASTER PLAN SUBMISSION 08/18/2023 SCALE OF FEET 80080 160 SCALE OF FEET JOB NO. SCALE: DRAWN BY: DATE: NO.DESCRIPTION DATE LARKIN TERRACE SOUTH BURLINGTON, VT 747 © WHLA ALL RIGHTS RESERVED 2023 VT 802.864.0010 wagnerhodgson.comNY518.567.1791 WHLA WAGNER HODGSON LANDSCAPE ARCHITECTURE FILE PATH: U:\747 LARKIN MASTER PLAN\WHLA\CAD\SHEETS\PERMIT EXHIBITS\L_EX5-USE AND PARKING.DWGPLOT DATE: 8/18/2023 2:56 PMPARKING 1"=80' EB 08.18.2023 L-EX5 LARKIN TERRACE | MASTER PLAN ARCHITECTURAL CHARACTER EXISTING MIXED USE BUILDING EXISTING OLDE ORCHARD PARK BUILDINGS PHASE 2-4 PROPOSED MULTI-FAMILY & MIXED USE CHARACTER PHASE 1 - PROPOSED HOTEL CHARACTER SCALE: 3/16” = 1’ OCTOBER 2, 2023LARKIN TERRACE | MASTER PLAN ILLUSTRATIVE STREET SECTIONS 10/2/2023units557,384 273,000 137,200 154,000 137,3001,258,884 square feet13 6.3 3.1 3.5 3.2 28.9 acresCommercial 22% 29% 0% 0% 0% 22%Residential67% 22% 0% 100% 100% 22%Mixed Use11% 0% 84% 0% 0% 17%Open Space0% 49% 16% 0% 0% 13%Multi-family Res16.4 12.8 16.5 15.3 11.8Mixed Use Res/comm4.7 0.0 15.2 0.0 0.0Duplex Townhomes0 0.0 0.0 0.0 1.9Multi-family Res15% 15% 15% 15% n/a 15%Mixed Use Res/commn/a n/a 15% n/a n/a 15%Duplex Townhomesn/a n/.a n/a n/a 10% 10%required percentage10% 10% 10% 10% 10% 10% percentagerequired civic space55,738 27,300 13,720 15,400 13,730 125,888 square feetHoteln/a 80000Restaurantn/a 100 18 0 0Multi-family Apartmentsn/a 68865042Duplex Townhomesn/a 0006Residential6,265 8,100 2,850 0 0 17,215Commercial 9,450 19,440 24,300 13,095 7,965 74,250building impervious228,060non-building impervious131,490building impervious13.1%non-building impervious7.6%FULL BUILD-OUTBuildable areaBUILDOUT ANALYSIS & BUDGET19PHASE 1EXISTING PEAK TRIP GENERATION (PM)WATER DEMANDPHASE 4PHASE 3PHASE 2CIVIC SPACEEFFECTIVE DEVELOPMENT DENSITYTO BE PROVIDED IN FUTURE SUBMISSIONSPercentage450AFFORDABLE HOUSINGLAND USEPercentagepeak tripsIMPERVIOUSGallons Per Daysquare feetPercentageUnits / Acre Management Plan Ownership and Control. The owners of the properties located within the PUD are as follows: Owner Use Address Parcel Olde Orchard Realty Partnership, LP seven apartment buildings 1-7 Olde Orchard Park 1 Larkin Milot Partnership, LLP Palace 9 Theater 17 Reel Road E unimproved C John Larkin, LLC Zen Garden et al. 57 Fayette Drive C MacDonald’s 1125 Shelburne Road C 1185, LLC mixed use building 1185 Shelburne Road D 1195 Shelburne Road, LLC unimproved 1195 Shelburne Road A, B Management Structure. Larkin Family Partnership will be responsible for project development; it has designated Joseph Larkin as the individual responsible for the financing, permitting, construction and completion of development. All of the properties in the PUD will be subjected to a Declaration of Covenants and Restrictions and each will be mandatory members of the Fayette Community Association, Inc., a nonprofit corporation to be formed under Vermont law pursuant to 27A V.S.A. (the Vermont Common Interest Ownership Act). Each of the owners of the individual properties in the PUD will be responsible for management, operation and maintenance of their own properties; the Association will be responsible for management, operation and maintenance of community facilities. Some community facilities are or will be located on individual parcels; nonetheless, the Association will Association will be responsible for management, operation and maintenance. Utilities. The owner of each property will be responsible for arranging and paying for water and sanitary utility services. The Association will be responsible for paying for stormwater service; the owners will be charged based on their proportionate share of impervious surface. All the streets, sidewalks and pipes, wires, etc. therein are or will be municipal streets. Until a street is accepted as a public street, (a) If the street is located solely within a property, the owner of the property will be responsible for its maintenance (including snow plowing); (b) If the street is located outside the boundaries of a property, the Association will be responsible for its maintenance (including snow plowing) and it will charge the benefitted lot owners according to proportional square footage; and (c) The person responsible for the street will be responsible for associated utilities. 16833\000