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HomeMy WebLinkAboutAgenda 06_MP-23-01_1185 1195 Shelburne Rd_John Larkin Inc_MP 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: #MP-23-01; 10 Mansfield View Lane DATE: February 6, 2024 Development Review Board meeting PROJECT DESCRIPTION Continued master plan application #MP-23-01 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 began review of this application on January 17, 2024. The Board continued the hearing to February 6 to complete its review of the Staff Report, as the Board has not yet reviewed Staff Comments 28 through 34. Staff has included updates in this memo that address issues raised at the January 17th meeting. All updates included in this memo are flagged with a bolded header identifying which comment from the January 17th staff report the update is in reference to. 1. Staff recommends the Board begin the continued hearing by reviewing the items in this memo before reviewing the remainder of the January 17th staff report. Regarding Comments #3 & #4: At the January 17th meeting, members of the Board indicated that they were not comfortable with waiving the preliminary plat application requirement for any proposed subdivision of land required as part of this Master Plan. The applicant had indicated that they were not proposing to subdivide the Master Plan area any further, but Staff had noted that the LDRs require all principal buildings to be on their own lots and had suggested that this requirement may necessitate further subdivision of land to accommodate a few of the proposed development phases. The applicant has provided Sheet SK-1.00, demonstrating proposed property lines for the Master Plan area. Staff notes that all proposed lots appear to exceed the minimum lot size in this Zoning District of 40,000 square feet (0.918 acres) – as such, no minimum lot size waiver appears to be necessary at the Master Plan level. Staff also considers nearly all of the proposed lots to all be of an appropriate shape and orientation, but notes that the proposed lot that will contain Building #4 (the micro-units) has a bend at the southern end of the eastern lot line, which appears to conflict with subdivision standard 15.A.16.C(9) requiring lots to be generally rectangular with side lot lines that are perpendicular to the street. 2 2. Staff recommends the Board review the conceptual subdivision plan, identify whether the lot line identified above meets the standard of 15.A.16.C(9), and either confirm or amend its previous indication that preliminary plat will not be waived for proposed subdivision of land. Regarding Comment #8: At the January 17th meeting, the applicant had requested that the Board waive internal side setbacks all the way down to 0 feet, with the intention of securing approval to construct all features of the proposed pocket park between Building 3 & Building 7 as planned while still complying with all setback requirements. Staff researched whether the Board had the authority to waive the side setback for principal or accessory structures down to 0 feet and found nothing in the LDRs that prohibited the granting of this waiver. However, in the research process, Staff discovered that the Master Plan process does not include the option to waive dimensional standards, including side setback standards and the other setback and coverage standards discussed at the 1/17 hearing. Staff considers the Board may provide feedback on the requested waivers but that they may not go farther at this stage of review – any waivers will have to be granted as part of subsequent subdivision or site plan applications. As such, Staff considers that the Board and applicant may discuss the details of this side setback request, even though it cannot be granted until a later stage of review, if both parties feel that would be beneficial at this time. For the purposes of informing that discussion, Staff considers that the LDRs already exempt “ramps for the disabled” from setback requirements, and already allow allows the setback for “retaining walls” to be waived down to 0 feet in conjunction with a Conditional Use application. Regarding Comment #13: At the January 17th meeting, the Board had requested that the applicant identify all “Very Steep Slopes” on the property, as required by the LDRs. The applicant has provided updated versions of both Sheet C- 2.00 and Sheet C-2.01 identifying the portions of the Master Plan area impacted by the presence of Very Steep Slopes. Notably, Sheet C-2.01 shows that the presence of the Very Steep Slopes (classified by the LDRs as an Environmental Hazard) reduces the developable area of the Master Plan area by 1.9 acres, decreasing the allowable base density of the entire PUD from 471 units to 442 units. Staff considers that this change does not impact the approvability of the proposed Master Plan, as the applicant’s previous housing unit estimate far exceeded the allowable base density– the applicant was intending and still intends to make up that difference through the provision of inclusionary units and/or the application of TDRs to the proposed development. Regarding Comments #17 & #24: At the January 17th meeting, the Board had requested that the applicant provide calculations demonstrating that the existing/proposed blocks meet City standards regarding size and dimensions. The applicant included those calculations on Sheet SK-1.00 and successfully demonstrated that the block formed by Reel Road, Slip Road, Shelburne Road, and Fayette Road meets all such standards. Regarding Comments #18 & #19: The applicant also has updated the Summary Statistics table to classify the proposed ‘Neighborhood Park’ as ‘Buildable Area’, and has updated the Buildout Budget to identify the cumulative number of PM Peak Hour Vehicle Trip Ends for the entire Master Plan at full build-out. Regarding Comment #26: Finally, the Board and applicant had discussed appropriate minimum and maximum building height requirements for this project. The applicant had proposed that all new buildings in Phase 1 and 2 of the development be between 44 and 76 feet – the Board had reacted favorably to that proposal but had 3 requested the height & elevations of the existing building on the corner of Shelburne Road and Fayette Road prior to closing the hearing. In response to that request, the applicant provided Sheet A202, which identifies the elevations of the existing 4-story building as being just under 44’6” from pre-construction grade to the top of the roof deck, and just more than 62’8” from pre-construction grade to the top of the tower roof. The applicant also provided a sheet entitled ‘Building Height Master Plan Section’ – this sheet shows approximate elevations for the various buildings proposed in Phases 1 and 2 of the proposed development and demonstrates the relationship that the proposed buildings will have with the existing building, taking into account the grade change on the site as it runs from east to west. 3. Given this information, Staff recommends the Board discuss whether they find the applicant’s proposal to constitute an appropriate range of building heights for Phases 1 & 2 of this project and include that range of heights as part of this Master Plan approval. 4. Staff further recommends the Board ask the applicant to describe the anticipated heights for the remaining phases of the development and consider whether a range be included in the master plan approval for those phases. Staff emphasizes that it may not be desirable to permit future phases to consist entirely of one- story buildings. 5. Finally, Staff recommends the Board and applicant review the list of items that are proposed to be vested as part of this Master Plan approval. That list is located on page 8 of the January 17th Staff Report, under Section 15.B.06.C(1), associated with Staff Comment #7. Staff recommends the Board and applicant engage in a conversation about specifically which elements of the existing LDRs are being vested as part of this Master Plan approval, and discuss the impact of that vesting on the form and design of the propsoed development. The applicant may request that certain items be added to or removed from that list at this time, and the Board may discuss those requests amongst themselves and with the applicant. RECOMMENDATION Staff recommends that the Board work with the applicant to address the issues identified herein and in the accompanying Staff Report. January 24, 2024 Marty Gillies City of South Burlington Planning and Zoning 180 Market St, South Burlington, VT 05403 Dear Marty Gillies, Thank you for your guidance throughout this process, we look forward to the developing this project with you further. OVERALL SITE 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. See the Illustrative Site Plan and Section as well as the Site plan enlargements L-100-103 for more detail. CHANGES MADE SINCE SKETCH PLAN One additional duplex has been added to Phase 4, a shared garden is proposed to promote community amongst these 8 units. Changes to the neighborhood park are proposed which expand the dog park, take better advantage of the sloping site, existing pond, stormwater feature, and improve pedestrian connectivity between each of these features. The playground moved from the neighborhood park to the Olde Orchard Park Apartments which helps maintains the neighborhood park as a more passive recreation space. DENSITY The development is 39.98 acres with 5.7 acres of hazard area, and 6.0 acres of Level 2 resources, leaving 28.3 acres of remaining buildable area (See C-2.00 for more details). There are 270 existing residential units within the development, and we are proposing 289 additional units for a total of 559 residential units. Up to 600 units are allowed based on 1 unit per 2,900 SF density, however only 442 dwelling units are possible given hazards on site. The remaining density will be achieved using TDRs or density bonuses when needed. 110 hotel rooms and two additional restaurants are proposed for a total of 92,105 SF of proposed gross floor area of commercial space. INCLUSION The development will comply fully with the affordable housing program in South Burlington. This will be implemented on a phase-by-phase basis. PHASING Our development includes four phases which are designed to ensure adequate civic and amenity space as well as space for stormwater infrastructure are provided within each phase, or that infrastructure is included to connect proposed development to existing civic and amenity space. See sheet L-EX1 for more details. BIKE & PEDESTRIAN CONNECTIVITY A network of pedestrian walkways will provide an accessible route from the existing bus stop on 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. Long-term and Short-term bike parking is provided at every proposed building, additional short-term bike parking will VT 802. 864. 0010 NY 518. 567. 1791 LANDSCAPE ARCHITECTUREVT 802. 864. 0010 NY 518. 567. 1791 www.wagnerhodgson.com also be provided at the neighborhood park. See exhibit L-EX 2 for more detail. CIVIC AND AMENITY SPACE The development preserves a large existing open space which includes a high ecological value natural area with an existing pond and large conifers. Minimal interventions such as a sculpture, a pond overlook with benches, plantings and walking paths, are added to the western portion of this space to facilitate passive recreation. The eastern portion, which includes more social spaces including a 20,000 SF dog park, a terrace with seating and adirondack views, and a picnic area that overlooks the stormwater pond. This neighborhood park and associated amenities will be open to the community. Other site amenities will be distributed through the development. See sheet L-EX3 for more details. LIGHTING Proposed streetlights will match the existing lights installed along Fayette Road as part of building one and will be designed to provide uniform lighting along the road, sidewalks, and rec path. These streetlights extend along all of Fayette and Reel Road. The pedestrian lighting will also match those from building one for continuity. See Exhibit L-EX4 for more detail. TRAFFIC, PARKING, AND TRANSPORTATION 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 ±973 PM peak hour vehicle trips (VTEs). This includes both existing and proposed uses. A full traffic study will be performed at every phase. The development includes the creation of three roads (Reel Road, Slip Road, and Larkin Terrace), all of which will be classified as Collector Streets. Reel Road, which is ±560’ in length, will be designed to public road standards with a 60’ planned right of way. However, we understand it will not be maintained by the city until it connects to another public road to the south (or proper turn-around is provided). Total existing and proposed ROW area is 2.9 acres including Reel Road. Larkin Terrace is ±480 feet long and Slip Road is ±510 feet long. Also included is a VTRANS approved right turn from Slip Road onto Shelburne Road, this is for an exit only egress. Continued coordination with VTRANS will occur at every phase of the project. This coordination will also be required as part of the State process with Act 250. We utilize a combination of structured parking and parking along private roads proximate to each building, as well as shared use of existing commercial lots to achieve the required parking. While some of the shared parking spaces require crossing Fayette Road to access, the vast majority of the required parking can be accomodated without the needing to cross a public street. Future traffic studies will assess the best location, quantity, and design of pedestrian crossings. For now, two conceptual crossings are shown. See exhibit L-EX5a and L-EX5b for more details. We will plan for EV charging stations to be proximate to every building, and within building parking garages if and where allowable by fire code. Initial chargers will be installed based on market demand and in accordance with the Residential Building Energy Standards. Additional conduit will be installed to allow for future expansion. Based on current requirements we plan to provide four EV spaces proximate to each new building with 10 or more units. More information including location of chargers and extents of conduit for future expansion will be provided on a phase by phase basis. IMPERVIOUS SURFACE, STORMWATER & NATURAL RESOURCE PROTECTION This plan strives for dense infill development and reuse of existing infrastructure which helps to minimize added impervious surface. The increase in impervious cover will require changes to the existing stormwater infrastructure as well as a state stormwater permit. One stormwater feature was constructed with building 1. We have identified some additional areas where stormwater infrastructure could be placed, See the Illustrative Site Plan as well as the Site plans L-100-103 for more detail. Stormwater needs will be calculated at each phase and features will be sized as needed to meet state and local permit requirements. Page 2 January 24, 2024 Larkin Master Plan - Narrative VT 802. 864. 0010 NY 518. 567. 1791 LANDSCAPE ARCHITECTUREVT 802. 864. 0010 NY 518. 567. 1791 www.wagnerhodgson.com WAIVER REQUESTS: SETBACKS The current front-yard setback for this development is 30 feet, of which only 30% can be covered with sidewalks and driveways. We are requesting that the setback requirement be waived and the associated coverage requirements be increased to 90% to allow for proposed buildings to have similar relationships to the street as building one, and to allow for a continuous network of appropriately sized sidewalks to be located between the building and street. Having buildings closer to the street will facilitate dense development and encourage pedestrian movement between businesses and allows for interior open space. This supports the goals of the Comprehensive Plan. The side-yard setback for this development is 10 feet. We are requesting that internal side-yard setbacks be waived to allow for the proposed east-west pedestrian path that includes stairs and landscape walls. LOT COVERAGE The current lot coverage allowances are 40% for buildings, and 70% total. We are requesting a waiver from meeting this requirement on each individual lot. Instead we propose that this requirement only apply to the overall PUD. LANDSCAPE BUDGET We anticipate needing to count non-landscape items toward the landscape budget, however we will address this on a building by building basis when we have more information about what items we we would like counted and how much of the landscape budget these items would account for. LIST OF SUBMISSION ITEMS • Application signed • List of Abutters • Summary Statistics (Revised) • Build-out Analysis & Budget (Revised) • C-1.00 Existing Conditions Plan • C-1.01 Existing Topography Plan • C-2.00 Buildable Area Plan • C-2.01 Density Calculation Plan (Revised) • C-3.00 Context Plan • C-4.00 EPSC Details • SK-1.00 Schematic Property Plan (New) • Illustrative Master Plan • Illustrative Section • Illustrative Street Sections • Building Height - Ex. Building 1 Elevations (New) • Building Height - Pr. Illustrative Section Enlargement (New) If you should have any questions or comments, please do not hesitate to contact us. Sincerely, Jeff Hodgson, FASLA Ella Braco Partner Associate Landscape Architect Page 3 January 24, 2024 Larkin Master Plan - Narrative VT 802. 864. 0010 NY 518. 567. 1791 LANDSCAPE ARCHITECTUREVT 802. 864. 0010 NY 518. 567. 1791 www.wagnerhodgson.com • Architectural Character • L-EX1 Phasing Plan • L-EX2 Bike and Pedestrian Connectivity • L-EX3 Civic and Amenity Space • L-EX4 Lighting • L-EX5a Parking • L-EX5b Parking • L-100 Key Plan • L-101 Site Plan Enlargement • L-102 Site Plan Enlargement • L-103 Site Plan Enlargement • L-200 Grading Key Plan • L-201 Grading Plan Enlargement • L-202 Grading Plan Enlargement • L-203 Grading Plan Enlargement • Management Plan WAGNER HODGSON LANDSCAPE ARCHITECTURE 7 Marble Ave Burlington, VT 05401 SK-1.00 SCHEMATIC PROPERTY LINES FOR PROPOSED MASTER PLAN APPROXIMATE PROPERTY LINES LEGEND STANDARD GRAPHIC SCALE (1" = 80') VALID WHEN PLOTTED ON 24" BY 36" MEDIA 0' 0"1"2"3" 40'80'160'240' STAMP: POSSIBLE FUTURE PROPERTY LINES LOCATION MAP SCALE: 1" = 1 2 MILE SITE LARKIN TERRACE Fayette Road South Burlington, Vermont ISSUED FOR PERMIT REVIEW NOT FOR CONSTRUCTION 164 Main Street, Suite 201 P: (802) 878-0375 Colchester, Vermont 05446 www.krebsandlansing.com OWNER/APPLICANT : John Larkin, Inc. 410 Shelburne Road South Burlington, Vermont 1185, LLC 410 Shelburne Road South Burlington, Vermont P.U.D. INFORMATION: Address: Shelburne Road/Fayette Road Parcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015 Area: 39.98 Acres Zoning: Commercial1 - Residential 15 NOTES: 1.ASPECTS OF PLAN ARE APPROXIMATE AND DERIVED FROM AERIAL PHOTOGRAPHY. AERIAL PHOTOS SHOWN ON THIS PLAN ARE FROM 2018. 2.THE HORIZONTAL COORDINATE SYSTEM IS BASED ON NAD83 VERMONT STATE PLANE 4400 (US SURVEY FEET). ELEVATIONS ARE BASED ON THE NAVD88 (US SURVEY FEET). 3.BOUNDARY INFORMATION FOR LARKIN PARCELS TAKEN FROM A PLAN ENTITLED "BOUNDARY SURVEY-LANDS OF LARKIN-MILOT PARTNERSHIP, LLP" BY KREBS & LANSING, DATED 3/29/17. BOUNDARY INFORMATION FOR FARRELL PORTION TAKEN FROM A PLAT ENTITLED "BOUNDARY SURVEY-LOT D OF L&M PARK SUBDIVISION AND LANDS OF DAVID M. FARRELL, TRUSTEE OF THE DAVID M. FARRELL TRUST, DATED 3/29/17. THIS PLAN IS NOT A BOUNDARY SURVEY. 4.THE UNDERGROUND UTILITIES ARE NOT SHOWN ON THIS PLAN. DIG SAFE SHALL BE CONTACTED PRIOR TO ANY EXCAVATION. BLOCK CALCULATION SCALE: 1" = 80' GV INN R O A D OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P W W W W W W W W W W W W W FOR PERMIT REVIEW ONLY LARKIN TERRACE Fayette Road South Burlington, Vermont ISSUED FOR PERMIT REVIEW NOT FOR CONSTRUCTION C-2.00 164 Main Street, Suite 201 P: (802) 878-0375 Colchester, Vermont 05446 www.krebsandlansing.com OWNER/APPLICANT : John Larkin, Inc. 410 Shelburne Road South Burlington, Vermont 1185, LLC 410 Shelburne Road South Burlington, Vermont P.U.D. INFORMATION: Address: Shelburne Road/Fayette Road Parcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015 Area: 39.98 Acres Zoning: Commercial1 - Residential 15 STAMP: NOTES: LEGEND APPROXIMATE PROPERTY LINES LARKIN TERRACE MASTER PLAN BUILDABLE AREA PLAN STANDARD GRAPHIC SCALE (1" = 80') VALID WHEN PLOTTED ON 24" BY 36" MEDIA 0' 0"1"2"3" 80'160'240' Not Buildable- Existing and proposed City streets 2.9 acres Buildable- All unshaded areas. 39.98 Acres - (5.7 + 2.9 + 2.5 + 0.6 Acres)= 28.3 acres Not Buildable- 4.1 acres Wetlands and 50' buffer (AE data) Total Wetlands in P.U.D. 5.7 acres Not Buildable- 1.2 acres Wetlands and 50' buffer (AE data) Total Wetlands in P.U.D. 5.7 acres NON-BUILDABLE WETLANDS AND BUFFERS = 5.7 ACRES NON-BUILDABLE EXISTING AND FUTURE CITY STREETS = 2.9 ACRES 1.ASPECTS OF PLAN ARE APPROXIMATE AND DERIVED FROM AERIAL PHOTOGRAPHY. 2.THE HORIZONTAL COORDINATE SYSTEM IS BASED ON NAD83 VERMONT STATE PLANE 4400 (US SURVEY FEET). ELEVATIONS ARE BASED ON THE NAVD88 (US SURVEY FEET). 3.BOUNDARY INFORMATION FOR LARKIN PARCELS TAKEN FROM A PLAN ENTITLED "BOUNDARY SURVEY-LANDS OF LARKIN-MILOT PARTNERSHIP, LLP" BY KREBS & LANSING, DATED 3/29/17. BOUNDARY INFORMATION FOR FARRELL PORTION TAKEN FROM A PLAT ENTITLED "BOUNDARY SURVEY-LOT D OF L&M PARK SUBDIVISION AND LANDS OF DAVID M. FARRELL, TRUSTEE OF THE DAVID M. FARRELL TRUST, DATED 3/29/17. THIS PLAN IS NOT A BOUNDARY SURVEY. 4.TOPOGRAPHIC INFORMATION FOR LARKIN PARCEL BY K&L , SUMMER 2016. TOPOGRAPHY FOR FARRELL PORTION PROVIDED IN DIGITAL FILE REFERENCED ABOVE. 5.THE UNDERGROUND UTILITIES SHOWN ON THIS PLAN ARE BASED ON VISIBLE UTILITIES LOCATED DURING A TOPOGRAPHIC SURVEY PERFORMED BY KREBS & LANSING. UNDERGROUND UTILITIES ARE APPROXIMATE AND NOT WARRANTED TO BE EXACT OR COMPLETE. DIG SAFE SHALL BE CONTACTED PRIOR TO ANY EXCAVATION. 6.UTILITIES ARE NOT WARRANTED TO BE COMPLETE OR ACCURATE, CONTRACTOR SHALL CONTACT DIG SAFE BEFORE BEGINNING ANY EXCAVATION. 7.THIS IS NOT A BOUNDARY SURVEY. PROPERTY LINES SHOWN ON THIS PLAN ARE FROM PLANS REFERENCED ABOVE AND TAX MAP INFORMATION PROVIDED BY THE CITY. LOCATION MAP SCALE: NTS N 89 89 91 91 SO. BURLINGTON NE W H A M P S H I R E MASSACHUSETTS N E W Y O R K CANADA VERMONT SITE LAT: N44° 30' 04.3" LONG: W73° 11' 10.7" Not Buildable- 0.0 acres Wetlands (AE data) Total Wetlands in P.U.D. 5.7 acres Not Buildable- 0.0 acres Wetlands (AE data) Total Wetlands in P.U.D. 5.7 acres Not Buildable- 0.4 acres Wetlands and 50' buffer (AE data) Total Wetlands in P.U.D. 5.7 acres Not Buildable- 2.5 acres River Corridor (Intermittent) NON-BUILDABLE RIVER CORRIDOR = 2.5 ACRES NON-BUILDABLE VERY STEEP SLOPES (OUTSIDE OTHER NON-BUILDABLE AREAS) = 0.6 ACRES Not Buildable- 0.4 acres Very Steep Slopes Not Buildable- 0.2 acres Very Steep Slopes 1 GV INN R O A D OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P W W W W W W W W W W W W W LARKIN TERRACE Fayette Road South Burlington, Vermont ISSUED FOR PERMIT REVIEW NOT FOR CONSTRUCTION C-2.01 164 Main Street, Suite 201 P: (802) 878-0375 Colchester, Vermont 05446 www.krebsandlansing.com OWNER/APPLICANT : John Larkin, Inc. 410 Shelburne Road South Burlington, Vermont 1185, LLC 410 Shelburne Road South Burlington, Vermont P.U.D. INFORMATION: Address: Shelburne Road/Fayette Road Parcel ID: 1540-01185, 1540-1195, 0675-00010, 1269-00003, 0675-00015 Area: 39.98 Acres Zoning: Commercial1 - Residential 15 STAMP: NOTES: LEGEND APPROXIMATE PROPERTY LINES LARKIN TERRACE MASTER PLAN DENSITY PLAN STANDARD GRAPHIC SCALE (1" = 80') VALID WHEN PLOTTED ON 24" BY 36" MEDIA 0' 0"1"2"3" 80'160'240' Remove from Density- Existing and proposed City streets 2.9 acres Density Calculations- All unshaded areas = 39.98 Acres - (5.7 + 2.9 + 1.9 Acres Non-Buildable) = ±29.5 Acres P.U.D. Density: 29.5 acres x 15 units/acre = 442 Dwelling Units Allowed Remove from Density- 4.1 acres Wetlands and 50' buffer (AE data) Total P.U.D. 5.7 acres Remove from Density- 1.2 acres Wetlands and 50' buffer (AE data) Total P.U.D. 5.7 acres NON-BUILDABLE WETLANDS AND BUFFERS = 5.7 ACRES NON-BUILDABLE EXISTING AND FUTURE CITY STREETS = 2.9 ACRES 1.ASPECTS OF PLAN ARE APPROXIMATE AND DERIVED FROM AERIAL PHOTOGRAPHY. 2.THE HORIZONTAL COORDINATE SYSTEM IS BASED ON NAD83 VERMONT STATE PLANE 4400 (US SURVEY FEET). ELEVATIONS ARE BASED ON THE NAVD88 (US SURVEY FEET). 3.BOUNDARY INFORMATION FOR LARKIN PARCELS TAKEN FROM A PLAN ENTITLED "BOUNDARY SURVEY-LANDS OF LARKIN-MILOT PARTNERSHIP, LLP" BY KREBS & LANSING, DATED 3/29/17. BOUNDARY INFORMATION FOR FARRELL PORTION TAKEN FROM A PLAT ENTITLED "BOUNDARY SURVEY-LOT D OF L&M PARK SUBDIVISION AND LANDS OF DAVID M. FARRELL, TRUSTEE OF THE DAVID M. FARRELL TRUST, DATED 3/29/17. THIS PLAN IS NOT A BOUNDARY SURVEY. 4.TOPOGRAPHIC INFORMATION FOR LARKIN PARCEL BY K&L , SUMMER 2016. TOPOGRAPHY FOR FARRELL PORTION PROVIDED IN DIGITAL FILE REFERENCED ABOVE. 5.THE UNDERGROUND UTILITIES SHOWN ON THIS PLAN ARE BASED ON VISIBLE UTILITIES LOCATED DURING A TOPOGRAPHIC SURVEY PERFORMED BY KREBS & LANSING. UNDERGROUND UTILITIES ARE APPROXIMATE AND NOT WARRANTED TO BE EXACT OR COMPLETE. DIG SAFE SHALL BE CONTACTED PRIOR TO ANY EXCAVATION. 6.UTILITIES ARE NOT WARRANTED TO BE COMPLETE OR ACCURATE, CONTRACTOR SHALL CONTACT DIG SAFE BEFORE BEGINNING ANY EXCAVATION. 7.THIS IS NOT A BOUNDARY SURVEY. PROPERTY LINES SHOWN ON THIS PLAN ARE FROM PLANS REFERENCED ABOVE AND TAX MAP INFORMATION PROVIDED BY THE CITY. LOCATION MAP SCALE: NTS N 89 89 91 91 SO. BURLINGTON NE W H A M P S H I R E MASSACHUSETTS N E W Y O R K CANADA VERMONT SITE LAT: N44° 30' 04.3" LONG: W73° 11' 10.7" Remove from Density- 0.0 acres Wetlands (AE data) Total P.U.D. 5.7 acres Remove from Density- 0.0 acres Wetlands (AE data) Total P.U.D. 5.7 acres Remove from Density- 0.4 acres Wetlands and 50' buffer (AE data) Total P.U.D. 5.7 acres Remove from Density Very Steep Slopes Total P.U.D. 1.9 acres NON-BUILDABLE VERY STEEP SLOPES = 19 ACRES 1 SCALE: 1” = 30’ JANUARY 24, 2024LARKIN TERRACE | BUILDING HEIGHT / MASTER PLAN SECTION ENLARGEMENT FIRST FLOOR202' - 0" SECOND FLOOR216' - 0" THIRD FLOOR 226' - 2 1/8" FOURTH FLOOR236' - 4 1/4" TOP OF ROOF DECK246' - 5 7/8" CQIPNMLG 10 ' - 1 5 / 8 " 10 ' - 2 1 / 8 " 10 ' - 2 1 / 8 " 14 ' - 0 " 44 ' - 5 7 / 8 " TO P O F L O W P A R A P E T 46 ' - 2 1 / 2 " TOP OF HIGH PARAPET 48 ' - 2 1 / 2 " TOP OF TOWER ROOF 62 ' - 8 1 / 2 " AVERAGE PRECONSTRUCTION GRADE - 201.35' EL1 EL1 EL1 EL1 EL2EL2EL2EL3EL10EL10 EL5 EL6EL6 EL8 EL8EL10 EL10 EL10 EL12 EL12 EL12 EL13 EL13 EL13 EL14EL14 EL14 EL14 EL15 A EL6 EL15 EL6 EL6 EL11 SN-2 SN-3 SN-2 SN-2 E D EL14 EL16 EL16 EL16 EL16 SN-2SN-2SN-2SN-2 FIRST FLOOR 202' - 0" SECOND FLOOR216' - 0" THIRD FLOOR226' - 2 1/8" FOURTH FLOOR236' - 4 1/4" TOP OF ROOF DECK 246' - 5 7/8" H KBCFJ QPNML 10 ' - 1 5 / 8 " 10 ' - 2 1 / 8 " 10 ' - 2 1 / 8 " 14 ' - 0 " 44 ' - 5 7 / 8 " TO P O F L O W P A R A P E T 46 ' - 2 1 / 2 " TOP OF HIGH PARAPET 48 ' - 2 1 / 2 " TOP OF TOWER ROOF 62 ' - 8 1 / 2 " AVERAGE PRECONSTRUCTION GRADE - 201.35' EL1 EL1 EL1 EL2 EL2EL3 EL3EL4 EL10 EL6 EL6 EL8 EL8 EL8 EL10EL10 EL12 EL12 EL13 EL13 EL14 EL14 EL14 EL14 EL14 EL15 A EL6 EL11 EL10 EL6 SN-2 SN-3 SN-1SN-2SN-2 ED EL14 Rabideau Architects 550 Hinesburg Road Suite 101 South Burlington. VT 05403 802 863 0222 Rabideau-Architects.com © 2 0 1 3 R a b i d e a u A r c h i t e c t s , I N C . SHEET NUMBER PROJECT #: SC A L E :   1 / 8 "   =   1 ' ‐ 0 " C:\ U s e r s \ T y l e r \ D o c u m e n t s \ 1 5 0 4 - 2 0 1 7 . 0 7 . 1 4 - L a r k i n T e r r a c e _ T y l er. r v t A202 EX T E R I O R   E L E V A T I O N S LA R K I N   T E R R A C E SO U T H   B U R L I N G T O N ,   V E R M O N T 1504 2/16/2017  1/8" = 1'‐0"Referenced From: A1001EAST ELEVATION  1/8" = 1'‐0"Referenced From: A1002WEST ELEVATION EL8 INSULATED FIBERGLASS DOOR W/ INSULATED GLAZING. MAXIMUM U-FACTOR OF 0.37 FOR OPAQUE PORTION OF DOORS AND MAXIMUM U-FACTOR OF 0.77 FOR GLAZING. SEE TABLES C402.1 AND C402.3 OF THE 2015 VERMONT COMMERCIAL BUILDING ENERGY STANDARDS FOR ADDITIONAL REQUIREMENTS. EL10 TRIM: FIBER CEMENT TRIM BOARDS. "HARDIETRIM" XLD PLANKS BY JAMES HARDIE; SMOOTH TEXTURE. (FACTORY PRIMED AND 1ST COAT FINISH) COLOR TBD. EL11 BUILT UP CORNICE FORMED FROM COMPOSITE TRIM BOARDS EL12 EXPOSED STEEL FRAMING EL13 CUT STONE TRIM BAND EL14 DECORATIVE BRACKET EL15 BALCONY RAILINGS SHALL MATCH SITE RAILINGS (SEE CIVIL DETAILS) EL16 CANVAS AND FRAME TYPE AWNING SYSTEM EL1 SIDING TYPE ONE: STANDARD MODULAR FACE BRICK - RUNNING BOND. COLOR AS SELECTED BY ARCHITECT EL2 SIDING TYPE TWO: FIBER CEMENT SIDING. "HARDIEPLANK" LAP SIDING BY JAMES HARDIE. 5 1/4" (4" EXPOSURE) COLONIAL SMOOTH TEXTURE OR APPROVED EQUAL. COLOR AS SELECTED BY ARCHITECT. (FACTORY PRIMED AND 1ST COAT / FINISH COAT APPLIED IN FIELD) EL3 SIDING TYPE THREE: FIBER CEMENT SIDING. "HARDIEPLANK" LAP SIDING BY JAMES HARDIE. 8 1/4" (7" EXPOSURE) COLONIAL SMOOTH TEXTURE OR APPROVED EQUAL. COLOR AS SELECTED BY ARCHITECT. (FACTORY PRIMED AND 1ST COAT / FINISH COAT APPLIED IN FIELD) EL4 SIDING TYPE FOUR: FIBER CEMENT PANEL SIDING. "HARDIEPANEL" PAINTED OR APPROVED EQUAL. COLOR AS SELECTED BY ARCHITECT EL5 SIDING TYPE FIVE: COURSED INDIANA LIMESTONE VENEER EL6 WINDOWS: FIBERGLASS WINDOWS W/ LOW-E COATED, ARGON FILLED INSULATED GLAZING. MAXIMUM U-FACTOR OF 0.28 PER EFFICIENCY VERMONT'S HIGH PERFORMANCE TRACK REQUIREMENTS. COLOR AS SELECTED BY ARCHITECT. (SEE WINDOW SCHEDULE FOR WINDOW TYPE AND SIZE.) EXTERIOR MATERIALS LEGENDEXTERIOR SIGN LEGEND SN-1 ALLOWABLE SIGN AREA IS BASED ON THE AREA OF THE WALL TO WHICH IT IS ATTACHED. SN-2 INDIVIDUAL BUSINESS SIGNS MAY HAVE AN AREA OF 15% OF THE PORTION OF THE BUILDING WHERE IT IS ATTACHED, 5% OF THE AREA OF THE BUSINESS STOREFRONT, OR 100 SQFT, WHICHEVER IS LESS. SN-3 DESIGNATED SIGN BAND RE V I S I O N S No . D e s c r i p t i o n D a t e 1 F I N A L   P L A T   S U B M I S S I O N 4 / 1 4 / 2 0 1 7 2 B I D   S E T 6 / 1 5 / 2 0 1 7 4 I s s u e d   f o r   B u i l d i n g   P e r m i t 0 8 / 1 1 / 1 7 01.24.2024 subtotal total units Hazard 5.700005.7 Level 1 Resource 0.000000.0 Level 2 Resource 6.000006.0 Hazard 248,292 0000248,292 Level 1 Resource 00000 0 Level 2 Resource 260,489 0000260,489 Collector Road (60' R.O.W.) 2.1 0.4 0.4 0.0 0.0 2.9 2.9 acres Collector Road (60' R.O.W.) 1,515 260 300 0 0 2,075 2,075 linear feet Intersections 2 0000 2 2 qty 30000 3 3 qty Multi-family Res 7.3 1.4 0.0 3.4 3.0 15.1 Mixed Use Res/comm 1.5 0.0 2.2 0.0 0.0 3.7 Commercial 2.9 1.3 0.0 0.0 0.0 4.2 Open Space 0.0 1.1 3.3 0.4 0.5 5.3 Multi-family Res 319,743 61,800 0 149,600 128,700 659,843 Mixed Use Res/comm 66,935 0 95,000 0 0 161,935 Commercial 127,646 55,000 0 0 0 182,646 Open Space 0 49,800 141,600 19,000 20,000 230,400 Multi-family Res 210 80 52 54 47 443 Mixed Use Res/comm 60 0 48 0 0 108 Duplex Town Homes 00008 8 Multi-family Res 242,200 83,950 62,800 34,400 0 423,350 Mixed Use 86,500 0 52,400 0 0 138,900 Commercial 53,000 88,605 0 0 0 141,605 Duplex Town Homes 0 0 0 0 8,400 16,800 SUMMARY STATISTICS FULL BUILD-OUTEXISTINGPHASE 1 PHASE 2 PHASE 3 PHASE 4 UNITS & FLOOR AREA 559 Units 720,655 square feet of Gross floor area BUILDABLE AREA square feet1,234,824 28.3 acres square feet Blocks STREETS, INTERSECTIONS& BLOCKS 11.7 acres HAZARDS, RESROUCES, AND CONSERVED AREA 508,781 01.24.2024 units 538,384 166,600 236,600 168,600 148,700 1,258,884 square feet 12 3.8 5.4 3.9 3.4 28.9 acres Commercial 22% 39% 0% 0% 0% 21% Residential 67% 30% 0% 89% 84% 20% Mixed Use 11% 0% 50% 0% 0% 16% Open Space 0% 31% 50% 11% 16% 12% Multi-family Res 17.0 20.9 9.6 14.0 11.8 Mixed Use Res/comm 4.9 0.0 8.8 0.0 0.0 Duplex Townhomes 0.0 0.0 0.0 0.0 2.3 Multi-family Res (rental)15% 15% 15% 15% 15% 15% Mixed Use Res/comm (rental)n/a 15% 15% n/a n/a 15% Duplex Townhomes (for sale)n/a n/a n/a n/a 10% 10% required percentage 10% 10% 10% 10% 10% 10% percentage required civic space 53,838 16,660 23,660 16,860 14,870 125,888 square feet Hotel 68000 Restaurant 85 60 0 0 Multi-family Residential 58 73 40 40 Commercial 0000 Commercial 6,265 41,438 5,907 0 0 53,610 Residential 9,450 16,800 21,000 11,340 11,550 70,140 building impervious 228,060 non-building impervious 131,490 building impervious 13.1% non-building impervious 7.6% TO BE PROVIDED IN FUTURE SUBMISSIONS Percentage 973 AFFORDABLE HOUSING LAND USE Percentage peak trips IMPERVIOUS Gallons Per Day square feet Percentage Units / Acre PEAK TRIP GENERATION (PM) WATER DEMAND PHASE 4PHASE 3PHASE 2 CIVIC SPACE EFFECTIVE DEVELOPMENT DENSITY 549 FULL BUILD- OUT Buildable area BUILDOUT ANALYSIS & BUDGET 19 PHASE 1EXISTING