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HomeMy WebLinkAboutAgenda 06_MP-23-001_1185 1195 Shelburne Rd_John Larkin Inc 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; 1185 Shelburne Road DATE: March 19, 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 had not yet reviewed Staff Comments 28 through 34. The Board completed its review of the Staff Report on February 6, but noted two outstanding issues that had not been adequately addressed. The Board therefore continued the application once again, to March 5, to allow the applicant time to address those outstanding issues identified at the February 6 hearing. The Board did not have a quorum at the March 5 meeting, so this application was continued once again to March 19. Staff has included updates in this memo that address the outstanding issues identified on February 6. All other comments of the original Staff Report (dated January 17, 2024) have been addressed at this time. 1. Staff recommends the Board begin the continued hearing by reviewing the items in this memo, then determining whether to close the hearing. Regarding Comment #33: At the February 6th meeting, the Board indicated that the applicant must update the submitted phasing plan to include materials that identify temporary or interim structures or uses (e.g., buildings, parking, construction, or staging areas) intended for conversion or redevelopment in a subsequent phase. The applicant submitted Sheet C-5.00, entitled “Schematic Construction Planning”, which includes both visual and narrative representations of the proposed construction phasing plan, highlighting the construction areas, staging areas, and the impacts of the construction stages on the function of the site (including impacts on available vehicle parking). Staff considers that the submitted “Schematic Construction” plan meets the standards of Section 15.B.04(I)(3). For reference, that standard is included below. 2 (3) Any temporary or interim structures or uses (e.g., buildings, parking, construction, or staging areas) intended for conversion or redevelopment in a subsequent phase should also be identified in the phasing plan. 2. Staff recommends the Board review the proposed construction phasing plan with the applicant and ensure that it meets the above standard. Regarding Comment #34: At the February 6th meeting, the Board indicated that the applicant must update the submitted management plan to clearly identify both the infrastructure proposed for public dedication and the time at which that infrastructure would be proposed for public dedication. The applicant submitted an updated management plan, dated 02/19/2024, which identifies the infrastructure which the applicant intends to turn over to the city. The applicant testified via email that all infrastructure not included in this management plan is intentionally omitted as it is to remain public. Staff considers that the penultimate sentence of the management plan does not appear to make perfect sense, but considers that the intent of the sentence is likely agreeable and in line with the standards of Section 15.B.04(J). For reference, those standards are included below: J. Management Plan. A narrative description of the proposed management structure responsible for project development, to include 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. The management plan must also clearly identify any streets, infrastructure, facilities, civic or other open spaces proposed for public dedication under each phase of development, consistent with the City’s adopted Official Map and Capital Improvement Plan, for consideration under subsequent DRB reviews and conditions of approval or under development agreements to be approved by the City Council. 3. Staff recommends the Board review the proposed management plan with the applicant, ensure that it meets the above standard, and clarify what is meant by the penultimate sentence of the plan, which reads, “There will likely be offers of water and sewer lines but, because the design has not been completed, what will be offered and will remain open”. Regarding the conceptual Site Amenity spaces shown on Sheet L-EX3: In reviewing this entire Master Plan application submission one more time, Staff noted that Sheet L-EX3 includes five identified Site Amenity spaces, each one physically associated with a proposed building. However, Buildings #4 (part of Phase 4), #6 (part of Phase 2), and #9 (part of Phase 3) do not have a direct physical association with any Site Amenity space. Staff considers that, while it is possible for a building to get credit for a Site Amenity that is not immediately adjacent to the building itself, it is not immediately clear how the identified buildings will meet the Site Amenity requirement as defined in Article 11. 4. Staff recommends that the Board and applicant discuss how, conceptually, the applicant proposes to ensure that all principal structures in the Master Plan area will meet the Site Amenity requirement, and identify if any waivers or Board interpretations may be necessary to achieve compliance, given the proposed Site Amenity layout. RECOMMENDATION Staff recommends that the Board work with the applicant to address the issues identified herein and in the accompanying Staff Report and close the hearing. Construct entrance and parking for open space area Install pedestrian crossing improvements Construct Bldg. 2 and then Bldg. 7 with accessory structure. Construct those building's parking, sidewalks and utilities. Construct portions of Larkin Terrace and Reel Road. Construct all of Slip Road. Maintain parking for 10 Fayette Additional staging will occur on Bldg. 7 lot during construction of roads and Bldg. 2 Create large semi-permanent construction staging area on Bldg. 3 lot No construction traffic or staging on building 1 lot. Staging Area Bldg. 2 Bldg. 7 Re e l R o a d Slip Road (private)Sh e l b u r n e R o a d F a y e t t e R o a d La r k i n T e r r a c e Bldg. 1 10 Fayette 57 Fayette Construct Bldg 6, parking, sidewalks and utilities Improve intersection and install portions of pedestrian crossing improvements Utilize existing parking for 10 Fayette during Bldg 6 construction Install remaining Open Space amenities Staging Area Re e l R o a d Slip Road (private)Sh e l b u r n e R o a d F a y e t t e R o a d Bldg. 6 La r k i n T e r r a c e Bldg. 2 Bldg. 7 Bldg. 1 10 Fayette 57 Fayette Utilize existing parking for 10 Fayette during Bldg 3 construction. Area will likely also be used for additional construction staging. Remove existing semi-permanent construction staging area. Construct Bldg 3, parking, sidewalks and utilities Construct recreation path to Olde Orchard Construct intersection and pedestrian access improvements Install parking stripes Improve/construct stormwater pond Additional parking for 10 Fayette during Bldg 3 construction could occur in building 6. Construct stormwater pond Re e l R o a d Slip Road (private)Sh e l b u r n e R o a d F a y e t t e R o a d Bldg. 3 Staging Area La r k i n T e r r a c e Staging Area Bldg. 2 Bldg. 7 Bldg. 1 Bldg. 6 10 Fayette 57 Fayette Utilize existing parking for Olde Orchard during construction of Bldgs 8 & 9, as needed. Connection along Fayette was constructed in last Step. Construct Bldg 8, parking, sidewalks and utilities Install additional parking (typ.) Construct new stormwater facilities Create large semi-permanent construction staging area on existing rear parking lot between existing buildings 1&2 Construct stormwater connections to new stormwater facilities.Re e l R o a d Slip Road (private)Sh e l b u r n e R o a d F a y e t t e R o a d Staging Area Bldg. 8 La r k i n T e r r a c e Bldg. 2 Bldg. 7 Bldg. 1 Bldg. 6 Bldg. 3 10 Fayette 57 Fayette Construct new playground for OOP complex. Construct new pedestrian path Post construction of Step 5. Remove existing semi-permanent construction staging area. Rebuild parking area and supporting infrastructure. Utilize existing parking for Olde Orchard during construction of Bldgs 8 & 9, as needed. Connection along Fayette was constructed in last Step. Re e l R o a d Slip Road (private)Sh e l b u r n e R o a d F a y e t t e R o a d Bldg. 9 Staging Area La r k i n T e r r a c e Bldg. 2 Bldg. 7 Bldg. 1 Bldg. 6 Bldg. 3 Bldg. 8 10 Fayette 57 Fayette Construct Bldg 4, parking, sidewalks and utilities Construct new recreation path from Olde Orchard entrance Construct stormwater pond Construct Bldg.s 5A-D, parking, sidewalks and utilities Construct new parking garage entry. Utilize underground parking for required overflow from other development. Re e l R o a d Slip Road (private)Sh e l b u r n e R o a d Fa y e t t e R o a d Bldg. 4 Staging Area Staging Area La r k i n T e r r a c e Bldg. 2 Bldg. 7 Bldg. 1 Bldg. 6 Bldg. 3Bldg. 9 Bldg. 8 10 Fayette 57 Fayette LARKIN TERRACE Fayette Road South Burlington, Vermont ISSUED FOR PERMIT REVIEW NOT FOR CONSTRUCTION C-5.00 164 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: LARKIN TERRACE MASTER PLAN SCHEMATIC CONSTRUCTION PLANNING STANDARD GRAPHIC SCALE (1" = 200') VALID WHEN PLOTTED ON 24" BY 36" MEDIA 0' 0"1"2"3" 200'400'600' CONSTRUCTION PLAN Step 1 - {Phase 1 Master Plan} Scale: 1" = 200' CONSTRUCTION PLAN Step 2 - {Start of Phase 2 Master Plan} Scale: 1" = 200' CONSTRUCTION PLAN Step 3 - {Finish Phase 2 Master Plan} Scale: 1" = 200' CONSTRUCTION PLAN Step 4 - {Start of Phase 3 Master Plan} Scale: 1" = 200' CONSTRUCTION PLAN Step 5 - {Finish Phase 3 Master Plan} Scale: 1" = 200' CONSTRUCTION PLAN Step 6 - {Phase 4 Master Plan} Scale: 1" = 200' NOTES: 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. SEE EXISTING TOPOGRAPHY PLAN. 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. MASTER PLAN PHASE 1: ·STEP 1: A.CREATE A LARGE SEMI-PERMANENT CONSTRUCTION STAGING AREA ON THE LOT WHERE BUILDING-3 WILL BE LOCATED. ANY PARKING DISPLACED AT 10 FAYETTE CAN USE THE OTHER LARGER LOT FOR THAT BUILDING (FUTURE BUILDING-6 LOT. B.CONSTRUCT BUILDING-2, FINISH LARKIN TERRACE AND POTION OF SLIP ROAD. CONSTRUCTION WILL USE THE LARGE BUILDING-3 STAGING AREA, ADDITIONAL STAGING ON LOT FOR BUILDING-7, AND ONSITE STAGING. C.CONSTRUCT BUILDING-7, FINISH SLIP ROAD, FINISH PORTION OF REEL ROAD, AND BUILD PORTION OF PARK. USE THE LARGE BUILDING-3 STAGING AREA AND ONSITE STAGING. MASTER PLAN PHASE 2: ·STEP 2: A.CONSTRUCT BUILDING-6, BUILD OUT REMAINING PARK AMENITIES, REEL ROAD CLEAN UP ON THAT SIDE OF ROAD. USE THE LARGE BUILDING-3 STAGING AREA AND ONSITE STAGING. 10-FAYETTE NO DISPLACED FROM BOTH STAGING AND CONSTRUCTION CAN BE TEMPORARILY MOVED TO TO THE LOT BEHIND 57 FAYETTE (BUILDING-4 LOT). ·STEP 3: A.DECONSTRUCT SEMI-PERMANENT STAGING AREA ON BUILDING-3 LOT IN PREPARATION FOR CONSTRUCTION. B.CONSTRUCT BUILDING-3, REEL ROAD CLEAN UP ON THAT SIDE OF THE ROAD, BUILD NEW BIKE PATH FROM REEL ROAD TO OLDE ORCHARD, UPGRADE THE PARKING ON THAT SAME STRETCH OF FAYETTE, AND CONSTRUCT STORMWATER PONDS. STAGING WILL HAPPEN MOSTLY ONSITE WITHIN THE "L" OF THE BUILDING. MORE CONSTRUCTION STAGING AND PARKING WILL HAPPEN TEMPORARILY ON THE LOT BEHIND 57 FAYETTE (BUILDING-4 LOT). ANY PARKING DISPLACED FROM ANY OF THE SURROUNDING BUILDINGS COULD USE 57 FAYETTE LOT OR NEWLY CONSTRUCTED PARKING ON EACH LOT. MASTER PLAN PHASE 3: ·STEP 4: A.CREATE A LARGE "PERMANENT" CONSTRUCTION STAGING AREA ON THE BACK LOT BETWEEN 1 & 2 OLD ORCHARD PARK (OOP) BUILDINGS. ANY PARKING DISPLACED CAN USE LOT BEHIND 57 FAYETTE (BUILDING-4 LOT), WHICH NOW HAS A NEW BIKE PATH FROM THERE TO THE OPENING AT OLDE ORCHARD. OR PARKING CAN BE DISPERSED THROUGHOUT THE REMAINING PARKING WITHIN OLDE ORCHARD DEVELOPMENT. B.CONSTRUCT THE NEW STORMWATER POND AND RETIRE THE OLD POND LOCATION FOR FUTURE USE. USE CONSTRUCTION STAGING IN OOP PARKING LOT OUTLINED ABOVE C.CONSTRUCT BUILDING-8. USE CONSTRUCTION STAGING IN OOP PARKING LOT OUTLINED ABOVE D.CONSTRUCT NEW PARKING SPACES WITHIN OOP AS OUTLINED ON PLANS. ·STEP 5: A.CONSTRUCT BUILDING-9. USE CONSTRUCTION STAGING IN OOP PARKING LOT OUTLINED ABOVE. B.BUILD NEW PLAYGROUND - USE CONSTRUCTION STAGING IN OOP PARKING LOT OUTLINED ABOVE. C.CONSTRUCT NEW PATH TO PARK TO THE SOUTH. D.REBUILD/RESTORE CONSTRUCTION STAGING AREA TO PARKING AGAIN MASTER PLAN PHASE 4: ·STEP 6: A.CONSTRUCT BUILDING-4. THIS WILL BE TIGHT BUT CONSTRUCTION STAGING WILL USE ALL THE AREA BEHIND 57 FAYETTE. DISPLACED/ADDITIONAL PARKING COULD OCCUR IN 57 FAYETTE'S MAIN PARKING LOCATION, ALONG THE STREET CONSTRUCTED IN PHASE 2, OR IN OPEN SPOTS ON ANY LOTS IN PHASE 1 & 2. CONSTRUCTION WILL ALSO BUILD A SEPARATE ENTRANCE TO THE PARKING UNDER 57-FAYETTE. B.CONSTRUCT BUILDINGS-5. CONSTRUCTION STAGING WILL OCCUR IN THE FRONT YARDS OF THESE BUILDINGS AND SPILL INTO THE BACK IF NEEDED. SMALLER BUILDINGS WILL HAVE SMALLER CONSTRUCTION FOOTPRINT. C.CONSTRUCT FAYETTE IMPROVEMENTS, STORMWATER POND, AND BIKE PATH WHILE CONSTRUCTING BUILDINGS-5. WILL USE THE SAME CONSTRUCTION STAGING IN FRONT OF BUILDINGS-5. SCHEMATIC CONSTRUCTION PHASING: portion was not built to the City’s standard at the time of construction, it will be rebuilt to meet City standards. There will likely be offers of water and sewer lines but, because the design has not been completed, what will be offered and will remain open. The stormwater system will be privately managed consistent with the Stormwater System Maintenance Agreement, dated April 24, 2017, between L&M Park Association, Inc. and the City. 16833\000 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. Dedication. Reel Road will be extended to the south to the south property line and offered to the City pursuant to an offer of dedication on completion of the second phase of development; if the existing March 4, 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 March 4, 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. SITE AMENITIES We are requesting an allowance for 50% of the site amenities for building 6 and building 4 to be located off-site, within 500 feet of the building entrance, provided that a safe, walkable connection is provided. LIST OF SUBMISSION ITEMS • Application signed • List of Abutters • Summary Statistics • Build-out Analysis & Budget • C-1.00 Existing Conditions Plan • C-1.01 Existing Topography Plan • C-2.00 Buildable Area Plan • C-2.01 Density Calculation Plan • C-3.00 Context Plan • C-4.00 EPSC Details • C-5.00 Schematic Construction Planning (New) • SK-1.00 Schematic Property Plan • Illustrative Master Plan • Illustrative Section • Illustrative Street Sections • Building Height - Ex. Building 1 Elevations • Building Height - Pr. Illustrative Section Enlargement 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 March 4, 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 LARKIN TERRACE Fayette Road South Burlington, Vermont ISSUED FOR PERMIT REVIEW NOT FOR CONSTRUCTION C-3.00 164 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: LARKIN TERRACE MASTER PLAN CONTEXT PLAN STANDARD GRAPHIC SCALE (1" = 200') VALID WHEN PLOTTED ON 24" BY 36" MEDIA 0' 0"1"2"3" 200'400'600' Lake Champlain Sh e l b u r n e R o a d ( R o u t e 7 ) Sh e l b u r n e R o a d ( R o u t e 7 ) Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Residential Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Residential Residential Commercial-Auto Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Cemetary Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Green Mtn Drive McIntosh Ave. Baldwin Ave. Comm/Ret/Ind Comm/Ret/Ind Orchard Elementary School F a y e t t e D r i v e Mixed Use Civic Space Residential Commercial Re e l R o a d Commercial Residential Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Holmes Road Comm/Ret/IndComm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Comm/Ret/Ind Residential SCALE: 1” = 80’ DECEMBER 21, 2023LARKIN TERRACE | MASTER PLAN ILLUSTRATION SCALE: 1” = 40’ DECEMBER 21 2023LARKIN TERRACE | MASTER PLAN SECTION 12.21.2023 LARKIN TERRACE ALLENWOOD PARK CONCEPT | DOG PARK AND PASSIVE RECREATION EXISTING STORMWATER WE T L A N D B U F F E R EXISTING POND INFORMAL STONE CLIMBING / SEATING STEPS EXISTING STONE BRIDGE WITH OVERLOOK ADDED CREEK RAVINE BRIDGE OVER SPILLWAY EXISTING COLUMNS & GATE SCULPTURE PATH TO OLDE ORCHARD NEW BUILDING EXSITING STORM WATER EXSITING POND POND OVERLOOK DOG PARK TERRACE WITH SEATING PROPOSED CHARACTER IMAGESEXISTING IMAGES (TAKEN NOVEMBER 2023) EVERGREEN SCREEN ACCESSIBLE LOOP WALKING PATH 12 PARKING SPACESPICNIC OVERLOOK EXISTING LARGE PINE TREES ROCKY’S DOG PARK HALF ACRE APARTMENT LOBBY EXISTING ALLENWOOD DRIVE ENHANCED WETLAND PLANTINGS PARK ENTRY SOUTH /WEST FACING TERRACE WITH SEATING, HIGH POINT OF SITE WITH ADIRONDACK VIEWS. STONE WALL HYD HYD 12"di 12"di 12"di 12"di 12"di 12"di12"di 6"di6"di 200 200 200 200 20 0 200 20 0 200 200 WV WV WV WV WV WV W 8"DI W W W W 8"DI 8"DI 8"DI 8"DI W 8"DI 12"DI W 6"DI W 6"DI WV STOP 18 9 INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.) 20 0 WV S 16 0 200 2 0 0 RAMP 2.0% RAMP 50' WETLAND BUFFER 173 172 1 7 4 1 7 6 1 7 8 180 183 185 19 2 1 9 4 172 18 6 18 4 18 2 18 0 1 7 8 1 7 6 17517 4 17 3 17 9 180 181 18 2 184 1 8 5 1 8 6 19 0 195 1 9 4 1 9 3 19 2 19 4 1 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 20 0 195 200 200 200 195 190 195 190180 19 0 19 0 190 185 17 4 19 0 18 5 18 0 17 5 17 0 17 0 17 0 17 5 18 0 191 STOP STO P 189 188 187 190 18 8 189 190191187 18 6 18 5 188 188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194 182 184 181 189 18 6 6"PVC 188.90 188.80 hp188.90x 188.90 188.80 x189.00hp 189 17 0 16 9 165 155 150 155 14 5 170 165 160 1 7 5 14 8 RAMP 1 5 0 16 5 160 15 5 15 5 155 16 0 17 0 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+00 8" Stub @ 0.0210Inv 192.24 6"PVC 6"PVC S 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 SSS S S SSS W W W 1 9 0 1 8 5 19 0 1 6 3 188 189 190 191 192 193 RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 Ramp BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER 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 EXISTING COMMERCIAL EXISTING WETLAND EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK O L D E O R C H A R D P A R K FA Y E T T E R O A D BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D OLDE ORCHARD PARK EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING POCKET PARK BUILDING 8 24 UNITS STORMWATER RI V E R C O R R I D O R RIV E R C O R R I D O R W E T L A N D B U F F E R W E T L A N D B U F F E R WET L A N D B U F F E R X X X X X X X X X X XXXX X X DOG PARK NEIGHBORHOOD PARK STORM WATER STORM WATER STORMWATER BLDG 5A-5D 2 UNITS EACH 8 UNITS TOTAL SHARED GARDEN PLAYGROUND BUILDING 5A BUILDING 5B BUILDING 5C BUILDING 5D PHASE 2 PHASE 4 PHASE 1 PHASE 3 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ E X 1 - P H A S I N G . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 2 A M 1 CITY MASTER PLAN SET 12/21/2023 PHASING (PROPOSED BUILD-OUT) 1"=80' EB 12.21.2023 L-EX1 200 200 200 20 0 20 0 200 20 0 200 200 STOP 18 9 STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.) 20 0 S 16 0 200 2 0 0 RAMP 2.0% RAMP 50' WETLAND BUFFER 173 172 1 7 4 1 7 6 1 7 8 180 183 1851921 9 4 172 18 6 18 4 18 2 18 0 1 7 8 1 7 6 17517 4 17 3 17 9 180 181 18 2 184 1 8 5 1 8 6 19 0 195 1 9 4 1 9 3 19 2 19 4 1 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 2 0 0 195 200 200 200 195 190 195 190180 19 0 19 0 190 185 17 4 19 0 18 5 18 0 17 5 17 0 17 0 17 0 17 5 18 0 191 STOP STO P 189 188 187 190 18 8 189 190191187 18 6 18 5 188 188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194 182 184 181 189 18 6 6"PVC 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 17 0 16 9 165 155 150 155 14 5 170 165 160 1 7 5 1 4 8 RAMP 1 5 0 165 160 15 5 15 5 155 16 0 17 0 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+00 8" Stub @ 0.0210Inv 192.24 6"PVC 6"PVC S 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 1 9 0 1 8 5 19 0 1 6 3 188 189 190 191 192 193 RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 Ramp BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER 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 EXISTING COMMERCIAL EXISTING WETLAND EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK O L D E O R C H A R D P A R K FA Y E T T E R O A D BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D OLDE ORCHARD PARK EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING POCKET PARK BUILDING 8 24 UNITS 200 195 200 200 15 5 160 1 5 5 16 5 15 0 19 0 195 190 180 18 5 20 0 1 9 5 190 1 9 0 190 185 180 180 185 190 160 1 6 0 1 6 5 190 19 0 18 5 18 0 1 7 5 STORMWATER RI V E R C O R R I D O R RIV E R C O R R I D O R W E T L A N D B U F F E R W E T L A N D B U F F E R WET L A N D B U F F E R X X X X X X X X X X XXXX X X 1 8 5 DOG PARK NEIGHBORHOOD PARK STORM WATER STORM WATER STORMWATER BLDG 5A-5D 2 UNITS EACH 8 UNITS TOTAL SHARED GARDEN PLAYGROUND BUILDING 5A BUILDING 5B BUILDING 5C BUILDING 5D * * * * * * * * * * * * * BUS * * * EXISTING PEDESTRIAN SIDEWALK PROPOSED PEDESTRIAN PATH PROPOSED PEDESTRIAN SIDEWALK PROPOSED CROSSWALK PROPOSED BUILDING ENTRANCE BUS SHELTER PROPOSED 10' REC PATH PLANNED BIKE/PED CONNECTION (BY CITY OF SOUTH BURLINGTON) 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 FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ E X 2 - B I K E A N D P E D E S T R I A N C O N N E C T I V I T Y . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 4 A M 1 CITY MASTER PLAN SET 12/21/2023 BIKE AND PEDESTRIAN CONNECTIVITY 1"=80' EB 12.21.2023 L-EX2 200 200 200 200 20 0 200 20 0 200 200 STOP 18 9 STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.) 20 0 S 16 0 200 2 0 0 RAMP 2.0% RAMP 50' WETLAND BUFFER 173 172 1 7 4 1 7 6 1 7 8 180 183 185 19 2 1 9 4 172 18 6 18 4 18 2 18 0 1 7 8 1 7 6 17517 4 17 3 17 9 180 181 18 2 184 1 8 5 1 8 6 19 0 195 1 9 4 1 9 3 19 2 19 4 1 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 20 0 195 200 200 200 195 190 195 190180 19 0 19 0 190 185 17 4 19 0 18 5 18 0 17 5 17 0 17 0 17 0 17 5 18 0 191 STOP STO P 189 188 187 190 18 8 189 190191187 18 6 18 5 188 188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194 182 184 181 189 18 6 6"PVC 188.90 188.80 hp188.90x 188.90 188.80 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 17 0 16 9 165 155 150 155 14 5 170 165 160 1 7 5 14 8 RAMP 1 5 0 16 5 160 15 5 15 5 155 16 0 17 0 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+00 8" Stub @ 0.0210Inv 192.24 6"PVC 6"PVC S 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 1 9 0 1 8 5 19 0 1 6 3 188 189 190 191 192 193 RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 Ramp BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER 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 EXISTING COMMERCIAL EXISTING WETLAND EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK O L D E O R C H A R D P A R K FA Y E T T E R O A D BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D OLDE ORCHARD PARK EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING POCKET PARK BUILDING 8 24 UNITS 200 195 200 200 15 5 160 1 5 5 16 5 15 0 19 0 195 190 180 18 5 20 0 1 9 5 190 1 9 0 190 185 180 180 185 190 160 1 6 0 1 6 5 190 19 0 18 5 18 0 1 7 5 STORMWATER RI V E R C O R R I D O R RIV E R C O R R I D O R W E T L A N D B U F F E R W E T L A N D B U F F E R WET L A N D B U F F E R X X X X X X X X X X XXXX X X 1 8 5 DOG PARK NEIGHBORHOOD PARK STORM WATER STORM WATER STORMWATER BLDG 5A-5D 2 UNITS EACH 8 UNITS TOTAL SHARED GARDEN PLAYGROUND BUILDING 5A BUILDING 5B BUILDING 5C BUILDING 5D 3.84 ACRE / 167,400 SF NEIGHBORHOOD PARK ·20,000 SF DOG PARK ·SCENIC OVERLOOKS ·INFORMAL WALKING PATHS ·UNSTRUCTURED GREENSPACE ·BIKE PARKING ·12 VEHICULAR SPACES + TURN-AROUND 6,000 SF COURTYARD (ON-STRUCTURE) 6.000 SF POCKET PLAZA (ON-STRUCTURE) 12,000 SF POCKET PARK ·RAIN GARDEN ·SEATING AREA ·PUBLIC ART 19,000 SF POCKET PARK ·1,500 SF PLAYGROUND ·PASSIVE GREENSPACE 20,000 SF PRIVATE YARD ·SHARED GARDEN SPACE ·PATIOS ·LAWN 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ E X 3 - C I V I C A N D A M E N I T Y S P A C E . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 6 A M 1 CITY MASTER PLAN SET 12/21/2023 CIVIC AND AMENITY SPACE 1"=80' EB 12.21.2023 L-EX3 200 200 200 200 20 0 200 20 0 200 200 STOP 18 9 STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.) 20 0 S 16 0 200 2 0 0 RAMP 2.0% RAMP 50' WETLAND BUFFER 173 172 1 7 4 1 7 6 1 7 8 180 183 185 19 2 1 9 4 172 18 6 18 4 18 2 18 0 1 7 8 1 7 6 17517 4 17 3 17 9 180 181 18 2 184 1 8 5 1 8 6 19 0 195 1 9 4 1 9 3 19 2 19 4 1 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 20 0 195 200 200 200 195 190 195 190180 19 0 19 0 190 185 17 4 19 0 18 5 18 0 17 5 17 0 17 0 17 0 17 5 18 0 191 STOP STO P 189 188 187 190 18 8 189 190191187 18 6 18 5 188 188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194 182 184 181 189 18 6 6"PVC 188.90 188.80 hp188.90x 188.90 188.80 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 17 0 16 9 165 155 150 155 14 5 170 165 160 1 7 5 14 8 RAMP 1 5 0 16 5 160 15 5 15 5 155 16 0 17 0 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+00 8" Stub @ 0.0210Inv 192.24 6"PVC 6"PVC S 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 1 9 0 1 8 5 19 0 1 6 3 188 189 190 191 192 193 RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 Ramp BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER 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 EXISTING COMMERCIAL EXISTING WETLAND EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK O L D E O R C H A R D P A R K FA Y E T T E R O A D BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D OLDE ORCHARD PARK EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING POCKET PARK BUILDING 8 24 UNITS 200 195 200 200 15 5 160 1 5 5 16 5 15 0 19 0 195 190 180 18 5 20 0 1 9 5 190 1 9 0 190 185 180 180 185 190 160 1 6 0 1 6 5 190 19 0 18 5 18 0 1 7 5 STORMWATER RI V E R C O R R I D O R RIV E R C O R R I D O R W E T L A N D B U F F E R W E T L A N D B U F F E R WET L A N D B U F F E R X X X X X X X X X X XXXX X X 1 8 5 DOG PARK NEIGHBORHOOD PARK STORM WATER STORM WATER STORMWATER BLDG 5A-5D 2 UNITS EACH 8 UNITS TOTAL SHARED GARDEN PLAYGROUND BUILDING 5A BUILDING 5B BUILDING 5C BUILDING 5D LEGEND ITEMSYMBOL EXISTING PEDESTRIAN FIXTURE PROPOSED PEDESTRIAN FIXTURE EXISTING ROADWAY FIXTURE PROPOSED ROADWAY FIXTURE PROPOSED ROADWAY FIXTURE PROPOSED PEDESTRIAN FIXTURE 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ E X 4 - L I G H T I N G . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 6 A M 1 CITY MASTER PLAN SET 12/21/2023 LIGHTING 1"=80' EB 12.21.2023 L-EX4 HEIGHT OF LIGHT SOURCE: ~15' ABOVE GRADE HEIGHT OF LIGHT SOURCE: ~15' ABOVE GRADE 200 200 200 200 20 0 200 20 0 200 200 STOP 18 9 STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.) 20 0 S 16 0 200 2 0 0 RAMP 2.0% RAMP 50' WETLAND BUFFER 173 172 1 7 4 1 7 6 1 7 8 180 183 185 19 2 1 9 4 172 18 6 18 4 18 2 18 0 1 7 8 1 7 6 17517 4 17 3 17 9 180 181 18 2 184 1 8 5 1 8 6 19 0 195 1 9 4 1 9 3 19 2 19 4 1 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 20 0 195 200 200 200 195 190 195 190180 19 0 19 0 190 185 17 4 19 0 18 5 18 0 17 5 17 0 17 0 17 0 17 5 18 0 191 STOP STO P 189 188 187 190 18 8 189 190191187 18 6 18 5 188 188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194 182 184 181 189 18 6 6"PVC 188.90 188.80 hp188.90x 188.90 188.80 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 17 0 16 9 165 155 150 155 14 5 170 165 160 1 7 5 14 8 RAMP 1 5 0 16 5 160 15 5 15 5 155 16 0 17 0 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+00 8" Stub @ 0.0210Inv 192.24 6"PVC 6"PVC S 8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) S 160 1 9 0 1 8 5 19 0 1 6 3 188 189 190 191 192 193 1/2 Ramp INN ROAD EXISTING WETLAND POCKET PARK 200 195 200 200 15 5 160 1 5 5 16 5 15 0 19 0 195 190 180 18 5 20 0 1 9 5 190 1 9 0 190 185 180 180 185 190 160 1 6 0 1 6 5 190 19 0 18 5 18 0 1 7 5 RI V E R C O R R I D O R RIV E R C O R R I D O R W E T L A N D B U F F E R W E T L A N D B U F F E R WET L A N D B U F F E R X X X X X X X X X X XXXX X X 1 8 5 NEIGHBORHOOD PARK 10 23 17 22 10 9 6 7 13 11 7 5 15 EXISTING SHARED USE LOT 44 SPACES 6 5 4 4 2 2 4 6 32 18 18 7 EXISTING SHARED USE LOT128 SPACES NET 51 NEW SURFACE SPACES 201 EXISTING SURFACE SPACES 10 10 95 12 STAIR 7 ELEV / STAIR 4 9 5 ST A I R MECH 8 TRASH LOBBY / RESIDENTIAL SUPPORT SPACE 1712 10 15 STAIR STAIR ELEV 32 SPACES 54 EXISTING SPACES 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 20 SPACES 2 24 EXISTING SPACES 24 EXISTING SPACES BLDG 1 BLDG 7 STORAGE / MECH POOL ABOVE 12 9 31 SPACES 72 EXISTING SPACES 13 16 2 MECH 38 SPACES EACH LEVEL, 76 TOTAL RAMP ELEV STAIR VALET TRASH STORAGE 48 SPACES + 6 VALET = 54 TOTAL EXCLUDED FROM RESIDENTIAL COUNTS BLDG 2 BLDG 3 BLDG 6 BLDG 8 BLDG 9 6 BLDG 4 5A 23 SPACES 5B 5D 2 2 2 2 2 2 2 5C 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ E X 5 - P A R K I N G . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 7 A M 1 CITY MASTER PLAN SET 12/21/2023 PARKING 1"=80' EB 12.21.2023 L-EX5A STOP S RAM P 2.0% RAM P S STOPSTOP STO P 6"PVC 188.90 188.80 hp188.90x 188.9 0 188.80 x189.00hp 189 RAM P RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 R a m p F A Y E T T E R O A D X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXX X X X X X X X SCALE OF FEET 40040 80 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ E X 5 - P A R K I N G . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 7 A M 1 CITY MASTER PLAN SET 12/21/2023 PARKING ENLARGEMENT - THE TERRACE 1"=40' EB 12.20.2023 L-EX5B BUILDING 1 (BUILT) BUILDING 6 BUILDING 3 NOTE: 10 OFF-STREET SPACES AND 35 ON-STREET PARKING SPACES ALONG FAYETTE AND REEL ROAD (45 TOTAL) ARE AVAILABLE FOR COMMERCIAL SPACE USERS IN ADDITION TO THE SHARED USE LOTS. 10 SPACES FOR EXISTING COMMERCIAL BLDG OVER- FLOW FOR HOTEL (SHUTTLE OR VALET SERVICE)BUILDING 1 1.1 SPACES / UNIT PROVIDED ·60 UNITS ·62 SPACES (100% OF REQUIRED ARE WITHIN 100') BUILDING 2 .8 SPACES / ROOM PROVIDED ADJACENT TO HOTEL ·110 HOTEL ROOMS ·86 SPACES PROVIDED ADJACENT TO HOTEL ·OVERFLOW SPACES AVAILABLE, 24 NEEDED TO ACHIEVE 1 SPACE PER ROOM ·NO PARKING REQUIRED FOR COMMERCIAL USE BUILDING 2 BUILDING 3 1.1 SPACES PER UNIT PROVIDED ·48 UNITS ·42 SPACES (67% OF REQUIRED) ARE PROVIDED SOUTH OF FAYETTE ROAD ·21 SPACES (33% OF REQUIRED) ARE PROVIDED NORTH OF FAYETTE ROAD ·82% OF REQUIRED SPACES ARE WITHIN 250' BUILDING 7 1.4 SPACES / UNIT PROVIDED ·80 UNITS ·111 SPACES PROVIDED (100% OF REQUIRED ARE WITHIN 250') BUILDING 7 BUILDING 4 EXISTING COMMERCIAL BUILDING BUILDING 6 1.4 SPACES PER UNIT ·52 UNITS ·76 SPACES PROVIDED (100% OF REQUIRED ARE WITHIN THE GARAGE) BUILDING 4 1.1 SPACES PER UNIT PROVIDED ·47 UNITS ·54 SPACES PROVIDED (100% OF REQUIRED ARE WITHIN 100') EXISTING SHARED LOT EXISTING SHARED LOT EXISTING SHARED GARAGE PHASE 1 PHASE 2 PHASE 4 EXISTING EXISTING COMMERCIAL BUILDING EXISTING COMMERCIAL BUILDING 14 O N - S T R E E T S P A C E S 22 O N - S T R E E T S P A C E S DROP-OFF DROP-OFF 10 SPACES FOR PARK 12/21/2023 subtotal total units Neighborhood Park 0.0 0.87 2.98 0 0 3.8 Hazard 5.700005.7 Level 1 Resource 0.000000.0 Level 2 Resource 2.500002.5 Neighborhood Park 0 37,800 129600 0 0 167,400 Hazard 248,292 0000248,292 Level 1 Resource 00000 0 Level 2 Resource 108,900 0000108,900 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 7.7 1.4 0.0 3.4 3.0 15.5 Mixed Use Res/comm 1.6 0.0 2.2 0.0 0.0 3.7 Commercial 3.1 1.3 0.0 0.0 0.0 4.4 Open Space 0.0 1.1 3.3 0.4 0.5 5.3 Multi-family Res 335,384 61,800 0 149,600 128,700 675,484 Mixed Use Res/comm 68,000 0 95,000 0 0 163,000 Commercial 135,000 55,000 0 0 0 190,000 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 Blocks HAZARDS, RESROUCES, AND CONSERVED AREA STREETS, INTERSECTIONS& BLOCKS acres 12.0 square feet524,592 BUILDABLE AREA square feet1,258,884 28.9 acres UNITS & FLOOR AREA 559 Units 720,655 square feet of Gross floor area SUMMARY STATISTICS FULL BUILD-OUTEXISTINGPHASE 1 PHASE 2 PHASE 3 PHASE 4 12/21/2023 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 n/a 68 0 0 0 Restaurant n/a 85 60 0 0 Multi-family Residential n/a 58 73 40 40 Commercial n/a 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 424 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 FULL BUILD- OUT Buildable area BUILDOUT ANALYSIS & BUDGET 19 PHASE 1EXISTING 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’ DECEMBER 21, 2023LARKIN TERRACE | MASTER PLAN ILLUSTRATIVE STREET SECTIONS wso 1 55 52 53 51 50 2 60 S S S D D D D 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) D 0+00 8" Stub @ 0.0210Inv 192.24 D GV STOP 6"PVC 6"PVC 189 UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGEFAIRPOINTFIRST LIGHT UGE UGE UGE UGE FAIRPOI N T FAIR P O I N T FAIRPO I N T FAIRPO I N T OHE FIRST L I G H T O H W FAIRP O I N T FIRS T L I G H T FIRST L I G H T UGE FAIRPO I N T FIRST L I G H T UGE FIRST L I G H T FIRST L I G H T FIRST L I G H T FIRST L I G H T FIRST L I G H T FAIRPOINTFIRST LIGHT OHE FAIRPOINT FIRST LIGHTUGE UGE FAIRP O I N T FIRST L I G H T UGEFAIRPOINT FIRST LIGHT UGE FAIRPOINTFIRST LIGHT UGE UGE UGE UGE UGE UGE UGE UGE FAIRPOINT FIRST LI G H T ST 4" PERF PVC INN R O A D ST ST S S S 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 ST STST W W W X X X X X X X X X S S S S S8" Stub @ 0.0566Inv 187.11 SMH5Rim 201.35Inv In 190.10 (8"S)Inv Out 190.00 (8"N) 201 S S S 4"ST 4"ST 4"ST 4"ST 4"ST Bu i l d i n g 7 Bu i l d i n g 6 Bu i l d i n g 4 Bu i l d i n g 5 Bu i l d i n g 3 Bu i l d i n g 2 Bu i l d i n g 1 W W W W W W W W W W WV WV 6"DI W 6"DI W 12"DI 8"DIW W W WV WV WV WV WV WV 12"di 12"di DYH DYH Parcel 1 N/F Olde Orchard Realty Partnership, LP Ex. Parcel D Larkin 2.54 acres Ex. Parcel E Larkin Milot Partnership, LLP 2.21 acres Re e l R o a d 67 2 . 4 1 ' 57 9 . 6 4 ' 49.74'60.00' 928.33' Ex. Parcel B John Larkin, Inc. 4.09 acres N/F Lowes N/F Farrell N/F Farrell Distributing Corporation N/F Magni Holdings. LTD N/F Sisters and Brothers Investment Group, LLC N/F Wilson N/F Grandview Farms, Inc. N/F Northfield Savings Bank N/F Spillane N/F Jolley Associates, LLC N/F KAPSHA Properties, Inc. N/F Southland Enterprises, Inc. N/F CRE JV Mixed Fifteen NE Branch Holdings Ex. Parcel C Larkin Milot Partnership, LLP 4.15 acres N/F 1233 Shelburne Road Association Parcel 2 N/F Olde Orchard Realty Partnership, LP 63 9 . 5 1 ' 19 5 . 9 5 ' S 0 4 ° 4 7 ' 4 4 " W 12 5 . 0 0 ' S 0 4 ° 5 0 ' 2 9 " W S 85°09'16"E 188.85' 188.75' N 85°09'15"W 513.77' S 84°34'47"E 21 3 . 1 8 ' 46 . 0 9 ' S 0 4 ° 4 7 ' 4 4 " W 171.5 9 ' N 63°1 1 ' 1 2 " E 238.98' N 85°19'03"W 2 2 8 . 6 7 ' N 4 2 ° 1 5 ' 1 1 " W N1 4 ° 5 7 ' 5 5 " E 19 3 . 8 9 ' S1 2 ° 4 1 ' 3 4 " W 32 6 . 4 6 ' S85°13'58"E 249.73' N0 4 ° 4 5 ' 1 3 " E 26 0 . 4 9 ' R=75.00' L=48.05' N 4 2 ° 1 5 ' 1 1 " W 2 2 8 . 6 7 ' L = 4 0 . 5 4 1 R = 3 3 0 . 0 0 0 Co m m e r c i a l 2 Co m m e r c i a l 1 -R e s i d e n t i a l 1 5 Commercial 1 -Residential 15 Commercial 1 -Automobile Commercial 1 -Residential 15 Commercial 2 Ex . 6 0 ' R i g h t - o f - W a y La r k i n M i l o t P a r t n e r s h i p , L L C 0. 4 3 a c r e s Ex. Parcel A John Larkin, Inc. 2.56 acres Fu t u r e S t r e e t Ex t e n s i o n S0 4 ° 4 7 ' 4 4 " W 51 . 0 8 ' 20 9 . 0 1 ' S0 4 ° 4 7 ' 4 4 " W N81°05'59"W 264.89' N86°22'54"W 175.25' 60.13' N86°22'54"W N0 9 ° 3 0 ' 5 4 " W N82°03'29"W 711.28 S85°12'09"E 497.31' S0 4 ° 4 5 ' 1 3 " W 26 0 . 5 1 ' F a y e t t e R o a d N85°19'01"W 226.18' 455.40'S85°13'58"E N0 4 ° 4 7 ' 4 4 " E 2 0 9 . 3 8 ' Sh e l b u r n e R o a d Zone line from City of South Burlington Official mapping 21.21' S50°22'27"E S85°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 City of South Burlington Official mapping 75' Easement as shown on the City of South Burlington Official Map Planned Path as shown on the City of South Burlington Official Map 25' GMP Easement Dotted line indicates 100 Flood Limit as shown on the City of South Burlington Official Map River Corridor Limit as shown on the City of South Burlington Official Map River Corridor Limit as shown on the City of South Burlington Official Map Zoned: Residential 1- Lakeshore Zoned: Commercial 1- Automobile Zoned: Commercial 1- Automobile Zoned: Commercial 2 Zoned: Commercial 1-Residential 15 Zoned: Commercial 1-Residential 15 LARKIN TERRACE Fayette Road South Burlington, Vermont ISSUED FOR PERMIT REVIEW NOT FOR CONSTRUCTION C-1.00 164 Main Street, Suite 201 P: (802) 878-0375 Colchester, Vermont 05446 www.krebsandlansing.comLOCATION 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 NOTES: 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. SEE EXISTING TOPOGRAPHY PLAN. 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. LEGEND APPROXIMATE PROPERTY LINES EXISTING TREELINE IRON PIPE / CONCRETE MONUNMENT FOUND 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 EXISTING SEWER LINE/MANHOLE EXISTING STORM LINE/MANHOLE/BASIN EXISTING UNDERGROUND COMMUNICATIONS EXISTING UNDERGROUND POWER EXISTING WATER LINE/HYDRANT/VALVE/SHUTOFF EXISTING CHAIN LINK FENCE STAMP: SITE LAT: N44° 30' 04.3" LONG: W73° 11' 10.7" EXISTING STORM UNDERDRAIN EXISTING UNDERGROUND GAS SYSTEMS LARKIN TERRACE MASTER PLAN EXISTING CONDITIONS PLAN STANDARD GRAPHIC SCALE (1" = 80') VALID WHEN PLOTTED ON 24" BY 36" MEDIA 0' 0"1"2"3" 80'160'240' GV STOP 189 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 201 RAMP 2.0% RAMP Bu i l d i n g 7 Bu i l d i n g 6 Bu i l d i n g 4 Bu i l d i n g 5 Bu i l d i n g 3 Bu i l d i n g 2 Bu i l d i n g 1 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-1.01 164 Main Street, Suite 201 P: (802) 878-0375 Colchester, Vermont 05446 www.krebsandlansing.comLOCATION 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 NOTES: 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. LEGEND APPROXIMATE PROPERTY LINES EXISTING GRADE CONTOUR LINES (5 FOOT INTERVALS) EXISTING TREELINE EXISTING GRADE CONTOUR LINES (1 FOOT INTERVALS) IRON PIPE / CONCRETE MONUNMENT FOUND 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 EXISTING SEWER LINE/MANHOLE EXISTING STORM LINE/MANHOLE/BASIN EXISTING UNDERGROUND COMMUNICATIONS EXISTING UNDERGROUND POWER EXISTING WATER LINE/HYDRANT/VALVE/SHUTOFF EXISTING CHAIN LINK FENCE STAMP: SITE LAT: N44° 30' 04.3" LONG: W73° 11' 10.7" EXISTING STORM UNDERDRAIN EXISTING UNDERGROUND GAS SYSTEMS LARKIN TERRACE MASTER PLAN EXISTING TOPOGRAPHY PLAN STANDARD GRAPHIC SCALE (1" = 80') VALID WHEN PLOTTED ON 24" BY 36" MEDIA 0' 0"1"2"3" 80'160'240' 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. 28.9 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 NON-BUILDABLE EXISTING AND FUTURE CITY STREETS 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 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. 31.4 acres P.U.D. Density: 31.4 acres x 15 units/acre = 471 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 NON-BUILDABLE EXISTING AND FUTURE CITY STREETS 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 LARKIN TERRACE Fayette Road South Burlington, Vermont ISSUED FOR PERMIT REVIEW NOT FOR CONSTRUCTION C-4.00 164 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: LARKIN TERRACE MASTER PLAN STORMWATER and EROSION CONTROL DETAILS 2.4. 5. 3B. 1. 3A. HYD HYD 12"di 12"di 12"di 12"di 12"di 12"di12"di 6"di6"di 200 200 200 200 20 0 200 20 0 200 200 WV WV WV WV WV WV W 8"DI W W W W 8"DI 8"DI 8"DI 8"DI W 8"DI 12"DI W 6"DI W 6"DI WV STOP 18 9 INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.) W W W 20 0 WV S 16 0 200 2 0 0 RAMP 2.0% RAMP 50' WETLAND BUFFER 173 172 1 7 4 1 7 6 1 7 8 180 183 185 19 2 1 9 4 172 18 6 18 4 18 2 18 0 1 7 8 1 7 6 17517 4 17 3 17 9 180 181 18 2 184 1 8 5 1 8 6 19 0 195 1 9 4 1 9 3 19 2 19 4 1 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 20 0 195 200 200 200 195 190 195 190180 19 0 19 0 190 185 wso17 4 19 0 18 5 18 0 17 5 17 0 17 0 17 0 17 5 18 0 191 WV STOP STO P WV WV WV 189 188 187 190 18 8 189 190191187 18 6 18 5 188 188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194 182 184 181 189 18 6 6"PVC 188.90 188.80 hp188.90x 188.90 188.80 x189.00hp 189 17 0 16 9 165 155 150 155 14 5 170 165 160 1 7 5 14 8 RAMP 1 5 0 16 5 160 15 5 15 5 155 16 0 17 0 S S S 0+00 6"PVC 6"PVC S S 160 SSS S S SSS W W W 1 9 0 1 8 5 19 0 1 6 3 188 189 190 191 192 193 RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 Ramp BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER 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 EXISTING COMMERCIAL EXISTING WETLAND EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK O L D E O R C H A R D P A R K FA Y E T T E R O A D BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D OLDE ORCHARD PARK EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING POCKET PARK BUILDING 8 24 UNITS 200 195 200 200 15 5 160 1 5 5 16 5 15 0 19 0 195 190 180 18 5 20 0 1 9 5 190 1 9 0 190 185 180 180 185 190 160 1 6 0 1 6 5 190 19 0 18 5 18 0 1 7 5 STORMWATER RI V E R C O R R I D O R RIV E R C O R R I D O R W E T L A N D B U F F E R W E T L A N D B U F F E R WET L A N D B U F F E R X X X X X X X X X X XXXX X X 1 8 5 DOG PARK NEIGHBORHOOD PARK STORM WATER STORM WATER STORMWATER BLDG 5A-5D 2 UNITS EACH 8 UNITS TOTAL SHARED GARDEN PLAYGROUND BUILDING 5A BUILDING 5B BUILDING 5C BUILDING 5D 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ 1 0 0 S I T E P L A N S . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 2 5 A M 1 CITY MASTER PLAN SET 12/21/2023 KEY PLAN 1"=80' EB 12.21.2023 L-100 SCALE OF FEET 80080 160 SCALE OF FEET HYD HYD 12"di 12"di 12"di 12"di 12"di 12"di 12"di 6"di 200 200 200 200 2 0 0 200 2 0 0 200 200 WV WV WV WV WV WV W 8"D I W W W W 8"D I 8"D I 8"D I 8"D I W 8"DI 12"DI W 6"D I W 6"D I WV STOP 18 9 20 0 WV S 200 2 0 0 RA M P 2.0 % RA M P 50' WETLAND BUFFER S STOP 2 0 0 195 200 17 4 19 0 18 5 18 0 17 5 17 0 17 0 191 WV STOP STO P WV WV WV 194 193 195 194 193 195 194 RA M P S S S 0+ 0 0 6"PVC 6"P V C S S SSS S S SSS W W W 188 189 190 191 192 19 3 PO O L ENTRANCE TO UNDER- GROUND PARKING DROP OFF - VALET ENTRANCE TO UNDER- GROUND PARKING FIRE PIT DUMPSTERS DROP OFF - VALET BU S S T O P +200 +200 BI K E RA C K BIKE RACK ENTRANCE TO PARKING GARAGE 194++197 +190.5 +1 8 7 . 5 1 9 3 . 5 + 2 0 0 . 5 + +192 lawn lawn rain garden 5 % 5 %5% beer garden RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD +201.8 1/2 R a m p BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER 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 10 ' R E C P A T H EXISTING COMMERCIAL 5% 197.5++193.25188.25+ RAMP RAMP RAMP RAMP RA M P BIKE RACK BI K E R A C K 189.5+ +201.5 EXISTING FAST FOOD +97+92.5+87 DROP-OFF ONE WAY 20' ONE WAY Ø75' Ø35' 191.5+ 1 0 ' 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: 177 177+/- ENTRANCE TO UNDER- GROUND PARKING ENTRANCE TO PODIUM PARKING 2 FLOORS FITNESS 1ST FLOOR FFE: 201 BI K E RA C K 10 ' R E C P A T H +200.5 POCKET PARK +186.5 +188.25 +193 +187 +TW 192.5 +TW 194.5 +TW 196.5 +201 200 +201 + 201 BW 194+ +TW 195 188 19 2 19 4 19 6 1 9 8 186 187 188 18 6 18 7 1 8 6 18 8 191 192 193 194 195 196 197 198 199189 18 8 188 18 7 177 18 1 178 179 18 9 18 8 18 718 6 18 418 318 2 187 188 19 7 1 9 6 1 9 4 193 192 191 1 9 9 201 189 19 1 19 3 19 7 187 188 191 189 188 191 189 192 193 192 193 199 198 200 197 196 195 19 8 197 199 199 198 1 9 9 200 199 199 200 18 9 18 8 189 190 19 3 196 197 198 199 200 201 19 0 19 5 190 180 18 5 20 0 1 9 5 190 1 9 0 190 190 19 0 18 5 18 0 1 7 5 188 RI V E R C O R R I D O R X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXX X X X X X X X DOG PARK 1 6 6 1 6 7 16 8 16 9 17 0 17 1 172 173 174 175 176 177 178 179 180 181 X X X X X X 182 18 3 18 4 18 5 18 6 18 7 18 5 175 176 177 1 7 8 17 9 18 0 1 8 1 1 8 2 1 8 3 18 4 5% L101 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ 1 0 0 S I T E P L A N S . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 2 7 A M 1 CITY MASTER PLAN SET 12/21/2023 SITE PLAN ENLARGEMENT - THE TERRACE 1"=30' EB 12.21.2023 L-101 18 9 W 50' WETLAND BUFFER 190 185 180 17 5 18 0 185 190 170 175 180 195 19 0 1 9 0 19 0 17 4 19 0 18 5 18 0 17 5 17 0 17 0 1 7 0 1 7 5 1 8 0 191 WV 18 9 18 8 187 19 0 1 8 8 189 190191 187 1 8 6 18 5 1 8 8 188187.5 1 8 7 . 5 1 8 7 188 187189 194 195 194 193 195 182 184 181 189 1 8 6 6"PVC 188.90 188.80 hp188.90x 188 . 9 0 188. 8 0 x189.00hp 189 17 0 1 6 9 165 155 150 15 5 170 165 160 1 7 5 1 4 8 1 5 0 16 5 160 15 5 15 5 155 16 0 160 S S S S SSS 1 6 3 188 189 190 191 192 19 3 +190.5 +1 8 7 . 5 lawn rain garden 5 % RE E L R D . ( C O L L E C T O R S T R E E T ) 1ST FLOOR FFE 162 158 163 168 BUILDING 9 30 UNITS BUILDING 6 52 UNITS 152 EXISTING COMMERCIAL 5% BIKE RACK EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK DROP-OFF ONE WAY 20' ONE WAY Ø75' Ø35' 191.5+ BUILDING 4 47 MICRO UNITS 1 0 ' 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: 177 177+/- 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 +/-161 ENTRANCE TO UNDER- GROUND PARKING ENTRANCE TO PODIUM PARKING BI K E RA C K 4 FLOORS INCLUDING PODIUM PARKING PODIUM PARKING FFE: 189 FOOTPRINT: 10,230 SF 10 ' R E C P A T H EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING +193 +TW 192.5 +TW 194.5 BUILDING 8 24 UNITS BW 194+ 154 T R C T R C 156 157 158 159 162 T 1 6 7 151 151 1 5 6 1 5 8 15 9 1 6 0 153 154 15 5 RA M P 153 1 4 9 1 5 7 1 5 6 152 151 14 9 177 18 1 178 179 18 9 18 8 18 718618 418 318 2 187 188 193 192 191 187 188 191 189 188 191 189 192 193 189 188 187 186 184 183183 182 181 179 162 161 16 1 1 6 1 1 6 1 160 161 160 192 193 158 159 158 161 1 5 9 1 6 1 163 167 166 16 6 168 169 168 18 8 189 190 19 3 15 5 160 1 5 5 16 5 15 0 180 18 5 190 1 9 0 190 185 180 160 1 6 0 16 5 190 1 7 1 19 0 18 5 18 0 1 7 5 188 STORMWATER RI V E R C O R R I D O R RIV E R C O R R I D O R WET L A N D B U F F E R STORM WATER 1 8 3 18 4 14 6 1 4 9 1 4 8 14 2 1 4 8 1 4 7 1 4 7 14 5 14 4 14 3 14 1 14 0 13 9 1 7 3 1 7 2 1 7 1 1 7 0 1 6 9 1 6 8 STORMWATER PLAYGROUND 4 FLOORS FIRST FLOOR FFE: 168 UNDERGROUND PARKING FEE: 158 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ 1 0 0 S I T E P L A N S . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 2 8 A M 1 CITY MASTER PLAN SET 12/21/2023 SITE PLAN ENLARGEMENT - OLDE ORCHARD PARK 1"=30' EB 12.21.2023 L-102 173 17 2 1 7 4 1 7 6 1 7 8 1801921 9 4 172 18 6 18 4 1 8 2 18 0 1 7 8 1 7 6 17 5 17 4 1 7 3 1 7 9 180 181 18 2 184 1 8 5 1 8 6 1 9 0 195 1 9 4 1 9 3 1 9 2 19 4 1 9 3 192172 1 8 0 1 7 0 1 9 0 1 8 5 1 9 0 7 +187.5 7 7 19 NEW SPACES EXISTING WETLAND O L D E O R C H A R D P A R K FA Y E T T E R O A D 10 ' R E C P A T H OLDE ORCHARD PARK EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING 1 7 4 17 3 179 181 182 183 184 187 188 189 191 180 185 190 RIV E R C O R R I D O R RIV E R C O R R I D O R W E T L A N D B U F F E R W E T L A N D B U F F E R 186 +186 1 8 5 +18818 6 1 8 4 +190 +192 1 8 3 +185.5 +186.0 18 7 187 +187.5 +188.0 +189.5 188 189 +190.0 +191.5 +192.0 190 191 192193194 186 185 184 183 182 181 180 179 178 177 17 5 17 6 17 7 176 STORM WATER17 7 175 174 173 172 BLDG 5A-5D 2 UNITS EACH 8 UNITS TOTAL FFE: 192.5 ONE FLOOR OVER A HALF FLOOR OF PARKING FFE: 190.5 FFE: 188.5 FFE: 186.5 SHARED GARDEN BUILDING 5A BUILDING 5B BUILDING 5C BUILDING 5D 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ 1 0 0 S I T E P L A N S . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 2 8 A M 1 CITY MASTER PLAN SET 12/21/2023 SITE PLAN ENLARGEMENT - TOWN HOMES 1"=30' EB 12.21.2023 L-103 HYD HYD 12"di 12"di 12"di 12"di 12"di 12"di12"di 6"di6"di 200 200 200 200 20 0 200 20 0 200 200 WV WV WV WV WV WV W 8"DI W W W W 8"DI 8"DI 8"DI 8"DI W 8"DI 12"DI W 6"DI W 6"DI WV STOP 18 9 STORMWATER POND INN R O A D CROSSING GATE GAT E 3X3 STONE PILLAR (TYP.) W W W 20 0 WV S 16 0 200 2 0 0 RAMP 2.0% RAMP 50' WETLAND BUFFER 173 172 1 7 4 1 7 6 1 7 8 180 183 185 19 2 1 9 4 172 18 6 18 4 18 2 18 0 1 7 8 1 7 6 17517 4 17 3 17 9 180 181 18 2 184 1 8 5 1 8 6 19 0 195 1 9 4 1 9 3 19 2 19 4 1 9 3 192172 S STOP 190 185 180 175 18 0 185 190 170 175 180 20 0 195 200 200 200 195 190 195 190180 19 0 19 0 190 185 wso17 4 19 0 18 5 18 0 17 5 17 0 17 0 17 0 17 5 18 0 191 WV STOP STO P WV WV WV 189 188 187 190 18 8 189 190191187 18 6 18 5 188 188187.5 18 7 . 5 18 7 188187189 194 193 195 194 193 195 194 182 184 181 189 18 6 6"PVC 188.90 188.80 hp188.90x 188.90 188.80 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 17 0 16 9 165 155 150 155 14 5 170 165 160 1 7 5 14 8 RAMP 1 5 0 16 5 160 15 5 15 5 155 16 0 17 0 S S S 0+00 6"PVC 6"PVC S S 160 SSS S S SSS W W W 1 9 0 1 8 5 19 0 1 6 3 188 189 190 191 192 193 RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD 1/2 Ramp BUILDING 9 30 UNITS BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER EXISTING POND 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 COMMERCIAL EXISTING BANK EXISTING FAST FOOD EXISTING URGENT CARE EXISTING COMMERCIAL BUILDING OLDE ORCHARD PARK O L D E O R C H A R D P A R K FA Y E T T E R O A D BUILDING 4 47 MICRO UNITS F A Y E T T E R O A D OLDE ORCHARD PARK EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING BUILDING 8 24 UNITS 200 195 200 200 15 5 160 1 5 5 16 5 15 0 19 0 195 190 180 18 5 20 0 1 9 5 190 1 9 0 190 185 180 180 185 190 160 1 6 0 1 6 5 190 19 0 18 5 18 0 1 7 5 STORMWATER X X X X X X X X X X XXXX X X 1 8 5 DOG PARK STORM WATER STORM WATER STORMWATER BLDG 5A-5D 2 UNITS EACH 8 UNITS TOTAL SHARED GARDEN PLAYGROUND BUILDING 5A BUILDING 5B BUILDING 5C BUILDING 5D 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 RIVER CORRIDOR 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ 2 0 0 G R A D I N G P L A N S . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 5 0 A M 1 CITY MASTER PLAN SET 12/21/2023 GRADING KEY PLAN 1"=80' EB 12.21.2023 L-200 SCALE OF FEET 80080 160 SCALE OF FEET HYD HYD 12"di 12"di 12"di 12"di 12"di 12"di 12"di 6"di 200 200 200 200 2 0 0 200 2 0 0 200 200 WV WV WV WV WV WV W 8"D I W W W W 8"D I 8"D I 8"D I 8"D I W 8"DI 12"DI W 6"D I W 6"D I WV STOP 18 9 20 0 WV S 200 2 0 0 RA M P 2.0 % RA M P 50' WETLAND BUFFER S STOP 2 0 0 195 200 17 4 19 0 18 5 18 0 17 5 17 0 17 0 191 WV STOP STO P WV WV WV 194 193 195 194 193 195 194 RA M P S S S 0+ 0 0 6"PVC 6"P V C S S SSS S S SSS W W W 188 189 190 191 192 19 3 +200 +200194++197 +190.5 +1 8 7 . 5 1 9 3 . 5 + 2 0 0 . 5 + +192 5 % 5 %5% RE E L R D . ( C O L L E C T O R S T R E E T ) LA R K I N T E R R A C E ( P R I V A T E ) SH E L B U R N E R D . SLIP ROAD (PRIVATE) FAYETTE ROAD +201.8 1/2 R a m p BUILDING 1 (BUILT) 60 UNITS / 21,630 SF COMMERCIAL EXISTING STORMWATER 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 COMMERCIAL 5% 197.5++193.25188.25+ 189.5+ +201.5 EXISTING FAST FOOD +97+92.5+87 191.5+ 177+/- +200.5+186.5 +188.25 +193 +187 +TW 192.5 +TW 194.5 +TW 196.5 +201 200 +201 + 201 BW 194+ +TW 195 188 19 2 19 4 19 6 1 9 8 186 187 188 18 6 18 7 1 8 6 18 8 19 1 192 193 194 195 196 19 7 198 199189 18 8 188 18 7 177 18 1 178 179 18 9 18 8 18 718 6 18 418 318 2 187 188 19 7 1 9 6 1 9 4 193 192 191 1 9 9 201 189 19 1 19 3 19 7 187 188 191 189 188 191 189 192 193 192 193 199 198 200 197 196 195 19 8 197 199 199 198 1 9 9 200 199 199 200 18 9 18 8 189 190 19 3 196 197 198 199 200 201 19 0 19 5 190 180 18 5 20 0 1 9 5 190 1 9 0 190 190 19 0 18 5 18 0 1 7 5 188 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXX X X X X X X X DOG PARK 1 6 4 1 6 5 1 6 6 1 6 7 16 8 16 9 17 0 17 1 172 173 174 175 176 177 178 179 180 181 X X X X X X 182 18 3 18 4 18 5 18 6 18 7 18 5 175 176 177 1 7 8 17 9 18 0 1 8 1 1 8 2 1 8 3 18 4 5% L201 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ 2 0 0 G R A D I N G P L A N S . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 0 A M 1 CITY MASTER PLAN SET 12/21/2023 GRADING PLAN ENLARGEMENT - THE TERRACE 1"=30' EB 12.21.2023 L-201 18 9 W 50' WETLAND BUFFER 190 185 180 17 5 18 0 185 190 170 175 180 195 19 0 1 9 0 19 0 17 4 19 0 18 5 18 0 17 5 17 0 17 0 1 7 0 1 7 5 1 8 0 191 WV 18 9 18 8 187 19 0 1 8 8 189 190191 187 1 8 6 18 5 1 8 8 188187.5 1 8 7 . 5 1 8 7 188 187189 194 195 194 193 195 182 184 181 189 1 8 6 6"PVC 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 17 0 1 6 9 165 155 150 15 5 170 165 160 1 7 5 1 4 8 1 5 0 16 5 160 15 5 15 5 155 16 0 160 S S S S SSS 1 6 3 188 189 190 191 192 19 3 +190.5 +1 8 7 . 5 5 % RE E L R D . ( C O L L E C T O R S T R E E T ) 158 163 168 BUILDING 9 30 UNITS BUILDING 6 52 UNITS 152 EXISTING COMMERCIAL 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 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING +193 +TW 192.5 +TW 194.5 BUILDING 8 24 UNITS BW 194+ 154 T R C T R C 156 157 158 159 162 T 1 6 7 151 151 1 5 6 1 5 8 15 9 1 6 0 153 154 15 5 RA M P 153 1 4 9 1 5 7 1 5 6 152 151 14 9 177 18 1 178 179 18 9 18 8 18 718618 418 318 2 187 188 193 192 191 187 188 191 189 188 191 189 192 193 189 188 187 186 184 183183 182 181 179 162 161 16 1 1 6 1 1 6 1 160 161 160 192 193 158 159 158 161 1 5 9 1 6 1 163 167 166 16 6 168 169 168 18 8 189 190 19 3 15 5 160 1 5 5 16 5 15 0 180 18 5 190 1 9 0 190 185 180 160 1 6 0 16 5 190 1 7 1 19 0 18 5 18 0 1 7 5 188 STORMWATER STORM WATER 1 8 3 18 4 14 6 1 4 9 1 4 8 14 2 1 4 8 1 4 7 1 4 7 14 5 14 4 14 3 14 1 14 0 13 9 1 7 3 1 7 2 1 7 1 1 7 0 1 6 9 1 6 8 STORMWATER PLAYGROUND 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ 2 0 0 G R A D I N G P L A N S . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 0 A M 1 CITY MASTER PLAN SET 12/21/2023 GRADING PLAN ENLARGEMENT - OLDE ORCHARD PARK 1"=30' EB 12.21.2023 L-202 173 17 2 1 7 4 1 7 6 1 7 8 1801921 9 4 172 18 6 18 4 1 8 2 18 0 1 7 8 1 7 6 17 5 17 4 1 7 3 1 7 9 180 181 18 2 184 1 8 5 1 8 6 1 9 0 195 1 9 4 1 9 3 1 9 2 19 4 1 9 3 192172 1 8 0 CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY CLASS III WETLAND <5,000 SF NOT REGULATED BY STATE OR CITY 1 7 0 1 9 0 1 8 5 1 9 0 7 +187.5 7 7 O L D E O R C H A R D P A R K FA Y E T T E R O A D OLDE ORCHARD PARK EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING EXISTING 30 UNIT BUILDING 1 7 4 17 3 179 181 182 183 184 187 188 189 191 180 185 190 186 +186 1 8 5 +18818 6 1 8 4 +190 +192 1 8 3 +185.5 +186.0 18 7 187 +187.5 +188.0 +189.5 188 189 +190.0 +191.5 +192.0 190 191 192193194 186 185 184 183 182 181 180 179 178 177 17 5 17 6 17 7 176 STORM WATER17 7 175 174 173 172 BLDG 5A-5D 2 UNITS EACH 8 UNITS TOTAL FFE: 192.5 FFE: 190.5 FFE: 188.5 FFE: 186.5 SHARED GARDEN BUILDING 5A BUILDING 5B BUILDING 5C BUILDING 5D 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 WH LA WAGNER HODGSON LANDSCAPE ARCHITECTURE FI L E P A T H : U: \ 7 4 7 L A R K I N M A S T E R P L A N \ W H L A \ C A D \ S H E E T S \ P E R M I T E X H I B I T S \ L _ 2 0 0 G R A D I N G P L A N S . D W G PL O T D A T E : 12 / 2 1 / 2 0 2 3 1 1 : 3 1 A M 1 CITY MASTER PLAN SET 12/21/2023 GRADING PLAN ENLARGEMENT - TOWN HOMES 1"=30' EB 12.21.2023 L-203 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 Larkin Terrace Master Plan Neighborhood Meeting First Floor Lobby 1185 Shelburne Rd. -10/05/2023 7:00 pm ATTENDEES: Larkin Realty: Joe Larkin (JoeLarkin@larkinrealty.net), Deb Sherman (DebSherman@larkinrealty.net), Terry Reilly (terryreilly@larkinrealty.net) WHLA: Jeff Hodgson (jhodgson@wagnerhodgson.com), Ella Braco (ebraco@wagnerhodgson.com) Neighbors: Ric and Teena Flood, (Ric@floodfinancial services.com) 1233 Shelburne Rd Suite E3, Scott Baldwin (scott@emgvt.com) 1233 Shelburne Rd suite C2B The small group allowed for an informal conversation. A Master Plan Illustration board was displayed. The Larkin team responded to basic questions conversationally. • Three neighbors attended, all signed in, meeting started at 7:00 • Maintaining access to current (dog) walking areas was expressed as important from an attendee • Concern about fences blocking existing walking areas was mentioned as important • A positive comment was made regarding the condo units near Lowes • General clarifying questions were asked about which buildings are what, which one is a hotel, where is commercial space – if any; boundaries, streets and existing buildings were pointed out. • A question was asked about number of stories of the hotel • Concern about a connecting road to the neighboring office complex was expressed; attendees opposed to a connecting road especially considering the new day care use. • A question was asked about the location of parking • Attendees made comments about the unique zoning review process in South Burlington in general • A question was asked about the duration of the project, how long will it take, when will it be done. Joe L. explained the whole project possibly would be done in phases over time, perhaps it may tak10 years • Someone asked what building will be built first. Joe L. explained most likely the hotel at the south on Shelburne Rd. • Someone asked that the existing trees near the proposed hotel stay up, in place, as long as possible while also mentioning the understanding that some must come down. Someone from the Larkin team replied that that is the intent • Someone asked a clarifying question about the roadway exiting the site entering Shelburne Rd. The Larkin team confirmed that yes, it is an exit only roadway with one way traffic heading south • Attendees made positive comments about the appearance of the 1185 Shelburne Rd. building. The Larkin team replied stating the intent is to create buildings on the site that are equally attractive • Someone asked what is meant by a micro unit. Jeff H. replied explaining it’s a very tiny living unit about the size of a hotel room • An attendee asked if there is underground parking. Joe L. said yes, there will be underground parking • A question was asked about the number of parking spaces. The Larkin team replied, explaining the final count has not been determined noting that sometimes the type of tenant drives the parking count • A question was asked about project status in the review process; the team discussed the master plan and phasing process • A comment was made noting that overall, the project is a good use of the property • A question was asked about the Farrell development property, the person wanted to know if the Larkin team knew of it. Joe L. replied yes explaining it is residential only. The following describes how the team plans to address the concerns raised at the neighborhood meeting: Topic 1: Pedestrian Access • Concern o Maintaining access to current (dog) walking areas was expressed as important o Concern about fences blocking existing walking areas was mentioned as important • Response: o No permanent fences are proposed that would block access to existing walking areas. o To the extent possible, construction fences will be located such that they do not block existing pedestrian access to existing sidewalks, rec paths, building entrances, or open portions of the neighborhood park. o When public sidewalks do need to be temporarily closed, safe alternate routes will be provided and signed, and sidewalk access will be restored as soon as possible. Topic 2: Timing of tree removal between the Hotel and the 1223 Shelburne Road Property • Concern: o Someone asked that the existing trees near the proposed hotel stay up, in place, as long as possible while also mentioning the understanding that some must come down. Someone from the Larkin team replied that that is the intent • Response: o A buffer of trees will be maintained between Building 2 and Parcel B for as long as possible while still leaving enough clearance for movement of construction vehicles. A two-stage tree removal plan can be provided for review at site plan. Topic 3: Extension of Reel Road • Concern: o Concern about a connecting road to the neighboring office complex was expressed; attendees opposed to a connecting road especially in light of the new day care use • Response: o This stub to the property line is being provided per city requirements, no changes are proposed to address this concern. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MP-23-01_1185 1195 Shelburne Rd_John Larkin Inc_MP_2024-01-17 DEPARTMENT OF PLANNING & ZONING Report preparation date: January 10, 2024 Application received: October 3, 2023 1195 SHELBURNE ROAD MASTER PLAN APPLICATION #MP-23-01 Meeting date: January 17, 2024 Owners/Applicants John Larkin, Inc & 1185 LLC 410 Shelburne Road Burlington, VT 05401 Engineer Krebs & Lansing 164 Main Street 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 Approximately 39.2 acres Location Map #MP-23-01 Larkin Master Plan Staff Comments 2 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. PERMIT HISTORY The applicant previously submitted a sketch plan review application (#SD-23-14) which the Board discussed at regularly scheduled DRB meetings on November 7, 2023, and November 21, 2023. This Master Plan application was deemed to be complete on October 3, 2023, and was originally scheduled to be heard at the October 17, 2023, DRB meeting. However, it had to be continued to a date after the preceding sketch plan review had been completed. As such, the Board continued this application to November 21, 2023, and then again to January 17, 2024. CONTEXT This Master Plan application is the third time the Board has reviewed this proposed development - the applicant has submitted two Sketch Plans for review, the more recent of which the Board discussed with the applicant on November 7, 2023, and November 21, 2023. The Board’s feedback during those two November sketch plan reviews included a review of the entire project but featured a special emphasis on the relationship between this project and the proposed development on the 105-acre Allenwood Inn estate parcel to the west Farrell project. This Master Plan application generally conforms to the layout shown in the most recently reviewed sketch plan and has incorporated feedback provided by the DRB during the sketch plan review process. The following report includes a review of the entirety of the submitted Master Plan and notes those items which have been changed since the most recent sketch plan review. 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 updated on December 21, 2023, and offer the following comments. Numbered items for Board review 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, a 20,000-sf dog park, the #MP-23-01 Larkin Master Plan Staff Comments 3 extension of Reel Road, and the construction of two private streets that will provide connection between the proposed buildings and nearby public streets Fayette Road & Shelburne Road. • 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, a 12,000-sf pocket park, completion of the neighborhood park (for a total of 167,400 sf of public amenity space - including Phase 1’s dog park - featuring walking paths, scenic overlooks, and unprogrammed green space), and streetscape improvements along the south/west side of Fayette Road south of the Olde Orchard Park driveway. • Phase 3 (shown in green on the submitted phasing plan) which includes 24 apartment units in one building, 30 apartment units in another building, and a 19,000 sf pocket park featuring a 1,500 sf playground. • Phase 4 (shown in blue on the submitted phasing plan) which includes 47 “micro-units” in one building, four duplexes, and the completion of streetscape improvements along Fayette Road (including the west side of the road north of the Olde Orchard Park Driveway and the entire north/east side of the road). B) ZONING DISTRICT TABLE C) C1-R15 Zoning District Required Existing Proposed √ Min. Lot Size 1 40,000 sf 38.98 acres Unknown √ Max. Building Height 5 stories (up to 76 ft) 4 stories Not identified √ Max. Building Coverage 40% 7.6% 13.9% √ Max. Overall Coverage 70% 26.8% 39.9% @ Max. Front Setback Coverage 30% Not provided Not identified @ Min. Front Setback 30 ft Not provided Not identified @ Min. Side Setback 10 ft Not provided Not identified √ Min. Rear Setback 30 ft Not provided 30 feet √ Zoning Compliance @ Waiver requested. See discussion under Article 15.B.04(B) below. 1 The LDRs require that buildings be on their own lots, so some amount of subdivision will be required to accommodate the duplexes proposed in Phase 4 and the creation of any other lots that may be necessary as part of this proposed development. The applicant has not submitted a conceptual subdivision plan so it is unclear how the lots for the proposed duplexes or any other part of the proposed development will be subdivided, but Staff considers that the applicant may benefit from a waiver of minimum lot size. The issue of required subdivision is discussed in greater detail in Section 15.B.06.B below. C) MASTER PLAN REVIEW CRITERIA 15.B.03 Master Plan Review Process The following procedures apply to any subdivision or development project for which master plan review is requested or required: A. Pre-Application Sketch Plan Review. An applicant must submit a Sketch Plan for review and follow the procedures and submittal requirements of Section 15.A.05. If master plan review is requested or required, the applicant #MP-23-01 Larkin Master Plan Staff Comments 4 must then file an application for master plan approval within six (6) months of the final DRB sketch plan review meeting. The Master Plan must generally conform to the layout shown on the Sketch Plan, and incorporate recommendations made by the DRB. As noted in both the ‘Permit History’ and ‘Context’ sections above, the applicant submitted a sketch plan that was reviewed in November of 2023. The submitted Master Plan application generally conforms with the layout shown in the most recently reviewed Sketch Plan and successfully incorporates multiple recommendations of the DRB, including detailed plans showing the proposed developments to the Neighborhood Park and a comprehensive summary of the existing and proposed vehicle parking spaces & their proximity to the buildings & uses they serve. B. Master Plan Application. The applicant must submit a Master Plan that includes the components described under (D) below; and specific submission requirements as listed in Appendix E, Submission Requirements. The applicant must meet with Planning and Zoning Department Staff to review application requirements, relevant codes and standards, and proposed phasing schedules, prior to submitting a formal application. The applicant has met these requirements, including the submission of all required materials and the scheduling of several pre-application meetings. C. Combined Review Master plan review is required prior to or in association with preliminary subdivision review under Section 15.A.06, or site plan review under Article 14 if no subdivision of land is proposed. 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 indicated that it is not their intention to request the Master Plan application be reviewed in association with a subdivision or site plan application. As such, the entirety of this proposed development will be in front of the Board again for further review during the subsequent applications necessary to enact the various phases. D. Neighborhood Meeting. The applicant for master plan review must conduct at least one (1) neighborhood meeting in the neighborhood in which the project is located, the costs of which are to be borne by the applicant. The purpose of this meeting is to present the pending proposal, provide an opportunity for public questions and comments, and to allow the applicant to identify and address potential neighborhood concerns in advance of the formal hearing process. The applicant held a neighborhood meeting in the first floor lobby of the building addressed 1185 Shelburne Road at 7:00 pm on Thursday, October 5, 2023. This meeting met all applicable criteria regarding notice, location, and accessibility. E. Public Hearing. Following the submission of a complete application, the Administrative Officer must schedule and the DRB must hold a warned public hearing on the master plan application, as required under 24 V.S.A. §§ 4463 and 4464 and Section 17.08(F) of these Regulations. The required public hearing for this Master Plan application was scheduled and warned for the DRB meeting on October 17, 2023. At that meeting, this application was continued to November 21, 2023. At the 11/21/23 meeting, this application was continued to January 17, 2024. #MP-23-01 Larkin Master Plan Staff Comments 5 15.B.05 Review Standards Staff has located these review standards at the beginning of this report to frame the Board’s review of the project. However, the review standards are informed by the required submission components, therefore Staff has largely reserved discussion of compliance with required standards to the portion of this document pertaining to the submission components. (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; Staff has provided a detailed review of submission requirements below in order to support this finding that all required application materials are provided. Staff has flagged the few areas where this standard does not appear to be met with a red comment. 1. Staff recommends the Board review those comments and, if the Board concurs that the submitted application material is either incomplete or incorrect, require the applicant to modify their submission as indicated so that the submission can be considered a portion of the approved plan for the project. (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; Staff considers this criterion met as discussed in Section 15.B.04 below. (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; 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 five separate wetlands on the property – three are Class II and have an associated 50-foot buffer, and two are Class III and have no associated buffer - and a River Corridor. The applicant is not proposing any impact to these Natural Resource areas. These Natural Resource areas are discussed in greater detail in Section 15.B.04.B below. At sketch, Staff recommended 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. 2. Staff recommends the Board to confirm with the applicant whether any such projects are proposed. 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; Staff considers these criteria have been demonstrated to be met through the submitted materials reviewed below. 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 #MP-23-01 Larkin Master Plan Staff Comments 6 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; Staff’s analysis of connectivity, and specifically recreation path connectivity, are included below under the review of required submission material, under Section 15.B.04.E. 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 Staff considers this criterion met. Transition and buffer areas are discussed below under Section 15.B.04.E. 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. Staff notes that all proposed use and existing uses appear to be relatively compatible and well-integrated and therefore considers this criterion met. (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. In review of the Buildout Budget and the Summary Statistics, Staff flagged a handful of items for the Board’s specific consideration. Each of those items is explained in further detail and flagged with a red comment in the body of the report to follow. (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. In review of the Design Standards, Staff flagged a few items for the Board’s specific consideration. Each of those items is explained in further detail and flagged with a red comment in the body of the report to follow. (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. Staff considers these criteria met as discussed under Section 15.B.04.I(2). (7) The Management Plan: #MP-23-01 Larkin Master Plan Staff Comments 7 (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 (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. Staff considers these criteria met as discussed under 15.04.J. 15.B.06 Master Plan Approval, Effect, Duration, Amendment A. Decision. Within forty-five (45) days after the close of the public hearing on the Master Plan, the DRB must issue its written findings of fact and decision to approve, approve with conditions, or disapprove the Master Plan. B. Subsequent Regulatory Review. In its approval of a Master Plan, the DRB shall specify the level of review and review processes required for subsequent applications filed under the Master Plan, provided such procedure is consistent with the intent of these Regulations and the following: (1) Sketch plan review is not required for any application for preliminary subdivision or site plan review that complies with the approved Master Plan, and associated conditions of approval. (2) The DRB may waive preliminary subdivision or site plan review for specified phases or portions of a project. (3) The DRB may in its decision specify allowed modifications or changes under the Master Plan which require only administrative review and approval by the Administrative Officer. The applicant has not included a conceptual subdivision plan as part of this Master Plan application – however, the applicant must subdivide this property in order to extend Reel Road and situate the duplexes of Phase 4 on their own lots. As such, the applicant is required to include a conceptual subdivision plan as part of this Master Plan application. Assuming receipt of an acceptable conceptual subdivision plan prior to the closure of this Master Plan hearing, Staff considers that the Board may waive preliminary plat review for various phases of the proposed development, thereby allowing the applicant to proceed directly to final plat, since the requirement to submit a sketch plan is automatically waived by virtue of having gone through the Master Plan application process. 3. Staff recommends the Board require the applicant to submit a conceptual subdivision plan prior to the close of this hearing. 4. Staff recommends the Board discuss whether to waive preliminary plat review for one or all phases of this proposed development. After the issuance of a decision on this application, the subsequent regulatory review will include DRB review of preliminary and/or final plat applications for each Phase of development, and DRB review of Site Plan applications to construct the various features within those Phases. 5. Staff recommends the Board waive preliminary and final plat for projects not involving subdivision of land and instead allow site plan review for the implementation of the described phases, with the caveat that sketch plan and preliminary plat shall be required should a subsequent application be inconsistent with the findings of this master plan approval, including substantial deviation from the #MP-23-01 Larkin Master Plan Staff Comments 8 approved plans. If the applicant’s subdivision or Site Plan applications differ substantially from the plans submitted as part of this Master Plan application, the applicant may have to formally amend this Master Plan prior to approval of those substantially different applications. The applicant may request to proceed directly to zoning permit approval for certain minor items that may be useful prior to the approval of Site Plan application, such as EV chargers or modifications to existing stormwater treatment infrastructure. 6. Staff considers that the applicant has not made a request to proceed directly to zoning permit for any portion of the proposed development. Staff recommends that the Board and applicant discuss this process waiver and whether the applicant would like to request such a process waiver from the Board. (C) Effect. Once a Master Plan has been approved, all subsequent land subdivision and development must conform to the Master Plan as approved. (1) The Development Review Board in issuing a decision shall make specific findings as to which components of the Master Plan are vested, based on the type, level, and detail of information provided in the Master Plan, and the amount of time the plan is intended to remain in effect. The Board may approve components or elements of the Master Plan as applicable to all subsequent applications; or determine those components or elements of the Master Plan that are vested, or not vested, for the duration of the plan. Staff recommends the following aspects of the master plan be vested. Staff intends the term “vested” to mean that subsequent phases of review will use the LDR applicable at the time the Master Plan application was submitted (in this case, the LDR adopted May 15, 2023) for the identified elements for the duration of the master plan approval. • Phase geometry (which areas are part of which phase), as may be modified by the Board’s review of the project. • Phase timing, as may be modified by the Board’s review of the project. • Open space areas & civic space areas. • Natural resource impacts. • Proposed street layout. • Proposed recreation path, sidewalk, and transit route layout, as may be modified by the Board’s review of the project. Additional connecting elements to individual phases may be required. • Building locations and footprints, as may be modified by the Board’s review of the project, particularly with respect to renewable energy generation standards. • Max peak hour trip generation, pending calculation of total estimated traffic generation for all uses (both existing and proposed) for the entire subject PUD. Staff is not presently recommending vesting of building heights because specific building heights have not been proposed. 7. Staff recommends the Board revisit this section for concurrence after reviewing the remainder of this staff report, identifying any further aspects of the master plan that should be vested. #MP-23-01 Larkin Master Plan Staff Comments 9 (2) Master Plan approval is binding upon the applicant, the owner(s), their agents, and successors in interest. (3) Once the Master Plan is approved, the applicant may apply for other permits and approvals referenced in the conditions of Master Plan approval, as required prior to the start of construction. (4) Unless the applicant fails to comply with the conditions of Master Plan approval and these Regulations, the Master Plan as approved shall not be modified, revoked, or otherwise impaired by any action of the City without the consent of the applicant. For purposes of subsequent regulatory reviews under the Master Plan, for the duration of the plan the regulations in effect at the time of Master Plan approval shall apply to vested elements under Subsection(C)(1). For vested elements, Regulations enacted following master plan approval shall apply only as necessary to address public health and safety or, at the request of the applicant, to incorporate types or forms of development allowed under more recently adopted regulations, in conjunction with an application to amend the Master Plan. (D) Duration. The duration of the Master Plan, as specified in the conditions of DRB approval, shall be determined by the DRB in consultation with the Planning Director and City Engineer. (1) The Master Plan should be approved for a specified period of time, not to exceed six (6) years, for which the impacts of proposed development can clearly be ascertained from the quality and detail of the information provided; which allows sufficient time for project planning, financing, permitting, and development, including required regulatory reviews; and which accommodates full project buildout in relation to the timing of planned infrastructure and facility improvements. Staff notes this timeframe will start with issuance of a decision on this application. (2) The Master Plan shall remain in effect as approved until the development allowed by the plan has been completed, the plan expires, or the plan is amended or superseded. (3) Applicant shall submit a complete preliminary or final subdivision or site plan application (as applicable) for at least one phase of the project within two (2) years of the date of Master Plan approval. Concurrent review with Master Plan shall be deemed to have satisfied this requirement. Failure to submit a complete application within two (2) years of the date of approval shall result in expiration of the Master Plan. Staff considers that subdivision of land will be required for the extension of Reel Road, which is proposed in Phase 1. As such, the applicant will need to submit a complete application within two years of issuance of a decision on this application. Staff considers that the final plat application will have to be for the entirety of Phase 1, but subsequent Site Plan approvals can either be for all or part of the construction included in that phase. (4) The duration of an approved Master Plan may be extended by the DRB for cause, if the request and reasons for the extension are submitted in writing prior to the Master Plan expiration date; however, in no event shall the duration of an approved Master Plan exceed ten (10) years in total, to include all authorized extensions or amendments. As noted above, the Master Plan is only valid for a maximum of six years – as such, the proposed development included within this Master Plan application must be completable within a six-year timeframe. If the work takes longer than six years to finish, the applicant may ask for an extension of up to four years for this Master Plan approval (for a total effective length of ten years). However, it is #MP-23-01 Larkin Master Plan Staff Comments 10 important to clarify that this Master Plan is a six-year plan that can be extended if the applicant is unable to complete the work within six years due to factors such as changes in market conditions or construction delays. The DRB cannot approve phases or individual buildings that are scheduled to be constructed more than six years after the issuance of a decision on this application. Those phases and/or buildings would need to be applied for under a separate Master Plan application as the DRB does not have the authority to vest a project scheduled to start in 2031 under the 2024 LDRs. If and when the applicant realizes they will need an extension of this Master Plan approval, they can apply for one, and the Board can approve it under this criterion. (5) An expired Master Plan may be extended, renewed, or amended only on submission as a new Master Plan, subject to full DRB review under 15.B.03 and the Land Development Regulations in effect at the time of application. (6) A complete application for a Master Plan may be submitted at any time subject to the rules in effect at the time of submission. (7) Pursuant to 24 V.S.A. 4463, any site plan or subdivision plat, and associated conditions of site plan, subdivision, or Planned Unit Development approval that are recorded in city land records under an approved Master Plan, shall remain in effect as recorded following Master Plan expiration. (E) Amendment. There are specific criteria by which the applicant may amend the master plan, and whether such application is considered a minor amendment or a substantial amendment. Unlike prior versions of the LDR, the only quantitative metric differentiating the types of amendments is the involvement of lands not previously included in the master plan. Staff considers the lands included in this master plan application to be well defined. Staff considers that the Board can make a determination on whether something is a minor or substantial amendment if and when that need arises. 15.B.04 Master Plan Components The applicant has submitted a comprehensive application package which includes each of the required master plan submission materials. Staff has reviewed of the submitted materials and provided an analysis of each required element as follows. (B) Project Description. A map, narrative, and accompanying table(s) that describe: • The overall vision for and scope of the proposed development; • The land area and properties to be included under each phase of development; • Current property ownership and contact information; • Current zoning district designations; Staff considers the applicant’s submission to sufficiently address these four requirements and recommends the Board review the submission materials to refresh their memories on what is proposed. The applicant’s narrative describes the overall vision for this site as follows: “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”. • Proposed Planned Unit Development (PUD) type(s) under Article 15.C, as applicable; #MP-23-01 Larkin Master Plan Staff Comments 11 The proposed master plan application is for a development that constitutes an amendment to an existing General PUDFurther discussion of subsequent levels of review are discussed under 15.B.06(B) above. • Project consistency with applicable zoning and subdivision regulations; and Discussion of consistency with applicable regulations is addressed herein. • Any requested modifications or waivers, as allowed under the Regulations. The applicant has requested a number of modifications or waivers, summarized as follows. The applicant has not requested a minimum lot size waiver, though Staff considers such a request is likely necessary depending on the necessary subdivision to achieve the proposed plan. The relevance of a minimum lot size waiver is discussed in greater detail under 15.B.04.H below. Front and Side Setbacks: The applicant has requested a waiver of the 30 ft front setback and of the 10 ft side setback to allow buildings to be located closer to the street and existing lot lines. The applicant testified that this waiver will “facilitate dense development and encourage pedestrian movement between businesses and allows for interior open space”. 8. Staff considers that reduced front and side setbacks are likely appropriate in this case, and recommends that the Board and applicant identify a distance to which each of those minimum setbacks should be reduced. Front Setback Coverage: The applicant has requested a of the standard that requires the 30-foot front setback strip in front of commercial and multi-family buildings to be at most 30% covered by sidewalks and driveways. The applicant testified that this waiver will “allow for a continuous network of appropriately sized sidewalks to be located between the building and street”. 9. Staff considers that increased front setback coverage is likely appropriate in this case, and recommends that the Board and applicant identify an amount to which this maximum coverage should be increased. Building and Lot Coverages: The applicant has requested that individual lots within the PUD be exempt from the building and lot coverage standards. The applicant has requested that these standards instead be applied to the PUD as a whole, to allow for denser development on specific lots while promoting the creation of larger contiguous greens spaces in strategic locations throughout the PUD. 10. Staff considers that increased overall and building coverage is likely appropriate in this case, and recommends that the Board and applicant identify an amount to which this maximum coverage should be increased for individual lots within the PUD. Landscape Budget: The applicant has requested that items other than vegetation be counted towards the minimum landscape budget required by the construction of the proposed buildings in this PUD. Staff considers that the DRB already has the authority to review landscape budgets and approve allocation of required landscaping dollars to items that are not plants, like hardscape features. As such, Staff considers that this request is not a waiver request, per se, but rather a notice to the Board that the impending PUD #MP-23-01 Larkin Master Plan Staff Comments 12 preliminary and final plat applications will include discussions about the appropriate allocation of the minimum required landscaping budget. (C) Context Report. A map and accompanying narrative that describe the area proposed for subdivision, development, or redevelopment, in relation to the existing and planned pattern and type of development in surrounding neighborhood, and to existing and planned City facilities, services, and infrastructure in the vicinity of the project, to include: The purpose of establishing a context report is to allow the applicant and the Board to understand how the project should be laid out to complement existing and proposed community resources. • Existing parcels, and existing and planned streets and blocks, recreation paths, transit routes, buildings, land uses, parks, civic spaces, and other open spaces and community facilities located within ¼ -mile of project boundaries; The applicant’s submitted materials with respect to this requirement consist of two sheets, C-3.00 and L-EX2. Sheet C-3.00 includes the existing parcels, streets, land uses and community facilities as required. That sheet does not include the bus route that runs north and south along Shelburne Road, but Sheet L-EX2 does show an existing covered bus stop on the eastern edge of the subject PUD. 11. Staff recommends the Board include a condition of approval that the applicant update sheet C-3.00 to include existing and planned transit routes. • Proposed street, recreation path, transit, infrastructure, and open space connections between existing, planned, and proposed development; The provided plans indicate that sidewalks are proposed to be extended to the ends of the master plan area to the south (along Reel Road) and to the north (along Fayette Road). The applicant is also proposing a rec path connection along this same route, providing an off-road bike path along the entire length of the subject PUD. The City is planning for two north-south rec paths in proximity to this subject parcel, one along Shelburne Road and one adjacent to Shelburne Road. The applicant’s proposed rec path is not in the exact location of either proposed bike path but does serve the purpose of providing a north- south connection that is not on the shoulder of Shelburne Road. The applicant is not proposing a formal east-west bike path connection but is creating a neighborhood park that will be bike-compatible and offer informal connectivity across the width of the subject PUD. Staff considers that the applicant has successfully demonstrated all relevant existing and proposed connectivity infrastructure. • A more detailed Development Context Analysis as required for an Infill or Redevelopment (IRD) PUD under Article 15.C, as applicable; and Not applicable. • A description of how concerns raised in the Neighborhood Meeting will be addressed. In the submitted minutes of the Neighborhood Meeting held on October 5, 2023, the applicant included a summary of all three concerns that were brought up by members of the public and identified in detail how those concerns will be addressed. The concerns included access to existing dog-walking areas, retention of existing trees to the south of the proposed hotel, and a preference that the developer not build Reel Road to the #MP-23-01 Larkin Master Plan Staff Comments 13 southern edge of the proposed PUD. The applicant included solutions for the first two concerns and noted that the third concern cannot be addressed or mitigated as the road connectivity is a City requirement. (D) Existing Conditions Report. A Site Conditions Map for the entire tract and accompanying narrative, that depict and describe existing: • Topographic conditions, including elevation contours, surface waters, wetlands, and other natural features; • Natural Resources under Article 12, or as otherwise regulated by the City; • Existing streets, blocks, and utility corridors, including existing rights-of-way; and • Existing land uses and structures, including any historic sites or structures listed or eligible for listing on the Vermont State Register of Historic Places. The applicant has provided plan sheets C-1.00 and C-1.01 to demonstrate these features. The applicant has indicated that there are no historic sites or structures. There is a substantial amount of existing surface parking that is proposed to be removed. The subject property includes five separate wetlands on the property – three are Class II and have an associated 50-foot buffer, and two are Class III and have no associated buffer - and a River Corridor. The applicant is not proposing any development that would impact the identified Natural Resources on this property. There is existing grade change along the banks of the waterway that runs through the middle of this PUD, effectively cutting Olde Orchard Park off from the rest of the PUD – however, the applicant has proposed to link the more level southwestern corner of Olde Orchard Park to the proposed neighborhood park via a pedestrian path. No impacts to wetlands or wetland buffers are proposed. (E) Development Plan. One or more maps and an accompanying narrative that depict and describe the overall pattern, type, and density of development proposed for the entire project, and for each phase of development, to include: While not explicitly addressed by any standard within this section, Staff considers that a discussion of the proposed vehicle drop-off area on the west side of Building 3 is best located in this section of review criteria which pertain to the pattern and type of development throughout the proposed development. The Board may recall that Staff had flagged the orientation of Building 3 and its impact on the streetscape on Reel Road during the sketch plan review on November 7, 2023. Staff’s primary concern at that time was that the building had more frontage on the proposed private street with a placeholder name of Larkin Terrace than it did on Reel Road, which is otherwise proposed to be activated with commercial and residential uses along with a park that will attract both residents of this neighborhood ad other neighborhoods. During the sketch plan meeting on November 7, 2023, the Board gave the applicant the guidance that the proposed orientation of the buildings was acceptable. As such, Staff has refined their critique of Building 3 to be less about the orientation of the building and more about the presence of the vehicle drop-off. The proposed drop-off consumes approximately 8,000 square feet of land in the middle of the ‘Larkin Terrace’ area, and the primary use of that space is for temporary vehicle storage. The LDRs prohibit parking areas from being located in front of buildings – although it is probably true that a vehicle roundabout that serves as a drop-off/pick-up/valet area does not count as a parking area and is therefore not a violation of the LDRs, one could make the argument that the presence of this impervious, car- oriented, pedestrian-exclusive feature located prominently in front of the building runs afoul of the intent of the restriction on parking areas in front of buildings. Staff considers that the rest of this development #MP-23-01 Larkin Master Plan Staff Comments 14 is exceedingly thoughtful and modern and represents the kind of development that the City of South Burlington is excited to permit – Staff therefore considers that the inclusion of the vehicle drop-off area is somewhat random and ill-fitting with the overall pattern of this proposed development. 12. Staff recommends that the Board and applicant discuss the intent and scale of the proposed vehicle drop- off and whether its presence is in keeping with the intent of the LDRs and the rest of this master plan proposal. • Natural resource areas identified for protection, consistent with adopted Environmental Protection Standards under Article 12; The applicant has identified five separate wetlands on the property – three are Class II and have an associated 50-foot buffer, and two are Class III and have no associated buffer. The applicant has also identified a 100-foot-wide River Corridor that runs through the center of the subject property. The applicant has not identified any Steep Slopes or Very Steep Slopes on this property. There is no impact proposed to any of the aforementioned Natural Resource areas or their associated buffers. 13. Staff recommends the Board and applicant discuss the definitions and protections for Steep Slopes and Very Steep Slopes, and determine whether the subject PUD contains any such slopes which may need to be identified in the submission materials for this application. • Any designated Conservation Area or other open space areas, Conservation areas are not applicable in general PUDs. Boundaries of open spaces for each phase are shown on Sheet L-EX3. • Any land area to be set aside for renewable energy production; No land area has been reserved for renewable energy production. • The proposed street and block grid within and connecting each phase of development, including the location of major streets by Street Type, and any existing rights-of-way, easements or intersections identified for relocation; The applicant is not proposing to relocate or remove any existing roadways. The applicant is proposing to extend the existing public street Reel Road south to the property line and is proposing to construct two private streets to help with vehicular circulation on the site. Those private streets have been given placeholder names of Slip Road and Larkin Terrace. The private street with the placeholder name of Slip Road will connect Reel Road to Shelburne Road, bypassing Fayette Road, and ending in a right-turn-only exit onto Shelburne Road, allowing vehicle traffic to egress south. 14. Staff recommends the Board include a condition requiring the applicant to obtain street name approval prior to final plat approval of the first PUD phase. • Proposed recreation paths, transit routes, infrastructure, and utility corridors between and serving each phase of development; The applicant has proposed a network of sidewalks and has proposed a recreation path that will run from the north property line to the south property line without crossing any public or private streets. The applicant has not provided a recreation path running east-west. At sketch, the Board and applicant had discussed the possibility of creating a pedestrian and cyclist connection from the subject parcel to the parcel to the west using the existing private railroad crossing at Inn Road. #MP-23-01 Larkin Master Plan Staff Comments 15 The Board had been generally receptive of this idea, but the Director of the Department of Public Works expressed hesitation at the idea of the City owning and maintaining another railroad crossing when an existing public crossing exists at Holmes Road, just over a quarter of a mile to the south. As part of that conversation, the applicant had mentioned that the existing wetland buffers and river corridor overlays precluded them from adding additional impervious surface along a portion of the theoretical eastern transition area, so any pedestrian or cyclist connection to the eastern property line would have to be on the existing paved width of the private Inn Road. As such, it appears that a separate, protected rec path connecting the subject PUD to the proposed development to the east is not viable due to the private railroad crossing at its theoretical west terminus and the wetland protection standards that limit the creation of new impervious surface throughout the parcel designated as the neighborhood park. However, Staff considers that the existing Inn Road will be closed to the public and can therefore serve as an informal bike path potentially connecting users to points east of the railroad crossing. 15. Staff recommends the Board discuss the viability of an informal east-west bike and pedestrian connection between the subject PUD and the proposed development to the west. The applicant has an existing bus stop on the subject property that provides access to the southbound bus along Route 7. There is no way to access the north-bound bus from this parcel other than to cross Route 7 on foot. • One or more designated Development Areas, to include land use allocation areas by proposed use type(s), at minimum to include any designated residential areas, nonresidential areas, mixed use areas, civic space areas, and the location of principal or shared parking areas serving the development. Development areas are a characteristic of Conservation and Traditional Neighborhood Development PUD types and are not applicable to this application. • Any proposed transition areas along the project perimeter, in which proposed development will either be integrated with or buffered from adjoining properties and development; The applicant is proposing to build Reel Road to the southern lot line but is unable to make a connection to the existing parking area on the adjacent lot to the south, so Reel Road will remain a stub for the time being. Connections to the north and east already exist, although the applicant is proposing to improve those connections for pedestrians and cyclists. • Existing buildings to be incorporated in proposed development or redevelopment; and The applicant is proposing to retain and incorporate all existing principal structures in the subject PUD. The development will have three primary development areas that include existing buildings – the existing retail plaza, the proposed ‘Larkin Terrace’ mixed-use area, including the existing building addressed 1185 Shelburne Road, and the existing Olde Orchard Park residential area. The proposed development will be designed and located to complement the existing buildings in these three areas. • Public and private transportation, infrastructure, and utility improvements necessary to accommodate each phase of development, and the entire project at buildout, to include any land, facilities, or improvements proposed for public dedication, consistent with the City’s adopted Official Map. #MP-23-01 Larkin Master Plan Staff Comments 16 The applicant has not yet submitted a traffic study. The applicant is proposing to provide traffic studies on a phase-by-phase basis and add/upgrade crosswalks, speed bumps, traffic lights, and other pedestrian and motorist safety improvements as necessary, as a result of the traffic studies submitted prior to the approval of the subsequent applications for each of the proposed Phases. See further comments on the applicant’s proposal for traffic study below. 16. The applicant has not indicated whether any of the phases of the proposed development will require a new electrical substation or any other utility improvements. Staff considers that, if found to be necessary, these utility improvements could represent a somewhat substantial impact to the development of this PUD and recommends the Board discuss with the applicant what kinds of aboveground infrastructure may be required to support this development. (F) Summary Statistics. The following project statistics or metrics, presented in an easy to reference tabular format, must be provided for the entire tract or project area, and for each phase of development, unless waived by the DRB as not relevant or applicable to a particular project: • Total tract or parcel area, and the area associated with each phase of development, in acres and square feet; for protection under Article 12, and by resource type (Hazard, Level I, Level II); and the area, in acres, of any designated Conservation Area(s) or lots, as shown on the Master Plan; The applicant has provided this information in tabular format on a sheet entitled ‘Summary Statistics’, dated 12/21/2023. • Total area, in acres, included in existing and planned street rights-of-way; the number and length in feet of proposed streets by Street Type, and the number of street intersections, as shown on the Master Plan. The applicant has provided this information in tabular format on a sheet entitled ‘Summary Statistics’, dated 12/21/2023. • Total number of existing and planned blocks; and the block perimeter and average block length for each block, in feet, as shown on the Master Plan. The applicant has provided this information in tabular format on a sheet entitled ‘Summary Statistics’, dated 12/21/2023. The applicant has identified that there are three existing blocks in the subject PUD and no blocks are proposed. Staff considers that, while the beginnings of blocks may exist in the subject PUD, the full & complete blocks will not be complete until Reel Road and the adjoining private streets are constructed. The land between Reel Road and Shelburne Road will be divided into blocks by private streets which do not exist yet – as such, Staff considers that the construction of those private streets will create blocks, and that those newly created blocks will need to comply with all applicable standards, including those of 15.A.16.B, which include the following standards: Unless otherwise specified under these Regulations, or as approved by the DRB under 15.A.01(B); in order to ensure and maintain a pedestrian-oriented scale of development within residential and mixed use subdivisions: (a) The block perimeter must not exceed 2,000 feet (b) The minimum block length allowed is 200 feet; and (c) The average block length (for all block sides or faces) must not exceed 500 feet. #MP-23-01 Larkin Master Plan Staff Comments 17 17. Staff recommends that the Board and applicant discuss whether the proposed development involves the creation of any blocks and, if there are blocks proposed to be created, whether the proposed blocks appear to meet these standards. • Total Buildable Area, in acres and square feet, as allocated by land use or building type, within each designated Development Area and block shown on the Master Plan, to exclude existing and planned street rights-of-way, but to include existing and proposed civic space lots and parking lots. Buildable area is land within the limits of the proposed development which is not otherwise restricted from development by the presence of natural resources, rights of way, and transmission main corridors. The applicant has provided this information in tabular format on a sheet entitled ‘Summary Statistics’, dated 12/21/2023. The applicant appears to have included ‘Neighborhood Park’ in the non-buildable area row; Staff considers that this is not technically correct as the park is still being “developed” even if it is not proposed to have any principal structures constructed on it at this time. 18. Staff recommends the Board require the applicant to correct this item in the Summary Statistics table. • Number of proposed dwelling units by housing or building type within each designated Development Area and block shown on the Master Plan; Although there are at least three somewhat distinct development areas within the subject PUD, there is only one formal ‘Development Area’, encompassing the entirety of this General PUD. The applicant is proposing to add 289 housing units across the four phases of construction. The breakdown of these units is provided in tabular format on a sheet entitled ‘Summary Statistics’, dated 12/21/2023, and discussed in further detail under 15.B.04.G below. • Total gross floor area by use or building type for nonresidential and mixed use development within each designated Development Area and block shown on the Master Plan; and The applicant has identified that the subject PUD presently includes 86,500 sf of non-residential and mixed use development, and that 52,400 additional sf are proposed as part of Phase 2, for a total of 138,900 total sf GFA of non-residential and mixed use development. • Other statistics or data required by the DRB as necessary to determine conformance with relevant standards under these Regulations. Staff has noted additional requests for information in various red comments throughout this report. (G) Buildout Analysis and Budget. Based on the statistics provided under (F) above, the applicant must also provide an analysis for each of the following based on total forecasted demand at buildout, and as allocated for each phase of development, for use in determining the project’s total “Buildout Budget”: • Minimum and maximum acreage allocations by land use or building type, as percentages of the Buildable Area within designated Development Areas; Land use and building type allocations are a feature of General and Traditional Neighborhood PUDs but not the General PUD. • Gross and net (or effective) development densities by land use or building type; #MP-23-01 Larkin Master Plan Staff Comments 18 The applicant is proposing a total of 559 homes in this proposed development. The gross density of that proposal, counting the entirety of the subject 40.9-acre parcel, is 13.667 homes/acre. Once the Environmental Hazards, Natural Resources, and Public Rights-of-Way are excluded from that parcel, though, the total buildable area is only 28.9 acres. Putting 559 homes on 28.9 acres results in an effective density of 19.342 homes/acre, which exceeds the maximum density of the C1-R15 Zoning District. However, the applicant has indicated that they will increase the maximum density of this subject PUD via the use of Transferable Development Rights or the Inclusionary Density Bonus, as described in Articles 19 and 18, respectively, of the LDRs. As such, Staff considers this increase beyond maximum allowable density not to be an issue at this stage of review. • Minimum number or percentage of affordable housing units required within residential and mixed-use development areas, as applicable pursuant to Article 18; The applicant has indicated that they intend to meet the standards of Article 18 by reserving 15% of all rental units and 10% of all for-sale units constructed for tenants and owners who meet the criteria outlined in Article 18. Staff notes additional information on the proposed inclusionary units will be required at the preliminary plat stage of review for the first phase of the Planned Unit Development. • Minimum percentage, and area in square feet, of required civic space(s) within designated Development Areas; Civic Spaces are slightly different from Site Amenities. Civic Spaces are required for any new subdivision of land, which is proposed as part of this application. The Civic Space and Site Amenities are shown conceptually on Sheet L-EX3, and the applicant has identified which site amenities will be constructed with which phase. The applicant has calculated that a total of 125,888 square feet of civic space is required for this development, and is proposing to provide 167,400 sf of Civic Space in addition to 63,000 sf of Site Amenity space. • Maximum peak hour trip generation rates, by use type; As noted above, the applicant has not yet submitted a traffic study. The applicant’s Buildout Budget estimates the additional trip generation created by all four phases of the proposed development and identifies the total additional generated trips to be 424 PM Peak Hour VTEs. However, the applicant did not provide a calculation for the existing vehicle trip generation. The total trip generation for the full PUD once this development is complete would be 424 VTEs + the number of VTEs being presently generated. Without that figure, the applicant cannot provide an accurate estimate of the maximum peak hour trip generation for this proposed development, nor can they provide an analysis of traffic impacts on adjacent intersections and roadways. 19. Staff recommends the Board require the applicant to provide this information prior to closing the hearing. • Maximum water supply and wastewater system demand, by use type; The applicant has submitted an estimated maximum water demand. 20. Staff recommends the Board require the applicant to estimate a maximum wastewater system demand or clarify that the estimated water and wastewater demands are identical. • Maximum total impervious surface (percentage, total square footage), and volume of stormwater runoff per designated Development Area; and #MP-23-01 Larkin Master Plan Staff Comments 19 The applicant has provided the required information on the submitted application form. The total proposed impervious coverage for the entire subject PUD is 39.9%. 21. Staff recommends the Board include a condition of approval in this decision that stormwater treatment be evaluated on a phase-by-phase basis. The City Stormwater Department reviewed the provided plans on October 2, 2023, and offered the following comment. Larkin Terrace is subject to State stormwater permit 4835-9050.1, which includes treatment requirements for properties with more than three acres of impervious surface. The City is currently working with an engineer to develop plans for a variety of stormwater treatment practices across the site to meet the State’s redevelopment standard. The applicant will need to coordinate with the City moving forward to ensure that the projects are not in conflict with one another. Staff considers this to be a comment that can be addressed on a phase-by-phase basis. However, Staff considers that the facilities and infrastructure required to treat the stormwater for the proposed 230,000 sf of additional impervious surface may have an impact on the design and form of this PUD if not already accounted for in the proposed site layouts. 22. Staff recommends the Board discuss with the applicant whether the level of analysis the applicant has performed to determine the area reserved for stormwater treatment is sufficient and whether a more detailed estimate should be required to be performed prior to closing this hearing. • Other measures or parameters required by the DRB as necessary to identify and limit the forecasted impacts of development on municipal facilities, infrastructure and services, and properties and uses within the vicinity of the project. Staff, in their review of this application, have not identified additional necessary buildout analysis or budget information. (H) Design Standards. The application must include proposed standards, specifications, illustrations, best management practices, or other forms of guidance for the following, consistent with City regulations in effect at the time of Master Plan approval, as applicable to all subsequent development under the Master Plan: • Protections for natural resources defined and regulated under Article 12, consistent with the standards and accepted mitigation measures of Article 12. No natural resource impacts are proposed as part of this Master Plan. The applicant will provide erosion control and other natural resource protection measures at the Site Plan review level, on a phase-by-phase basis. • The mix or allocation of land uses, as specified for each phase of development; The applicant has provided this information in their submitted Build-out Budget. The applicant intends to meet the minimum Site Amenity requirement; otherwise, there are no minimum land use allocations applicable to this General PUD. • Typical street cross-sections by Street Type, as referenced under Article 11.A; #MP-23-01 Larkin Master Plan Staff Comments 20 The applicant has provided a sheet entitled ‘Illustrative Street Sections’. This sheet appears to be largely unchanged from the sheet submitted for November’s sketch plan review. • Typical Civic Space and other proposed open space types, as referenced under Article 11.B; The applicant is proposing several Site Amenities, which are proposed to be distributed throughout the development, and a Neighborhood Park to meet the Civic Space requirement. The proposed open spaces are best shown on Sheet L-EX3, entitled ‘Civic and Amenity Space’. The applicant has also submitted a sheet entitled ‘Larkin Terrace Allenwood Park Concept’, which shows the proposed neighborhood park in greater detail than what was shown at the sketch plan level of review. Staff considers that this illustrative concept should serve to address concerns that the park space may not be adequate or of a high quality. 23. Staff recommends that the Board and applicant discuss which, if any, of the features included in this illustrative concept should be required to be included in the application to construct the park. • Typical block and building lot dimensions and configurations, consistent with applicable subdivision and zoning district regulations, or PUD type, and for designated transition areas as necessary to complement or match the adjoining pattern of development; As noted previously, the applicant has identified in their Summary Statistics table that no new blocks are proposed to be created. 24. Staff considers that, if the Board finds that new blocks are indeed being created, that the Board require the applicant dimensions of those blocks and demonstrate their consistency with all applicable subdivision standards, as outlined in 15.B.04.F above. The minimum lot size in this Zoning District is 40,000 square feet. The applicant is not presently proposing any new building lots that are smaller than that. Staff considers that all proposed building lots are of an acceptable configuration and orientation; however, Staff considers that the applicant may end up proposing building lots for the duplexes included in Phase 4 that are below the minimum lot size for this district. As mentioned above under 15.B.04.B, Staff considers that the applicant may want to seek a waiver for minimum lot size at this time. 25. Staff recommends the Board and applicant discuss whether a minimum lot size waiver is appropriate for this project, and – if the applicant elects to request such a waiver – to what size should the minimum lot size be reduced. • Typical building types, as applicable and referenced under Article 11.C, including proposed housing types, and building elevations; • The applicant has identified which buildings will be multi-story and multi-use and which buildings will be multi-story but residential only. The applicant has submitted a sheet entitled ‘Master Plan Architectural Character’ that provides a sense of what some of the proposed multi- story, multi-use buildings will look like. The applicant has also testified that the new proposed buildings in the Olde Orchard complex will be of that same scale and look as the existing buildings in that part of the subject PUD. The applicant has not yet provided information as to the look or scale of the proposed duplexes in Phase 4. The applicant has also not proposed specific elevations for any of the buildings, although none are proposed to be taller than the 5- story maximum presently allowed in the C1-R15 Zoning District. #MP-23-01 Larkin Master Plan Staff Comments 21 • Building height and setback standards as applicable by zoning district, PUD or building type; and for designated transition areas, as necessary to complement or match the adjoining pattern and form of development; The applicant has not requested a waiver of building heights. The LDRs presently allow a maximum of 5 stories in height in the C1-R15 Zoning District. First stories can be a maximum of 20 feet in height, and subsequent stories can be a maximum of 14 feet in height each – as such, the maximum height for a 5-story building is 76 feet. The applicant has requested a waiver from side setback, front setback, and front setback coverage requirements. That waiver request was discussed in detail under 15.B.04(B) above. The applicant and Staff consider that the proposed building setbacks will complement existing setbacks to create an urban form, as described in the applicant’s project description. However, Staff notes that the applicant has not proposed specific heights for any of the proposed buildings. Staff considers that the LDRs are presently in the process of being updated, with a particular focus on the dimensional standards of the various Zoning District and Zoning District configurations. As such, it is possible that future versions of the LDRs will allow for building heights in the subject Zoning District that exceed five stories. Staff also considers that the goals of this development are best served by buildings of a certain height – all of the street parking and setback reductions in the world won’t make the subject PUD feel urban if the applicant were to do something like only build 1-story buildings. As such, Staff considers that it may be important to establish the maximum and minimum building heights in this Master Plan. 26. Staff recommends the Board and applicant discuss reasonable limitations to building heights as informed by the preceding paragraphs. • Parking standards and specifications for off-site, on-street, and on-site parking, including any charging stations needed to serve proposed development, consistent with City parking standards under Section 13.01, Article 14, and by Street Type; Parking has been designed to meet City standards, with the exception of the head-in parking proposed on the eastern portion of the proposed private street with the placeholder name of Slip Road and on the southern portions of the proposed private street with the placeholder name of Larkin Terrace. The applicant has proposed a total of 559 residential units in this development, which, based on the presently proposed bedroom counts of those units, require a minimum of 745 parking spaces as per the LDR. However, the recent State legislation referred to as Act 47 (or the HOME Act) prohibits municipalities from requiring more than 1 parking space per unit. The LDR presently requires 1.5 parking spaces for 2+ bedroom units, a standard which is non-compliant with Act 47 and therefore superseded by Act 47. Staff considers that, once the Act 47 standards are applied, the minimum required parking for this development is reduced to 550 parking spaces. The applicant has proposed a total of 1,164 parking spaces to accommodate both the City’s required minimum parking requirements for residential uses and the parking needs estimated for the existing and proposed commercial uses. The applicant has not indicated how many of those parking spaces will be equipped with EV charging capabilities. The City does not presently regulate EV charging but the State CBES does require EV charging capacity at all new commercial and multi-family development. As such, the construction of buildings subject to CBES will have to include a minimum number of EV charging spaces. Details of the applicant’s proposed parking plan can be found on submitted sheets L-EX5A and L-EX5B. #MP-23-01 Larkin Master Plan Staff Comments 22 Staff notes that there are eighteen parking spaces proposed at the east end of the private street with the placeholder name of Slip Road with no location for a motorist to turn their vehicle around should they want to remain within the subject PUD or exit the PUD to the north. As such, if a motorist were to drive down the private street with the placeholder name of Slip Road in search of a parking spot and not find one, they would have no recourse except to exit the PUD and turn south onto Shelburne Road. 27. Staff recommends that the Board discuss this situation with the applicant and identify whether it is an issue that needs to be addressed prior to the closure of this Master Plan hearing, prior to approval of a preliminary or final plat for that phase of construction, or not at all. • Setbacks, buffering, screening, or other mitigation measures necessary to separate incompatible land uses, particularly within designated transition areas; Staff considers the project to be generally compatible with adjacent land uses. • Overall lighting plan, including typical fixtures, consistent with relevant lighting requirements under Section 13.07 and Appendix D; The applicant has proposed both “pedestrian fixtures” and “roadway fixtures” to be used as part of the proposed overall lighting plan. Both fixtures will include a light source 15 feet above grade that is downcast and shielded, and the “roadway fixtures” will have to meet City standards if installed along a public street. The applicant has not yet provided specific photometric plans for any of the phases that show the illumination levels at ground level. The applicant has also not proposed any building-mounted lighting in this overall lighting plan. Staff considers that the proposed overall lighting plan appears to be acceptable and recommends that the Board require the applicant to provide more detailed photometric plans that demonstrate full compliance with all applicable LDRs prior to approval of a Site Plan. • Landscaping and screening specifications, consistent with relevant landscaping standards under Section 13.04; The applicant has not proposed any particular site landscaping beyond that required by the LDR. The applicant is proposing to install street trees as part of their required upgrade of the existing and proposed public streets, and shade trees as part of their development of off-street parking areas. The applicant will not be awarded any landscaping credit for the installation of street trees since they are required to be installed. The minimum landscaping budget can only be achieved via the provision of voluntary landscaping features that enhance the site beyond the minimum site improvements required by other sections of the LDRs. As noted previously in this report, the applicant has requested a waiver to allow the application of the minimum required landscaping budget for each proposed new structure to landscaping features other than trees and bushes. Technically speaking, this request does not require a waiver. The Board has the authority to allow the application of the minimum landscaping budget to aesthetic features other than trees and shrubs. Historically, the Board has approved features like benches, fountains, sculptures, gazebos, and the like. The Board has also approved the usage of landscaping funds to upgrade approved basic features, like using decorative pavers instead of poured concrete for a pathway. The Board is free to make those same judgements in subsequent applications to allow the application of landscaping funds towards non-living landscaping features. The applicant should note, however, that the Board was not particularly receptive at sketch plan review to the idea of using landscaping funds to pay for basic components of required #MP-23-01 Larkin Master Plan Staff Comments 23 Site Amenities/Civic Spaces – for example, the Board had indicated that they would not support the usage of landscaping funds for the purchase and installation of fencing or dog waste bag dispensers for the proposed dog park. • Specifications for the siting and design of new buildings, and the retrofit of existing buildings, as necessary to meet applicable energy standards under Section 3.18, and to incorporate renewable energy installations; and The applicant has not provided any specifications for the siting or design of the proposed new buildings that demonstrate how they will meet energy standards. As a reminder, as per Article 3.19.B, all new commercial and multi-family buildings of at least four stories in height to which the CBES is applicable are now required to install rooftop solar or provide equivalent renewable energy generation elsewhere on site. Staff considers that this requirement may have an impact on the views/sightlines from the upper stories and rooftops of the existing and proposed buildings throughout the portion of the PUD referred to a ‘Larkin Terrace’. 28. Staff recommends that the Board discuss with the applicant the impact of this requirement on the proposed development as it pertains to building siting and design. • Any additional architectural or design guidance for each type or phase of development, and for proposed transition areas, that is intended to integrate existing and new forms of development, and to ensure coordinated and cohesive phased development. As noted above, the applicant submitted a sheet entitled ‘Master Plan Architectural Character’ that provides a sense of what some of the proposed multi-story, multi-use buildings will look like. The Board has not requested – and the applicant has not provided – any additional architectural or design guidance for the development as a whole. The applicant will be required to provide elevations as part of all subsequent applications for various phases of development. The Board will have the opportunity to review the proposed building designs at that time and evaluate whether the proposed buildings achieve “a desirable transition from structure to structure”, as required of all site plans by Article 14.06.A(1). (I) Phasing Plan. The application must include a narrative or table and map that clearly identify, describe and depict each phase of development, including properties included, designated development areas by use type, major streets, supporting infrastructure and facility improvements, civic spaces, and other public amenities to be provided prior to or in association with each phase; and a schedule for the timing and sequence of development over the period covered by the Master Plan, consistent with the City’s adopted Capital Improvement Program and Official Map. The applicant has provided a map (Sheet L-EX1) that shows the geographic limit of each phase. It can be assumed that all elements within a geographic limit are intended to be included in that phase. In terms of timing, the applicant has indicated they plan to construct the phases at the following times. Phase 1 (shown in red) – 2025 to 2028. The applicant has indicated that the hotel, identified on the map as ‘Building 2’, will likely be the next building constructed on the subject PUD. Staff notes that, at sketch, the applicant had shown the entire Neighborhood Park as part of Phase 1 but the phasing plan submitted with this application shows only the dog park as part of Phase 1, with the rest of the Neighborhood Park deferred to Phase 2. Staff also notes that, at sketch, the applicant had proposed a playground in the location of the proposed dog park. The dog park has increased in size and the applicant has relocated the playground to the lawn space in Olde Orchard Park, which is slated to be constructed in Phase 3. #MP-23-01 Larkin Master Plan Staff Comments 24 29. Staff recommends that the Board discuss with the applicant these changes in location and timing of Civic Space & Site Amenities as compared to the plans submitted at the most recent sketch plan review. Phase 2 (orange) – 2027 – 2030. This phase includes the completion of the entire neighborhood park, a separate pocket park, and streetscape improvements only on the south/west side of Fayette Road between Olde Orchard Park and the proposed private street with the placeholder name of Larkin Terrace. Staff considers that the entire length of Fayette Road presently has sidewalks on both sides and is of a considerable width which theoretically allows drivers to safely pass any cyclists riding in the road. As such, the proposed streetscape improvement, including the addition of lights and a widened rec path on the west side of Fayette Road, are not strictly necessary to allow for safe pedestrian and cyclist access to the northern property line of this subject PUD. However, given that this phase includes 100 units, plus the 80 units constructed in Phase 1 and the 270 units that exist today, one could make an argument that the improvement of the entirety of Fayette Road would be most useful at this stage, if not sooner. 30. Staff recommends that the Board discuss timing of the completion of the streetscape improvements along Fayette Road with the applicant. Phase 3 (green) – 2028 to 2030. This phase is limited to the improvements in the Olde Orchard Park area. Phase 4 (blue) – 2029 to 2031. This phase includes the micro-units, the duplexes, and the bulk of the Fayette Road streetscape improvements. It is worth noting that, while the warned project description is for three duplexes, the most recent plans indicate the plans are to build four duplexes in this phase. As noted above, Staff considers that the streetscape improvements proposed in this phase may be better situated in a prior phase. Staff further considers that, without the streetscape work being included in this phase, Phase 4 may not meet the minimum percentage of full build-out, as it would likely be less than 20% of the total project area. In that case, Staff considers that the micro-units and duplexes may be better off being included in Phase 3. 31. Staff recommends that, if the Board has indicated that the Fayette Road streetscape improvements should be moved out of the fourth phase, the Board and applicant discuss the possibility of eliminating the fourth phase altogether or consolidating Phases 3 & 4. The master plan may only be approved for 6 years, with one possible future extension, allowing the applicant up to 10 years to complete this 6-year project. After the end of 6 years or the end of the extension period, this Master Plan will expire. Any and all subsequent development will be subject to rules in effect at the time of re-application. Staff considers that this Master Plan includes a lot of construction work, which may or may not be achievable within a six-year window. 32. Staff recommends the Board and applicant discuss construction timelines with specific focus on how likely it is that the entirety of the development proposed in this Master Plan could be completed within six years. If certain items are outside the scope of what is possible within a six-year window, Staff considers they should still be shown in the master plan as they represent the development program for the area, but that the Board need not focus on details of those items at this time. (1) An applicant for a Conservation PUD may elect to not provide a schedule, timing, and sequence of development for phases beyond the first phase by labelling them as Reserved. In rendering its decision in such an instance, the Board shall clearly indicate that an amendment to the Master Plan, enumerating the schedule, timing, and sequence of development shall be required in order for Reserved phases to proceed to the next stage of review. Not applicable. #MP-23-01 Larkin Master Plan Staff Comments 25 (2) Each proposed phase of development should account for at least 20 percent of the total project area or expected buildout in units/square feet; incorporate one or more distinct areas identified for coordinated development and management; and the infrastructure and facilities necessary to support that phase of development. The four currently proposed phases all account for at least 20 percent of the total project area, and appear to Staff to meet the intent of this standard of requiring balanced, thoughtful construction phases. Staff therefore considers that both the letter and intent of this standard is met, pending the outcome of the previous discussion of the ordering & scope of Phases 3 & 4. (3) Any temporary or interim structures or uses (e.g., buildings, parking, construction, or staging areas) intended for conversion or redevelopment in a subsequent phase should also be identified in the phasing plan. The applicant has not yet provided plans that show the construction or placement of any temporary structures or uses on the site. 33. Staff recommends the Board require the applicant to provide phase-by-phase construction plans that identify any required construction areas or temporary parking for site users, and submit those prior to the closure of this hearing. (J) Management Plan. A narrative description of the proposed management structure responsible for project development, to include 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. The applicant has indicated that Joe Larkin, on behalf of Larkin Family Partnership, is responsible for permitting, construction, and completion of all phases of this Master Plan. Management of the individual properties will be handled by an Association formed pursuant to VSA 27A. The management plan must also clearly identify any streets, infrastructure, facilities, civic or other open spaces proposed for public dedication under each phase of development, consistent with the City’s adopted Official Map and Capital Improvement Plan, for consideration under subsequent DRB reviews and conditions of approval or under development agreements to be approved by the City Council. The Director of Public Works reviewed these plans on 2/15/2023 and offered the following comments: • 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). • Shelburne Road is owned by the State of Vermont and the applicant should check with VTrans regarding the proposed Slip Road. • A future submission would need to show plans for stormwater treatment. It is not clear at sketch level. #MP-23-01 Larkin Master Plan Staff Comments 26 The management plan does not clearly indicate what infrastructure (including streets, facilities, parks, etc.) are proposed for public dedication, or at what time those items would be proposed for public dedication. 34. Staff recommends that Board require the applicant to revise the submitted management plan to include this information. RECOMMENDATION Staff recommends that the applicant work with Staff and the Development Review Board to address the issues identified herein. Respectfully submitted, ________________________________ Marty Gilles, Development Review Planner I