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HomeMy WebLinkAboutMP-23-01 - Supplemental - 1185 1195 Shelburne RoadMarch 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