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HomeMy WebLinkAboutMP-23-01 - Supplemental - 1185 1195 Shelburne Road (13) 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 5, 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. Staff has included updates in this memo that address those outstanding issues. 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.