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HomeMy WebLinkAboutAgenda 05_SP-24-10 CU-24-04_17 Reel Rd_Heritage Toyota#SP-24-10 & #CU-24-04 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP-24-10 CU-24-04_17 Reel Rd_Heritage Toyota_SC.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: May 1, 2024 Plans received: April 4, 2024 17 Reel Road – Heritage Automobile Sales, Inc. Site Plan Application #SP-24-10 & Conditional Use Application #CU-24-04 Meeting date: May 7, 2024 Owner Larkin Milot Partnership, LLP 410 Shelburne Road Burlington, VT 05041 Applicant Heritage Automobile Sales, Inc. 1620 Shelburne Road South Burlington, VT 05403 Property Information Tax ID 0675-00010 Commercial 1-Residential 15 Zoning District, Wetland Advisory Overlay District Location Map SP-24-10 & CU-24-04 2 PROJECT DESRIPTION Heritage Automobile Sales, Inc., hereinafter referred to as the applicant, is seeking to amend a previously approved approximately 40 acre master plan for 551 residential units in housing types ranging from duplex to mixed-use multi-family, a 110-room hotel, a 22,500 sf restaurant/medical office building, a 3,500 sf restaurant with a drive through, a 21,380 sf mixed use commercial, and approximately 5 acres of programmed and passive open spaces. The amendment consists of using 82 parking spots in the existing parking area to the south of the 21,380 sf commercial building as commercial parking for new and used vehicle inventory for an off-site auto dealer, 17 Reel Road. CONTEXT The applicant is proposing to utilize the identified existing parking lot as a ‘commercial or public parking facility’. Table C-1 of the LDRs identifies ‘commercial or public parking facility’ as a conditional use in the subject zoning district. Section 14.10.C of the Land Development Regulations identifies that conditional use permit approval shall be required prior to issuance of a zoning permit in all districts where such uses are listed as conditional uses in the District Regulations. Section 14.10.B of the LDRs identifies that, in granting approval for a conditional use, the Development Review Board may attach such additional, reasonable conditions and safeguards as it may deem necessary to implement the purposes of these regulations. The proposed amendment to the subject property to include a ‘commercial or public parking facility’ necessitates that the project is subject to the review standards for both Site Plans and Conditional Uses. PERMIT HISTORY The Board recently approved master plan #MP-23-01 for this property. Staff has warned this as a site plan & conditional use application and not a master plan amendment because it is not inconsistent with site configuration that is approved as phase 1 of the master plan. COMMENTS Development Review Planner Marla Keene and Marty Gillies, hereafter referred to as ‘Staff’, have reviewed the plans submitted on 4/4/2023 and offer the following comments. Numbered items for Board review are in red. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS C1-R15 Zoning District Required Existing Proposed Min. Lot Size (non-residential) 40,000 sf 2.2 acres No change Max. Building Coverage 30 % 22.2% No change Max. Overall Coverage 60 % 50% No change Min. Front Setback 30 ft. Not provided No change Min. Side Setback 10 ft. Not provided No change Min. Rear Setback 30 ft. Not provided No change Max Height, flat roof 25 ft. Not provided No change TABLE C-1 USES APPLICABLE IN ALL ZONING DISTRICTS The subject property is in the Commercial 1 – Residential 15 Zoning District. This zoning district has the stated purpose of “encouraging the location of higher-intensity residential, retail, office, and vertically mixed uses in a manner that serves as or enhances a compact central business area.” This zoning district permits ‘commercial or public parking facilities’ as a Conditional Use. The LDRs define a ‘commercial or private parking facility’ as a “A parking area owned by a business establishment, membership association or organization, place of worship, or similar use and made available by the owners or occupants for the exclusive use of clients, customers, employees, members, owners, SP-24-10 & CU-24-04 3 tenants, lessees, or occupants of said business establishment, membership association or organization, place of worship, or similar use. Such commercial or private parking may or may not exist on the same lot as the principal use”. Staff considers that the proposed use of the subject parking lot by Hertiage Automobile Sales, Inc., fits within this definition of a ‘commercial or private parking facility’. SITE PLAN REVIEW CRITERIA Pursuant to Section 14.03.A(1)(b) & (c) of the South Burlington Land Development Regulations, the proposed alteration to the approved site plan, which is also subject to conditional use approval, shall require site plan approval and shall meet the following standards of Section 14.06: 14.06 General Review Standards A. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The DRB shall consider the following: (a) Street Frontage. Maintain internally-consistent building setbacks and landscaping along the street. Staff considers that the proposed project does not impact compliance with this standard. (b) Building Placement, Orientation. Maintain or establish a consistent orientation to the street and, where a prevalent pattern exists, shall continue the manner in which the site’s existing building foundations relate to the site’s topography and grade. Staff considers that the proposed project does not impact compliance with this standard. (c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale between existing, planned or approved development, and proposed development. Staff considers that the proposed project does not impact compliance with this standard. (d) Pedestrian Orientation. Improve and enhance pedestrian connections and walkability within the area proposed for development. Staff considers that the proposed project does not impact compliance with this standard. (e) Solar Gain. Orient their rooflines to maximize solar gain potential, to the extent possible within the context of the overall standards of these regulations. Staff considers that the proposed project does not impact compliance with this standard. (2) Parking. Staff considers that the parking proposed to be converted to commercial parking meets these criteria. (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. (c) Parking area width. Surface parking areas and affiliated drive aisles located to the side of buildings shall not exceed the width of building(s), Civic Spaces, and Site Amenities along any street frontage. This may be calculated separately or cumulatively for corner lots. Parking SP-24-10 & CU-24-04 4 approved pursuant to 14.07(B)(2)(b) shall be exempt from this subsection. (d) For through lots, parking shall be located to the side of the building(s) or to the front of the building adjacent to the public street with the lowest average daily volume of traffic. Where a lot abuts an Interstate or its interchanges, parking shall be located to the side of the building(s) or to the front adjacent to the Interstate. Parking areas adjacent to the Interstate shall be screened with sufficient landscaping to screen the parking from view of the Interstate. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. Buildings are not proposed to be impacted; therefore Staff considers that the proposed project does not impact compliance with this standard. B. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. Buildings are not proposed to be impacted therefore Staff considers that the proposed project does not impact compliance with this standard. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The applicant is not proposing to add any structures. Staff considers that the proposed project does not impact compliance with this standard. (3) To accomplish (1) and (2), the DRB shall consider: (a) Pattern and Rhythm. Update or maintain or extend the overall pattern of development defined by the planned or existing street grid, block configurations, position and orientation of principal buildings, prevalence of attached or detached building types. (b) Architectural Features. Respond to recurring or representative architectural features that define neighborhood character, without adhering to a particular architectural style. (c) Privacy. Limit impacts and intrusions to privacy on adjoining properties, including side and back yard areas through context sensitive design. C. Site Amenity Requirement. (1) Sites are required to include a specific minimum area for appropriate Site Amenities. This section does not apply to projects within the City Center FBC District (which are governed by Section 8.08). (2) Applicability. Applications for the following shall be required to provide Site Amenities: (a) Any non-residential development over 5,000 SF. (b) Additions or expansions exceeding 5,000 SF for existing non-residential structures. (c) Any residential development, including conversion of non-residential structures to residential use. This project does not meet any of these three criteria; as such, there is no Site Amenity requirement associated with this project. SP-24-10 & CU-24-04 5 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: A. Environmental Protection Standards All proposed development shall be subject to the applicable requirements of Article 12, Environmental Protection Standards. No protected natural resources are located within the project area. B. Site Design Features. All proposed development shall comply with standards for the placement of buildings, parking and loading areas, landscaping and screening, open space, stormwater, lighting, and other applicable standards related to site design pursuant to these Land Development Regulations. No changes to landscaping and screening, open space, or lighting are proposed. C. Access and Circulation. All proposed development shall comply with site access and circulation standards of Section 15.A.14. Staff considers this criterion unaffected by the proposed project. D. [Reserved for Transportation Demand Management (TDM)] E. Building Form. Development within the City Center Form Based Code District, the Urban Design Overlay District, and other districts with supplemental building form standards shall adhere to the standards contained therein. No building form standards are applicable to the proposed project. F. Streetscape Improvements. A proposed new construction or extension/expansion of an existing structure exceeding the thresholds listed in either (a) Section 14.09(B) or (b) Section 8.11(D) within the City Center Form Based Code, or Section 3.11(D) in all other zoning districts, shall be required to upgrade adjacent sidewalks, greenbelts, and related street furniture (trees, benches, etc.) to the standards contained within the applicable Street Type and Building Envelope Standard. Nothing in this subsection shall be construed to limit requirements for additional upgrades as necessary to meet the requirements of these Regulations. No structures are proposed to be impacted as part of this project, therefore Staff considers that this criterion is not applicable. G. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. No modifications to existing access between properties are proposed. H. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring SP-24-10 & CU-24-04 6 properties and to the site. Standards of Section 15.A.18, Infrastructure, Utilities, and Services, shall also be met. No impacts to wire-served utilities are proposed. I. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling, composting, or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (i.e., non-dumpster, non-large drum) shall not be required to be fenced or screened. The applicant has testified that the existing dumpsters are screened in compliance with the above standard. Staff considers that the Administrative Officer should verify this testimony as part of the Certificate of Occupancy inspection that will be required prior to use of the existing parking area as a commercial parking use. CONDITIONAL USE CRITERIA Pursuant to Section 14.10.C of the South Burlington Land Development Regulations, the proposed alteration to an existing conditional use must be reviewed under the conditional use review criteria and shall meet the following standards of Section 14.10.E: 14.10.E General Review Standards. The Development Review Board shall review the proposed conditional use for compliance with all applicable standards as contained in these regulations. The proposed conditional use shall not result in an undue adverse effect on any of the following: (1) The capacity of existing or planned community facilities. Traffic impacts are discussed under standard (3) below. Staff considers the proposed use will not have any other potential impact on any other community facilities. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. As noted above, the subject Zoning District has the purpose of “encouraging the location of higher- intensity residential, retail, office, and vertically mixed uses in a manner that serves as or enhances a compact central business area”. Staff considers that off-street parking areas are often associated with higher-intensity commercial uses, and that the existing off-street parking area was often at least partially filled as a result of customers going to the Palace 9 movie theater – as such, a full parking lot is not necessarily out of character for this property. 1. Staff recommends the Board consider the character of a commercial parking lot as it pertains to the approved master plan for a mixed residential and commercial development, and consider whether to impose any temporal limits on the proposed use. In this context, temporal limits may include either limiting the commercial parking use to a specific duration (N Years) or a master plan threshold (Phase Y). (3) Traffic on roads and highways in the vicinity. The applicant has offered to not move any vehicles to or from the subject lot between 4 pm and 6 pm on weekdays to avoid increasing traffic on Shelburne Road during rush hour. Given the traffic measurement standards laid out in the LDRs, Staff considers that a condition prohibiting vehicle transfer to or from the subject lot between 4 & 6 pm on weekdays would be sufficient to avoid creating an undue adverse effect on traffic on roads in the vicinity. SP-24-10 & CU-24-04 7 2. Staff recommends the Board discuss the proposed use’s impact on traffic on roads and highways in the vicinity with the applicant and determine an appropriate condition regarding vehicle movement. (4) Bylaws and ordinances then in effect. Master Plan approval #MP-23-01 is in effect and governs the subject property. Section 15.B.06.C of the LDRs requires that, “once a Master Plan has been approved, all subsequent land subdivision and development must conform to the Master Plan as approved”. The area proposed to be used as a commercial parking facility was approved in the Master Plan to include a 52-unit apartment building, to be developed as part of Phase 2 of the Master Plan. That area was not identified as necessary for use as a staging area during Phase 1 of the Master Plan. Accordingly, the Master Plan is silent on the use of the subject parking area until such time as the applicant begins Phase 2 of the Master Plan and constructs an apartment building on that land. As such, Staff considers that temporary use of the subject parking area as a commercial parking area is not in conflict with the Master Plan that governs this area. 3. Staff recommends the Board’s limits above take into consideration the necessary timeline by which the commercial parking use must be ceased to avoid conflict with the approved Master Plan. (5) Utilization of renewable energy resources. This project will not affect renewable energy resources. OTHER APPLICABLE CRITERIA 13.04.B(7) Snow Storage The applicant has specified the snow storage areas on the submitted plans. Staff considers this criterion met. 13.03 Bicycle Parking & Storage The subject property includes sufficient short-term bicycle parking for the existing 21,380 commercial building. The conversion of the existing vehicle parking area does not require the provision of additional short-term bike parking. As such, Staff considers this criterion met. 13.07 Exterior Lighting The applicant has testified that no new or revised exterior light fixtures are proposed as part of this application. RECOMMENDATION Staff recommends that the Board review the project with the applicant and close the hearing. Respectfully submitted, Marty Gillies, Development Review Planner 55 52 53 2 D D D GV 189 UGE FAI R P O I N T COMC A S T FIR S T L I G H T CO M C A S T UGE FAIR P O I N T FIRS T L I G H T S S S S S S S S 12" d i 12"d i Bike Rack being installed for change of use project Dump s t e r Dum p s t e r Dump s t e r New screened dumpster location installed for the change in use project. Elev802 Training Facility Chiller for change of use project 7 SPOTS TO BE RENTED BY HERITAGE 38 S P O T S T O B E RE N T E D B Y HE R I T A G E 14 S P O T S T O B E RE N T E D B Y H E R I T A G E 23 S P O T S T O B E R E N T E D BY H E R I T A G E Heritage will rent existing parking spaces around the former Palace 9 Cinema, which is in the process of a change of use, permit SP-23-047. The building's new use uses far less parking spaces than the former 9 theater venue. There is no construction proposed for the project besides the erection of security camera's for Heritage's use. Outlined in green are the spots which will be rented to Heritage, ±85 spaces. These spaces are both behind the existing building and site lower than grades on Shelburne Road and Fayette Drive. It is unlikely it will be heavily seen from the public. Further it is currently a parking lot, this project proposes to use it as such and therefore the view of the area will remain. 17 Parking Spaces 17 Parking Spaces 17 Parking Spaces 21 Parking Spaces 15 P a r k i n g S p a c e s 4 A D A P a r k i n g S p a c e s LARKIN PROPERTY 17 REEL ROAD LOT E 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. 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 : Larkin Milot Partnership, LLP 410 Shelburne Road South Burlington, Vermont PARCEL INFORMATION: 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 PROPOSED SHARED PARKING SITE PLAN STANDARD GRAPHIC SCALE (1" = 30') VALID WHEN PLOTTED ON 24" BY 36" MEDIA 0' 0"1"2"3" 30'60'90' Address: 10 Fayette Road Parcel ID: 0675-00010 SPAN: 600-188-13419 Owner: Larkin Milot Partnership, LLP Area: 2.21 Acres Zoning: Commercial1 - Residential 15 April 3, 2024 Marty Gillies Development Review Planner City of South Burlington Planning & Zoning Department 180 Market Street, South Burlington, VT 05401 Re: 17 Reel Road – Proposed Temporary Parking Agreement Dear Marty, The Project Team has asked me to put some additional items together which you requested. Attached to this submission is an updated plan showing the parking which will be affected by the agreement. Also, below are some responses to the sections of 14.10.E. (1) The capacity of existing or planned community facilities. This project is a temporary agreement between the parties to temporarily park vehicles in an existing mostly unused parking lot. The parking lot which surrounds 17 Reel Road was originally created to support a 9 theater movie theater. The parking lots were constructed to support that use, which is a substantial amount for all the patrons of the theater. There are approximately 173 existing paved parking spaces on the south and east sides of the building. The current use at 17 Reel Road is Elev802 which is a hockey training facility. There is also some unused space which may be leased in the future. This use needs far less parking because the training facility normally operates with small groups of students. They likely only need 20-30 spaces at the most. The agreement between Heritage and the Property Owners would temporarily lease +/- 85 spaces to park new and used vehicles. This would leave nearly 90 parking spaces open for the other users of the lot. This is more than enough room for Elev802, any future used of the smaller space, and continued use by other buildings in this general area which use the lot for overflow. Further, this lot has been identified as parking for the Larkin Master Plan project. This project is still in the beginning/planning phase of development. There will be a lot of time before these parking spaces will need to be used by the Larkin MP Development. The intent of this temporary agreement is to use the existing parking resource while the project is being developed. At the time when the lot is needed for construction or parking for the project, the temporary agreement will be terminated. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan This project is proposing a use for unused paved parking spaces. This meets policies of the municipal plan by not expanding or creating new impervious space. Heritage will use the existing parking lot instead of looking for further places to develop a satellite lot and create more impervious surface. This is also a temporary agreement and will not affect the development of the proposed master plan. (3) Traffic on roads and highways in the vicinity. During our last submission to the City we discussed that Elev802 would result in approximately 24 VTEs during the PM peak hour. The Movie theater was originally specified 70 PM peak hour trips leaving, 46 VTEs. The project understands that travel during peak hours generates strain on the traffic flow in this area. Heritage will use this lot to store new and used cars which are planned for sale. Heritage is offering to avoid or heavily limit moving cars between the hours of 7AM-9AM and 4PM-6PM Monday-Friday to minimize the project effect on traffic. (4) Bylaws and ordinances then in effect. The project is not actually constructing anything. Parking is allowed use in this location. Further, as discussed above, this project is being proposed to limit further construction and create impervious parking. (5) Utilization of renewable energy resources. As discussed, this project is not constructing anything and therefore cannot use renewable energy resources. Using existing and unused paved parking instead of generating new impervious is a form of renewable energy. It will use an existing resource which will reduce the need to generate additional resources. Article 13.04.C of the South Burlington Land Development Regulations - standards for the inter-lot screening or buffering This project will use existing parking spaces. We have also identified the on the plans the spaces which are most screened from Fayette Drive and Shelburne Road. The parking lot also sits a lot lower in elevation from most of those roadways masking it further from view. The project is also not changing the character of the view. This has always been a parking lot and at peak times at the movie theater it was very full. The project is proposing to park cars in the parking lot which will closely resemble the view of a full house on opening night of a movie. For these reasons we feel adding screening or vegetation is not necessary. Further, this is a temporary use and eventually this area will be deconstructed to make way for the Larkin MP development. This is likely in a few years’ time and those plantings will need to be removed at that point. We are requesting the Board not require additional screening because of all the information provided. Please let us know if there is any further information needed for this analysis. Thank you for your time reviewing the project. Sincerely, Greg Dixson, P.E. Krebs and Lansing Consulting Engineers, Inc. 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 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: