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Home My WebLink AboutMinutes - Development Review Board - 09/06/2016 DEVELOPMENT REVIEW BOARD 6 SEPTEMBER 2016 The South Burlington Development Review Board held a regular meeting on Tuesday, 6 September 2016, at 7:00 p.m., in the Conference Room, South Burlington Police Station, 19 Gregory Drive. MEMBERS PRESENT: B. Miller, Acting Chair; J. Smith, D. Parsons, J. Wilking, M. Cota, F. Kochman, M. Behr (by phone for Reorganization) ALSO PRESENT: R. Belair, Administrative Officer; L. Britt, Development Review Planner; E. Langfeldt, D. Marshall, S. Ploof, G. Davis, J. Painter, L. & M. O’Brien 1. Additions, deletions, or changes in order of agenda items: The agenda was adjusted due to the delayed arrival of an applicant. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: There were no announcements. 4. Reorganization: a. Elect Chair, Vice Chair & Clerk: Mr. Behr participated in the reorganization via telephone. Mr. Belair presided over the election of officers. He opened the floor for nominations. Mr. Wilking nominated Mr. Miller for Chair. Mr. Parsons seconded. There were no further nominations for Chair. Mr. Kochman nominated Mr. Cota for Vice Chair. Mr. Behr seconded. There were no further nominations for Vice Chair. Ms. Smith nominated Mr. Parsons for Clerk. Mr. Miller seconded. There were no further nominations. In the vote that followed, all nominated officers were elected unanimously. b. Establish regular meeting dates and times: Members agreed unanimously to continue to meet on the first and third Tuesdays of the month at 7:00 p.m. 5. Continued conditional use application #CU-16-04 and site plan review application #SP-16-35 of Rice Memorial High School for after-the-fact approval to amend a previously approved plan for a 126,875 sq. ft. educational facility. The amendment consists of: 1) replacing the first base dugout with a 32’x8’ dugout, 2) replacing the third base dugout with a 22’x32’ dugout, 3) replacing the backstop, and 4) placing 6,449 cubic yards of fill on the front lawn, 99 Proctor Avenue: It was noted that the applicant had requested a continuance. Mr. Wilking moved to continue #CU-16-04 and #SP-16-35 to 4 October 2016. Ms. Smith seconded. Motion passed 6-0. 6. Sketch Plan Application #SD-16-22 of SBRC Properties, LLC, to subdivide a 29.1 acre undeveloped parcel into two lots of 27.8 acres (lot #1) and 1.29 acres (lot #1-F), 284 Meadowland Drive: Mr. Marshall indicated the dividing line on the plan. He noted that because of the rezoning of the I-Open Space district, the adjacent property owner (Mr. Gardner) wants to add a piece of the SBRC property to his lot. No development plans for either lot are part of this request. No issues were raised by the Board. 7. (formerly #8) Continued final plat application #SD-16-19 of Veronica Lambert to subdivide a 4.11 acre parcel developed with a single family dwelling and a two-family dwelling into two lots of 1.44 acres (lot #1) and 2.67 acres (lot #2), 1405 Hinesburg Road: It was noted that the applicant had requested a continuance. Mr. Wilking moved to continue #SD-16-19 to 20 September 2016. Mr. Kochman seconded. Motion passed 6-0. 8. (formerly #9) Minutes of 23 August 2016: Mr. Wilking moved to approve the Minutes of 23 August 2016 as written. Ms. Smith seconded. Motion passed 6-0. 9. (formerly #7) Continued Master Plan Application #MP-16-01 of O’Brien Farm Road, LLC, for a planned unit development to develop 50 acres with a maximum of 360 dwelling units and 55,000 sq. ft. of commercial space, 255 Kennedy Drive: Mr. Langfeldt said the plan encompasses both low density (zone 1) and higher density (zone 2) locations and the open space. Ms. Britt drew attention to staff’s cover memo with a suggested approach to this application. This approach includes: a. The project must meet PUD standards b. Waiver requests should be considered in light of whether and how the applicant is meeting the physical and visual environment that the applicant intends to create The applicant was then asked to address the staff notes as follows: a. Phasing of roadways: Mr. Langfeldt said they will provide a phasing plan at the next meeting. He showed the first roads to be built. He also indicated the walking paths and parkland. He noted that although the city will be deeded only 3 acres of parkland, there will be landscaping around that area so there will actually be 4 acres of green open space. Mr. Kochman asked if the park will be built as part of Phase I. Mr. Langfeldt said he thought it would be completed by the end of Phase I. Ms. Britt noted that staff suggests a phasing plan be part of the Master Plan. Mr. Langfeldt agreed to that and said it makes sense. b. & c. Glazing standards on all sides of buildings and cornices as an architectural design feature: Mr. Langfeldt said they are OK with glazing. With regard to cornices, he said that if staff feels that when they come in with a building design cornices are appropriate, they can have that discussion. He didn’t feel it was appropriate at this stage. c. Applicant should consult with the Parks & Recreation Department and Recreation Committee regarding the proposed park and open space: The applicant agreed to do this. d. Arrangement of housing in less dense zones to achieve larger areas of contiguous open space with adjoining parcels: Ms. Britt noted that a goal of master planning is to have contiguous open space with adjacent parcels. Mr. Miller noted that the buildings in zone #6 cut off the open space in zone #4 from the open space in the adjacent property. Mr. Langfeldt said there would be contiguous open space for pedestrians throughout (he indicated footpaths that would provide this). He also indicated a proposed trail network which connects all the green spaces. Ms. Britt said the regulations require contiguous open space, not just connectivity. Mr. Miller noted that zone #4 is topographically challenging so housing is being put in zone #6 which isn’t contiguous to the adjacent open space. Ms. Britt said staff thought it might be possible to arrange housing so that an open space connection between the project’s open space and adjacent parcels could be maintained. Mr. Kochman asked how far would any resident have to walk to get to the park. Mr. Wilking said it appears there is never more than a quarter mile distance to open space, not necessarily to the park. He suggested the applicant meet with the Recreation Committee. Mr. Miller suggested moving a bit more green space into zone 6 to be contiguous with the adjacent piece. e. Will the open area abutting zone #5 be open space in the Master Plan? Mr. Langfeldt said it will. f. Support the comments of the Fire Marshall. Mr. Langfeldt said they will. g. Commercial uses should be appropriate to a residential area Mr. Langfeldt said there will be ancillary services to support residents. Ms. Britt said there is a question as to whether those uses are allowed where the applicant indicates they will be. Mr. Langfeldt said they believe in a PUD the DRB can mix the uses. Ms. Britt said that interpretation is different from staff’s view. Members asked that the City Attorney’s opinion be sought on this issue. h. & i. How to better support the Comprehensive Plan and future stage compliance with PUD standards including innovation and affordable housing: Mr. Langfeldt said they will have a mix of housing. He noted that 70% of new housing in the city in recent years has been priced at $400,000 and up. He said they don’t intend to include any subsidized housing but they will have housing that appeals to an “underserved” market. This would include smaller lots, denser housing, and relatively low prices. Mr. Kochman said the applicant is proposing more than 400 units with zero affordable housing. This is not helping the city’s goal, and probably won’t work. He supported staff’s recommendation for the applicant to move in that direction. Mr. Belair noted that one of the standards for a PUD is innovation. Mr. Langfeldt said they are creating moderate housing on challenging landscaping with differing housing types and higher density. He said the regulations say “innovation is encouraged” not required. Mr. Miller agreed with Mr. Kochman that there should be some affordable housing. i. Staff recommends the Board not grant the request to freeze the LDRs. Mr. Langfeldt said they realize this is an unusual request, but he felt they are “going out on a limb” regarding infrastructure. It’s a multi‐year process, and in that time there could be significant changes to the LDRs. Mr. Kochman asked if the plan would be grandfathered. Mr. Langfeldt said the waivers are grandfathered; other things are not. He added that it’s the “unknown” that is a problem. He noted there is discussion about “inclusionary zoning” taking place now, and that would mean a significant change to the project. He suggested saying that any material changes would have to be worked out with the applicant. Mr. Miller stressed that the DRB does not make the regulations; the Planning Commission does. The DRB can’t tell the Planning Commission what to do. Mr. Wilking said the applicant’s request is unrealistic. j. DRB should not act on any zoning change until details of the proposed changes are provided and details of the proposed development are known in order to determine compatibility. Mr. Belair said staff doesn’t know which boundaries are being moved and where. Mr. Langfeldt said the only one would be to shift the C-1 line (he indicated this) 50 feet to the south. Mr. Belair noted that C-1 allows commercial uses, so it would be moving into a residential zone. There was no voiced objection to the applicant’s request. k. When in the development process it would be appropriate to develop some/all of the pedestrian paths so there is connectivity for residents. Mr. Langfeldt said they will commit to that when safety allows. Ms. Britt noted that streets “A” and “E” have no connection to the pathways. Mr. Langfeldt said Street “A” has sidewalks on both sides and a rec path on one side. Street “E” has a sidewalk on one side. Mr. Wilking said he would want crosswalks to address the gradient issues. l. Applicant should discuss pedestrian connectivity with the Bike/Ped Committee. m. Board should wait to discuss waivers for road standards until the Public Works Director has provided a response to the new requests. Members voiced no objections to this. n. Applicant should provide information on coverage in the zones and also information on the building types in each zone. Mr. Langfeldt said he didn’t think this was appropriate to look at on a zone by zone basis as some zones are just open. Mr. Belair said the DRB should know whether the other zones will be 70%, 80%, 50%...etc., covered. Mr. Langfeldt said there would never be 100% coverage as there are setbacks, landscaping, etc. Ms. Britt said that staff wants this information because there could be different building heights, different types of housing, etc., and they want to know what it would look like. She said it is a question of coverage, not density. Mr. Langfeldt said they could provide a little more detail. Mr. Miller said a zone-by-zone coverage ratio would be OK with the Board. o. Waiver requests: It was noted that the applicant is requesting a 10 foot instead of 30 foot rear setback; 5 foot instead of 10 foot side setback, and a 5 foot instead of 30 foot front setback. The questions was raised as to whether these are appropriate setbacks in zones 2A and 2B. Mr. Langfeldt showed building concepts which, he said, de-emphasize the mass of a building. Mr. Miller noted that staff is recommending 10 feet for side and front setbacks in zones 2A and 2B to allow more room for landscaping. Ms. Britt said this would soften the larger buildings. Mr. Kochman expressed concern for a standard by which the Board decides whether to grant a waiver. He said he doesn’t support or oppose the requests, but wants to know how the decision is made. Mr. Wilking said he has a problem with a 10 foot rear setback any time it abuts a neighbor’s residential property. Mr. Langfeldt said they can live with 10 feet in zones 2A and 2B. Mr. Wilking suggested deferring a decision on this issue until the Board sees what the coverages are. p. Staff recommends the Board carefully consider changes to front yard setbacks as these are a large difference from the standard and will be more visible than changes to the side or rear. In addition, the types of setbacks in each zone may be more or less appropriate depending on the type of development in those zones. q. The Board should consider the setback waivers as interconnected with height and story waivers and then determine whether the waivers are appropriate. Mr. Langfeldt said they are willing to forego the reduced setbacks where they border onto existing residences. The Board agreed to consider varying the setbacks by zone. r. With regard to height/story waivers, staff recommends additional information on types of development in zones 1, 3, and 6. DRB members voiced no objections to this. s. Providing a concept for each type of residential design Mr. Langfeldt said if the Board did not like one type, it would be expensive to deal with. Mr. Wilking said he was concerned with the buildings they are getting a height waiver for. He wanted to see all the different styles (i.e., one of each type of change/style). t. The Board should not grant a waiver to allow uses in C1-LR in the R-12 portion of the property during the Master Plan phase Members wanted an opinion from the City Attorney on this. u. The Board should grant the request to waive the requirement in Section 3.06(i) (1). v. The Board should not approve the front landscape waiver but consider it at a later date. Mr. Langfeldt questioned why there is a master plan process if the city wants them to come in with a fully planned development. He stressed that a 100% effort will go into this project. Public comment was then solicited. Mr. Ploof, president of the adjoining condo association, asked to clarify what is planned for the small section in zone 3 adjacent to Lancaster. Mr. Langfeldt said that is to be determined and can be discussed. Mr. Ploof asked if Road B will go into a 4-way intersection. Mr. Langfeldt said it would. Mr. Ploof said he would like to see Road B built sooner as there are 2 blind corners on Eldridge Street, and the road is not well maintained which has led to accidents. Mr. Langfeldt said they are looking at that. Mr. Wilking then moved to continue #MP-16-01 to 4 October 2016. Ms. Smith seconded. Motion passed 6-0. 10. Other Business: No other business was discussed. As there was no further business to come before the Board, the meeting was adjourned by common consent at 10:01 p.m. , Clerk 9/20/16, Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. 1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_16_22_284MeadowlandDrive_SBRCProperties_subdivi son_sketch_Sept_6_2016 DEPARTMENT OF PLANNING & ZONING Report preparation date: September 2, 2016 Plans received: August 1 , 2016 284 Meadowland Drive Sketch Plan Application #SD-16-22 Meeting date: September 6, 2016 Owner/Applicant SBRC Properties, LLC PO Box 2204 South Burlington, VT 05407 Engineer Civil Engineering Associates, Inc. 10 Mansfield View Lane South Burlington, VT 05403 Property Information Tax Parcel 0860-01150 SEQ Zoning District- Neighborhood Residential 29.1 acres Location Map CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD SD_16_22_284MeadowlandDrive_SBRCProperties_subdivison_sketch_Sept_6_2016 2 PROJECT DESCRPTION Sketch plan application #SD-16-22 of SBRC Properties, LLC to subdivide a 29.1acre undeveloped parcel into two (2) lots of 27.8 acres (lot #1) and 1.29 acres (lot #1-F), 284 Meadowland Drive. Zoning District and Dimensional Requirements: SEQ-Neighborhood Residential Required Existing Proposed Lot 1-F Min. Lot Size 12,000 sq. ft./single family, 24,000 sq. ft./two family 1,267,596 sq. ft. 56,192 sq. ft. Max. Building Coverage 15% 0% No proposed changes Max. Overall Coverage 30% 0% Max. Front Setback 25 ft. N/A Min. Side Setback 10 ft. N/A Min. Rear Setback 30 ft. N/A Building Height (pitched roof) 28 ft. N/A Density 1.2 units/acre N/A =In compliance Industrial-Open Space Required Existing Proposed Lot 1 Min. Lot Size 3 acres/all uses 1,267,596 sq. ft. 1,210,968 sq. ft. Max. Building Coverage 30% 0% No proposed changes Max. Overall Coverage 50% 0% Max. Front Setback 50 ft. N/A Min. Side Setback 35 ft. N/A Min. Rear Setback 50 ft. N/A Building Height (pitched roof) 40 ft. N/A =In compliance COMMENTS The area of proposed Lot 1-F is separated by wetlands from the rest of the existing lot of which it is part. Earlier in 2016 the property owner sought and received a change in zoning for proposed Lot 1-F from Industrial-Open Space to SEQ-NR so that Lot 1-F’s zoning district designation would be consistent with other abutting parcels. CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD SD_16_22_284MeadowlandDrive_SBRCProperties_subdivison_sketch_Sept_6_2016 3 Development Review Planner Lindsey Britt and Administrative Officer Ray Belair, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments: Southeast Quandrant District (Article 9 of the South Burlington Land Development Regulations) A. Density No buildings are currently proposed; however, if subdivided as proposed, the two (2) lots do meet minimum lot size requirements in their applicable zoning districts. B. Access Proposed Lot 1-F has frontage on Hinesburg Road and proposed Lot 1 has frontage on both Hinesburg Road and Meadowland Drive. C. Lot Ratios As pertains to Lot 1-F, Section 9.08.A.4 states that lots “shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended.” Lot 1-F has a ratio of approximately 1:3, which exceeds the minimum standard. RECOMMENDATION Staff recommends the Board discuss the project with the applicant and close the hearing. Respectfully submitted, ________________________________ Ray Belair, Administrative Officer 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com TO: South Burlington Development Review Board FROM: Lindsey Britt, Development Review Planner SUBJECT: MP-16-01 255 Kennedy Drive—O’Brien Farm Road, LLC DATE: September 6, 2016 Development Review Board meeting Continued master plan application #MP-16-01 of O’Brien Farm Road, LLC for a planned unit development to develop 50 acres with a maximum of 360 dwelling units and 55,000 square feet of commercial space, 255 Kennedy Drive. The staff comments linearly layout the issues and concerns of staff; however, staff thinks it may also be useful to consider those concerns more holistically. As such, below is a set of synthesized comments. It is important for the project to meet the PUD standards, which will be discussed in later stages of the review process, but which the applicant may want to start thinking about and planning for now. For example PUD standards require a degree of innovation and the various waivers being requested by the applicant could contribute to meeting that goal. In addition to being considered through the lens of the PUD standards, the height, setback, and story waivers are also best viewed in light of whether and how the applicant is meeting the Master Plan standard of contiguous open space and the objective of the Comprehensive Plan that affordable housing be provided in the Northwest Quadrant where the project would be located. Staff considers that smaller setbacks and taller buildings could be acceptable if they contributed to achieving those goals and meeting the standards of a PUD. The waiver requests should also be considered in light of the physical and visual environment the project intends to create. The applicant has submitted information regarding architectural design parameters for the larger buildings in Zones 2A and 2B; however, similar design parameters have not been provided for other zones. Furthermore, coverage contributes to the environment being created and the project has requested coverage be considered over the entire site. Without knowing more about the coverage in each zone along with the types of buildings being envisioned in each zone it could be difficult to understand the impact of height, setback, and story waivers. For example, tall, narrow single family houses with small footprints (building coverage) set close to the road would have a different impact on passerby than short, wide duplexes with larger footprints set close to the road. 1. Staff recommends the Board focus its discussion on the overlapping issues outlined above and providing guidance to the applicant on the Board’s priorities regarding open space and pedestrian connectivity, Comprehensive Plan goals (like affordable housing), architectural design features, and meeting the standards of a PUD, all of which will contribute to the Board being better able to make decisions regarding the applicant’s various waiver requests. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_J uly_5_2016_mtg DEPARTMENT OF PLANNING & ZONING Report preparation date: September 2, 2016 Application received: April 20, 2016 255 KENNEDY DRIVE MASTER PLAN APPLICATION #MP-16-01 Meeting date: September 6, 2016 Owners/Applicants O’Brien Family Limited Partnership & O’Brien Home Farm, LLC 1855 Williston Road South Burlington, VT 05403 Contact Andrew Gill, Project Coordinator (802) 658-5000 Project Engineer Krebs & Lansing Consulting Engineers, Inc. 164 Main Street Colchester, VT 05446 Property Information Tax Parcels 1260-0200 and 0970-00255 R-12 and C1-LR Zoning Districts ~38 acres total Location Map CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 2 PROJECT DESCRIPTION Master plan application #MP-16-01 of O’Brien Farm Road, LLC for a planned unit development to develop 50 acres with a maximum of 360 dwelling units and an unspecified square footage of commercial space, 255 Kennedy Drive. ZONING DISTRICT TABLES Residential 12 Required Requested (and discussed herein) Min. Lot Size Single Family 6,000 sq. ft. N/A Min. Lot Size Two-Family 8,000 sq. ft. N/A Min. Lot Size Multi-Family 3,500 sq. ft./unit N/A Min. Lot Size Non-Residential Uses 40,000 sq. ft. N/A *Max. Building Coverage Single and Two-Family 30% 40% *Max. Overall Coverage Single and Two-Family 40% 60% *Max. Building Coverage Multi-Family and Non-Residential 40% 40% *Max. Overall Coverage Multi-Family and Non-Residential 60% 60% *Min. Front Setback 30 ft. 5 ft. *Min. Side Setback 10 ft. 5 ft. *Min. Rear Setback 30 ft. 10 ft. *Max. Building Height Single or Two-Family (pitched) 28 ft. 34 ft. *Max. Building Height Multiple Family or Non-Residential (pitched) 40 ft. 80 ft. *Waiver or finding requested by applicant and discussed herein. C1-LR Required Requested (and discussed herein) Min. Lot Size Single Family 6,000 sq. ft. N/A Min. Lot Size Two-Family 8,000 sq. ft. N/A Min. Lot Size Multi-Family 3,500 sq. ft./unit N/A Min. Lot Size Retail and Other Non-Residential Uses 20,000 sq. ft. N/A *Max. Building Coverage Single and Two-Family 30% 40% *Max. Overall Coverage Single and Two-Family 40% 60% *Max. Building Coverage Multi-Family, Retail, and Other Non-Residential Uses 40% 40% *Max. Overall Coverage Multi-Family, Retail, and Other Non-Residential Uses 70% 60% *Min. Front Setback 30 ft. 5 ft. *Min. Side Setback 10 ft. 5 ft. *Min. Rear Setback 30 ft. 10 ft. *Max. Building Height Single or Two-Family (pitched) 28 ft. 34 ft. *Max. Building Height Multiple Family, Retail, and Other Non-Residential (pitched) 40 ft. 80 ft. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 3 COMMENTS Administrative Officer Ray Belair and Development Review Planner Lindsey Britt, herein after referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments: Overview The applicant’s letters of April 20 and August 17, 2016 provide the details of their proposal. In summary, the applicant is seeking Master Plan approval for a PUD to construct:  417-450 dwelling units on acreage in the R-12 Zoning District  Unknown commercial uses also in the R-12 Zoning District and C1-LR Zoning District  Parking, including structured parking in the C1-LR Zoning District The applicant is asking for a variety of waivers and considerations, which will be addressed later in these comments. Approval and Amendment of Master Plan Pursuant to Section 15.07(D)(3) of the South Burlington Land Development regulations, “any application for amendment of the master plan, preliminary site plan or preliminary plat that deviates from the master plan in any one or more of the following respects, shall be considered a new application for the property and shall require sketch plan review as well as approval of an amended master plan: (a) An increase in the total FAR or number of residential dwelling units for the property subject to the master plan; The proposed plan is described as consisting of up to 450 residential units and 55,000 square feet of commercial/office space. (b) An increase in the total site coverage of the property subject to the master plan; Total site coverage for the proposed plan is 60%. (c) A change in the location, layout, capacity or number of collector roadways on the property subject to the master plan; The proposed project contains three collector roadways: new city street “A” running north-south, new city street “E” running primarily north-south, and new city street “B” running east-west. (d) Land development proposed in any area previously identified as permanent open space in the approved master plan application; and/or The proposed Master Plan shows two (2) open space areas: zone 4 and zone 5. (e) A change that will result in an increase in the number of PM peak hour vehicle trip ends CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 4 projected for the total buildout of the property subject to the master plan. The project is proposed to result in 428 PM peak hour vehicle trip ends. Criteria for Review of Master Plans Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (1) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project in conformance with applicable State and City requirements Comments from Public Works will be available at a future hearing date. (2) Sufficient grading and erosion controls will be utilized during construction and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. In making this finding, the DRB may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. This criteria will be addressed at future stages of the development review process. (3) The project incorporates access, circulation and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. In making this finding the DRB may rely on the findings of a traffic study submitted by the applicant, and the findings of any technical review by City staff or consultants. Access to the project area is proposed via three (3) routes as follows:  from the south via a new city street “A” intersecting with Eldredge Street,  from the south via a new city street “E” intersecting with Eldredge Street, and  from the north-west via the creation of a new city street “B” intersecting with Kennedy Drive. The circulation within the development would be via these new city streets. As to pedestrian access and circulation, sidewalks and bike routes are shown along new streets A, B, and E. According to the Traffic Impact Assessment prepared by Lamoureux & Dickinson Consulting Engineers, Inc. for the applicant, the TIA reached the conclusion “this Project will not adversely impact existing or future traffic congestion conditions…[and] incorporates transportation demand strategies, and will provide safe access and connections to adjacent lands and facilities and to existing and planned pedestrian, bicycle and transit networks and services.” The TIA took into consideration that the proposed project “will include a mix of 417 residential units plus a commercial component consisting of retail, office and/or lodging.” The project plans include a new signalized intersection with Kennedy Dr. located 1,000 feet west of Kimball Ave. In previous submissions the applicant included information on the phasing of roadways; however, those submissions have not been updated since new city street E was added to the plan. Staff considers that establishing phasing for roadways and other aspects of the proposed development would be appropriate at the Master Plan stage of the review process. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 5 1. Staff recommends the Board request the applicant provide information regarding the phasing of roadways and any other aspects of the project, such as pedestrian connections, which may be built in phases. Comments from Public Works will be available at a future hearing date. (4) The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. In making this finding the DRB shall utilize the provisions of Article 12 of these Regulations related to wetlands and stream buffers, and may seek comment from the Natural Resources committee with respect to the project’s impact on natural resources. The applicant has submitted an email from Julie Foley, District Wetlands Ecologist, dated February 24, 2015 stating that the wetland shown on project plans as “Wetland E” is a Class II wetland body and the other two (2) wetland areas, “Wetland F” and “Wetland G,” are Class III wetlands. The applicant proposes a 50 foot buffer around Wetland E in conformance with State law and the LDRs. The applicant also provided a letter from Errol Briggs, Gilman & Briggs Environmental, dated February 27, 2015 stating that there are no rare, threatened, or endangered plants that will be impacted by this project. The applicant is requesting that the proposed project be allowed to encroach on the Class III wetland buffers and the Class III wetlands (Wetlands F & G). According to Section 12.02(E)(3) this encroachment may be permitted by the DRB if the project’s overall development, erosion control, stormwater treatment system, provisions for stream buffering, and landscaping plan achieve the following standards for wetland protection: (a) The encroachment(s) will not adversely affect the ability of the property to carry or store flood waters adequately; (b) The encroachment(s) will not adversely affect the ability of the proposed stormwater treatment system to reduce sedimentation according to state standards; (c) The impact of the encroachment(s) on the specific wetland functions and values identified in the field delineation and wetland report is minimized and/or offset by appropriate landscaping, stormwater treatment, stream buffering, and/or other mitigation measures. In submitted materials, the applicant has asserted that the onsite stormwater infrastructure that results from the project will ensure that the property does carry and store flood waters adequately and the stormwater system will meet state requirements for handling sedimentation. Finally the applicant asserts that since the District Wetlands Ecologist found Wetlands F & G to be Class III, that those wetlands are of no particular importance to the functioning of the site. Comments from Public Works will be available at a future hearing date. (5) The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The project as proposed offers some information about architectural components that may assist the Board in ascertaining whether the project will be visually compatible with the planned development patterns of the area. The applicant has suggested the following architectural components be used for CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 6 the design of the larger residential apartment buildings in Zones 2A and 2B and, if mixed use buildings are permitted onsite, that these design components could be updated to reflect the possibility of commercial uses:  Base level walls to include a minimum of 50% area of masonry or stone accents  First, second, and third floor walls to articulate either with bump-outs or cantilever up to two (2) feet over the podium or base level  Fourth story walls to recess in-line with base level walls or average plane of the building  Wall material changes between base level, mid-levels, and uppermost story  Glazing area percentage to be 20-25% on all walls facing city streets  At least one entrance provided to a city street from each building  At least one entrance provided from parking area to each building  For five (5) story buildings above a podium base, group the first, second, third and fourth floors together with characteristics of the fourth floor being adopted also for the fifth floor. The applicant submitted photo examples to help explain the components and staff considers those to be important references for the Board in understanding the components being suggested. Staff considers the proposed design components to be useful in minimizing the impact of buildings with larger masses and heights on pedestrian traffic. The suggested glazing percentage is currently only suggested for facades facing city streets; however, staff notes that recreation trails would bring pedestrians potentially into visual contact with buildings on all sides and therefore the glazing standards should also be employed on all sides. Staff considers that cornices could be a useful in adding visual interest and reducing the feeling that large buildings can have of being blocky. 2. Staff recommends the Board consider this criterion (visual compatibility) of Master Plan approval and the design components being suggested when discussing the applicant’s requested waivers, particularly in regards to height, building stories, and setbacks. 3. Staff recommends the Board request the applicant apply the glazing standard to all sides of buildings, or explain the reasoning behind limiting the standard to facades facing city streets. 4. Staff recommends the applicant and Board consider whether cornices would be a desired architectural design feature. (6) Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. The project area includes a park and open space (Zone 4) located between Zone 1 and Zone 3. Existing residences on Eldredge St. would also have access to this amenity. The applicant has proposed that the park would eventually be a city public park. The applicant has not defined the types of amenities that will be developed/built in the park. It will not be possible to create substantial contiguous open space with adjoining parcels, because Zone 4 is proposed to be completely surrounded by housing. Additionally staff notes that, because the highest density development is clustered in a couple areas (Zone 2A and Zone 2B) and then combined with much lower density development in all other areas, the proposed project is unable to preserve as much open space and the possibility of contiguous spaces as might otherwise be possible. 4. Staff recommends the applicant consult with Parks and Recreation staff, Recreation Committee, and any relevant boards or committees about the proposed public park and open space within CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 7 the development, especially the types of amenities planned for the park. 5. Staff recommends the Board discuss with the applicant how housing could be arranged in the less dense zones to achieve larger areas of contiguous open space with adjoining parcels. Zone 5 is noted as a stormwater management area and also provides open space. This parcel does appear to connect along one side with an abutting open space area, so there is some continuity; however that abutting space is as yet not permanently set aside as open space. The applicant has suggested the parcel could be added to the Master Plan as additional open space. 6. Staff recommends the Board discuss with the applicant whether the open area abutting Zone 5 will be included in the Master Plan as open space. 7. Staff recommends the Board discuss with the applicant the inability to have contiguous open space between adjoining parcels not included in the Master Plan, but which may be developed in the future. Materials submitted by the applicant state that the “park space and entirety of Zone 4 are proposed for development at the completion of work in the prior zones” [emphasis added]. Since the original submittal of the project the applicant has proposed development in Zone 6 and suggested that zone may be first to be developed. It is unclear to staff, when Zone 4 will be developed. The applicant has stated that the trails and walking paths intended to traverse the open space are part of what creates interconnectivity within the development and has used that reasoning to request a waiver of the 600 foot permanent pedestrian easement required by Section 15.12(M)(5) (discussed below). Staff considers that constructing the park and open space amenities are crucial to the functioning of the development, especially should it be developed to the full capacity of 450 dwelling units with additional commercial space. 8. Staff strongly recommends the Board discuss with the applicant when in the process of developing this site it would be appropriate to develop some or all of the park and open space amenities, so that interconnectivity, pedestrian access, and recreation are available to residents. (7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. In an email to staff dated August 12, 2016 the Fire Marshal, Terry Francis, stated that the plans should comply with NFPA 1. In an email to staff dated June 9, 2016 the Fire Marshall stated that he had “some questions on the North section of the new road off O’Brien Farm Rd for apparatus movement and not crossing into oncoming traffic or rubbing curbs. Will likely need some fine tuning.” 9. Staff recommends the Board support the comments of the Fire Marshall and request the applicant work with the Fire Marshal to resolve any significant issues prior to the conclusion of the Master Plan review process. (8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. The project as proposed at this stage, Master Plan, provides very little detail that would allow the Board CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 8 to ascertain whether this criterion is being met except in the categories of roads, recreation paths, and sidewalks. Recreation paths are proposed to run through Zone 4 and provide connectivity to existing pedestrian areas and the same paths present opportunities to adjoining parcels. Similarly sidewalks and roads are proposed to be placed in areas where they form natural extensions of existing sidewalks and roads. (9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. The applicant is seeking some waivers from the street design standards, which are addressed further on in these comments. Details regarding street design standards, such as landscaped green strips, street trees, etc., have not been submitted by the applicant and will be reviewed at a later stage of the development process. Comments from Public Works will be available at a future hearing date. (10) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The project lies within the Northwest Quadrant of the city along Kennedy Drive. In the Comprehensive Plan adopted in 2016 it states that: Neighborhoods along Kennedy Drive have traditionally kept a heavily landscaped face to the street. This should remain as future neighborhoods are established in the area. Remaining undeveloped areas provide an opportunity for multiple uses, including housing at a density and design that is transit-supportive, recreational lands, and natural areas. Limited neighborhood commercial areas are envisioned. Furthermore, the Plan goes on to list as objectives for the Northwest Quadrant the following: Objective 47. Maintain existing affordable diverse residential neighborhoods and access to neighborhood parks and other amenities. Objective 48. Allow for infill development, including parks and civic spaces that serve and support the character of existing neighborhoods, with a focus on the replacement of small single- family affordable homes that have been bought and demolished under the Burlington International Airport’s “Property Acquisition Plan” in association with its adopted Noise Compatibility Program. This project proposes as many as 450 dwelling units in a relatively dense arrangement, which staff considers to be conducive to supporting efficient transit infrastructure, including busses. Limited commercial development is proposed and non-residential uses allowed in the R12 Zoning District, which represents the vast majority of the parcel, are few. Staff considers that it would be beneficial if the commercial establishments proposed in future stages of the development were helpful to residents of the development, such as personal care services, childcare services, and groceries; however, at this CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 9 stage of the proposal the Board does not have anything specific to consider. 10. Staff recommends the Board consider the goals and objectives of the Comprehensive Plan when reviewing the waivers requested by the applicant, which will be discussed later in these comments. In light of the objectives put forward by the Comprehensive Plan, staff considers that the additional proposed parkland will serve and support the existing neighborhood in and around Eldredge Street as well as the proposed residential units. The applicant is not planning to provide any dwelling units designated as affordable, rather all units will be market rate. According to the Comprehensive Plan, a “median income South Burlington household ($61,000 per year) can afford a home priced at no more than $205,000,” with the median income quoted having been for the period of 2005-20101. The applicant’s homes, according to their application materials, “will begin in the sub-$350,000 range and increase according to plan type, size, etc.” 11. Staff recommends the Board discuss with the applicant how the proposed development could better support the goals and objectives of the Comprehensive Plan in the Northwest Quadrant. 12. Staff recommends the Board discuss with the applicant how future stages of the development will comply with the PUD standards, including that a project be innovative, and suggest to the applicant that the incorporation of affordable housing could be one factor contributing to a project’s innovation, especially if setback, height, and story waivers were used creatively to advance that concept. (11) The project’s design incorporates strategies that minimize site disturbance and integrate structures, landscaping, natural hydrologic functions, and other techniques to generate less runoff from developed land and to infiltrate rainfall into underlying soils and groundwater as close as possible to where it hits the ground. At this stage of project development the exact location of buildings and the amount of impervious coverage are not known. The applicant has stated that the intention is to address this criteria at a later stage of the development process. Comments from Public Works will be available at a future stage in the review process. Requested Waivers and Findings The applicant has submitted a series of waiver requests and findings for the Board to consider. Several of these requests are related to road standards that pertain primarily to the functioning of the Public Works and Fire Departments and therefore the input of those departments on the requested waivers will be crucial, so that the Board can make an informed decision. The applicant has provided the following information regarding density and dwelling unit types: Zone Acreage Number of Units Type of Units Density Zone 1 7.1 27 Single Family Detached 3.8 units/acre 1 Staff is reaching out to gather updated figures. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 10 Zone 2A 7.8 212-245 Apartment 27.2-31.4 units/acre Zone 2B 3.4 88 Apartment 25.9 units/acre Zone 3 5.8 44 Townhome in duplex form 7.6 units/acre Zone 4 3 0 N/A (open space and park) N/A Zone 5 1.8 0 N/A (open space and stormwater management) N/A Zone 6 8.6 46 Townhome in duplex form and Single Family Detached 5.3 units/acre Totals: 37.5 417-450 11.1-12 units/acre Staff considers it important to note that the density of 11-12 units per acre is proposed to be primarily achieved through the construction of high density apartment buildings in Zones 2A and 2B. Elsewhere in the development housing development will follow a much less dense pattern than is allowable in the R12 Zoning District. This is perhaps particularly relevant since the applicant is requesting height waivers to accommodate taller buildings in Zones 2A and 2B. That waiver could potentially be unnecessary if higher density development was incorporated in other zones, so that the same number of units were realized without having to build as high. Staff considers that information on the number of units or type of buildings in each zone is important information for the Board to have in order to make decisions on a number of the waiver requests. This information can help the Board to better understand what transition elements may be necessary between zones, what level of coverage would be suitable in the various zones, and what setbacks are suitable given building type. For example if zone 2 is to contain tall buildings, as the height and story waivers seem to suggest, then the Board may want to think about how to transition from those buildings to the smaller buildings that may be present in zone 3. This might be accomplished by having upper stories step gradually back and away from smaller buildings, which would result in slightly less square footage on upper stories and a less imposing feel on smaller neighboring buildings. A) Applicability of Current Land Development Regulations The applicant is requesting that the Board find: “For a period of ten (10) years from the date of this approval, the Land Development Regulations adopted on May 12, 2003 with amendments adopted March 21, 2016, now in effect, are the regulations that will be applied to future applications within the Master Plan, unless the Applicant chooses to avail itself of newly created ordinances for the overall betterment of the Project.” “Freezing” the LDRs is not within the authority of the Board under Title 24, Chapter 117 of the Vermont Statutes Annotated. Staff does note, however, that those items granted by the Board in the Master Plan decision stay in place even when changes to the LDRs are made at a later date. For example, a waiver to build to a certain height would not be voided if the LDRs were subsequently amended to introduce new, lower height maximums. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 11 11. Staff recommends the Board not grant the request to freeze the LDRs. B) Future Sketch Plan Reviews The applicant has requested to be allowed to forgo future sketch plan reviews for projects covered by this Master Plan. The sketch plan review process is designed as an opportunity for the applicant to receive feedback from staff and the DRB prior to advancing further into the review process; however, if the applicant has a preference to forgo this step staff considers that to be acceptable. 12. Staff recommends the Board grant this waiver to forgo future sketch plan reviews. C) Zoning District Boundaries According to Section 15.03(C) the boundary of a zoning district may be relocated up to fifty (50) feet in either direction within the area affected by the application at the discretion of the DRB. The applicant has not stated or shown the Board where the new boundary line should be located. Staff considers that the relocation of the district boundaries will not have a significant impact on the project area; however, staff considers that in order for the Board to grant the request there must be clarity on the relocation and the Board would need to be able to make specific findings on the compatibility of the proposed change with the proposed development. At this time it does not seem there enough details about the project in the proposed area of the zoning district boundary change for the Board to make a finding a compatibility. Additionally, by showing the location of the district boundaries the Board will better be able to assess whether any transition elements would be needed between districts, such as buildings stepping back in height or vegetated screening. 13. Staff recommends the Board not act on any change to zoning district boundaries until the Board has the details of the location of such change and the details on the proposed development to determine compatibility. D) Wetland Encroachment Waivers Please see discussion above (Criteria for Master Plan Review, #4). 14. Staff recommends the Board grant the request for wetlands encroachment, because the requirements of Section 12.02(E)(3) are being met by the project. E) Permanent Pedestrian Easement Waiver Section 15.12(M)(5) states that: Permanent pedestrian easements, twenty (20) feet in width, may be required through blocks six hundred (600) feet or more in length, or as a continuation of cul-de-sacs, or in conjunction with utility easements in order to facilitate pedestrian circulation within the subdivision or PUD or access to adjoining neighborhoods and public property or community focal points such as parks, schools, and other public property, shopping centers, centers of employment, and community recreation facilities, etc. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 12 Permanent pedestrian easements contribute to the connectivity of neighborhoods and therefore staff considers that waiving the need for those connections should be permitted only when sufficient pedestrian connectivity is planned. At present the applicant, as discussed above (Criteria for Master Plan Review, #6), has indicated that Zone 4, through which many of the pedestrian paths will cross, will not be developed until after zones 1-3 have been completed. Staff considers that the paths running through Zones 4 and 5 are not sufficiently connected to new city streets A and E to warrant a waiver of the permanent pedestrian easement requirement. Staff considers that the Board could grant a waiver of this requirement if a) pedestrian connectivity can be assured at a reasonable point within the development process (phasing) and b) if the paths within Zones 4 and 5 are sufficiently connected with new city streets A and E. 15. Staff recommends the Board discuss with the applicant when in the process of developing this site it would be appropriate to develop some or all of the pedestrian pathways, so that interconnectivity and pedestrian access are available to residents. 16. Staff recommends the Board request the applicant add connections between the paths in Zones 4 and 5 and new city streets A and E. 17. Staff recommends the applicant discuss pedestrian connectivity with the Bike-Pedestrian Committee. 18. Staff recommends that a condition of Master Plan approval be to the effect that the proposed pedestrian trails/pathways be approximately where they are shown on the plans and that a timeframe for their construction be set. F) Road Standards Waiver Justin Rabidoux, Public Works Director, confirmed in a meeting on August 29, 2016 with staff that the road standards proposed by the applicant (20 foot wide travel lanes, 85 foot minimum radius of curves, and 90 foot minimum tangent between reverse curves) is acceptable. After that meeting staff became aware that the applicant’s updated materials contained new requests regarding road standards waivers. 19. Staff recommends the Board wait to discuss this waiver until the Public Works Director has provided a response to the new road standards waiver request. Terry Francis, Fire Marshall, submitted the following comment in an email to staff on August 30, 2016: SBFD would need to run the apparatus templates through the plans to ensure adequate access to the PDU. That included ensuring that turn radii etc. does not have any part of the trucks crossing center line of the road to negotiate turns et.al. 20. Staff recommends the Board wait to discuss this waiver until the Fire Marshall has run the apparatus templates through the plans. G) Coverage The applicant has requested that buildings (regardless of whether single family, duplex, commercial, etc.) be permitted to cover 40% of the site and impervious surfaces (including buildings) be permitted to cover 60% of the site overall. The applicant notes that in some areas of the project there could be close to 100% coverage, but on balance the coverage for the site area will meet the 40% and 60% referenced above. Staff considers that the Board could best assess coverage on a zone-by-zone basis and that CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 13 limiting the percentage of lot coverage on individual lots, at least in some of the zones, might be necessary. 18. Staff recommends the Board request the applicant provide information on coverage in the zones, which should be accompanied by information on the building types to be found in each zone. H) Setback Waivers Page 13 of the applicant’s April 20, 2016 letter details the setback waivers requested.  Ten (10) foot rear yard setback instead of the 30 foot standard setback.  Five (5) foot side yard setback instead of the 10 foot standard setback.  Five (5) foot front yard setback instead of the standard 30 foot setback. The applicant (as discussed earlier in these comments) has suggested the following architectural components be used for the design of the residential apartment buildings in Zones 2A and 2B:  Base level walls to include a minimum of 50% area of masonry or stone accents  First, second, and third floor walls to articulate either with bump-outs or cantilever up to two (2) feet over the podium or base level  Fourth story walls to recess in-line with base level walls or average plane of the building  Wall material changes between base level, mid-levels, and uppermost story  Glazing area percentage to be 20-25% on all walls facing city streets  At least one entrance provided to a city street from each building  At least one entrance provided from parking area to each building  For five (5) story buildings above a podium base, group the first, second, third and fourth floors together with characteristics of the fourth floor being adopted also for the fifth floor. Staff considers the proposed design components to be useful in determining whether the setback waivers (and also height and story waivers) are appropriate in Zones 2A and 2B. Masonry/stone accents, cantilevering, wall material changes, etc. can all contribute to lessening the impact of buildings with larger masses on pedestrian and vehicular traffic; however, staff considers that the landscaping and styling of the street, especially pedestrian areas, are also important to how the buildings interact with the residents. Street components, like benches and bushes, can soften hardscapes. For example, in the applicant’s submitted materials, Photo 1 presents a more lush landscape whereas Photo 5 shows a streetscape lacking in landscaping between the buildings and sidewalk, which leaves a more stark impression on pedestrians and motorists. 19. Staff recommends the Board permit front, side, and rear setbacks of ten (10) feet in Zones 2A and 2B to encourage and allow for landscaping between buildings and the sidewalk. The applicant points out in their materials that these setback waiver requests would rarely impact abutting properties not owned by the applicant and therefore not a part of this project. In some instances existing buildings could potentially be 60 feet from proposed buildings, such as in Zone 3; however, staff would note this is the same distance as would exist if the existing buildings had been constructed only the required 30 feet from the property line, so therefore seems not to have an impact. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 14 Generally staff is amenable to the smaller setbacks proposed in Zones 1, 3, and 6 where the buildings will be smaller than those proposed in Zones 2A and 2B, but staff would recommend smaller setbacks be considered in the context of the earlier discussion about contiguous open space and affordable housing in the Northwest Quadrant. For example, if smaller setbacks lead to tighter neighborhoods that allow public open space corridors to be created or affordable housing units to be fit in then that would be positive and in keeping with the Master Plan review standards and Comprehensive Plan objectives. Staff also considers that architectural design features, such as porches and balconies, on buildings in Zones 1, 3, and 6 could make smaller setbacks more appealing by providing a space that is potentially interactive between the street/sidewalk and house. 20. Staff recommends the Board consider permitting the requested setback waivers if those waivers contribute to the project meeting Master Plan standards, Comprehensive Plan goals, such as the creation of contiguous open space with adjacent properties and the building of affordable housing units, and PUD standards, such as innovation, that will be evaluated in later stages of the development review process. 21. Staff recommends the Board carefully consider the change to the front yard setback as this would be a large difference from the standard and also likely a more visible difference to homeowners and passersby than changes to the side and rear setbacks. 22. Staff recommends the Board consider the types of development in each zone given that smaller setbacks may be more or less appropriate depending on the type of development (single family, duplex, multi-unit, commercial, etc.). 23. Staff recommends the Board consider the setback waivers as interconnected with the height and story waivers and then determine whether the waivers are appropriate. I) Height and Story Waivers The applicant is asking for waivers to both the number of stories and the height of buildings in Zone 1 and Zone 3 of the project and to the height of buildings in Zone 2. Since the original application submittal the applicant has added Zone 6 and it is unclear to staff whether the same waivers as requested for Zones 1 and 3 are also requested for Zone 6.  Zone 1 and Zone 3 allow structures to have three (3) stories facing the street with the option of an additional roof story instead of two (2) stories facing the street with a possible roof story, as in the regulations.  Zone 1 and Zone 3 allow single and two family houses that are up to 32 feet tall with a flat roof and 34 feet tall if the roof is pitched rather than 25 feet and 28 feet respectively as called for in the regulations.  Zone 2A allow structures up to 80 feet tall and six (6) stories including a basement story.  Zone 2B allow structures up to 67 feet tall and five (5) stories including a basement story. The applicant asserts that:  Certain areas of the project have steep slopes that make walkout basements and garages facing the proposed city street “A” necessary and desirable.  Grading may change as the development progresses, which may make adhering to the definition of height as the “vertical distance of a building measured from the average preconstruction grade level at the base of the building to the…average level between the eaves and the highest point of the roof” difficult to do. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 15  To make use of the zoning density allowed at the site and to preserve open space it makes sense to build upwards and, furthermore, that the site topography supports buildings being built into hillsides thus reducing their visual impact. Pursuant to Section 3.07(D)(2)(b) the Board may grant a waiver to building heights in the R-12 and C1-LR Districts as follows: (b) For structures proposed to exceed the maximum height for structures specified in Table C-2 as part of a planned unit development or master plan, the Development Review Board may waive the requirements of this section as long as the general objectives of the applicable zoning district are met. A request for approval of a taller structure shall include the submittal of a plan(s) showing the elevations and architectural design of the structure, pre-construction grade, post-construction grade, and height of the structure. Such plan shall demonstrate that the proposed building will not detract from scenic views from adjacent public roadways and other public rights-of-way. Photo simulations submitted by the applicant are helpful in understanding how the height waivers could impact the landscape and views; however, staff does not consider that the full requirements stated above have been met and those plans would need to be provided prior to the Board making a decision about the waiver. At this time the applicant is not providing information on or committing to a particular size, design, or other parameters for the buildings in the Zones 1, 3, and 6 for which height, story, and setback waivers are being requested (or, in the case of Zone 6, might be requested). As discussed above in the Setback Waivers section, staff considers the type and form of development in these zones to be important information necessary to the Board’s ability to fully understand the impact of the proposed waivers. 24. Staff recommends the Board request additional information on the types of development in Zones 1, 3, and 6 in order to consider the height and story waiver requests on a zone-by-zone basis given that taller buildings may be more or less appropriate depending on the type of development (single family, duplex, multi-unit, commercial, etc.). 25. Staff recommends the Board consider the setback waivers as interconnected with the height and story waivers and then determine whether the waivers are appropriate. In regards to the height waiver request for Zones 2A and 2B, staff considers the earlier discussions in these comments relating to contiguous open space and affordability as being relevant. If taller buildings contributed to the applicant’s ability to provide contiguous open space and affordable dwelling units then that would be positive and in keeping with the Master Plan review standards and Comprehensive Plan objectives. 26. Staff recommends the Board consider permitting the requested height waivers if those waivers contribute to the project meeting Master Plan standards and Comprehensive Plan goals, such as the creation of contiguous open space with adjacent properties and the building of affordable housing units. J) Zone 2 Use Waiver The property subject to this application contains two zoning districts, R12 and C1-LR. C1-LR allows many CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 16 more uses than R12, which is primarily residential. The applicant has requested that uses allowed in C1- LR be allowed throughout the property. Use is not an issue area covered during the Master Plan process and therefore staff considers this request to be pre-mature and best dealt with at a later stage of the development review process. 27. Staff recommends the Board not grant a waiver to allow uses in the C1-LR in the R12 portion of the property during the Master Plan phase. K) Zone 2 Cul-de-Sac Waiver The applicant is requesting that new city street B be allowed to exceed the 50 unit maximum for a dead end street so long as the applicant provides a secondary emergency access route to Zone 2 if and when more than 50 units are constructed in two (2) buildings. Since submitting the initial application materials the applicant has added an additional street to the Master Plan and has not updated the street phasing plan originally submitted. It is unclear to staff whether, given the addition of the new street and the potential changes to street phasing, whether this request is still necessary and, if yes, whether the board can evaluate the request without knowing more about the phasing of the proposed project generally and street phasing in particular. 28. Staff recommends the applicant submit updated information regarding the phasing of the proposed streets. L) Zone 2 buffer Strip for Non-Residential Uses The applicant is requesting a waiver from Section 3.06(I)(1), which refers to when a new non-residential use is adjacent to or within 50 feet of the boundary of a residential district and requires the side and rear setbacks to be increased to 65 feet of which a 15 foot strip must be landscaped with dense evergreens, fencing, and/or other plantings. This portion of the LDRs would only apply to the boundary area located in the most northern portion of the property. Staff considers that it would be counterproductive to require this increase in setback in what is supposed to be a unified development. 28. Staff recommends the Board grant the request to waive the requirements of Section 3.06(I)(1). M) Front Setback Landscape Waiver From the language of the applicant’s materials it appears to staff that the applicant is requesting an increase to the front yard coverage limitation in Section 3.06(H) along Kennedy Drive. Staff considers that this limitation has been put into place to encourage streetscapes which are friendly to pedestrians and other passersby. South Burlington’s Comprehensive Plan specifically states that encouraging development along Kennedy Drive to include significant landscaping and/or forested blocks should be part of the LDRs. If the applicant is granted the front yard setback waiver request discussed above, which would reduce the setback to five (5) feet along Kennedy Drive, then the implication is that within the narrow front setback would be a considerable amount of pavement. This request appears to staff to be best addressed at a later stage in the development review process. 29. Staff recommends the Board not approve this request at this time, because this waiver will best be addressed at a later stage of the development review process. CITY OF SOUTH BURLINGTON DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING MP_16_01_255KennedyDrive_O'BrienFamilyLtd_master_Sept_6_2016_mtg 17 RECOMMENDATION Staff recommends that the applicant work with Staff and the Development Review Board to address the issues herein. Respectfully submitted, ________________________________ Ray Belair, Administrative Officer 9,$+$1''(/,9(5<$1'(/(&7521,&0$,/ $XJXVW 6RXWK%XUOLQJWRQ'HYHORSPHQW5HYLHZ%RDUG &20U5D\PRQG%HODLU$GPLQLVWUDWLYH2IILFHU 6RXWK%XUOLQJWRQ3ODQQLQJDQG=RQLQJ 'RUVHW6WUHHW 6RXWK%XUOLQJWRQ97 5H 0DVWHU3ODQ$SSOLFDWLRQ3DUFHO,')DQG3ODQQHG8QLW'HYHORSPHQW 'HDU'HYHORSPHQW5HYLHZ%RDUG $V\RXPD\NQRZRQ-XO\WKH³$SSOLFDQW´2¶%ULHQ)DUP5RDG//&ZDVVFKHGXOHGWR KDYHDKHDULQJRQD0DVWHU3ODQ$SSOLFDWLRQWKH³2ULJLQDO$SSOLFDWLRQ´ILOHGZLWKWKH&LW\RQ$SULO IRUWKH³3URMHFW´$WWKDWWLPHDQHUURULQSRVWLQJWKHFRUUHFWDJHQGDWRWKH&LW\¶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³$SURSRVHG0DVWHU3ODQIRU SRUWLRQVRIWKH3DUFHOWREHFRPHDPXOWLSKDVHPXOWLXVHSODQQHGXQLWGHYHORSPHQWFRQVLVWLQJRIFRPPHUFLDOXVHVRIILFH UHWDLOKRWHODQGUHVWDXUDQWXVHVDVZHOODVRWKHUVXLWDEOHFRPPHUFLDOXVHVKLJKGHQVLW\UHVLGHQWLDOXVHVDSDUWPHQWEXLOGLQJV VHQLRUOLYLQJIDFLOLWLHVPHGLXPGHQVLW\UHVLGHQWLDOXVHVWRZQKRPHEXLOGLQJVFUHDWHGDVFRQGRPLQLXPVDQGORZHUGHQVLW\ VLQJOHIDPLO\KRPHVDQGFDUULDJHKRPHVLQFOXGLQJFRQVWUXFWLRQRIQHZSXEOLFLQIUDVWUXFWXUHDQGJUHHQVSDFH´3OHDVHQRWHWKDWRULJLQDOH[KLELWVDUHQRWDWWDFKHGLQRUGHUWROLPLWWKHOHQJWKRIWKLVVXEPLVVLRQ 6RXWK%XUOLQJWRQ'HYHORSPHQW5HYLHZ%RDUG $XJXVW 5DWKHUWKDQFRPELQLQJWKLVFXUUHQWVXEPLVVLRQDQGWKHSUHYLRXVVXEPLVVLRQLQWRDQHZFRPSUHKHQVLYH DQGRYHUO\OHQJWK\GRFXPHQWZHKRSHWKDWWKH%RDUGDQG&LW\6WDIIFDQUHYLHZbothGRFXPHQWVDQG WKDWZHFDQGLVFXVVbothDVUHOHYDQWLQDQVZHULQJDQGGLVFXVVLQJDSSOLFDEOHFULWHULDIRUDSSURYDO 8SGDWHG&KDUWRI3URSHUW\$UHDV$V\RXZLOOVHHZHKDYHDGGHGDQDGGLWLRQDOGHYHORSPHQW ]RQHFKDQJLQJWKHDFUHDJHLQYROYHGLQWKH0DVWHU3ODQDSSOLFDWLRQ$QXSGDWHGFKDUWIRUWKLV FULWHULRQLVEHORZ DescriptionAcreage Lot#,#of Lots Included Proposed for Subdivision Now Proposedfor Subdivisionin Future Zone17.1N.A.NoYes Zone2A 7.8N.A.NoYes Zone2B3.4N.A.NoYes Zone35.8N.A.NoYes Zone43.0N.A.NoNo(ParkLand) Zone51.8N.A.NoNo(OpenSpace) Zone68.6N.A.NoYes Zone712.1N.A. 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In re Weeks, 167 Vt. 551, 554, 712 A.2d 907, 909 (1998). Thus, we first look to the plain meaning of the ordinance. In re Stowe Club Highlands, 164 Vt. 272, 279, 668 A.2d 1271, 1276 (1995). If the plain meaning “resolves the conflict without doing violence to the legislative scheme, there is no need to go further, always bearing in mind that the paramount function of the court is to give effect to the legislative intent.” Lubinsky v. 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VHGLPHQWFRQWURO6HYHUDOSRUWLRQVRIWKHSURMHFWWKDWDUHQDWXUDOORZSRLQWVDUHDQWLFLSDWHG IRUXVHLQVORZLQJGRZQDQGUHWDLQLQJVWRUPZDWHUWRDOORZIRUQDWXUDOLQILOWUDWLRQ$WWKLV SRLQWWKHH[DFWORFDWLRQRIEXLOGLQJVLVXQNQRZQDQGJLYHQWKLVZHDQWLFLSDWHDGGUHVVLQJWKH FULWHULRQDWDODWHUVWDJHGXULQJSUHOLPLQDU\DQGILQDOSODWUHYLHZ :HDSSUHFLDWH\RXUFRQVLGHUDWLRQRIWKLVDSSOLFDWLRQDQGZHORRNIRUZDUGWRGLVFXVVLQJLWZLWK \RXDW\RXUQH[WDYDLODEOHPHHWLQJ 6LQFHUHO\ $QGUHZ*LOO 3URMHFW&RRUGLQDWRU (QFORVXUHV Exhibit B O’BRIEN HOME FARM MASTER PLAN COMMUNITY - PHASE I SCALE: 1” = 100’ 08.10.2016 KEY TRAIL HEAD BUS STOP BIKE ROUTE CITY REC TRAIL PROPERTY TRAILS EXIST. SIDEWALKS NEW SIDEWALKS NEW REC TRAIL NOTE: *TRAIL LOCATIONS ARE APPROXIMATE AND SUBJECT TO CHANGE WITH PRELIMINARY AND FINAL PLAT APPLICATIONS. Exhibit C Exhibit D O’BRIEN HOME FARM PUD - PHASE 1 South Burlington, VT Traffic Impact Assessment August 8, 2016 1.0 Introduction This traffic impact assessment (TIA) examines Phase 1 of the proposed O’Brien Home Farm planned unit development (the Project). Figure 1 illustrates the proposed project location and its relationship to the adjacent street network. The project itself will include a mix of 417 residential units plus a commercial component consisting of retail, office and/or lodging. Residential units are proposed in all three zones shown in Figure 1. The commercial component, however, would be limited to just Zone 2. Figure 1 - O’Brien Home Farm - Phase 1 Lamoureux & Dickinson Page 1 Consulting Engineers, Inc. Access to the Project will be provided via Eldredge St, an existing city street linking Hinesburg Road with Kennedy Drive. Eldredge St links both Hinesburg Road and Kennedy Drive, and presently serves 47 residential condominium units (“Stonington Circle”) and 70 apartment units (“Lancaster”). Two new streets, presently designated New City Roads “A” and “E”, will extend from Eldredge St easterly to connect with New City Road “B”, which will extend south from a signalized intersection with Kennedy Dr located 1,000 ft west of Kimball Ave. The resulting street network will link the existing and proposed development in this immediate area, and will provide alternate travel routes so as to minimize traffic impacts on both Hinesburg Rd and Kennedy Dr. As outlined in the following sections, this TIA concludes that future traffic congestion and safety conditions will continue to meet City and State standards, and that this Project will not create an adverse impact on those conditions. 2.0 No-Build Traffic Volumes Kennedy Dr is a city street and its functional classification is an urban minor arterial. Kennedy Dr is also part of the National Highway System. Current annual average daily traffic volumes (AADT) on Kennedy Dr equal 12,500± vehicles per day (vpd) east of Hinesburg Rd. Hinesburg Rd is a state highway (VT Route 116), and its functional classification is an urban principal arterial. Current annual average daily traffic volumes (AADT) on Hinesburg Rd equal 8,600± vehicles per day (vpd) south of Kennedy Dr. For the purpose of this traffic impact assessment (TIA), this Project is anticipated to be constructed during the 2017-2020 time period. The following analyses incorporate the standard five-year projection from completion of construction, for this Project 2025, to examine potential traffic impacts. In South Burlington, the afternoon peak hour period experiences the highest traffic volumes and is the time period during which the design hour volume (DHV) generally occurs. The DHV is the 30th highest hourly traffic volume that occurs in a given year, and is used in the design of highways and intersections to determine existing and future traffic congestion conditions. Peak hour intersection turning movement volumes were obtained from turning movement counts performed by VTrans at Kennedy Dr/Hinesburg Rd on August 4, 2015 and at Kennedy Dr/Kimball Ave on June 22 & 23, 2015. This office also performed turning movement counts at the Hinesburg Rd/Eldredge St/Hayes Ave and Kennedy Dr/Eldredge St intersections in February 2015. Copies of the latter counts are enclosed as Appendix A. DHV adjustment factors for the foregoing turning movement counts were obtained from continuous count stations (CTC) D040, located on US 7 in Colchester; D091, located on I-89 in South Burlington; and D530, located on VT 289 in Essex. This was necessary as the CTC’s closer to this Project, including D099, located on I-189 in South Burlington and D061, located on US 2 in Williston; were not operational and no data was available for the days on which the turning movement counts were performed. Lamoureux & Dickinson Page 2 Consulting Engineers, Inc. Background traffic growth factors to the year 2025 were estimated using VTrans traffic projections1. VTrans’ most recent projections are that background traffic volumes will grow by 3% from 2015 to 2020 and by 6% from 2015 to 2025. Those growth rates have been used in this TIA to include anticipated local growth. Detailed DHV calculations are enclosed as Appendix B. Figures 2 and 3 on the following pages present the projected year 2025 No-Build AM and PM peak hour volumes at the key intersections adjacent to this Project. 3.0 Project-Generated Trips The additional new trip generation of this Project was estimated using trip generation data published by the Institute of Transportation Engineers (ITE) for the proposed land-use categories. With this Project being constructed in discrete “zones” or construction phases, the trip generation has been estimated for each zone. The proposed construction phasing for this Project will start with Zone 1; followed by Zone 3. Zone 2 would be constructed last. Table 1 shows the resulting estimated average weekday vehicular trip generation. Table 1 - Project-Generated Vehicle Trips Zone Proposed Land-Use ITE Land-Use Avg. Weekday1 AM Peak Hour2 PM Peak Hour2 Enter Exit Total Enter Exit Total 1 27 single family residential units 210 257 5 15 20 20 12 32 2 300 apartment units 55,000 sf commercial/office 220 varies 1,942 1,486 3,428 30 112 142 121 22 143 151 134 285 119 32 151 64 100 164 183 132 315 3 44 condominium units 230 315 5 22 27 21 10 31 6 32 single family residential units 14 condominium residential units 210 230 305 116 421 6 2 8 18 9 27 24 11 35 24 8 32 14 4 18 38 12 50 Total 4,421 160 207 367 224 204 428 1 vehicle trip ends per day (vte/day) 2 vehicle trip ends per hour (vte/hr) 1 Continuous Traffic Counter Grouping Study and Regression Analysis Based on 2014 Traffic Data, Vermont Agency of Transportation, March 2015 Lamoureux & Dickinson Page 3 Consulting Engineers, Inc. Figure 2 - 2025 No-Build AM Peak Hour Volumes Hinesburg Rd Bayberry Ln 147 272 96 12 11 22 Kennedy Dr 99 36 1 3 Kennedy Dr610481670443 345 258 182 71 0 0324 395 176 293 106 0 0 173 2 167 Eldredge St New City Road "B" Kimball Ave 7 509 9 Hayes Ave 27 26 Eldredge St41 21 3 43 522 6 Hinesburg Rd Lamoureux & Dickinson Page 4Consulting Engineers, Inc. Figure 3 - 2025 No-Build PM Peak Hour Volumes (DHV) Hinesburg Rd Bayberry Ln 158 217 74 14 3 15 Kennedy Dr 228 154 20 11 Kennedy Dr568735 697 834 622 831 378 358 117 118 14 00 0224 130 170 365 69 0 11 0 0 459 16 311 Eldredge St New City Road "B" Kimball Ave 37 394 21 Hayes Ave 15 9 Eldredge St01 31 1 31 580 7 Hinesburg Rd Lamoureux & Dickinson Page 5Consulting Engineers, Inc. The above trips for the commercial/office space in Zone 2 was estimated using a 50/50 split of general office (#710) and medical office (#720) space. This was done to develop a trip generation estimate that could include other complementary commercial uses, e.g. small retail stores and food establishments, and provide a measure of flexibility to the commercial portion of this PUD. Substituting a 135 unit hotel (#310) for the entire 55,000 sf of commercial/office space would reduce the estimated number of daily and peak hour trips from what is shown in Table 1. For the purpose of this TIA, the above trip generation estimates have not been adjusted to reflect alternate travel modes (i.e. transit, walking and biking), internal capture of multiple destination trips or pass-by trips. Those adjustments can be incorporated into this Project’s trip generation estimates in the future as the proposed commercial uses become better defined and/or additional travel mode data becomes available. The directional patterns of the peak hour trips were estimated using South Burlington journey to work data from the 2006-2010 American Community Survey (U.S. Census Bureau). This data provides a town-by-town breakdown of where South Burlington residents travel to work (used to estimate residential trip patterns), and of where South Burlington and out-of-town residents travel from to work in South Burlington (used to estimate non- residential trip patterns). An analysis of this data indicates that the predominant travel patterns are to the north and west of this Project’s location. Almost all community facilities (schools, shopping, etc.) used by residents in this area of South Burlington are also located to the north and west of the Project. Figures 4 and 5 illustrate the resulting directional distributions of new Project-generated peak hour trips. Detailed trip generation calculations are enclosed as Appendix C. Figures 6 and 7 illustrate the resulting estimated 2025 Build morning and afternoon peak hour volumes at the key intersections adjacent to this Project. Lamoureux & Dickinson Page 6 Consulting Engineers, Inc. Figure 4 - Project-Generated AM Peak Hour Trips Hinesburg Rd Bayberry Ln 547 Kennedy Dr 54 Kennedy Dr4947 95 95 4 030 21 4 02 94 41 21 18 14 0 4 101 47 20 Eldredge St New City Road "B" Kimball Ave 10 Hayes Ave 33 Eldredge St00 20 16 Hinesburg Rd Lamoureux & Dickinson Page 7Consulting Engineers, Inc. Figure 5 - Project-Generated PM Peak Hour Trips Hinesburg Rd Bayberry Ln 19 59 Kennedy Dr 59 Kennedy Dr5151 99 116 3 028 33 18 09 100 56 23 11 10 0 3 112 48 23 Eldredge St New City Road "B" Kimball Ave 38 Hayes Ave 21 Eldredge St00 20 22 Hinesburg Rd Lamoureux & Dickinson Page 8Consulting Engineers, Inc. Figure 6 - 2025 Build AM Peak Hour Volumes Hinesburg Rd Bayberry Ln 147 277 143 12 11 22 Kennedy Dr 99 90 1 3 Kennedy Dr659528674443 375 279 186 71 94 41 345 395 194 307 106 101 47 193 2 167 Eldredge St New City Road "B" Kimball Ave 7 509 19 Hayes Ave 27 59 Eldredge St41 21 23 43 522 22 Hinesburg Rd Lamoureux & Dickinson Page 9Consulting Engineers, Inc. Figure 7 - 2025 Build PM Peak Hour Volumes (DHV) Hinesburg Rd Bayberry Ln 158 236 133 14 3 15 Kennedy Dr 228 213 20 11 Kennedy Dr619786 796 950 625 831 406 391 135 118 23 0100 56 247 130 181 375 69 0 14 112 48 482 16 311 Eldredge St New City Road "B" Kimball Ave 37 394 59 Hayes Ave 15 30 Eldredge St01 31 21 31 580 29 Hinesburg Rd Lamoureux & Dickinson Page 10Consulting Engineers, Inc. 4.0 Traffic Congestion Traffic congestion conditions are identified by “levels of service”, commonly referred to as “LOS”. The ranges are A to F; where A represents essentially free flow (no congestion), C represents average congestion, and F represents severe congestion. At signalized intersections, the LOS is determined by the overall delay experienced by all turning and through movements. At unsignalized intersections, the LOS is determined by the minor-street approach having the lowest LOS. The level of service criteria for intersections is shown in Table 2. Table 2 - Level of Service/Delay Criteria2 LOS Average Delay (sec/veh) LOS Average Delay (sec/veh) Signalized Unsignalized Signalized Unsignalized A B C 10 20 35 10 15 25 D E F 55 80 >80 35 50 >50 In Vermont, LOS C represents the desired design standard for roadways and signalized intersections3. At two- way stop controlled (unsignalized) intersections having greater than 100 vph approach volume on a single-lane side street approach or greater than 150 vph approach volume on a two-lane side street approach, the VTrans level of service policy establishes LOS D as the desired design standard on the minor street approach(s). There is no level of service standard for unsignalized intersections not meeting the above side street volume thresholds. Reduced levels of service are acceptable in densely settled areas where volume/capacity ratios remain below 1.0 and/or the improvements required to achieve LOS C would create adverse environmental and cultural impacts. Transportation demand management (TDM) strategies can also be used to help mitigate levels of service not meeting the foregoing standards. Section 15.12.F of the City of South Burlington’s Land Development Regulations require that signalized intersections in the vicinity of a development have an overall level of service D or better, with the through movements on the major roadways also experiencing level of service D or better at full build-out. Intersection capacity analyses were performed for the year 2025 “No-Build” and “Build” scenarios. This permits the incremental impact of this Project on future traffic congestion conditions to be determined by comparing the results of the two sets of analyses. Table 3 presents the results of those analyses. Detailed capacity analysis results for each intersection are enclosed as Appendices D-G. 2 Highway Capacity Manual, Transportation Research Board, 2010 3 Vermont Agency of Transportation Highway Design “Level of Service” Policy, May 31, 2007 Lamoureux & Dickinson Page 11 Consulting Engineers, Inc. Table 3 - Intersection Capacity Analyses Results Approach 2025 AM Peak Hour 2025 PM Peak Hour (DHV) No-Build Build No-Build Build LOS Delay V/C Max Q LOS Delay V/C Max Q LOS Delay V/C Max Q LOS Delay V/C Max Q Kennedy Drive/Hinesburg Rd Kennedy Dr EB LT Kennedy Dr EB TH Kennedy Dr EB RT Kennedy Dr WB LT Kennedy Dr WB TH Kennedy Dr WB RT Hinesburg Rd NB LT Hinesburg Rd NB TH Hinesburg Rd NB RT Hinesburg Rd SB LT Hinesburg Rd SB TH Hinesburg Rd SB RT OVERALL D C A D C A D C A D D A C 46 27 2 47 28 0 44 34 4 42 44 4 28 0.50 0.51 0.19 0.43 0.46 0.05 0.61 0.59 0.15 0.44 0.72 0.22 117' 248' 39' 102' 201' 0' 177' 260' 36' 109' 275' 45' D C A D C A D D A D D A C 47 28 2 49 30 2 46 39 4 47 45 4 30 0.50 0.56 0.20 0.46 0.52 0.11 0.65 0.69 0.16 0.60 0.73 0.22 117' 272' 39' 102' 222' 25' 200' 274' 36' 165' 282' 45' E C A D C A E E A D D A D 66 27 3 52 35 3 63 58 2 51 43 8 37 0.81 0.47 0.14 0.56 0.69 0.20 0.74 0.84 0.10 0.44 0.59 0.23 314' 236' 34' 145' 338' 45' 244' 436' 19' 101' 225' 74' E C A D D A E E A E D A D 70 29 3 52 37 5 70 60 2 70 43 8 39 0.83 0.53 0.16 0.56 0.76 0.27 0.79 0.86 0.10 0.73 0.61 0.23 314' 260' 37' 145' 396' 74' 264' 452' 19' 208' 246' 74' Kennedy Drive/New Road “B” Kennedy Dr EB TH/RT Kennedy Dr WB LT Kennedy Dr WB TH New City Road “B” NB LT New City Road “B” NB RT OVERALL A D A D A A 9 46 1 40 7 9 0.35 0.23 0.17 0.43 0.11 196' 56' 5' 109' 26' A C A D A A 10 35 5 40 6 10 0.33 0.29 0.31 0.46 0.11 192' 37' 164' 118' 26' Kennedy Drive/Kimball Ave Kennedy Dr EB LT Kennedy Dr EB TH Kennedy Dr EB RT Kennedy Dr WB LT Kennedy Dr WB TH/RT Kimball Ave NB LT/TH Kimball Ave NB RT Bayberry Ln SB LT/TH/RT OVERALL C C A D B D A C C 24 26 6 43 13 48 2 23 24 0.00 0.35 0.49 0.81 0.14 0.69 0.20 0.16 2' 146' 106' 392' 117' 199' 26' 48' B C B D B D A C C 19 30 13 44 13 51 2 23 26 0.00 0.39 0.52 0.81 0.16 0.73 0.20 0.16 1' 172' 195' 392' 125' 232' 28' 48' D C A E C D A A C 38 32 7 59 25 44 5 8 28 0.13 0.49 0.44 0.68 0.34 0.88 0.34 0.05 36' 168' 84' 188' 163' 490' 84' 21' C C B E C D A A C 35 26 13 60 26 49 5 8 29 0.13 0.55 0.48 0.69 0.38 0.91 0.34 0.05 34' 182' 161' 188' 178' 524' 90' 21' Hinesburg Rd/Eldredge St Hayes Ave EB LT/TH/RT Eldredge St WB LT/TH/RT Hinesburg Rd NB LT Hinesburg Rd SB LT D B A A 26 14 9 9 0.23 0.07 0.04 0.01 23' 5' 3' 0' D C A A 29 21 9 9 0.26 0.27 0.04 0.02 25' 28' 3' 3' C B A A 17 15 9 9 0.14 0.03 0.03 0.02 13' 3' 3' 5' C C A A 20 24 8 9 0.16 0.22 0.03 0.06 15' 20' 3' 5' The following paragraphs discuss future traffic congestion conditions and traffic control at each intersection: »Kennedy Dr & Hinesburg Rd - This intersection was improved and new traffic signals installed in 2007 as part of the Kennedy Dr reconstruction project. During the AM peak hour period, future levels of service will remain at LOS C or better for the Kennedy Dr eastbound and westbound through movements and all right- turn movements. Left-turns and Hinesburg Rd through movements will continue to experience LOS D. Existing and future levels of service drop to LOS D and E for most movements during the pm peak hour period without this Project due to generally higher traffic volumes. This causes the overall rating to drop to LOS D during the pm peak hour period. Additional traffic from this Project will cause the westbound through movement to cross the LOS C/D threshold (+2 sec/veh). The greatest PM peak hour impact will be experienced in the southbound left-turn lane, which will drop to LOS E with 19 sec/veh increased delay. Lamoureux & Dickinson Page 12 Consulting Engineers, Inc. The traffic signal at this intersection is timed to favor east-west traffic flow on Kennedy Dr, and that is reflected in the levels of service and delays. Additionally, while the use of protected left-turn and pedestrian signal phasing at the signalized intersections at this and the other signalized intersections along the Kennedy Dr corridor creates longer delays and queues, it more importantly improves traffic safety for both vehicular traffic and pedestrians. This traffic signal also currently operates in the coordinated mode with the one at Timberlane Dr to the west, but not with Kimball Ave to the east. Overall, given the urban built-up environment of the surrounding area, and the multiple through and turning lanes that already exist, this intersection’s existing geometry cannot easily be further improved. Thus, it is our opinion that the LOS D overall rating during the PM peak hour period at this intersection qualifies for reduced LOS criteria as outlined in VTrans’ level of service policy. »Hinesburg Rd & Eldredge Rd/Hayes Ave - This intersection was improved with northbound and southbound left-turn lanes on Hinesburg Rd in the early 2000's as part of the construction of Eldredge Rd and the existing O’Brien Home Farm development. It will continue to operate at acceptable levels of service under two-way stop control with the addition of this Project. »Kennedy Dr & Eldredge Rd - This right-turn only intersection will see little additional traffic from this Project; largely due to the new Kennedy Dr/New City Road “B” intersection proposed to the east. We observed several left-turn movements entering and exiting Eldredge Rd at this location during the traffic counts for this TIA. It is anticipated that the New City Road “B” intersection on Kennedy Dr will intercept and provide a better route for westbound left-turns on Kennedy Dr desiring to enter the O’Brien Home Farm development. »Kennedy Dr & New City Road “B” - This new intersection is proposed to be constructed concurrently with construction of Zone 2, and will be signalized as part of its initial construction. For the purpose of the this TIA, it has been anticipated that the new traffic signal will operate in the coordinated mode with the Kimball Ave signal. A new exclusive left-turn lane will be needed in the westbound direction to separate left-turning traffic entering this Project from through traffic. A concept sketch showing the new westbound left-turn lane is enclosed as Appendix G. This intersection’s proposed location exceeds the maximum requirements of Section 15.12.F - Table 15-2 of the City’s Land Development Regulations with regard to separation from other nearby signalized intersections. This Project also satisfies the overall intersection LOS D requirement at this location. Additionally, LOS D is being maintained in all major street through lanes at this and the other major signalized intersections examined in this TIA. »Kennedy Dr & Kimball Ave/Bayberry Ln - This intersection was also improved and new traffic signals installed in 2007 as part of the Kennedy Dr reconstruction project. It will continue to operate at acceptable levels of service with minimal impacts from this Project. Lamoureux & Dickinson Page 13 Consulting Engineers, Inc. With Zone 2 being the last phase to be constructed, New City Roads “A”and “E” in Zone 3 will only connect to Eldredge St until such time as New City Road “B” is completed. This necessitated performing additional capacity analyses to determine the temporary impact of the proposed development in Zones 1 and 3 on the Kennedy Drive/Hinesburg Rd and the Hinesburg Rd/Eldredge St intersections until such time as the New City Road “B” is completed. The results of those analyses are shown in Table 4. Table 4 - Partial-Build Intersection Capacity Analyses Results Approach 2025 AM Peak Hour 2025 PM Peak Hour LOS Delay V/C Max Q LOS Delay V/C Max Q Kennedy Drive/Hinesburg Rd Kennedy Dr EB LT Kennedy Dr EB TH Kennedy Dr EB RT Kennedy Dr WB LT Kennedy Dr WB TH Kennedy Dr WB RT Hinesburg Rd NB LT Hinesburg Rd NB TH Hinesburg Rd NB RT Hinesburg Rd SB LT Hinesburg Rd SB TH Hinesburg Rd SB RT OVERALL D C A D C A D C A D D A C 46 29 2 51 29 0 46 34 4 42 45 4 30 0.50 0.57 0.21 0.51 0.48 0.05 0.66 0.61 0.15 0.44 0.73 0.22 117' 248' 40' 126' 201' 0' 213' 279' 36' 109' 282' 45' E C A D C A E E A D D A D 66 27 3 54 35 3 68 60 2 51 45 8 38 0.81 0.48 0.16 0.61 0.70 0.20 0.78 0.86 0.10 0.44 0.65 0.23 314' 236' 38' 170' 338' 45' 268' 456' 19' 101' 247' 74' Hinesburg Rd/Eldredge St Hayes Ave EB LT/TH/RT Eldredge St WB LT/TH/RT Hinesburg Rd NB LT Hinesburg Rd SB LT D C A A 30 16 9 9 0.27 0.20 0.04 0.02 28' 18' 3' 3' C C A A 21 16 8 9 0.17 0.12 0.03 0.09 15' 10' 3' 8' The results of the above analyses indicate that the new peak hour traffic generated by Zones 1 and 3 will not create adverse traffic congestion conditions prior to New City Road “B” being constructed in Zone 2. 5.0 Multi-Modal Facilities Sidewalks are provided on the west side of Hinesburg Rd south of Kennedy Dr to south of Hayes Ave. Kennedy Dr has a shared-use path on its north side and a sidewalk on its south side. Existing traffic signals at the Kennedy Dr/Hinesburg Rd and Kennedy Dr/Kimball Ave intersections have pedestrian signals and marked crosswalks. Eldredge St presently has a shared-use path along one side of its entire length between Hinesburg Rd and Kennedy Dr. New sidewalks will also be provided within this Project; generally on one side of the new streets in Zones 1 and 3, and on both sides in the more densely developed Zone 2. New City Road “A” will also have a shared-use path on its north side. Safe conditions for pedestrians crossing Kennedy Drive at the New City Road “B” intersection will be provided by installing pedestrian signals and a marked crosswalk at that intersection. An additional marked crosswalk will also be installed at the Hinesburg Rd/Eldredge St intersection crossing Hinesburg Rd on the north side of the Lamoureux & Dickinson Page 14 Consulting Engineers, Inc. intersection. A pedestrian activated rectangular rapid flashing beacon (RRFB) will be provided at this crosswalk in order to improve crossing safety. CCTA’s U-Mall/Airport bus route also provides local transit service at ½ hour headways along Kennedy Dr. This route also travels Hinesburg Rd south to Country Park during peak periods. There are existing bus stops located on Kennedy Dr at Windridge Condominiums between Eldredge St and New City Road “B” and on Hinesburg Rd at Country Park. 6.0 Safety The posted speed limit on Kennedy Dr is 40 mph. Kennedy Dr is a four-lane undivided highway with exclusive turn lanes at its intersections. The posted speed limit on Hinesburg Rd between Kennedy Dr and the I-89 overpass is 35 mph. Hinesburg Rd is a two-lane road, and also has exclusive turn lanes at its intersections in the vicinity of this Project. The VTrans 2010-2014 High Crash Location Report identifies a 0.3 mile long section of Kennedy Dr from mile marker (mm) 0.50 - mm 0.80 as being a high crash segment with an actual/critical crash ratio of 1.256. This segment straddles Kennedy Dr/Timber Lane and Kennedy Dr/Hinesburg Rd intersections, which are located at mm 0.58 and mm 0.69, respectively. Neither of those intersections are high crash intersections, however. A total of 53 crashes occurred during the 2010-2014 five-year period on this segment of Kennedy Drive; of which 15 occurred at Timber Lane (mm 0.56 - mm 0.60) and 27 occurred at Hinesburg Rd (mm 0.67 - mm 0.71). Subtracting those intersection crashes would result in this segment not being a high crash location. Over one- half of the 53 crashes (29) were rear-end collisions, and there were only six injuries in five of the 53 crashes. Safe traffic conditions on Eldredge St and New City Roads “A” and “B” within the Project will be provided by designing those roads and their intersections in accordance with accepted standards, and by providing adequate sight distances, street lighting and proper traffic control devices (pavement markings & signs). In examining the proposed new street layout, we recommend that all-way stop control be used at the New City Road “A” and “B” intersection until such time New City Road “A” is extended to Old Farm Rd. Additionally, we recommend that the southbound approach of Eldredge St at its intersection with New City Road “A” be stop-controlled. 7.0 Transportation Impact Fees Based on the estimated 425 pm peak hour trips, this Project will contribute $425,000± to the City of South Burlington in traffic impact fees. Those fees will be used to construct designated highway and intersection improvements throughout the City (as identified in the City Impact Fee Ordinance). One of the improvements listed in that Ordinance is a new connection linking Tilley Drive and Community Drive to the southeast of this Lamoureux & Dickinson Page 15 Consulting Engineers, Inc. Project. The cost of this new connection was estimated to be $500,0004, towards which this project will contribute approximately 80%. The City’s proposed new connection linking Tilley and Community Drives will significantly alter existing traffic patterns in the vicinity of this Project. It will divert existing traffic presently using Old Farm Rd as a short-cut between Hinesburg Rd and Kennedy Dr/Kimball Ave, together with other traffic traveling between Hinesburg Rd south and Kennedy Dr/Kimball Ave east. The resulting new traffic patterns can be reasonably expected to improve future traffic congestion conditions and levels of service at the intersections examined in this TIA. 8.0 Conclusions From the foregoing analyses, we conclude that this Project will not adversely impact existing or future traffic congestion conditions. We also conclude that adequate traffic safety presently exists on the adjacent streets to this Project, and that this Project will not create unsafe conditions on those streets. Lastly, we conclude that this Project incorporates transportation demand strategies, and will provide safe access and connections to adjacent lands and facilities and to existing and planned pedestrian, bicycle and transit networks and services. 4 City of South Burlington 2007 Impact Fee Analysis Reports - Fire Protection, Roads & Recreation, Michael J. Munson, Ph.D., FAICP, October 12, 2007 Lamoureux & Dickinson Page 16 Consulting Engineers, Inc. APPENDIX A Lamoureux & Dickinson Turning Movement Counts APPENDIX B DHV Calculations APPENDIX C Peak Hour Trip Generation & Distribution Calculations APPENDIX D Kennedy Dr/Hinesburg Rd Intersection Capacity Analyses APPENDIX E Kennedy Dr/New City Road “B” Intersection Capacity Analyses APPENDIX F Kennedy Dr/Kimball Ave Intersection Capacity Analyses APPENDIX G Hinesburg Rd/Eldredge St/Hayes Ave Intersection Capacity Analyses Appendix H Concept Sketch of Kennedy Drive Improvements at New City Road “B” 75((723&20'20,1,80$662&,$7,21,1&.,0%$//$9(72:,//,6721.(11('<'5,9( 2 %5,(1+20()$50//& (;,67,1*0(',$1,6/$1'%$<%(55</$1((;,67,1*%,.(%$7+ (;,67,1*6,'(:$/. :,1'5,'*(+20(2:1(56$662&,$7,212 %5,(1+20()$50//& +90&25325$7,21 6287+%85/,1*721 (/'5('*(675((7+20(67($''(6,*1,1& *(25*(72:1$662&,$7,21,1& :,1',1*%522.+20(2:1(56$662&,$7,21,1& (;,67,1*6+$5('86(3$7+ .(11('<'5,9( (;,67,1*6,'(:$/. %86672338//2)) 75((723&21'20,1,80$662&,$7,21,1&68*$575((&21'20,1,80 2 %5,(1+20()$50//& (;,67,1*6+$5('86(3$7+ 1(:&,7<675((7% (;,67,1*&85% (;,67,1*(0(5*(1&<$&&(66 (;,67,1*6,'(:$/. .(11('<'5,9( .(11('<'5,9( (;,67,1*6,'(:$/. (;,67,1*%,.(3$7+ *5$66 (;,67,1*&85% *5$66 0$7&+/,1(67$0$7&+/,1(67$72:,//,67215' 72+,1(6%85*5'0$7&+/,1(67$0$7&+/,1(67$2 %ULHQ+RPH)DUP .HQQHG\'ULYH6RXWK%XUOLQJWRQ 'DWH 6KHHWQXPEHU 6FDOH &KHFNHG 'UDZQ 'HVLJQ 6XUYH\ 3URMHFW1R /DPRXUHX[ 'LFNLQVRQ&RQVXOWLQJ(QJLQHHUV,QF0RUVH'ULYH(VVH[97ZZZ/'HQJLQHHULQJFRP 5' 5' / ' 2WKHUV 67$6&$/( 3???GZJ?GZJ30 Exhibit E Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Exhibit F