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HomeMy WebLinkAboutSD-24-08 - Supplemental - 0850 Hinesburg Road (13)15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 1 of 28 15.C PLANNED UNIT DEVELOPMENT 15.C.01 Authority and Purpose 15.C.02 Applicability 15.C.03 Planned Unit Development Review 15.C.04 PUD Standards Applicable to All PUD Types 15.C.05 Conservation Development 15.C.06 Traditional Neighborhood Development (TND) 15.C.07 General PUD 15.C.01 Authority and Purpose 1. a. Authority. i. The Development Review Board (DRB) has the authority under 24 VSA § 4417 to review, and to approve, to approve with modifications and conditions, or to disapprove an application for a Planned Unit Development (PUD). Acknowledged. ii. The DRB also has the authority to modify the Land Development Regulations in association with PUD review, subject to the standards and conditions for Planned Unit Development, as specified by PUD type under this Article, in support of more efficient, compact, walkable, and well-planned forms of residential neighborhood, mixed-use, and infill development, and the permanent conservation of resource lands and other open space. Acknowledged and waivers are requested. 1. In addition to modifications or waivers intended to accommodate site constraints under Section 15.A.01 of the subdivision regulations, this may include modifications of underlying zoning and subdivision regulations pertaining to blocks, building lots, building types, allowed densities of development, and the type and mix of allowed uses. 2. This may also include DRB review and approval of alternative forms of compliance with applicable PUD standards under Section 15.C.04. b. Purpose. - The purpose of a Planned Unit Development (PUD) is to promote a more comprehensive, unified, and integrated form of planned development that may vary from the strict standards of underlying zoning and subdivision regulations, to achieve stated community goals and objectives in conformance with the Comprehensive Plan. Specifically, it is the intent under this Article to allow for types of planned development, in locations appropriate to each type, that: • Promote the most efficient and cost-effective use of land, infrastructure, facilities and services; • Offer flexibility, within defined parameters, to best achieve the intended purpose, design and function of a PUD within the context of a particular site and its surroundings; • Exclude or conserve, as determined by PUD Type, natural resources identified for protection under Article 12; • Complement, connect, and fully integrate new development with adjoining neighborhoods, properties, and uses; 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 2 of 28 • Foster more traditional forms of compact, walkable, pedestrian-oriented residential neighborhoods and mixed-use development; • Incorporate a well-integrated variety and mix of housing types and styles that serve a range of incomes, ages, and household sizes. • Incorporate transit-supportive types and densities of development along existing and planned transit routes; • Encourage viable forms of compatible infill and redevelopment in previously developed areas of the City served by municipal water, wastewater, and stormwater management systems; and • Provide opportunities for energy-efficient development and redevelopment, including solar energy facility installations appropriate to the development context. 15.C.02 Applicability a. Floating Zone. For purposes of these Regulations, a Planned Unit Development (PUD) is an unmapped overlay zoning district or “Floating Zone,” as allowed or required within an underlying zoning district, which is applied to a particular tract or parcel of land proposed for subdivision and development. A PUD is intended to function as a more flexible, design-based zoning district in which conservation or form-based design district, site plan, or subdivision standards, PUD standards shall apply. b. PUD Types. - The following types of Planned Unit Development are authorized under these Regulations by Zoning District (Table 15.C.1), subject to the associated provisions and standards of review for each PUD type: (1) Conservation Development (CON PUD) under Article 15.C.05 Not Proposed (2) Traditional Neighborhood Development (TND PUD) under Article 15.C.06 Not Proposed (3) General PUD under Article 15.C.07 – Proposed c. Required Planned Unit Development. - PUD review and approval by the DRB under this Article is required for any subdivision and development of a tract or parcel with a total area of four (4) or more acres This property has 10.05 acres within any zoning district listed for CON PUD and TND PUDs under Table 15.C-1 The I-O District is not listed under these two PUD Types.. General PUDs are not mandatory in any district. d. Elective Planned Unit Development. - An applicant may elect PUD review, as allowed within specified zoning districts, for the subdivision and development of any tract or parcel of less than four (4) acres, Not Applicable as this parcel includes 10.05 acres. that qualifies as: i. A Conservation PUD under Subsection 15.C.05, in which fifty percent (50%) or more of the total tract area includes one or more Hazard or Level I Resource areas identified for protection under Article 12. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 3 of 28 Note! In return for the flexibility and increases in density afforded Planned Unit Development projects under this Article, it is expected that applicants and developers will adhere to higher standards of subdivision, site plan, and building design. ii. Where the General PUD type is allowed under Table 15.C-1 or Section 15.C.07(C). e. PUD Type by Zoning District. - The types of PUD allowed within an underlying zoning district are specified by district in Table 15.C-1. Table 15.C-1 PUD Types by Zoning District PUD Type Underlying Zoning Districts General PUD (1) C1-R12, C1-R15, C1-AUTO, C1-AIR, C1-LR, C2, IC, AIR, AIR-I, I-O and IA. (2) As described in Section 15.C.07 (C). i. Planned Unit Development review under this Article does not apply to subdivision and development within those zoning districts for which no PUD type is specified. In addition: 1. All PUD types are prohibited within the SEQ-NRP Subdistrict Not applicable as this property is located in the I-O District; except for land on a tract or parcel within the SEQ-NRP that is included for conservation within a Conservation PUD. ii. A Conservation PUD under Section 15.C.05 is required for the subdivision and development of a tract or parcel of four (4) or more acres within the following SEQ Sub-Districts: SEQ-NR, SEQ-NRT, and SEQ-NRN Not applicable as this parcel is located in the I-O District. A Conservation PUD is elective in other listed zoning districts; and in any zoning district in which PUDs are allowed, for tracts or parcels of two (2) or more acres in which fifty percent (50%) or more of the total tract or parcel area consists of Hazards or Level I Resources identified for protection under Article 12 Not applicable as less than 10% of the property is limited by the presence of Hazards or Level 1 Resources. iii. Where more than one PUD type is allowed within the underlying zoning district Not applicable as this property is only eligible for General PUD, the applicant may select the PUD type applicable to their project unless specifically stated otherwise. iv. A PUD that includes land in two or more underlying zoning districts Not applicable must be an allowed PUD type in each zoning district. In association with Master Plan or PUD approval, the DRB may, within the area included in the PUD: 1. Extend underlying district regulations, and associated PUD provisions, by up to fifty (50) feet in either direction of the zoning district line. 2. Require a designated “Transition Zone” under Subsection 15.C.04(E), within or along the district boundary or the delineated PUD perimeter, 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 4 of 28 as necessary to mitigate the impacts of development on adjoining properties and uses. f. Multiple PUDs. - Multiple PUDs per tract may be allowed Not applicable and the remainder removed for brevity B. Application Requirements. 1. A PUD application may involve one or more contiguous properties under single or multiple ownership, if incorporated under a common PUD application; however, all properties must come under the direct control of the applicant or developer as required for subsequent permitting and development. This application involves one landowner. 2. In addition to Preliminary Subdivision and Master Plan Review submission requirements under Sections 15.A.06 and 15.B.04, the application for a proposed PUD must include the following: a. A statement and description of PUD conformance with the City’s Comprehensive Plan in effect at the time of application, including applicable land use, development, and infrastructure policies specific to the area proposed for development. The property is located in the future Commercial/Industrial with Supporting Uses portion of the Future Land Uses section of the City’s Comprehensive Plan. We have inserted the specific language below for further review and comment. COMMERCIAL/INDUSTRIAL WITH SUPPORTING USES AREAS While the City’s principal transportation corridors – notably Shelburne Road and Williston Road west of Kennedy Drive/Airport Drive – have begun a transition to mixed use areas, the City has many areas that are presently exclusively commercial/industrial. These include Technology Park, Tilley Drive, the Meadowland Business Park, Kimball Ave, the east end of Williston Road, and areas north of the Airport, among others. COMMERCIAL/INDUSTRIAL WITH SUPPORTING USES AREA GOALS Goal 80: Reduce commuting distance and daytime vehicle travel by integrating supporting services to commercial areas Goal 81: Make commercial areas more diverse in spaces, styles, and uses to enable more nimble commercial use COMMERCIAL/INDUSTRIAL WITH SUPPORTING USES ACTIONS Action 137: Evaluate existing business park areas for appropriately integrated housing Opportunities. The proposed WGM Associates subdivision creates new housing in close proximity to existing commercia;/industrial uses. In recent decades, most business uses have become quieter and less noxious, like retail, office space, and light manufacturing. For most modern commercial uses, being located near residential uses is less likely to cause conflict. As the need for housing has increased and the desire (for many reasons) for people to live closer to their workplaces has increased, planning for commercial areas also must shift to allow more residential uses in formerly 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 5 of 28 commercial-only areas. The timing is appropriate to review past policy and consider assigning more areas of the city to allow a mix of uses. The residential density opportunities exhibited in recent State statute changes enable the density in this area to become viable. It is not the intention of this plan that commercial areas will transform to residential areas. Instead, we recognize that some limited residential uses will enhance and support the future of our primarily commercial areas. In these areas with more commercial visual character, housing may take on a non-traditional appearance and have more flexibility for innovative design to fit with the area. This project represents and infill to the existing residential homes that front Hinesburg Road. In addition to adding mixed/residential use to commercial areas, the commercial areas need to adapt to the future of work, employment, and commuting. Many of our commercial areas are not well connected to the bike/ped transportation network or are located on busy transportation corridors that could be improved for bike/ped safety and efficiency. Business parks are designed for large buildings on large lots. These spaces are necessary, but we must also have a healthy range of building sizes, lot sizes, and intensities of building on commercial lots. South Burlington needs to have land, lots, and buildings that accommodate a range of commercial entities from small retail shops to startups to large manufacturing. A sufficient supply of commercial spaces will ensure commercial costs remain competitive. Maintaining such a supply requires planning for land and space for those uses. The proposed mixed use on Lot 1B enables the integration of both existing commercial and new housing to exist together. b. Documentation of project conformance with any proposed, previously approved or amended Master Plan for the PUD in effect at the time of application. Not Applicable as this property is not subject to any prior Master Plan or PUD approvals. c. A statement and description of project conformance with the description, intent, and defining characteristics of the PUD type(s) proposed. The narrative addressing conformance with the stated goals of the General PUD may be found within this document within section 15.C.07 General PUD(B). d. A statement and description of how the proposed PUD complies with the design standards specific to the selected PUD type(s). This document proposes to satisfy this requirement. i. A list and description of requested modifications, waivers, or other forms of relief from the strict standards of these Regulations sought through PUD review, including applicable zoning district, subdivision, site plan, or PUD standards and associated mitigation measures; including any proposed alternative forms of compliance under Section 15.C.04. The items in which waivers or some form of relief is sought is highlighted in green in this and the other compliance documents. They are assembled in standalone document to demonstrate compliance with this requirement. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 6 of 28 15.C.04 PUD Standards Applicable to All PUD Types A. Conformance with the Comprehensive Plan. - The proposed PUD must conform to the City’s Comprehensive Plan in effect at the time of application. Conformance with the plan in this context means that the proposed PUD must: a. Advance any clearly stated plan policies and objectives specific to the type and location of the proposed development; The type of project is small scale housing and the location is east of Hinesburg Road just south of I-89. The project provides an infill opportunity (discussed in the Housing Section) for additional residential homes located within a commercially zoned area (discussed in the Land Use section). b. Incorporate preferred settlement patterns, including future land uses, densities and intensities of development referenced in the land use plan, as implemented through planned unit development provisions specific to each PUD type. The project provides new housing intermixed within the I-O District and specifically within the Commercia- Industrial with supporting Uses portion of the Land Use section fo the Comprehensive Plan. c. Incorporate, as applicable, planned facilities, services and infrastructure identified in the utilities and facilities plan, as implemented under the City’s adopted Capital Improvement Program (CIP) and Official Map. There are no proposed facilities identified in the Official Map near this property. B. Conformance with the Master Plan. - Each phase of a PUD developed in one or more phases must conform to the PUD Master Plan, as approved or amended by the DRB under Article 15.B, including the approved development plan, phasing schedule, buildout budget, management plan, and any associated development agreements or conditions of master plan approval. As this project is not already subject to a prior Master Plan approval, this PUD application represents Phase I of the Master Plan for this property. The development plan, phasing plan and build-out budget are all attached as part of the Master Plan application package. C. Compliance with Regulations. - The provisions and standards specific to a PUD under this Article supersede underlying zoning district, subdivision, and site plan standards. In no case, however, shall the provisions or standards specific to a PUD supersede the Environmental Protection Standards of Article 12 Acknowledged but this seems to be in conflict with a stated purpose of the PUD process which states ….. • Exclude or conserve, as determined by PUD Type, natural resources identified for protection under Article 12 . Notwithstanding the supersession of the underlying zoning district, subdivision, and site plan standards, any application that indicates a density increase that exceeds the Assigned Density of a parcel shall require a TDR under Article 19. Not applicable as the proposed density falls well under the allowable 5-unit per acre density of the available buildable area 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 7 of 28 i. A PUD must comply with any applicable provision or standard under these Regulations that is not superseded, modified, or waived by the DRB in association with PUD review Acknowledged. ii. A PUD must also comply with other applicable city ordinances and regulations listed under Section 15.A.11(C) Please see the conformance review for Article 15.A in effect at the time of application, including the following, unless modified or waived by the DRB in consultation with city or state officials having shared jurisdiction. a. Official Map. The PUD must incorporate planned public facilities and capital improvements included in the City’s adopted Official Map and Capital Improvement Program (CIP) in effect at the time of application, unless modified or waived by the DRB. The Official Map and the CIP do not call for any improvements or investments in this area. b. Impact Fees. Development within the PUD is also subject to impact fees enacted and levied under the City’s impact fee ordinance; however, if the applicant or a subsequent developer is required, in association with PUD approval, to provide land or to construct a facility explicitly included in the calculation of an impact fee, they may then receive credit against the impact fee in an amount equal to the value of the dedicated land or cost of construction. Acknowledged. iii. Alternative Compliance. One or more PUD dimensional and design standards under this Article may be modified at applicant request for an alternative form of compliance, subject to separate DRB review and approval, to provide the flexibility necessary to address unique site conditions or constraints; to enable compatibility with existing or planned development in the vicinity; or to allow for exceptional and innovative design. Note that alternative compliance does not constitute an exemption from a PUD standard. Allowed modifications include proposed functional or design alternatives that may be considered in place of a specific requirement under this Article, only if the intent of the requirement is met or exceeded. In approving a request for alternative compliance, the DRB must find that the proposed alternative: This will be used for the proposed elimination of the need to place a bituminous surface and curbing on the private road and to construct a dedicated sidewalk on a low volume roadway. Elimination of Bituminous Surface a. Conforms to the intent, description, and defining characteristics of the selected PUD type(s); This proposed modification is not specifically addressed in the PUD standards beyond an implied requirement to conform with the underlying regulations which in turn reference the newly adopted Public Works Standards. Those regulations provide the manner in which the components are to be installed which the applicant will 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 8 of 28 conform to, but it is also represents products that represent the lowest level of maintenance for a typical City street. The proposed street is not typical (very low volume) and is not to be offered to the City. Under these conditions the DPW’s interests are minimized and the remaining Public Safety issues are relegated to reasonable emergency access. The proposed width of the street is not proposed to be narrowed beyond that called for in the street typology standards and the maximum street gradient called for in the public works standards will not be exceeded. b. Achieves the intent of the PUD standard to be modified; The primary purposes of a bituminous surface is to reduce infiltration, provide a more durable surface for large vehicle use roadways and to reduce surface maintenance requirements for highly travelled roadways. An additional benefit is that the road surface warms up quicker in winter conditions when exposed to sunlight. Low volume roadways can function without a bituminous concrete wearing surface. In fact, the majority of the roads in Vermont function in this way. The balance point of when a road needs a bituminous surface occurs when the amount of maintenance required to keep the gravel (crushed stone surface) road operational exceeds the annualized cost of placing and maintaining the bituminous concrete surface. The maintenance component must take into account the requirement to provide subsequent surface treatments of the bituminous concrete surface to prevent it from losing its flexibility (becoming brittle) and subsequently having to be replaced altogether. A previous white paper study completed for the Town of Shelburne indicated that, all things being equal, that this break point generally occurs when approximately 40 to 50 residential units and associated traffic is travelling on a roadway (See Attached Exhibit H - When to Pave a Gravel Road). For low volume roadways, a gravel surface, or in this case a superior crushed stone surface, can function in a suitable and less expensive manner than a road with a bituminous concrete surface. Surface management of the proposed road is intended to be minimized through the use of an aggressive (3%) crown to remove the surface water from the road surface as quickly as possible. The existing access drive and parking area for the Wright Transportation Trucks are all constructed of crushed stone materials placed over a stabilization fabric. Normally, an intersection with a high volume of turning movements can create a higher level of maintenance. As it turns out, the turning movement of the 100 PSI truck tires (a passenger vehicle tire typically runs at 30-35 psi) for the 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 9 of 28 Wright Transportation trucks entering and exiting from Hinesburg Road has been managed without issue with the existing crushed stone surface. This application proposes to utilize the same pavement section as that used in the existing infrastructure on this property. This is depicted on Sheet C4.0 Road Profile and Details (Exhibit A). As a condition of approval with VTrans, this application does include the proposed paving of the apron of the road entering out onto Hinesburg Road consistent with design requirements set forth in the attached Exhibit B - VTrans Design Standard B-71B for commercial roads. This is primarily intended to minimize stone (from gravel road surfaces) from being deposited onto the State highway travel surface. c. Results in development that is equivalent or demonstrably superior in function, design, and quality to that required under the standard to be modified; and The proposed design without the use of a bituminous surface is time proven throughout Vermont as being more cost effective and has a lower carbon footprint when the production of the asphalt is removed from the equation for the initial and future phases of the road maintenance. Alternately, some believe that paving of a driveway or roadway, when not structurally required, can provide some aesthetic benefits. d. Does not adversely impact properties, uses or facilities within, adjacent to, or in the vicinity of the planned development (e.g., regarding walkability, traffic, parking, drainage). The DRB in approving an alternative form of compliance may attach conditions as necessary to ensure compliance, or to mitigate any adverse impacts resulting from a proposed alternative. The proposed use of a crushed stone surface will be consistent with the existing conditions which occupy the first 250’ of the existing access way from Hinesburg Road. The proposed use of the road is very low volume (84 VTE, See Page 5 of Exhibit C - Trip Gen Summary, Phase I). This low volume and low speed will mitigate what otherwise could be issues with dust generation or disturbance of the surface. Stormwater runoff is managed with pretreatment and polishing through a gravel wetland in the same manner as a paved road is required to be managed. Alternative Sidewalk a. Conforms to the intent, description, and defining characteristics of the selected PUD type(s); This project is being reviewed a General PUD. More specifically this is also being reviewed under Article 15A as a subdivision. The intent being to be able to provide a safe environment for pedestrians to move along the transportation corridor. The modeled vehicle trip generation (See Exhibit C, Page 5 Trip Gen Summary) for Phase 1 identifies 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 10 of 28 Maxine’s Way as having 84 VTE at the intersection with Hinesburg Road. Since this will be a dead-end road in Phase I (with this application), the VTE on this road decrease as one moves easterly away from Hinesburg Road. The State of Vermont Agency of Transportation (VTrans) has prepared State Design Guidelines to provide direction of consistent design of roadways. Within this document it specifically indicates that for roadways with design VTE of less than 100 vehicles per day, that bicycle and pedestrian traffic can be accommodated within the roadway surface without additional infrastructure (See attached Exhibit D - VTrans Design Guidelines). This represents a practical balancing of safety conflicts and cost benefit. The AM and PM peak hour generation are respectively 5 and 6 vehicle per hour (Exhibit C – Trip Gen Summary). An average of one vehicle every 10 minutes. With this being a low volume, low speed roadway with width that exceed the recommended minimum, pedestrian and bicycle movements can safely be accommodated within the proposed 20-foot road surface. b. Achieves the intent of the PUD standard to be modified; The intent is to be able to provide pedestrians and bicyclists a safe environment to move through the roadway corridor. As evidenced in the design guidelines outlined above, public policy guidelines indicate that pedestrians and bicyclists can be safely accommodated within the common roadway surface without the need for supplemental infrastructure for very low volume roadways. c. Results in development that is equivalent or demonstrably superior in function, design, and quality to that required under the standard to be modified; and The narrative above addresses the guidance related to a “share the road” approach relative to pedestrian accommodation when associated with a very low volume roadway. From a resource conservation approach, the consolidation of what otherwise would be a separate standalone sidewalk, the applicant’s proposal is notable as it relates to the reduction of impervious surfaces, reduction of high CO2 impact materials (concrete) and dedicated maintenance. d. Does not adversely impact properties, uses or facilities within, adjacent to, or in the vicinity of the planned development (e.g., regarding walkability, traffic, parking, drainage). The DRB in approving an alternative form of compliance may attach conditions as necessary to ensure compliance, or to mitigate any adverse impacts resulting from a proposed alternative. The consolidation of the pedestrian, bicycle and vehicular facilities into one transportation corridor will have no impact on the properties that abut 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 11 of 28 this proposed PUD due to the remote proximity of the project from their respective transportation facilities. Alternative Drainage and no curbing for Typical Street Section a. Conforms to the intent, description, and defining characteristics of the selected PUD type(s); The specific standards in the LDRs (Exhibit E - Article 11A – Street Typology) speaks to a design roadway width of 20-feet and a design speed of 25 MPH. The proposed road section with this application embraces this width and design speed requirement. However, there is no other guidance on the crown, gradient, curbing or drainage management relative to the 11 different street typologies outlined in Article 11A of the LDRs. The recently published Public Works Standards and Specifications provides only one typical detail for a street section (Exhibit F – DPW Standards.pdf). It shows the use of concrete curbs which in turn requires the use of an enclosed drainage system to collect and convey stormwater runoff. Within the Industrial Open Space District, the Department of Public Works specifically asked that the Randall Street-North (which intersects with Meadowland Drive) typical road section eliminate the curbs in favor of open swales (ditches) on either side of the road. This was most recently reinforced with the Booska Movers approval which adopted for the future public street (Randall Street south) a typical section which eliminated the curbing in favor of roadside swales (See Exhibit G - Booska - C5.3 ROAD DETAILS). The typical design for the Maxine’s Way street section call for the introduction of a swale on the uphill side of the road with a stabilized stone conveyance swale capped with sandy loam disconnection shoulder. The cap includes an linear chimney drain to remove concentrated flows from the surface of the cap to reduce the potential for erosion (See Exhibit A - Sheet C4.0). b. Achieves the intent of the PUD standard to be modified; Normally the intent of the curbing is to delineate the boundaries between road and sidewalk, it serves as a tool for traffic management and to control stormwater runoff. In this case the need for sidewalk separation and traffic control is not required due to the low volume of the roadway. Stormwater management is actually impaired by eliminating disconnection treatment between the road surface and the swale. The elimination of the need for catch basins and enclosed drainage pipe conveyance systems in favor of a swale is more synonymous with natural conditions. The adoption of open swales, when space permits, provides a higher level of Stormwater treatment and a more open feel to the area. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 12 of 28 c. Results in development that is equivalent or demonstrably superior in function, design, and quality to that required under the standard to be modified; and Curbs are used in manner urban development scenarios when there is not space to allocate to shoulders and transitional slopes into and out of parallel swales. But is area that have the space to accommodate the features, the use of a grassed shoulder and slope with a parallel swale system to collect and convey the stormwater from the road and surrounding areas, provides an improved level of treatment compared to the curbing and catch basin system. d. Does not adversely impact properties, uses or facilities within, adjacent to, or in the vicinity of the planned development (e.g., regarding walkability, traffic, parking, drainage). The DRB in approving an alternative form of compliance may attach conditions as necessary to ensure compliance, or to mitigate any adverse impacts resulting from a proposed alternative. The proposed elimination of curbing, for those low volume, shared use roadways, will not impact parking (there is no parking allowed on the 20’ wide Neighborhood Street-Narrow typology), will eliminate plow damage of the curbs, especially at driveway intersections, and will augment initial stormwater treatment. It will not impact abutting properties to the PUD and will create a more rural feel consistent with the goals of the family members and to better mimic the open nature of the surrounding properties. Alternative Vertical Profile K Values at end of the Road a. Conforms to the intent, description, and defining characteristics of the selected PUD type(s); The LDRs do identify a design speed for new roads but do not speak to the horizontal or vertical alignment of new roads. The newly published Department of Public Works Standards and Specifications do provide guidance on those characteristics. These design values are documented on Exhibit A - Sheet C4.0 and Exhibit F - DPW Standards - Abridged. For vertical alignment, a design “K-Value” defines the length of the vertical curve connecting two tangent grades. The intent of the “K-Value” in developing the vertical alignment of roadways is to ensure that there is the ability to adequately observe an obstruction in the road and to safely stop. This is controlled by the ability to see over the top of a “crest” vertical curve and for the headlights to see past the low point of a “sag” vertical curve. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 13 of 28 K-Values are assigned based on the design speed and associated Safe Stopping Sight Distance. The genesis for most K-Values used in design in the past 70 years is from A Policy on the Geometric Design of Highways and Streets published by the American Association of State Highway and Transportation Officials (AASHTO) (Exhibit I - AASHTO High Vol Geom. Stds - Abridged). In 2001 AASHTO recognized that these standards, initially published in 1954 and subsequently revised and improved upon, had created a conflict with the unique conditions associated with very low volume roads (<400 vehicle trip ends per day). They found that the lower volume roads had lower crash rates and when applying the higher volume road standards to low volume roads, it had created a “less cost effective” design solution. In 2002 AASHTO published the Guidelines for Geometric Design of Very- Low Volume Local Roads (ADT <400) (See J - AASHTO GeoDesign of V-Low Vol. Rds – Abridged). The ASHTO Highway Subcommittee on Design which included over 100 individuals from across the country, including two from Vermont, developed the more case sensitive and appropriate design standards for low volume roadways. Of the 11 design standards set forth in the Public Works Standards, the applicant has adopted 8 of those and is seeking acceptance of alternate design values most appropriate for the unique conditions associated with this application for three (3) of those 11. These are outlined below. Crest Vertical Curve K-Value of 7 - This value is taken directly from the AASHTO Low Volume design guidelines (Exhibit J - AASHTO GeoDesign of V-Low Vol. Rds – Abridged). The K Value identified in the Public Works Standards is associated with the AASHTO guidance for high volume roadways (Exhibit I - AASHTO High Vol Geom. Stds - Abridged)). Sag Vertical Curve of 13 – The sag vertical curve occurs at the far east end of the road where there is only one home. The design speed here will be closer to 15 MPH as one prepares to make the turning movement into the driveway. In the future, if this road is extended to the south, this will likely be a stop condition intersection. Under either scenario, the design speed will be much less than the 25 MPH allocated for a free flowing roadway. We are proposing to assign a design K-Value of 13 for this sag vertical curve. This is greater than the design K-Value of 10 for a 15 MPH design speed found in the High Volume road design standards. The K- Value of 13 also represents the lowest K value which would be associated with maintaining comfort at the design speed of 25 MPH (See Exhibit K - Comfort in Sag Vertical Curves). The K Value identified in the Public 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 14 of 28 Works Standards is associated with the AASHTO guidance for high volume roadways. Stopping Sight Distance of 115 feet – This plays into the associated K Values recommended by AASHTO for Very Low Volume Roadways. The stopping Sight Distance value identified in the Public Works Standards is associated with the AASHTO guidance for high volume roadways. b. Achieves the intent of the PUD standard to be modified; The intent is to provide a safe roadway under the design conditions. The proposed use of design guidelines better associated with the conditions still achieves the intent of providing a safe roadway. c. Results in development that is equivalent or demonstrably superior in function, design, and quality to that required under the standard to be modified; and A downside of designing low volume roadways with high volume design standards is that the comfortable rate of speed increases which reduces the traffic calming features originally intended in the Neighborhood Street typology. The proposed use of the Very Low Volume Design standards for this extra low volume roadway provides a better assembly of design and function with the proposed conditions. d. Does not adversely impact properties, uses or facilities within, adjacent to, or in the vicinity of the planned development (e.g., regarding walkability, traffic, parking, drainage). The DRB in approving an alternative form of compliance may attach conditions as necessary to ensure compliance, or to mitigate any adverse impacts resulting from a proposed alternative. The proposed use of appropriate design standards provides a significant benefit of improved traffic calming (reduced travel speed, increased safety) for those properties inside the PUD. By the nature of the issue, there will be no impact on properties located outside of the PUD. D. Development Density. i. Intent. A Planned Unit Development is intended to accommodate within a designated Development Area typically higher effective densities of development than the underlying zoning district may allow, as necessary to accommodate: a. The clustering of development to conserve resources identified for protection; b. A more efficient and cost-effective use of land, facilities, services, and infrastructure; 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 15 of 28 c. Densities that support a walkable, pedestrian-oriented pattern of development; or d. Transit-supportive densities of development along existing and planned transit routes. ii. Within a PUD, the overall density and intensity of development shall be determined based on the total Buildable Area (8.35 Acres) included within designated Development Areas (10.05 acres – 1.00 Acre Civic Space), as shown on the PUD Master Plan; and land use allocations, PUD density and dimensional standards, and allowed building types and standards as specified by PUD type. iii. Buildable Area. The “Buildable Area” within a PUD is as defined under 15.A.11(2) to include the total tract area, less the area occupied by the following physical and legal site limitations or constraints: a. Known Hazards, as defined and regulated under Article 12, including Floodplain overlay districts A, AE, A1-30, and 0.2% B2 There are none of these features on the property, River Corridors except those along intermittent streams There are no rivers or streams on this property, Very Steep Slopes None of the area on this property qualify as steep slopes. , Class I None and Class II wetland and associated buffers, Yes, Class II Wetland Buffers (0.69 acres). b. The area occupied by Level I Natural Resources, as defined and regulated under Article 12, including the Habitat Block Overlay District and Habitat Connector Overlay District; There are none of these features on the property c. Existing and planned street and railroad rights-of-way There are none of these features on the property other than the planned rights-of-ways for the streets associated with this project which totals 1.01 acres; and d. Transmission line corridors or easements Transmission line corridors, except upon request of the applicant that it be designated as Buildable Area There are none of these features on the property. iv. Land Use Allocations. The Land Use Allocation is defined as the minimum percentage of Buildable Area within one or more designated Development Areas, that must be allocated to a particular category of land use, as indicated on the PUD Master Plan and delineated on preliminary and final subdivision plans. These include the following use categories, as specified by PUD type: a. Residential – intended to accommodate allowed residential uses, including a variety and mix of housing types, associated 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 16 of 28 building lots, and onsite or shared residential parking areas. (7.53 Acres or 74.9%) b. Mixed-Use – intended to accommodate a mix of compatible residential and nonresidential uses and building types, associated building lots, onsite parking areas and separately designated principal or shared parking lots or facilities serving the development. Lot 1B (1.52 Acres or 15.1%) c. Civic Space – intended to accommodate one or more civic spaces, including associated civic space lots and parking areas.(1.00 Acres or 9.95%) d. Resource Land – intended to accommodate Hazards and Level I Resources regulated under Article 12, and other natural or open space areas included within delineated Conservation Areas or conservation lots. (Included in civic space area, and spillover into residential lots) e. Unallocated – intended for allocation by the applicant under one or more of the above use categories as allowed by PUD type, to provide some flexibility in determining the overall mix of proposed development. This may also be designated on the PUD Master Plan as unallocated “Reserved” land subject to reallocation under an approved master plan amendment. None Proposed. v. Minimum (Base) Density. To ensure densities of development that support the efficient use of land and infrastructure, walkability, and transit-supportive development within a PUD, the following minimum residential densities of development (Base Density), expressed as the minimum number of dwelling units per acre of Buildable Area, apply within designated Development Areas proposed for residential or mixed-use development, unless otherwise specified by PUD type: a. The minimum (base) density of residential development within a designated Residential or Mixed-Use Area, as specified by PUD Type, represents the minimum number of dwelling units per acre (DU/A) that is either required or allowed by right under these Regulations, over one or more phases of development under an approved PUD Master Plan. b. The required minimum (base) residential density within a designated Residential Area is four dwelling units per acre (4 DU/A) or the maximum residential density allowed within the underlying zoning district (1 unit per 3 acres, modified to 5 units per acre), whichever is greater, except within a Southeast Quadrant (SEQ) subdistrict. In the SEQ, the minimum (base) residential density is 4 DU/A. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 17 of 28 c. Within a designated Mixed-Use Area, or within ½-mile of a transit route as shown on Overlay District Map 2 The property is not located within a designated transit route), the required residential base density is eight dwelling units per acre (8 DU/A) or the maximum residential density allowed within the underlying zoning district, whichever is greater. d. The residential base density may also vary by subzone, as specified by PUD type, in association with allowed housing types within that subzone. No subzone’s are proposed. e. Accessory Dwelling Units (ADUs) shall not be included in the calculation of residential base density or the minimum number of required dwelling units (residential yield). Acknowledged. f. The minimum number of dwelling units required or allowed by right (residential yield) within a designated Residential or Mixed-Use area, excluding ADUs, may be calculated as: Total Buildable Area (10.05 Acres) x Land Allocation (74.9% +15.1%) x Base Density (DU/A) 5 units/Acre = Min DUs (45.2) vi. Nonresidential Base Density. There is no minimum (base) density or intensity requirement for nonresidential development within a designated Development Area. Acknowledged. vii. Maximum Development Density. The maximum development density allowed within any PUD except a Conservation PUD shall be determined based on the total buildable area, proposed land use allocations by use category, the allowed mix of building types, and associated building lot standards as specified by PUD type. a. The DRB may allow for an increase in the overall density of residential development within a designated Residential or Mixed-Use area, for example through adjustments or modifications to the required housing mix, allowed housing types, or associated building lot or height standards, as necessary to accommodate the following None of this is proposed: i. The purchase and transfer of development rights from land within designated sending areas under Article 19 Transfer of Development Rights. ii. The incorporation of offset housing units under inclusionary zoning (Section 18.01 Inclusionary Zoning). iii. The incorporation of additional housing units awarded as an incentive for affordable housing development under Section 18.01 Inclusionary Zoning). iv. The transfer of residential development density within a Conservation PUD from Level I and other resource or open space areas identified for protection that are included in a designated Conservation Area. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 18 of 28 v. Within a Conservation PUD the maximum residential development density within the designated Development Area shall be capped as specified by zoning district under Section 15.C.05. E. Transition Zone. A PUD may also incorporate one or more transition zones along PUD or property boundaries, as indicated on the PUD Master Plan and delineated on preliminary and final subdivision plans, to include the minimum land area necessary to either extend and integrate compatible, complementary forms of planned Total Buildable Area (A) x Land Allocation (%) x Base Density (DU/A) = Min DUs (#) development, or to separate and buffer conflicting, incompatible forms of planned development, in relation to existing and planned development in the vicinity of the PUD. A Transition Zone is not proposed. a. The “Transition Area” for purposes of analysis, must at minimum incorporate the prevalent pattern of development directly adjacent to and within the vicinity of the PUD, including the relative layout, type and density of existing and planned development (e.g., street, block and lot configurations, building placement and height); existing and planned transportation and infrastructure connections; traffic patterns; public facilities and services; and civic space, resource land and other designated open space areas located within one-quarter to one-half mile of PUD boundaries, depending on the development context. b. Acceptable design techniques and modifications applied within a Transition Zone, subject to DRB review and approval, include but may not be limited to: i. Avoiding incompatible land uses along PUD boundaries, for example by ensuring that similar, or compatible, complementary uses are located on facing blocks or lots, and incompatible uses abut rear lot lines or are otherwise separated by buffers or open space. ii. Using existing natural features, such as changes in topography, waterways, or tree stands to visually screen or functionally separate different forms and intensities of development. iii. Modifying street and block dimensions and standards as necessary to connect with or to extend adjoining street, block, and path networks. iv. Using streets and streetscape elements to visually define transitions and to functionally integrate or separate different forms and intensities of development. v. Matching the relative density or intensity of adjoining development along PUD boundaries by adjusting or averaging lot dimensions (frontage, depth); building orientation and spacing (front, side setbacks); or building height (step downs, upper floor step backs) within the transition zone. vi. Introducing and designing civic or other open space areas (e.g., greenbelts, parks, greens, squares, or plazas) to visually define transition areas, and to functionally integrate or separate different forms and intensities of development. vii. Incorporating greenbelts or vegetative buffers and screening of sufficient width and density to visually and functionally separate incompatible forms and intensities of development. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 19 of 28 F. Allowed Uses. Allowed uses within a PUD, unless otherwise expressly allowed or prohibited by PUD type, include any use listed in Appendix C as a permitted or conditional use in the underlying zoning district(s) that can be accommodated within, or in association with, designated land use allocations and allowed building types. Acknowledged i. Conditional uses allowed within the underlying zoning district shall be considered permitted uses within a PUD. Separate conditional use review and approval shall not be required. Acknowledged ii. Given the emphasis on compact, walkable forms of residential and mixed-use development within a PUD, auto-oriented uses, building types, and facilities, including uses that require expansive onsite parking, are generally precluded from locating within a PUD, unless specifically designed to emphasize a pedestrian scale and orientation of development fronting on and accessed from the adjacent street, for example by locating shared parking facilities to the rear of the building, as accessed from a side street. New drive-through facilities are prohibited from locating within a PUD. Acknowledged. G. PUD Dimensional Standards. PUD dimensional standards, where applicable by PUD type, define a range of block, lot, and building height dimensions which are intended to provide, within defined parameters, some flexibility in the overall pattern of development specific to each type. Where PUD standards vary from associated building type standards, the upper and lower PUD dimensional limits (maximum and minimum) limits shall apply. The proposed PUD standards are outlined below. 30’ Front Yard Setback 10’ Side Yard Setback 20’ Rear Yard Setback (this fronts a commercial property will no active uses near the common property line) 15’ Accessory Setback (5’ for existing structures) 20% Building Coverage 40% Lot Coverage Maximum Building Height as outlined in Table C-2 for the R4 Zoning District H. Street, Building, and Civic Space Types. Where applicable, PUD types include a list of allowed “types” of development, representing the key elements or components necessary to support and achieve the desired form, density and mix of development specific to that PUD type. These include allowed: i. Street Types, and associated street standards, under Article 11.A; The Neighborhood Street – Narrow is proposed with this application. ii. Civic Space Types, and associated civic space and lot standards, under Article 11.B; and A Community Garden is proposed with this application. iii. Building Types, and associated building and building lot standards, under Article 11.C. Not applicable for General PUD. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 20 of 28 I. Solar Siting Preferences. - Applicants are encouraged to incorporate renewable energy facilities, and in particular roof- or ground mounted solar energy facilities that are compatible with PUD layout and design, as specified by PUD type. Any areas reserved for ground mounted solar installations serving the development must be indicated on the PUD Master Plan and depicted on preliminary and final subdivision plans. No specific dedicated ground mounted PV Panel installations are proposed to serve the community. An existing PV Panel array occupies the northeast quadrant and will remain with this project. J. PUD Design Standards. A proposed PUD must also incorporate and comply with design standards specific to that PUD type, except as allowed in association with a form of Alternate Compliance approved by the DRB under 15.C.04(C). Acknowledged. 15.C.05 Conservation Development – This is not proposed and has been removed in the interest of brevity 15.C.06 Traditional Neighborhood Development (TND) - This is not proposed and has been removed in the interest of brevity 15.C.07 General PUD A. Authority and Limitations. (1) The Development Review Board (DRB) has the authority under 24 VSA § 4417 to review, to approve, to approve with modifications and conditions, or to disapprove an application for a Planned Unit Development (PUD), as further described in Section 15.C.01. (2) Limitations on DRB authority under 14.04(A)(3)(b) apply. (3) In addition, in no case shall the DRB vary: (a) Density restrictions and/or allow an increase in overall density except as authorized via use of Transferrable Development Rights or via Inclusionary Zoning. No proposed increase in maximum residential density if proposed. (b) Requirements of the Urban Design Overlay District and Transit Overlay District, as applicable Not applicable for this project. (c) Applicable lot coverage and/or building coverage maximums allowed within each zoning district, as measured across the PUD as a whole, except as authorized via use of Transferrable Development Rights. The proposed lot coverage limitations are being borrowed from the R4 District and are 20% for Building Coverage and 40% for Lot coverage. (d) Environmental Protection Standards under Article 12, except as authorized within that Article. Acknowledged. (e) Parking and building location requirements in Section 14.06(A)(2), except as authorized within that Section. The DRB is asked to allow for parking in the front yard (in front of buildings) as permitted for single family homes. B. General PUD Description, Purpose, and Characteristics. A General PUD is a type of planned development that allows for relief from the strict dimensional standards for individual lots in order to encourage innovation in design and layout and efficient use of land consistent with the Comprehensive 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 21 of 28 Plan. Defining characteristics of a General PUD include well planned, -sited, and -designed development projects that: • Conform to the goals in the City of South Burlington Comprehensive Plan and South Burlington City Council’s Resolution on Climate Change dated August 7, 2017. The project proposes to create new infill residential development within the I-O District in a manner that balances the applicant’s goals and the density goals of the I-O District. • Support and enable affordable housing development. The applicant proposes through the Alternative Compliance review process how a housing development can be made more affordable. • Contribute to the City’s economic vitality, in response to changing markets and consumer demand, by providing needed housing, goods, services, and employment opportunities. This proposed project will create opportunities for the family members to remain in place. • Redevelop underperforming properties and commercial strips (retrofits), contaminated sites (brownfields), and large expanses of parking (gray fields) into more compact forms of walkable, pedestrian-oriented, mixed-use development. Not applicable. • Extend or re-establish existing street, sidewalk, and recreation path connections. The low density of this project seeks alternate compliance with the consolidation of the bicycle and pedestrian facilities. • Incorporate a density of development that supports walkable residential, mixed-use, and transit oriented development, compatible in design with the surrounding area. The project site is located outside of a mixed use transit designated development and proposes to create a neighborhood which consolidates the supporting infrastructure in an environmental and economic manner. • Improve the physical appearance, walkability, and amount of civic and green space within existing residential neighborhoods, commercial centers, and commercial strip development. The property currently hosts three residential homes and numerous accessory structures. Due to the layout of the buildings they enjoy a safe walkable environment that is proposed to be extended along primarily the northern half of the property. • Introduce missing or complementary uses, facilities, services, amenities, or civic space intended to serve the immediate and surrounding area. The project proposes the introduction of a formally dedicated civic space not present on the property today. • Foster context-sensitive transitions among and between neighborhoods, commercial areas, mixed use areas, civic spaces, and natural resource areas. This project and its modest density seeks to strike a balance between the creation of new residential lots while recognizing and blending with the large open space areas that surround the existing commercial and light industrial uses in the area. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 22 of 28 C. Applicability. A General PUD is an allowed PUD type in the following circumstances: (1) Within the underlying zoning districts listed in Table 15.C-1 for General PUD The I-O District is identified as being able to host General PUDs.. (2) For amendments to General PUDs approved under this Section. Not applicable. (3) For minor amendments to existing PUDs reviewed and approved under the LDRs in effect until November 10, 2021, the final subdivision approval for which has not expired, regardless of zoning district. Not applicable. (a) An amendment shall be considered “minor” if it does not significantly alter the overall intent or scale of the PUD, or the relationship of the approved PUD to its surroundings. A minor amendment may incorporate additional land not in the PUD as previously approved, but only to the extent that the additional land does not cause the PUD to exceed other requirements of this section. D. Conformance with PUD Standards. In addition to the specific standards under this Section, all standards in Section 15.C.04 shall also apply Acknowledged. Responses are provided within that respective section. Application and review process for a General PUD is governed by Section 15.C.03. E. Context. For planning and design purposes, “Planning Area” is defined as the area within ¼-mile of the lot or parcel to be developed, as measured from the lot line or delineated PUD boundary. Acknowledged. This is the same group of abutters notified for the Neighborhood Meeting. F. General PUD Compatibility and Context Analysis. (1) Compatibility. PUD compatibility with the Planning Area, as determined from a detailed analysis of the Development Context, shall be a primary consideration in General PUD project design, and for DRB review and approval. (2) “Development Context” is defined to include: (a) The prevalent or recurring pattern and form of development within the Planning Area, including established street grid None to speak of and streetscape elements Street trees would be the most common, blocks None, lots Large (3-acrees and larger), buildings medium to large buildings and yard areas Often large green space area to offset the 50% maximum lot coverage consumed by the building and parking lot footprints, civic spaces minimal, and parking arrangements Typically large parking lots, and (b) The character of the Planning Area, as defined by: (i) The planned character of an area planned for redevelopment by the City as identified in the Comprehensive Plan; This is identified as Commercial-Industrial with Supporting Uses which residential development is a component of this area. (ii) Approved, to-be-built or recently built (within ten (10) years) development projects in the Planning Area; The only activity in the past 10 years has bene the creation of the Doggy Day Care facility. (iii) Any updates to the underlying zoning district(s) in the Planning Area within the preceding ten (10) years; New Natural Resource protections have been implemented or 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 23 of 28 (iv) Zoning district purpose statements, allowed uses, and district-specific development standards. No specific development standard changes have been implemented for the I-O District beyond the requirement to integrate amenity areas. (c) Current zoning purpose statements, uses, and standards only if the DRB finds there is no relevant information under 15.C.07(F)(2)(a) or (b)(i) through (b)(iii), or the DRB finds that there is a clear, established neighborhood street, block, and lot pattern. Lacking positive findings for the three sub-items, inserted below is the purpose statement for the I-O District. A. Purpose. The Industrial-Open Space IO District is established to provide suitable locations for high-quality, large-lot office, light industrial and research uses in areas of the City with access to arterial routes and Burlington International Airport. The IO District regulations and standards are intended to allow high-quality planned developments that preserve the generally open character of the district, minimize impacts on natural resources and water quality, and enhance the visual quality of approaches to the City while providing suitable locations for employment and business growth. The location and architectural design of buildings in a manner that preserves these qualities is strongly encouraged (3) Context Analysis. The applicant must submit a written Analysis of the Development Context within the Planning Area, which, at minimum, includes the information required for Master Plan review under 15.B.04(C) This information is outlined in the Master Plan Narrative (MPN) document beginning at the bottom of Page 1.and: (a) Hazards, and Level I and Level II Resources regulated under Article 12. MPN (b) Prevalent pattern of land subdivision and development in the Planning Area, as defined by block lengths; lot size and front lot line lengths; front, side, and rear setbacks; building height and coverage; and existing parking arrangements. See Below. 800 Hinesburg Road (North of Site) block lengths; None Exist lot size: 17.32 Ac. front lot line length; 980 FT front: 370’ side; 171’ and rear setbacks; Corner Lot: NA building height; 30’ (estimated) and coverage 25.4%; Existing parking arrangements. Large scale parking lot between building and Hinesburg Road. Building Location/Orientation: Short Dimension fronting Hinesburg Road Spacing of Buildings: NA (One building) Sidewalks; Connecting parking lots with building, Sidewalk paralleling Hinesburg Road Street Furniture: None Lighting; Parking Lot Building types and styles: Two Story Brick Contemporary 950 Hinesburg Road (South of Site) block lengths; None Exist 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 24 of 28 lot size: 6.7 Ac. front lot line length; 505 FT front: Per District (Undeveloped) side; Per District and rear setbacks; Corner Lot: NA building height; Per District (Undeveloped) (estimated) and coverage 0%; Existing parking arrangements. Undeveloped Building Location/Orientation: Undeveloped Spacing of Buildings: NA Sidewalks; None Street Furniture: None Lighting; None Building types and styles: None 851 Hinesburg Road (West of Site) block lengths; None Exist lot size: 113 Ac. front lot line length; 1680 FT front: Per District (Undeveloped) side; Per District and rear setbacks; Corner Lot: NA building height; Per District (Undeveloped) (estimated) and coverage 0%; Existing parking arrangements. Undeveloped Building Location/Orientation: Undeveloped Spacing of Buildings: NA Sidewalks; None Street Furniture: None Lighting; None Building types and styles: None Lane Press Building (East of Site) 87 Meadowland Drive block lengths; None Exist lot size: 31.26 Ac. front lot line length; 1604 FT front: 135’ side; 357’ and rear setbacks; 82’ building height; 30’ (estimated) and coverage 25.3%; Existing parking arrangements. Large scale parking lot on the side of the building. Building Location/Orientation: Centered in developable portion of lot Spacing of Buildings: NA (one building) Sidewalks; Minimal parking lot connection to building Street Furniture: None Lighting; Parking Building types and styles: Manufacturing Dynapower Building (Southeast of Site) 85 Meadowland Drive block lengths; None Exist lot size: 31.26 Ac. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 25 of 28 front lot line length; 1604 FT front: 135’ side; 357’ and rear setbacks; 82’ building height; 30’ (estimated) and coverage 25.3%; Existing parking arrangements. Large scale parking lot on the side of the building. Building Location/Orientation: Short dimension fronting Meadowland Drive Spacing of Buildings: NA (one building) Sidewalks; Connecting parking to building. Recreation Path along Meadowland Drive Street Furniture: None Lighting; Parking Lot Building types and styles: Manufacturing 1035 Hinesburg Road Office Building (Southwest of Site) block lengths; None Exist lot size: 0.25 Ac. front lot line length; 126 FT front: 23’ side; 23’ and rear setbacks; 175’ building height; 30’ (estimated) and coverage 50% estimated; Existing parking arrangements. Parking lot on back and side of buildings. Building Location/Orientation: Long Dimension of Building fronting Hinesburg Road, second building rotated 90 degrees. Spacing of Buildings: within 5’ of each other Sidewalks; Connecting parking lots with building Street Furniture: None Lighting; Parking Lots Building types and styles: Ranch 1045 Hinesburg Road Office Building (Doggy Day Care) block lengths; None Exist lot size: 1.0 Ac. front lot line length; 150 FT front: 39’ side; 35’ and rear setbacks; 50’ building height; 30’ (estimated) and coverage 48.6%; Existing parking arrangements. Parking lot on side and back side of building. Building Location/Orientation: Short Dimension fronting Hinesburg Road Spacing of Buildings: NA (One building) Sidewalks; Connecting parking lots with building Street Furniture: None Lighting; Parking Lot Building types and styles; One story contemporary (c) Streetscape elements, including the placement, orientation, and spacing of buildings along the street, existing and planned sidewalks, and existing or planned landscaping, street furniture, and lighting. See Above 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 26 of 28 (d) Building types and styles, including any prevalent or character-defining architectural features. See Above G. General PUD Dimensional Standards. (1) Relevant subdivision, site plan, zoning district, and applicable overlay district dimensional standards shall form the basis of the design of a General PUD and shall apply unless modified, reduced, or waived by the DRB under (2) below. The general proposal is to adopt the slightly modified R4 dimensional standards including lot and building coverage and heights. (a) The DRB must find an application meets the requirements of 15.C.07(G)(2) in order to modify, reduce, or waive Site Plan requirements using 14.04(A)(3), Site Plan application requirements using 14.05(G), Subdivision requirements using 15.A.01(B)(3), Scenic Overlay District requirements using 10.02(I)(2), (J), and/or (K). Acknowledged. (b) The DRB has authority to allow alternative compliance under 15.C.04(C)(3). This is being employed with this application. (c) Height restrictions may be modified, reduced, or waived as allowed in underlying zoning districts identified in 3.07(D)(2) by the DRB under (2) below. The standards of review in 3.07(D)(2) shall apply. This application seeks to ability to construct one story buildings in support of the goal of aging in place. (d) The DRB cannot modify, reduce, or waive standards as listed in 15.C.07(A)(3). Acknowledged. (2) In response to the existing or planned Development Context in the Planning Area, the DRB may modify, reduce, or waive one or more applicable dimensional standards as necessary to: (a) Accommodate reductions in the available area associated with infill or redevelopment, that result in insufficient acreage to meet applicable dimensional standards; or (b) Allow for more creative and efficient subdivision and site layout and design that advances the purposes of the underlying zoning district and/or the goals of the Comprehensive Plan, particularly in response to existing site limitations that cannot be eliminated; or (c) Ensure that the pattern and form of proposed development is compatible with existing or planned Development Context in the Planning Area determined under 15.C.07(F) and to Transition Zone standards in 15.C.04(E); or (d) Allow for greater energy efficiency, use of alternative energy, green building design, or otherwise furthering of the South Burlington City Council’s Resolution on Climate Change dated August 7, 2017. (3) Context shall be determined by the existing or planned Development Context in the Planning Area under Section 15.C.07(F). Acknowledged. H. Development Density. (1) Development Density regulations and definitions included in Section 15.C.04(D) shall apply to General PUDs. The applicant seeks a waiver from the minimum density requirements. (2) Development density within a General PUD is determined by maximum development density in the underlying zoning district, except as follows. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 27 of 28 (a) Density can be re-allocated within the PUD area within single zoning districts; (b) Additional density may be achieved through either or both Inclusionary Zoning and application of Transferrable Development Rights where specifically authorized by and as regulated by Section 18.01 or Article 19. I. General PUD Design Standards. (1) Design Standards. Generally. The design for a General PUD shall comply with existing Site Plan, Subdivision, and Overlay District regulations and standards, but may allow for variations from applicable regulations that respond to and incorporate the development context within the Planning Area and under the specific circumstances listed in Section 15.C.07(G). This application seeks to recognize the infill nature of this primarily residential project within the context of large scale commercial light manufacturing facilities that occupy the north east and southeast sides of this property. (2) Streets. Streets within a General PUD must be compatible with and connect to existing and planned public street, sidewalk, and path networks in the Planning Area. There are no planned public streets, sidewalks in this area. A proposed recreation path is depicted on the west side of Hinesburg Road in the Comprehensive Plan. The proposed street network seeks a balance of enabling connectivity from Hinesburg Road to the nearest available roadway (which happens to be the private driveway from Lane Press and Dynapower. (a) Street and block pattern requirements of the Subdivision regulations shall apply unless waived by the DRB under Section 15C.09(G)(4). The applicant has implemented the direction provided during the sketch Plan review process. (3) Parking. Parking design and building location requirements applicable in all underlying zones and districts apply to General PUDs, including all requirements in Section 14.06(A)(2). The existing commercial use will remain in its current configuration with parking on the backside (and now the side of the building fronting on Maxine’s Way. No other commercial parking is proposed. The applicant seeks permission for parking to occur in the front yard of the single-family homes. (4) Buildings. Buildings and associated building lots within a General PUD must be compatible with the development context in the Planning Area as described under Section 15.C.07(F) and (G). The new buildings will be a combination of one, one and one-half and two-story homes. (5) Civic Spaces and Site Amenities. Civic Spaces and/or Site Amenities must be compatible with the existing or planned development context. General PUDs must comply with applicable Civic Space and/or Site Amenity requirements in Subdivision (Section 15.A.16(C)(4)) and Site Plan (Section 14.06(4)). (a) Section 15.A.16(C)(4) requirement for minimum 10% of the total buildable area to be civic space lots apply to General PUDs only for PUDs that involve subdivision of land resulting in three (3) or more lots, not including the resulting lots that only contain civic space(s). This application triggers this requirement. 15.C Planned Unit Development Compliance Review WGM Associates, Inc. April.23, 2024 Page 28 of 28 (b) In a General PUD, Civic Spaces required under Subdivision Regulations (Section 15.A.16(C)(4)) and under Site Plan Regulations (Section 14.06(4)) can be satisfied by a combination of Civic Spaces, Site Amenities, or a combination, applied across the PUD area. This application seeks authorization for a Community Garden to serve as the civic space requirement. The 100 SF Minimum Site Amenity requirement will be managed by identifying such a lawn area on each lot. (6) Housing Mix. In a General PUD with more than four (4) residential dwelling units, a mix of two or more dwelling unit types (as allowed within the applicable zoning district) must be provided as described by Section 15.A.17. Types of dwelling units are differentiated by either housing type under Article 11.C or, within multi-family structures with more than four (4) dwelling units, by number of bedrooms per unit. The project proposes primarily detached single family homes and one ADU which can take on the characteristics of a cottage unit. Two family homes are not proposed at this time.