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Home My WebLink AboutSD-17-24 - Supplemental - 0057 Fayette RoadCITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MILOT LARKIN PARTNERSHIP, LLP SKETCH PLAN APPLICATION #SD-17-24 Location Map M�y SD-17-24 Staff Comments DEPARTMENT OF PLANNING & ZONING Report preparation date: October 13, 2017 Plans received: September 15, 2017 Agenda Item #7 Meeting Date: October 17, 2017 southburlington PLANNING & ZONING 1of4 SD-17-24 Staff Comments PROJECT DESCRIPTION Sketch plan application #SD-17-24 of Milot Larkin Partnership, LLP to amend a planned unit development consisting of 210 residential units, a 60 unit multi -family building with 17,976 sq. ft. commercial space, a 20,000 sq. ft. movie theater building (1,000 seats), a 22,500 sq. ft. restaurant/medical office, a 3,500 sq. ft. restaurant with drive through services, and a bank with drive - through service. The amendment consists of constructing a four-story 48-unit residential building, 7 Fayette Road. PERMIT HISTORY The Project is located in the Commercial 1— Automobile district. It is part of a 40.7 acre planned unit development ("PUD") which includes the existing McDonalds restaurant, the commercial building at 7 Fayette, six apartment buildings at Old Orchard Park, the movie theater, the Citizens Bank, and the recently -approved 4-story mixed -use building on the site of the former Larkin Terrace. On December 1, 2015, the Board has seen a sketch plan for a potential four -building development south of the subject parcel, of which the first building is currently approved and under construction. Topics discussed at that sketch plan hearing included alignment of the driveways, open space, parking, and massing of the buildings. CONTEXT The current application is to construct a new four-story 48-unit multi -family dwelling in the footprint of an existing underutilized parking lot. The building will be supported over a ground floor consisting principally of parking spaces. There is an existing Act 250 permit associated with the PUD, project number 4C0877, which was issued in 1991 and most recently amended in September 2017 to reflect the new Larkin Terrace building. There is also an existing operational stormwater permit associated with the PUD, 4855-9010.A, most recently issued August 2017. COMMENTS Administrative Officer Ray Belair and Development Review Planner Marla Keene ("Staff") have reviewed the plans submitted on July 12, 2017 and offer the following comments. Numbered items for the Board's attention are in red. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS The project will require a waiver for front yard setbacks, front yard coverage and maximum building height. Density The Cl-Auto district has a maximum density of 12 units per acre, which for the 40.8 acre PUD results in an allowable density of 489 units. The applicant has approval for 270 residential density units. With the proposed 48-unit building, there remain 171 units available for future development. southburlinoon PLANNING & ZONING 2of4 SD-17-24 Staff Comments Front Yard Setback and Front Yard Coverage The building will have a primary fagade along Fayette Road with a flat roof structure. The building is proposed to be set back eight (8) feet from the front property line, and is located on the footprint of an existing underutilized parking lot which is also set back eight (8) feet from the front property line. In July of 2017, the Board granted a waiver for SD-17-12, the 60-unit residential building within the PUD, to allow a 6.5-foot setback from Fayette Road, which is located just south of the currently proposed building. The subject building and associated improvements are not intended to increase the amount of impervious coverage on the lot; necessary pathways and pads will be constructed with pervious materials and as such, the development will not increase lot coverage. Staff considers that the re -use of the existing parking lot has merits which justify the setback waiver. Section 3.06H allows no greater than thirty percent (30%) of the front setback to be covered. The existing and proposed front setback coverage is 38.6%. Similar to the setback waiver, staff considers that the re -use of the existing parking lot has merits which justify the coverage waiver. Building Height The maximum allowable height in the Cl-Auto district is 35-feet for flat roofs. The applicant is proposing a four-story building with a height of 47-feet. he elevation of the proposed roof will be 234 feet, which is approximately 32-feet above the elevation of Shelburne Road at the intersection of Shelburne Road and Fayette Road. The applicant has provided a rendering to illustrate the way the proposed building will look from the intersection of Shelburne Road and Fayette Road. The applicant has indicated that this will be the most visible location as other locations will be more obscured. The Board has the authority to waive height requirements as long as the general objectives of the zoning district are met. Staff considers that the proposed building height will not detract from scenic views from adjacent public roadways or other public rights -of -way as it is largely screened from Shelburne Road by other development and therefore has no concerns. 1. The Board should review the waiver requests and provide feedback to the applicant prior to the close of the Sketch Plan PUD STANDARDS Open Space The open space standard for PUD's pertains to maximizing opportunities for contiguous open spaces between adjoining parcels and/or stream buffer areas. In a meeting with the applicant on October 4, 2017, the applicant indicated their intent to create useable open spaces north and west of the proposed building in areas that are currently vegetated, while preserving existing vegetation within the wetland buffer. The building and parking are proposed to not increase lot coverages. The overall PUD has an existing lot coverage of 21.3% and a building coverage of 7.3%. The proposed Project will increase PUD building coverage to 7.4% but will not affect lot coverage. The parcel containing the building has an existing lot coverage of 61.4% and building coverage of 14.5%. The proposed Project will increase lot building coverage to 15.2% but will not affect lot coverage. These coverages are within the allowable range for the district. sout4urlington PLANNING & ZONING 3of4 SD-17-24 Staff Comments SITE PLAN REVIEW STANDARDS Parking & Circulation The applicant is proposing to retain the majority of the existing parking spaces. The PUD has an overall shared parking calculation. The applicant has indicated their intent to update the shared parking calculation to demonstrate adequate parking as part of subsequent applications. The existing driveway access is via a 75-foot wide curb cut which provides shared access to the existing subsurface parking lot at the 7 Fayette commercial building. Staff has discussed with the applicant whether it would be possible to reconfigure the driveway access as part of this application to provide separate access for each location. The applicant indicated that this would require amending the state Operational Stormwater Management permit, which they are reluctant to do at this time. Staff has communicated with the applicant that the City has an interest in this driveway being reconfigured for safety reasons while work is being done within the PUD, even if it is not done as part of this Project, and are working towards finding a mutually agreeable mechanism to doing so. 2. Staff offers the Board the opportunity to ask questions of the applicant and/or staff on the driveway configuration, and otherwise will continue to work to resolve of this issue prior to Preliminary Plat. Landscaping and Screening Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to planned unit development review. The minimum landscape requirement for this project is determined by Table 13-9 of the South Burlington Land Development Regulations. The cost of the street trees is above and beyond this requirement. The applicant has indicated that they are having difficulty finding impactful places within the Project's parcel to locate the required plantings due to the density on developed portions of the parcel and the existing vegetation on undeveloped portions of the parcel. 3. Staff recommends the Board discuss where in the PUD the required landscape plantings would be most beneficial to enhancing the PUD. RECOMMENDATION Staff recommends that the Board discuss the Project with the applicant and close the hearing. Respectfully submitted, Marla Keene, Development Review Planner southburlinoon PLANNING & ZONING 4of4