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HomeMy WebLinkAboutAgenda 07B_SD-19-14_255 Kennedy_Obrien Farm Road LLC_FP_plans P: (802) 878-0375 | email@krebsandlansing.com Hillside @ O’Brien Farm Table of Front and Rear Yard Setbacks Proposed Units 65-71 Unit Front Setback (main) Front Setback (porch) Rear Setback (main Rear Setback (deck) 65 17 11 15 8 66 17 11 14 4 67 17 11 20 10 68 17 11 30 20 69 17 11 30 25 70 17 11 17 13 71 14 8 7 3 VIA HAND DELIVERY AND ELECTRONIC MAIL April 16, 2019 South Burlington Development Review Board C/O Ms. Marla Keene, Development Review Planner City of South Burlington 575 Dorset Street South Burlington, VT 05403 Re: Hillside at O’Brien Farm, Final Plat Amendment Request Dear Board Members: O’Brien Farm Road, LLC (“Applicant”), is seeking an amendment to Final Plat Approval SD-17-17 (the “Final Plat,” or the “Final Plat Approval), to amend 10 footprint lots located on Two Brothers Drive in the Hillside at O’Brien Farm neighborhood, originally proposed as duplex structures, to become seven footprint lots designed for single family structures. The Applicant is also requesting an amendment to the approved project plans to change the park seating wall proposed for Lot 6 in the approved subdivision to be a stacked boulder wall, rather than a cement block wall. The net impact of the proposed changes will be a reduction of three units from the approved 118-unit residential development. Collectively herein the “Project.” In an effort to condense this application, the Applicant has provided discussion below on the items that will be impacted by the Project. Items that will remain unchanged such as road layout, parks and open space, sidewalks, traffic impacts, etc., have not been discussed. Relevant exhibits are attached and the Final Plat application and requisite fee are also enclosed. The below is broken into the following sections: I. Parcel and Project Background and Authority for Final Plat Review II. Detailed Project Description. III. Summary of Proposed Impacts to Approved Project Plans and Discussion. IV. Conclusion We very much look forward to our conversation with the board and we appreciate your review of our application. Please feel free to contact our office with any questions or should any additional information be needed. I. Parcel and Project Background and Authority for Final Plat Review As you know, Hillside at O’Brien Farm, and the Final Plat were approved subject to a master plan approval. MP-16-03 (the “Master Plan”). The Master Plan was issued on February 9, 2017. In that 2 Master Plan, the Board waived the requirement of the South Burlington Zoning Regulations (the “Regulations”), for Sketch Plan Review. The Board also found that Preliminary Plat review was not required when requesting an amendment to an already approved final plat. For this reason, the Applicant is before you today with a Final Plat application, and has not yet been before the board with this particular application. II. Detailed Project Description and Exhibits: The specifics of the Project are as follows: a. The Applicant will amend sheet PL-4 to alter footprint lots 7-65 through 7-74. See Exhibit 001 updated Plat. b. The Applicant will replace these lots with seven, 39’x76’ footprint lots, similar to lot 7-64 on the approved plat. c. The Applicant will amend its setback waiver table to include setback waivers to allow for the additional depth of the newly proposed lots (which are 22’ deeper than the current lots). See updated waiver table for the newly created lots attached at Exhibit 002. d. The Applicant will amend all sheets in the approved project plan set which include these lots to reflect the new configuration. See updated plan sheets attached at Exhibit 003. e. The Applicant will amend project landscape plans impacted by this change to re-arrange planned landscaping as needed. See updated landscape plans at Exhibit 004. f. The Applicant will amend Landscape Plan Sheet L2.1 to include a boulder wall in lieu of a pre- cast concrete block wall. As outlined above the Applicant is proposing to remove five approved duplexes and replace those duplexes with single family homes. Please see the updated site plan attached at Exhibit 003. There are a number of reasons for this proposed change. At the time the Applicant sought project approvals we made absorption projections by product type throughout the neighborhood, and permitted what we felt would be a balanced overall unit mix that would allow for complete construction of the neighborhood across product lines on roughly the same schedule. After our first year we have seen the single-family homes in high demand and absorption of those outpacing the towhome units, particularly the downhill-style units. In order to ensure the Project has products available that are most in market demand, we are looking to convert these five buildings to a more market desired product. By increasing the number of single-family homes available, we will enable a faster project completion, which will benefit the residents of the neighborhood and contribute to the success of the overall project. In addition to the market demand for single family homes, the Applicant is also looking to unify the character of Two Brothers Drive via this amendment. As currently proposed the majority of the street is single family homes, with these five duplex buildings added on to the end. At the time Hillside was permitted, the Applicant had not completed any preliminary work on the multi-family structures proposed and considered the duplex structures being larger would help to ease the transition. At this point, the Applicant has a good understanding of what might be built and how it fits on the site. The rendering attached as Exhibit 005 shows the streetscape on Two Brothers Drive at the transition to the multi-family area. As you will see, the grading in this area allows for a very soft transition with the larger building dropping away. Given this, the bulk of the duplex structure is not necessary to ease that transition as initially believed. For this reason, the applicant believes it will be better to keep the homes in the same character along the entirety of the street. 3 The Applicant understands that this request does slightly reduce the number of homes in total that will be sold in the Project. We understand that density is a desire of the City in this area and that this reduction may be concerning to the Board. While these concerns are important, we hope that the Board will agree that providing homes that are more in line with market demands is preferable to offering homes that are somewhat less in demand. This amendment should have the result of stabilizing the site more efficiently, reducing disruption and construction timelines for residents, building both sides of the street with a more balanced approach, and expediting the ability of all residents of South Burlington to enjoy the amenities of the planned park space. III. Summary of Proposed Impacts to Approved Plans and Discussion The Applicant’s understanding is that this Project will be evaluated against the PUD and Site Plan Review requirements of the Regulations. These respective requirements are outlined at Section 15.18(A), 14.06, and 14.07. The proposed change is minor in nature and is not anticipated to cause any significant changes to the approved framework of the project. Stormwater, open space, traffic, road layout, fire safety, etc., will all remain unchanged. Rather than list all of the requirements again here and explain how this change will not impact the existing findings, we have addressed only the requirements which might be impacted by the proposed amendment. 1. Section 14.07(D): As noted in the Regulations landscaping and screening requirements are in place for this project. Attached as Exhibit 006 the board will find the approved Landscape Budget from the Final Plat. As noted on that budget, the current project landscaping significantly exceeds the required landscape amount. The Project will result in some minor changes to the approved landscape budget. The applicant will replace five of the DUP1 planting plans with seven of the SF1 planting plans. This will result in a reduction of $3,984.00 to the required landscape budget. However, the approved landscape budget is currently $517,511.00, which is $179,000.00 over what was required. Given this, the minor reduction does not have any impact on the Project meeting the requirements of this Section. Attached as Exhibit 004 the Board will find updated landscape plans for the Street Tree placement and site tree plantings. The unit planting plans for the SF1 units being added will be the same as the previously approved plans for those units. No new plantings are being requested that have not already been reviewed and approved. As outlined above, the Applicant believes that the requirements of this criterion have been met. 2. Section 15.18 Erosion Control and Stormwater: No changes to the approved erosion control and prevention plans for the project were required due to the proposed Project. The changes to the impervious area proposed are within the previously permitted limits of our stormwater approvals, and therefore no further amendment or adjustment is required. The Applicant does not believe that the proposed change will impact other criteria in a manner that will significantly change the underlying review and approvals incorporated in the Final Plat. The 4 Applicant will be prepared to address any questions the board might have on this subject or any of the relevant criteria. In addition to the review criteria, the Applicant is also requesting an amended waiver. As outlined above, the Project involves changing footprint lots 7-64 through 7-74, with seven new lots that will be approximately 22’ deeper. However, it is not anticipated that all homes constructed will use this full depth. Hillside offers a variety of floor plan choices ranging from a total depth of 64 feet inclusive of decks, to a total depth of 76 feet. In order to promote variety and allow for customers to choose the home they like the most, we are requesting the full 76’ depth for all of the lots requested. This results in rear yard setbacks that range from 3’ to 25’ from decks and 7’-30’ from the structures. The Applicant notes that these reduced setbacks are internal to the Project, and will result merely in homes being closer to the park boundary. While this may be a market concern for home- buyers, the Applicant does not feel that proximate homes in any way diminishes the value of the park space, which at this area of the park (narrow section at the north) serves mostly as a greenspace buffer and is really only a connector trail that will not be impacted by this waiver. The applicant notes that this portion of the site has very steep grade changes. A site section is provided at Exhibit 007. This view illustrates just how far below the homes in terms of real elevation the walking path will be. We view this proximity as perfectly in keeping with the community being developed, where homes, paths and public spaces are intertwined. We are confident that the design will encourage neighborly interaction, and that the people buying these homes will see proximity to the park as a benefit. For these reasons, we feel the distance to the property boundary is not an issue. IV. Conclusion: As outlined above, the Applicant is seeking some flexibility from the Board to adapt the planned Hillside Neighborhood to the ongoing changes in the market and the high demand for its single-family homes. The Applicant is looking to ensure continued availability of the single-family homes being offered into the third year of the Project, and also to unify the character of Two Brothers Drive. The Project as proposed will have no significant impact on the existing permits or the underlying reviewed criteria. We look forward to our discussion, and please feel free to call our office with any questions. Thank you. Sincerely, Andrew Gill, Director of Development Enclosures