CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_14_06_F+MDevelopment_25BaconSt_sketch SKETCH PLAN REVIEW #SD-14-06 O DELL PARKWAY PUD DEPARTMENT OF PLANNING & ZONING Report preparation date: April 11, 2014 Plans received: February 10, 2014 Agenda # 4 Meeting Date: April 15, 2014 Applicant Owners F&M Development Corporation LLC O Dell Parkway PUD Association, Inc. PO Box 1335 c/o PO Box 1335 Burlington, VT 05402 Burlington, VT 05402 Location Map
CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING \drb\sub\f&m\prelim_subdivisionlot1.doc PROJECT DESCRIPTION Sketch plan application #SD-14-06 of F + M Development Co., LLC to amend a previously approved planned unit development consisting of: 1) 425 residential units in eight (8) buildings, 2) a 91 unit congregate housing facility, and 3) a 4,430 sq. ft. expansion of an indoor recreation facility. The amendment consists of: 1) resubdividing lots #1 & #10 to reduce the size of lot #10 and increase the size of lot #1, 2) removal of a four (4) foot fence on lot #10, 3) after-the-fact reduction in the size of the community gardens on lot #1, and 4) revising the landscaping on lot #10, 25 Bacon Street. COMMENTS Administrative Officer Ray Belair, and Lee Krohn, AICP, Planner Temporary Assistant, referred to herein as Staff, have reviewed the plans submitted on February 10, 2104 and offer the following comments: Some of the modifications proposed by the applicant have already been made-, i.e. the elimination of most of the community garden area and replacement with trees. This community garden amenity was cited as especially important to the Board at the time it was proposed. The applicant has not been able to obtain a Certificate of Occupancy for the Bacon Street Lofts building because of this modification without approval. DIMENSIONAL REQUIREMENTS: No new construction is proposed here, so there should be no change to any of the overall dimensional requirements in this PUD as previously approved. The boundary line adjustment between lots 1 and 10 may alter various setbacks, or coverage or greenspace percentages previously calculated, for these individual lots. All the lots within this PUD are substandard and were approved as a whole with a Notice of Conditions recorded which indicates that for the purposes of the Land Development Regulations, all lots are to be treated as one (1) lot. If this project is approved, a new Notice of Conditions would have to be recorded. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The project s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located.
CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING \drb\sub\f&m\prelim_subdivisionlot1.doc Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. Other than the site-related details described herein, there are likely no changes that would alter any prior decision that the project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). All the above criteria are being met. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No changes are proposed to driveways, parking, structures, or other significant aspects of the overall PUD. Other than the lot line adjustment described above, the proposed site changes include: a. Remove a 4 tall fence on lot #10 that was required in prior approvals. It is stated that landscaping in that vicinity that was once small has now grown to sufficient size to provide the intended screening, and itself may be damaging the fence. Applicant believes the proper solution is to remove the fence, apparently now invisible, and allow the vegetation to
CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING \drb\sub\f&m\prelim_subdivisionlot1.doc continue providing screening. Further, and if applicant is accurate in his representation that the landscaping is now overcrowded, it may be worth considering whether some of this vegetation should be thinned out so that it may continue to grow, thrive, and serve its intended purposes. A site visit by the City Arborist would likely provide a helpful perspective here. b. Reduce in size the community garden area on lot #1, which applicant states has not been used by the residents. The 2009 approved plan for this area (see packet for partial plan labeled Exhibit 1) showed a community garden area with 11 raised planting beds. The applicant is proposing to reduce the area of the garden to now accommodate four (4) smaller raised beds and to designate the remaining area as a dog park. Is there reasonable solar access to this area, and is there a water source within reasonable proximity for this community garden? If not, either may be a factor in the lack of use to date but even if yes, lack of use to date does not necessarily predict the future. Perhaps the garden area will still be large enough for productive use; at some point, having reserved these areas on such high density residential lands will be seen as quite forward-looking. The Board should carefully consider any testimony from residents on this matter. 1. The Board should discuss the appropriateness of reducing the size of the community garden area and using this area for a dog park. c. Modify landscape plantings on lots 1 and 10. There are several plans in the application, most of which are marked up with comments: there is an overall planting plan; a landscape plan; a northeast overall planting plan; and both "as built" and "proposed" landscaping plans, both with the same preparation date of 6/28/2013, yet stamped received on 2/03/2013. Applicant should be asked to clarify which is the operative plan, and just what he proposes to remove, replace, or plant, and for what purposes. d. Install three benches on lot #10; seems helpful and innocuous. RECOMMENDATION Seek clarification on the questions raised above, and presuming satisfactory answers, allow this to move forward through preliminary and final review. Respectfully submitted, Raymond J. Belair, Administrative Officer Copy to: Eric Farrell, F&M Development