HomeMy WebLinkAboutSD-20-08 - Supplemental - 0500 Old Farm RoadCITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD-20-08_500 Old Farm Road_OBrien Farm Road LLC_SK_2020-03-04.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: February 20, 2020
Plans received: January 24, 2020
500 Old Farm Road
Sketch Plan Application #SD-20-08
Meeting date: March 4, 2020
Applicant
O’Brien Farm Road, LLC
1855 Williston Road
South Burlington, VT 05403
Engineer
Krebs & Lansing Consulting Engineers, Inc.
164 Main Street
Colchester, VT 05446
Property Information
Tax Parcel 1260-0200F; 0970-00255; 0980-00055
Mixed Industrial Commercial, Residential 1, Commercial 1 Limited Retail, Residential 12
64.51 acres, 5.5 ac, 8.2 ac , 7.2 ac, 5.3 ac
Location Map
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PROJECT DESCRIPTION
Sketch plan application #SD-20-08 of O’Brien Farm Road, LLC to subdivide five (5) existing lots totaling 85.44 acres, one of which is developed with an existing barn, into seven (7)
lots ranging from 0.51 acres (Lot 18) to 37.3 acres (Lot 5) for the purpose of transferring ownership and better aligning parcel boundaries with zoning districts, 500 Old Farm Road.
CONTEXT
The project consists of five lots located on either side of Old Farm Road. Staff refers the applicant to the included plan for an overview of the involved lands. Lots west of Old Farm
Road include existing Lots 16 and 17, which were created by the applicant as part of the O’Brien Home Farm PUD. The applicant is proposing to subdivide these two lots and create Lot
18, a 0.51 acre lot. Lots east of Old Farm Road include existing Lots 1, 2 and 3, which the applicant is proposing to re-subdivide into five (5) lots. No development is planned as
part of this application.
PERMIT HISTORY
The Project involves several zoning districts. LDR 15.02B requires PUD review for all applications in which the total area of all involved lands is ten (10) acres or more. The development
review board created Lots 16 and 17 as part of PUD approval #SD-17-17. These lots are shown on the plat associated with #SD-17-17 but the master plan decision #MP-16-03 (as modified
by #MP-17-01) reserves these lots for future development. Lots 16 and 17 are therefore already part of a PUD and the Board must approve a request to remove them from that PUD in order
to involve them in a different PUD.
COMMENTS
Planning Director Paul Conner and Development Review Planner Marla Keene (“Staff”) have reviewed the plans submitted on 1/24/2020 and offer the following comments. Comments for the
Board’s attention are indicated in red.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Setbacks, Coverages & Lot Dimensions
Minimum lot sizes by zoning district are as follows.
Mixed Industrial Commercial
40,000 sf for all uses
Residential 1 PRD (R1-PRD)
40,000 sf for all uses
Commercial 1 Limited Retail (C1-LR)
20,000 sf for non-residential uses, 8,000 sf or less for residential uses
Residential 12
40,000 sf for non-residential uses, 8,000 sf or less for residential uses
The applicants proposed lot sizes and the zoning districts included in each lot are listed.
Lot 1
376,800 sf
C1-LR and Residential 1
Lot 2
268,200 sf
C1-LR and Residential 1
Lot 3
606,400 sf
R1-PRD and Mixed Industrial Commercial
Lot 4
529,700 sf
R1-PRD and Mixed Industrial Commercial
Lot 5
1,624,800 sf
C1-LR and Mixed Industrial Commercial
Lot 16
292,700 sf
R1-PRD
Lot 17
230,900 sf
C1-LR and Residential 12
Lot 18
22,200 sf
R1-PRD and Residential 12
Staff recommends the Board ask the applicant whether their intent is to remove Lots 16 and 17 from the PUD approved in SD-17-17 and create a new PUD containing only Lots 16, 17 and 18,
or to create a single PUD involving parcels 16, 17, 18 and those currently proposed on the east side of Old Farm Road.
The applicant has stated in their cover letter the proposed subdivision enables the land sales necessary for future development to occur in an efficient manner, and also separates the
land parcels in line with the underlying zoning districts.
Staff considers the proposed subdivision specifically fails to separate parcels along zoning district boundaries, and instead crosses zoning district boundaries with all but one proposed
lot line, and recommends the Board ask the applicant to further enumerate why they have made this assertion. If the applicant’s goal is truly to subdivide along zoning district boundaries,
Staff recommends the Board request the applicant revise their lot lines to do so.
The applicant’s provided plans only show the proposed revised interior lot lines, making it unclear when a lot line overlaps a zoning district boundary or easement where the property
ends.
Staff recommends the Board request the applicant show the Board the proposed outer boundary of each lot, and at the next stage of review use a different linetype from other lines on
the plans to show the outer boundary of each proposed lot.
Lot 18 includes lands in zoning districts requiring a minimum lot size of between 8,000 sf and 40,000 sf, depending on use. The proposed lot size is approximately 22,200 sf. Staff
considers the portion of Lot 18 within the R1 PRD district to be undevelopable as proposed, and the portion within the Residential 12 district to only be developable with residential
uses. Staff recommends the Board discuss with the applicant their intended use for Lot 18.
As no development is proposed at this time, Staff considers other dimensional standards are not applicable.
Both the C1-LR and the mixed industrial commercial districts include standards encouraging innovation of design and layout, the purpose of which is to encourage more efficient use of
land for development, promote shared parking opportunities, provided coordinated access to and from commercial developments via public roadways, and maintain service levels on public
roadways with a minimum of publicly financed roadway improvements.
The applicant has offered to record a notice of conditions stating that for zoning purposes the involved parcels will be viewed as one lot. Staff recommends the Board as the applicant
if they’re intending to consider all involved lots as one lot, or consider one lot on each side of Old Farm Road.
Existing lots 16 and 17 are already encumbered by a notice of conditions tying them to the remainder of the O’Brien Home Farm recorded as part of subdivision approval #SD-17-08. Staff
considers the applicant must amend that previously recorded notice to remove those two parcels in order to tie them to the current proposal. Staff recommends the Board request the
applicant provide a draft notice of conditions at the next stage of review.
SUBDIVISION STANDARDS
Subdivision standards pertain to water and wastewater capacity, natural resource protection, traffic, visual compatibility with the surrounding area, open space, fire protection, relationship
to the Comprehensive Plan, and public infrastructure.
The proposed lots all have frontage of on a public street, contain limited natural resources, and are not proposed for development at this time. Staff considers there do not appear
to be issues with compliance with subdivision criteria, but they will be reviewed in detail at the next stage of review.
RECOMMENDATION
Staff recommends that the Board discuss the Project with the applicant and conclude the meeting.
Respectfully submitted,
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Marla Keene, Development Review Planner