HomeMy WebLinkAboutSD-97-0000 - Decision - 0300 Swift StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Francis J. Von Turkovich &
Patricia A. Stratmann for subdivision of a 9.8 acre parcel into
three (3) lots of approximately 1.8 acres, 2.2 acres, and 5.5
acres, 300 Swift Street.
On the 12th day of August 1997, the South Burlington Planning
Commission approved the request of Francis J. Von Turkovich &
Patricia A. Stratmann for preliminary plat approval under Section
203 of the South Burlington Subdivision Regulations based on the
following findings:
1. This project consists of subdividing a 9.5 acre lot into three
(3) lots of 5.5 acres (lot #1), 1.8 acres (lot #2) and 2.2 acres
(lot #3). Lot #1 is currently developed with a single family
dwelling. The sketch plan was reviewed on 6/10/97.
2. This property located at 300 Swift Street lies within the R2
District. It is bounded on the north by a residence and
undeveloped land, on the west by a church, on the east by a multi-
family development (Ridgewood), and on the south by Swift Street.
3. Access: Access to the two (2) new lots and an existing lot
which is not part of this subdivision is to be provided by a 40
foot r.o.w. with a driveway of 20 feet in width. Access to the UVM
property to the north is shown to be provided by a 40 foot r.o.w.
along the easterly boundary of the property. The applicant
indicated that they will leave the current UVM r.o.w. in its
present location. Therefore, the proposed U.V.M. r.o.w. along the
easterly boundary should be removed.
4. Section 401.1 (k) (2) of the subdivision regulations requires
that all private roadways be a minimum width of 30 feet with
parking and 24 feet without parking. The width of the proposed
private road is 20 feet. The Commission at the sketch plan meeting
recommended a 20 foot wide drive.
5. The City Engineer reviewed the sight lines at the intersection
of the new driveway with Swift Street and feels that they are
adequate.
6. Lot size/frontage: The minimum lot size requirement of 19,000
square feet (0.44 acres) will be met by all three (3) lots.
7. The minimum frontage requirement of 100 feet will be met by the
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two (2) lots fronting Swift Street. The third lot has no road
frontage and will be served by an 40 foot r.o.w.
8. Density: The maximum density permitted on this 9.5 acre lot is
19 units (9.5 x 2). Three (3) dwelling units are proposed.
9. Sewer: The sewer allocation requested is 1440 gpd (includes
20% reduction allowed by State). The applicant will be required to
pay the per gallon fee prior to permit issuance.
10. The applicant should prepare a complete contour map so that
the City Engineer can determine whether or not a gravity sewer can
be installed.
11. Impact fees: The applicant was made aware that the new
residences will be subject to road, school, and recreation impact
fees.
12. Adjoining UVM Land: At the sketch plan hearing, the Commission
asked staff to look into the potential development of the UVM land
to the north, and whether it would be appropriate to reserve a
future 60 foot wide R.O.W. over the Von Turkovich land. The UVM
land is 17 acres in size, has 635 feet of frontage on Spear Street,
and could potentially yield 34 housing units. From a long range
planning standpoint, it probably makes sense to connect these two
parcels with reserved 60 foot wide R.O.W.'s. This precedent has
been consistently applied to other subdivisions in the City. If
Von Turkovich was proposing more lots, staff would most likely
recommend establishing and reserving such a R.O.W. However,
because only three (3) lots are proposed, it is more difficult to
justify the need for such a R.O.W. especially since such a road is
not shown on the City's Official Map. It may be more appropriate
to require a R.O.W. if and when the property is further subdivided
into more lots. Also, if such a R.O.W. is required, it should be
appropriately located to take into account safe site distances.
13. Landscaping: A large street tree will be removed to
accommodate the proposed private street. Street trees should be
planted along the private street as required under Section 412.4 of
the zoning regulations and shown on the final plat plan.
14. Preliminary plat information: The following information
required for preliminary plat was requested and not submitted:
--- base food elevation data.
--- the plat should use a different line symbol for the
easements/r.o.w.
15. Bikepath: The bike path is shown as being partially on lot
#1. The final plat should show the bikepath easement.
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DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the preliminary plat application of Francis J.
Von Turkovich & Patrice A. Stratmann for subdivision of a 9.5 acre
parcel into three (3) lots of approximately 1.8 acres, 2.2 acres,
and 5.5 acres, 300 Swift Street, as depicted on a two (2) page set
of plans, page one (1) entitled, "Property Plan F. Von Turkovich &
P. Stratmann 300 Swift Street South Burlington Vermont," prepared
by William A. Robenstein, dated 8/5/97, with the following
stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The plans shall be revised prior to final plat submittal as
follows:
a) The plat or other plan shall be revised to show street
trees planted along the private street as required under
Section 412.4 of the subdivision regulations.
b) The plat shall be revised to include base flood elevation
data.
c) The plat plans shall be revised to show a turnaround at
the end of the proposed access drive.
d) The plat shall be revised to eliminate the proposed UVM 40
foot r.o.w.
e) The plat shall be revised to show contours on the entire
property to be subdivided.
f) The plat shall be revised to show the bikepath easement on
lot #1.
g) The sewer plan shall be revised to show correct lot lines
and easements. Easements shall also be shown on the plat.
3) The Planning Commission allocates a sewer allocation of 1440
gpd (includes 20% reduction allowed by State) for lots #1, 2 and 3
and the existing house at 294 Swift Street. The applicant shall be
required to pay the per gallon fee prior to permit issuance.
4) As expressly represented by the applicant, lots #2 and #3 shall
never be further subdivided into more lots. This shall be
reflected in the deeds for lots #2 and U . Prior to issuance of a
zoning permit for lots #2 or #3, the applicant shall provide a copy
of the deed to verify that this condition is being met.
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5) The final plat application shall be submitted within twelve
(12) months.
Chairman br Clerk
South Burlington Planning Commission
Date
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