HomeMy WebLinkAboutAgenda 10_SD-20-31_1840 Spear St_South Village_Lot 11B_skSD‐20‐31
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐20‐31_1840 Spear St_South Village_Lot 11B_sk_2020‐
09‐01.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: August 26, 2020
Plans received: July 21, 2020
1840 Spear Street Lot 11B
Sketch Plan Application #SD‐20‐31
Meeting date: September 1, 2020
Owner/Applicant
South Village Communities, LLC
P.O. Box 2286
South Burlington, VT 05407
Engineer
Civil Engineering Associates
10 Mansfield View Ln
South Burlington, VT 05403
Property Information
Tax Parcel 1640‐01840
Southeast Quadrant – Neighborhood Residential
3.05 acres
Location Map
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PROJECT DESCRPTION
Sketch plan application #SD‐20‐31 of South Village Communities, LLC to develop a newly created 2.92
acre lot (Lot 11B) with a city park with a recreational field and associated parking, 1840 Spear Street.
CONTEXT
Staff has prepared a cover memo describing the context of the application along with the context of
applications #SD‐20‐29, #SD‐20‐30 and #SD‐20‐32. These comments focus on the development of Lot
11B. The proposed subdivision of land, and development on Lots 11 and 11C is discussed in staff
comments on #SD‐20‐29 and development on Lot 11A is discussed in staff comments on # SD‐20‐30.
The soccer field will be publicly owned and will be paid for partially by South Village recreation impact
fees and partially by City funds. The amount of impact fees is fixed and the City will be responsible for
any overages.
PERMIT HISTORY
The applicant received approval #SD‐09‐17 and #SD‐09‐18 to create Lot 11B and develop it with a
publicly owned soccer field. The site plan approval of this permit lapsed, but the subdivision creating
the lot was recorded.
COMMENTS
Development Review Planner Marla Keene and Planning and Zoning Director Paul Conner, hereafter
referred to as Staff, have reviewed the plans submitted by the applicant and offer the following
comments. Numbered items for the Board’s attention are in red.
A) DIMENSIONAL STANDARDS
As part of application #SD‐20‐29, the applicant is proposing to modify the boundaries of the existing Lot 11B
to become a 2.92 acre lot, which complies with the minimum require lot size for the proposed use. No
buildings are proposed therefore setbacks are not applicable.
B) PUD STANDARDS
Certain PUD standards were found to be met at master plan, including those pertaining to natural
resource protection, visual compatibility, open spaces, and consistency with the Comprehensive Plan.
PUD standards that were to be reviewed for each site plan include water and wastewater capacity,
erosion prevention, access traffic and circulation, fire safety, infrastructure design, and low impact
development/stormwater.
Staff considers water and wastewater capacity and erosion prevention should be evaluated during
preliminary and final plat for this parcel.
Access, circulation and traffic
1. 60 parking spaces are proposed. The Director of Recreation and Parks indicated this is an
acceptable number, but has operational concerns about shared use between farm stand
pickup and City programming. Staff recommends the applicant coordinate with the
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Recreation & Parks department to create a mutually agreeable operational plan prior to
preliminary plat.
2. Staff assumes the proposed sidewalk stub along the south side of the parking lot is intended
for future refinement, and recommends the Board discuss with the applicant their goals for
that sidewalk, providing direction as necessary.
Infrastructure
The Recreation and Parks Director reviewed the plans on August 13, 2020 and indicated that the
City is interested in an irrigated field. Staff recommends the applicant meet with the Recreation
and Parks director and South Burlington Water Department prior to the next application for the
property, and explore the possibility of pursuing approval for an optional irrigation system.
The applicant has indicated in their cover memo the following regarding wastewater:
The soccer field is intended to be served by sanitary sewer by proposed lavatories on
adjacent Lot 11A when constructed. An MOU/lease is being discussed with City Staff
regarding the lavatory construction/use/care & maintenance. If agreed to, the use
would be attached to the future proposed structures on Lot 11A.
3. Staff recommends the Board ask the applicant to discuss the timeline for Lots 11A and 11B,
giving consideration to the fact that Lot 11B is accessed via Lot 11A. Staff further
recommends the Board require the applicant to provide a final determination on the
proposed sanitary facilities at the next application for the property.
The applicant should coordinate with the South Burlington Water Department as it pertains to
water line layout and metering prior to the next application for the project.
Wetlands
The project impacts several Class III wetland buffers. Wetland protection standards pertain to
impacts to flood storage, and to functions and values of the wetland. MP‐05‐02 found that the
wetland impacts of the master plan were minimal relative to the surface area of wetlands on the
area of the master plan. The master plan did not specifically contemplate wetland impacts
caused by the soccer field as the soccer field was located to the east of it’s current location.
While Staff considers that the overall conditions of the master plan remain unchanged, Staff
recommends the Board direct the applicant to quantify the amount of wetland and buffer
impacts and provide wetland classification reports in order to allow wetland impacts to be
formally evaluated at the next stage of review.
C) SOUTHEAST QUADRANT DISTRICT
General requirements applicable to all sub‐districts pertain to height; open space and resource
protection; agricultural resources; public services and facilities; and circulation. Requirements
applicable to the SEQ‐NR pertain to block length; interconnection of streets; lot ratios; streets
sidewalks and parking including street trees and lighting; and residential design.
9.07D addresses parks in the SEQ. Excerpted language pertaining to purpose is as follows.
Parks are to be located through the neighborhoods in order to provide a car‐free destination for
children and adults alike, and to enhance each neighborhood’s quality of life… Each park should be
accessible by vehicle, foot and bicycle and there should be a park within a quarter‐mile of every home.
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At this limited stage of review, the applicant has not shown a landscaping or lighting concept. The
Director of Recreation and Parks indicated a hedgerow or fence should be provided between the soccer
field and Spear Street.
The project historically included a “tot lot,” but recent feedback from the Recreation and Parks
Committee was that a tot lot would be underutilized. The applicant indicated that residents have asked
about the possibility of a half court basketball court. Staff considers that the applicant should continue
to work with residents and the Recreation and Parks Committee and identify a secondary use for this lot
prior to the next application for the parcel.
Other standards of the SEQ appear to be met or not applicable.
D) SITE PLAN STANDARDS
General site plan review standards relate to relationship to the Comprehensive Plan, relationship of
structures to the site (including parking), compatibility with adjoining buildings and the adjoining area.
Specific standards speak to access, utilities, roadways, landscaping, waste disposal, and low impact
development.
As new construction, the water quality volume runoff from the parking lot must be treated using a Tier II
practice.
Staff considers that the remainder of considerations relevant to these criteria are discussed elsewhere in
this document.
RECOMMENDATION
Staff recommends that the Board discuss the project with the applicant and conclude the meeting.
Respectfully submitted,
Marla Keene, Development Review Planner