HomeMy WebLinkAboutAgenda 09_SD-20-14_1751 Hinesburg_Morway_SK
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
TO: South Burlington Development Review Board
FROM: Marla Keene, Development Review Planner
SUBJECT: SD‐20‐04 1430 Hinesburg Road Preliminary and Final Plat Application
DATE: March 4, 2020 Development Review Board meeting
Jennifer and Robert Morway, hereinafter referred to as the applicant, have submitted sketch plan application
#SD‐20‐14 for a planned unit development on an existing 15.0 acre lot development with a single family home
and barn. The planned unit development is to consist of 8 single family homes and one existing single family
home, 1751 Hinesburg Road. At the May 19, 2020 hearing, the Board reviewed the project with the applicant
and continued the hearing to take additional testimony on access and circulation, open spaces, connectivity,
building design, and because of technical issues with audio experienced during the hearing.
Compliance with the Purpose and Goals of the Southeast Quadrant
As discussed in the staff comments for the May 19 hearing, the purpose of the Southeast Quadrant is to create
a development pattern resulting in a network of neighborhoods and connected conservation areas. This
purpose is reflected throughout the SEQ with standards relating to residential design, continuation of
agriculture, connectivity of open spaces, and natural resource preservation. This memo is written with support
for those principals in mind.
Circulation, Access and Connectivity
At the May 19 hearing, the Board had an extensive conversation about the proposed roadway layout as a dead
end street. The Board suggested a dead end street is inconsistent with the City’s goals and recommended the
applicant consider connection to adjacent parcels. The Board also expressed concern about the project’s
reliance on the construction of Nadeaucrest Drive, an approved but not yet constructed roadway which is not
under the control of the applicant.
Since the May 19 hearing, Staff has discussed the potential project with the Vermont Agency of Transportation
(VTrans) and with Dirt Capital, the abutting property owner to the South.
Via phone conversation on June 2, 2020, James Clancy of VTrans indicated that the Agency’s position, based on
their Access Management Guidelines and the nature of VT 116, is that there should only be one additional curb
cut between Nadeaucrest Drive and Cheesefactory Road. Staff then provided a map of the development
potential of the parcels between Nadeaucrest Drive and Cheesefactory Road, including those on both sides of
VT 116, and a portion of Cheesefactory Road, to VTrans June 8.
1. As of this writing, Staff has not yet received further feedback from VTrans but anticipates they will have
an update at the time of the meeting.
#SD‐20‐14
2
Based on the feedback from VTrans and in order to provide the Board with guidance on the likelihood for
development on that parcel and the resulting impacts on potential access, Staff met with Dirt Capital to explore
the development potential of the parcel to the south. Staff considers any access for the parcel to the south
should be coordinated with access to the subject parcel. Dirt Capital is an investment firm whose mission is to
promote “sustainable farmers’ land access and security.” In general, they execute this mission by facilitating
farmland transactions on behalf of farmers. In the case of the parcel to the south, at this time the majority of
the parcel is proposed for conservation through continued agricultural use.
In 2018, the City Council signed an agreement wherein the conservation plan for the Dirt Capital parcel was
addressed. That plan considered a possible allowance for of nine house lots and an objective to conserve the
remainder of the property (with possible agricultural buildings). The nine house lots would most likely be
located at the northern extremity of the property, adjacent to the Morway property.
To date, funding to conserve 1/3 of the property has been secured via a contribution from the City Council,
generally agreed upon to represent the southern end of the parcel. Work is ongoing to conserve the remaining
2/3 of the property (except the retained 9 house lots), but conservation has not yet been fully realized. Staff
anticipates, based on a variety of funding deadlines, that there will be an update as soon as early July on the
conservation status of this parcel. If this conservation scenario is not achieved, more development than nine
house lots would likely occur on the parcel, most likely proximate to the subject parcel and connecting to the
Cider Mill II neighborhood via the ROW at the southern end of the Cider Mill II development.
In either case, whether the parcel is conserved and development of nine lots takes place, or a larger number of
homes are proposed, Staff considers the most efficient access for that development would occur off VT 116 at
the northern boundary between the subject property and the Dirt Capital parcel.
The applicant has revised their plans to show a dead‐end at the property line shared with Dirt Capital. Staff
considers this configuration does not represent an improvement over the previous configuration as it would
only result in an extension of an already undesirable dead end street configuration onto the Dirt Capital parcel.
Staff considers any roadway configuration should be designed to support connected streets, a goal of
development in the SEQ and of the City in general.
Staff therefore recommends the Board require the applicant to provide access off VT 116 to the southern
portion of the subject property. If additional direct communication to Staff from VTrans indicates such a
connection would not be allowed without development on the Dirt Capital parcel, Staff recommends the Board
require at minimum a roadway configuration which facilitates this future access, and the dedication of an
easement for future connection.
Residential Design
The applicant has shown building envelopes for the proposed buildings, or what appears to potentially be
building envelopes, which are located 30‐feet from the edge of pavement or back of sidewalk, with the exception
of Lot 3. The applicant testified on 5/19 that Lot 3 could not be designed to meet the residential design
requirements of the SEQ‐NR. However, perhaps due to audio issues, Staff considers it was not clear why this is
the case. Staff recommends the Board ask the applicant to describe why they believe Lot 3 cannot meet the
residential design requirements of the SEQ‐NR.
Staff considers that there do not appear to be issues of topography, ledge, or other natural resources affecting
this lot, and recommends the Board direct the applicant to demonstrate compliance with all residential design
requirements at the next stage of review. Staff considers the applicant’s request for custom design homes should
not preclude the requirement to meet these criteria.
#SD‐20‐14
3
Natural Resource Protection
LDR 9.06B describes that open space areas must be located in a way to create usable, contiguous open spaces
between adjacent parcels. The applicant has laid out the lots so as to create the best views from the highest
point in South Burlington, and has indicated on their plans extensive tree clearing within the lots except for small
buffers located at the property lines.
Staff considers the proposed tree removal serves no ecological purpose, and recommends the Board review the
proposed tree removal, as indicated on the plans by a scalloped line, and discuss the establishment of a significant
no‐clear zone that creates connected and protected open spaces.
Staff recommends the Board direct the applicant to provide for common lands in the portions of the parcels not
proposed for development, to include wooded areas, areas of ledge, and stormwater management features.
The applicant is proposing a walking trail through approximately half of the development. On May 19, the Board
indicated they felt this walking trail would not be a popular amenity due to it’s proximity to the proposed homes,
and recommended buffering and an easement. No changes have been made to the walking trail. Staff also notes
the walking trail on the west side of the parcels is proposed to be immediately adjacent to a stormwater
conveyance swale, which may result in this portion of the trail being unusable during wet weather.
Staff recommends the Board confirm the applicant understood the provided feedback.
RECOMMENDATION
Staff recommends that the Board discuss the project with the applicant and conclude the meeting.
Respectfully submitted,
____________________________________
Marla Keene, Development Review Planner
480460390400VT. RTE. 116 - HINESBURG ROAD1731HINESBURGROAD1625HINESBURGROAD1549HINESBURGROAD1650HINESBURGROADn/fn/fLEO & JOANNADEAUn/fHEATHER AUCLAIRn/fJJJ SOUTHBURLINGTON LLC(CIDER MILL II)n/fERNEST AUCLAIRFAMILY TRUSTNEIGHBORHOODRESIDENTIALZONINGn/fEDWARD &ANN EMERYTRUST4000n/fDIRT CAPITAL PARTNERS20' WIDE UTILITYEASEMENT CENTEREDON O/H UTILITIES75' NON-EXCLUSIVERIGHT-OF-WAYLEDGE (TYP.)LEDGEDORSET
P
ARK
VIEW PR
OTE
C
TIO
N ZO
N
E
OV
E
R
L
A
Y DI
S
T
RI
C
T ZO
N
E COEOEOEOEOEOEOEWNADEAUCREST DRIVEn/fJJJ SOUTHBURLINGTON LLCn/fJJJ SOUTHBURLINGTON LLC(CIDER MILL II)DORSET
P
A
RK VIEW
PROTE
C
TIO
N ZO
N
E OVE
RL
AY DI
S
T
RICT ZONE COEOEOEIOIOIOIOIOIOIOIOTIOIOIOIOIOIOIO
OTETEOTEEOTETETECTTECCTICTCTTIOTIOCTIOIOIOIOTIOTIO
46460460RROROROROROROROO
n/fROBERT &JENNIFER MORWAYUEUEUEOEOENADEADUCREST DRIVEERUSSETT ROADPIPPEN LANESENATOR STREETSENATOR STREETRUSSETT ROAD
LINDAMAC STREETSENATOR STREET
ELOT 3LOT 5LOT 8LOT 9MAX. VIEW PROTECTIONZONE C BUILDINGHEIGHT CONTOURSOPEN SPACE /CONSERVATIONAREA (TYP.)LOT 1LOT 2LOT 4LOT 6LOT 7SECONDARY STORMWATER MANAGEMENTFACILITYPRIMARY STORMWATER MANAGEMENTFACILITY237.83'S 03°26'12" WN 76°16'26" ES 03°2719" WN 72°09'14" WCURVE DATAL=303.80'R=2819.79'Ch=303.65'Ch=S 01°02'29" W662.46'83.65'312.11'281.95'180.00'S 76°16'26" W 421.85'60.61'133.42'138.51'65.47'N 37°53'21" WS 03°23'40" E33.21'S 04°07'40" W33.14'S 03°26'12" W216.86'S 02°43'06" W283.57'N 00°00'48" W154.48'121.89'165.93'183.69'N 00°00'48" WDSMDSMSAL1" = 100'20120C2.0MAY, 2020LOCATION MAP1" = 2000'ROBERT &JENNIFER MORWAY1731 HINESBURG ROADSOUTH BURLINGTON, VT.PROPOSEDSUBDIVISIONPROPOSEDCONDITIONSOVERALL SITEPLAN1731 HINESBURG ROAD SOUTH BURLINGTON, VTACEPROJECTLOCATION116LEGENDWFMGSTSTWPROPOSED CONTOUR100PROPOSED CURBPROPOSED FENCEPROPOSED GRAVELPROPOSED PAVEMENTPROPOSED GUARD RAILPROPOSED SWALEPROPOSED ELECTRICPROPOSED FORCEMAINPROPOSED GASPROPOSED STORMPROPOSED GRAVITY SEWERPROPOSED TELEPHONEPROPOSED WATERPROPOSED WELLSPROPOSED SEWER MANHOLEDPROPOSED STORM MANHOLEPROPOSED CATCH BASINPROPOSED HYDRANTPROPOSED SHUT OFFPROPOSED UTILITY POLEPROPOSED LIGHT POLEPROPOSED EDGE OF BRUSH/WOODSPROPOSED SETBACK LINEPROPOSED PROPERTY LINEPROPOSED GUY WIRE/POLEPROPOSED SIGNPROPOSED YARD DRAINP:\AutoCADD Projects\2020\20120\1-CADD Files-\dwg\20120 - Site.dwg, 5/21/2020 1:01:06 PM
480460390400VT. RTE. 116 - HINESBURG ROAD400400DORSE
T PA
R
K VI
E
W
P
R
OTECTI
ON
Z
ONE
OVERLAY
DISTRI
CT Z
O
NE
C OEOEOEOEOEOEOEOEOEOENADEAUCREST DRIVEDORSET PARK
VIE
W PR
O
T
E
C
TI
O
N Z
O
N
E
O
V
E
R
L
A
Y DISTRI
C
T ZO
N
E C44460460+ 441.15UEUEUEUEUEUEEXISTINGELECTRICVAULTOEOE18"EXISTINGUTILITY POLELOT 3LOT 5LOT 8LOT 9F.F.E.±485.0F.F.E.±486.0F.F.E.±462F.F.E. ±469B.F.E. ±458468F.F.E.±468.0B.F.E.±458.0F.F.E.±467.0B.F.E.±457.0F.F.E.±452.0F.F.E.±468.0ALTERNATE ROAD ALIGNMENTIF REQUIRED TO EXTEND TOSOUTH END OF PARCELOPEN SPACE /CONSERVATIONAREA (TYP.)LOT 1LOT 2LOT 4LOT 6LOT 740' FRONT YARD SETBACK10' SID
E YA
R
D
S
E
T
BA
C
K
30' REAR YARD SETBACK40' FRONT YARD SETBACK10' SIDE YARD SETBACKPROPOSED PEDESTRIANTRAIL LOOP (TYP.)SECONDARY STORMWATER MANAGEMENTFACILITYBUILDINGENVELOPE(TYP.)PRIMARY STORMWATER MANAGEMENTFACILITYRETAINED TREES (TYP.)CIDER MILL IIOPEN SPACE /CONSERVATIONAREA (TYP.)(1.323 Ac.)(3.624 Ac.)(1.073 Ac.)(2.074 Ac.)(1.094 Ac.)(0.765 Ac.)(1.72 Ac.)(1.285 Ac.)(0.834 Ac.)450460S 03°26'12" WN 76°16'26" ES 03°2719" WCURVE DATAL=303.80'R=2819.79'Ch=303.65'Ch=S 01°02'29" W662.46'83.65'312.11'281.95'180.00'S 76°16'26" W 421.85'60.61'133.42'138.51'65.47'N 37°53'21" WS 03°23'40" E33.21'S 04°07'40" W33.14'S 03°26'12" W216.86'02°43'06" WN 00°00'48" W154.48'121.89'165.93'183.69'N 00°00'48" WDSMDSMSAL1" = 60'C2.1ACEPROPOSEDCONDITIONSPARTIAL SITE PLAN20120MAY, 2020LOCATION MAP1" = 2000'ROBERT &JENNIFER MORWAY1731 HINESBURG ROADSOUTH BURLINGTON, VT.PROPOSEDSUBDIVISION1731 HINESBURG ROAD SOUTH BURLINGTON, VTPROJECTLOCATION116LEGENDWFMGSTSTWPROPOSED CONTOUR100PROPOSED CURBPROPOSED FENCEPROPOSED GRAVELPROPOSED PAVEMENTPROPOSED GUARD RAILPROPOSED SWALEPROPOSED ELECTRICPROPOSED FORCEMAINPROPOSED GASPROPOSED STORMPROPOSED GRAVITY SEWERPROPOSED TELEPHONEPROPOSED WATERPROPOSED WELLSPROPOSED SEWER MANHOLEDPROPOSED STORM MANHOLEPROPOSED CATCH BASINPROPOSED HYDRANTPROPOSED SHUT OFFPROPOSED UTILITY POLEPROPOSED LIGHT POLEPROPOSED EDGE OF BRUSH/WOODSPROPOSED SETBACK LINEPROPOSED PROPERTY LINEPROPOSED GUY WIRE/POLEPROPOSED SIGNPROPOSED YARD DRAINP:\AutoCADD Projects\2020\20120\1-CADD Files-\dwg\20120 - Site.dwg, 5/21/2020 1:01:22 PM
LOT 3LOT 5LOT 8LOT 9LOT 1LOT 2LOT 4LOT 6LOT 7239'423'177'264'148'247'200'214'338'222'310'172'234'155'168'270'214'/200'=1.07338'/222'=1.52310'/172'=1.80234'/155'=1.51423'/239'=1.77264'/177'=1.49247'/148'=1.67270'/168'=1.61436'500'436'/500'=0.87DSMDSMSAL1" = 60'C2.2ACEPROPOSEDPROPERTY RATIOPLAN20120MAY, 2020LOCATION MAP1" = 2000'ROBERT &JENNIFER MORWAY1731 HINESBURG ROADSOUTH BURLINGTON, VT.PROPOSEDSUBDIVISION1731 HINESBURG ROAD SOUTH BURLINGTON, VTPROJECTLOCATION116P:\AutoCADD Projects\2020\20120\1-CADD Files-\dwg\20120 - Site.dwg, 5/21/2020 1:01:45 PM
480OEOEOEOEOEOEOEOEOEOEOENADEAUCREST DRIVEFMFMFMFMFMFMFMFMFMFMUEUEUEUEUEUEUEUEUEOEOEOEOEOEOEETCSTSTSTFMFMFMFMFMFMFMFMFMFMLOT 3LOT 8LOT 9F.F.E. ±485.0F.F.E. ±486.0F.F.E. ±468.0B.F.E. ±458.0F.F.E. ±467.0B.F.E. ±457.0STSTF.F.E. ±452.0DF.F.E. ±468.0LOT 2LOT 7HINESBURG ROAD / VT. ROUTE 116CB #11RIM 464.9INV. 461.9 (SE)CB #10RIM 464.9INV. 461.5 (NW)INV. 461.4 (NE)20 L.F. -12" HDPE168 L.F. -12" HDPE20 L.F. -12" HDPECB #9RIM 448.9INV. 445.9 (E)CB #8RIM 448.9INV. 445.5 (SW)INV. 445.5 (W)INV. 445.4 (E)15" F.E.S.INV. 443.0152 L.F. - 15" HDPECB #6RIM 441.6INV. 438.6 (SW)INV. 438.5 (E)30 L.F. -12" HDPECB #7RIM 442.3INV. 439.3 (NE)12" F.E.S.INV. 425.858 L.F. -12" HDPEDMH #2RIM _____INV. _____ (SE)15" F.E.S.INV. 334.091 L.F. - 15" HDPE1+002+003+004+005+006+000+00DSMDSMSAL1" = 30'C2.3ACEPROPOSEDCONDITIONSPARTIAL GRADING& UTILITY PLAN20120MAY, 2020LOCATION MAP1" = 2000'ROBERT &JENNIFER MORWAY1731 HINESBURG ROADSOUTH BURLINGTON, VT.PROPOSEDSUBDIVISION1731 HINESBURG ROAD SOUTH BURLINGTON, VTPROJECTLOCATION116P:\AutoCADD Projects\2020\20120\1-CADD Files-\dwg\20120 - Site.dwg, 5/21/2020 1:01:53 PM
480460400VT. RTE. 116 - HINESBURG ROADOEOEOEOEOEOEOEOEOEOEOEO460460FMFMFMFMFMFMFMFMFMFMFMLOT 3LOT 5LOT 8F.F.E. ±485.0F.F.E. ±486.0F.F.E.±462F.F.E. ±469B.F.E. ±458468F.F.E. ±468.0B.F.E. ±458.0LOT 4LOT 6LOT 7450__" F.E.S.INV. _____DDMH #1RIM _____INV. _____ (E)64 L.F. - ___" HDPECB #10RIM 464.9INV. 461.5 (NW)INV. 461.4 (NE)__" HDPEN. INV. ______S. INV. ______STSTST50 L.F. -12" HDPE12" F.E.S.INV. 441.5CB #2RIM 447.5INV. 443.6 (NW)INV. 443.5 (NE)CB #3RIM 447.5INV. 444.0 (SE)20 L.F. -12" HDPECB #1RIM 452.1INV. 445.0 (N)INV. 442.5 (SW)INV. 442.4 (NE)60 L.F. -12" HDPECB #4RIM 468.0INV. 464.1 (W)INV. 464.0 (S)CB #5RIM 468.0INV. 464.5 (E)20 L.F. -12" HDPE5+006+007+008+009+0010+00DSMDSMSAL1" = 30'C2.4ACEPROPOSEDCONDITIONSPARTIAL GRADING& UTILITY PLAN20120MAY, 2020LOCATION MAP1" = 2000'ROBERT &JENNIFER MORWAY1731 HINESBURG ROADSOUTH BURLINGTON, VT.PROPOSEDSUBDIVISION1731 HINESBURG ROAD SOUTH BURLINGTON, VTPROJECTLOCATION116P:\AutoCADD Projects\2020\20120\1-CADD Files-\dwg\20120 - Site.dwg, 5/21/2020 1:02:05 PM
ROADWAY PROFILECB #7CB #6CB #8CB #100+000+501+001+502+002+503+003+504+004+505+005+506+006+507+007+508+008+509+009+5010+0010+50438442446450454458462466470474478482486490434438442446450454458462466470474478482486490441.63441.16441.88441.91442.32442.66442.49443.41448.06444.16453.59445.04456.48446.18459.16447.58464.29449.24466.20451.16467.10453.35470.35455.78470.35458.28473.78460.78474.21463.28474.75465.78475.07468.28474.69470.78474.41473.28474.14475.65473.67477.52474.41478.84474.08479.64473.94479.90473.37479.62472.15478.82469.05477.47467.18475.60465.40473.51463.93471.42462.69469.34460.73467.25458.31465.16455.96463.08453.65460.99451.75458.84450.76456.69450.63454.53451.10452.38448.03450.23445.94448.08444.593.0%10.0%PVC STA.1+00.00PVC ELEV.444.16PVI STA.1+84.00PVI ELEV.446.68PVT STA.2+68.00PVT ELEV.455.08168' VC8.3%PVC STA.4+57.75PVC ELEV.474.05PVI STA.5+65.00PVI ELEV.484.78PVT STA.6+72.25PVT ELEV.475.83215' VC8.6%CB #4CB #1CB #2DSMDSMSAL1" = 40'C2.5ACEPROPOSEDROADWAY PROFILE20120MAY, 2020LOCATION MAP1" = 2000'ROBERT &JENNIFER MORWAY1731 HINESBURG ROADSOUTH BURLINGTON, VT.PROPOSEDSUBDIVISION1731 HINESBURG ROAD SOUTH BURLINGTON, VTPROJECTLOCATION116P:\AutoCADD Projects\2020\20120\1-CADD Files-\dwg\20120 - Site.dwg, 5/21/2020 1:02:17 PM