HomeMy WebLinkAboutAgenda 06_SD-21-02_1840 Spear St_South Village Lot 11
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‐21‐02 1840 Spear St South Village – Lot 11 Preliminary and Final Plat
DATE: February 2, 2021
The Board reviewed the above‐referenced application on January 5, 2021 and continued the hearing to allow
deliberation and time for the applicant to respond to Board’s requests. On January 5, 2021, the applicant
presented a lot of new testimony. The remainder of this memo presents a summary of what Staff considers to
be outstanding issues. The Board is encouraged to review the January 5, 2021 staff notes and discuss any items
for which they feel additional testimony is needed.
PROJECT DESCRPTION:
Preliminary and Final plat application #SD‐20‐29 of South Village Communities, LLC to subdivide four existing
undeveloped lots totaling 23.2 acres into eight lots ranging from 0.3 acres to 14.1 acres, construct 22 homes in
11 buildings on Lot 11.1 (1.2 ac) and 11.2 (1.1 ac), and construct a permanent farm access road and pavilion on
Lot 11C (1.20 ac), 1840 Spear Street
OUTSTANDING ISSUES TO BE ADDRESSED:
1. SETBACKS: Members requested a setback plan showing the requested setback reduction from front, side
and rear setbacks of 20, 10 and 30 feet, respectively, to front, side and rear setbacks of 10, 5 and 5 feet,
respectively. The applicant provided a plan on 1/26, which is included in this packet.
On Allen Road East and North Jefferson Road, the applicant has shown two lines, and it is unclear which is
the proposed setback and what the purpose of the other line is.
Staff recommends the Board clarify which line is the front setback on Allen Road East and North
Jefferson Road and make a determination as to whether to accept the requested setback waivers
from 20, 10 and 30 feet to 10, 5 and 5 feet front, side, and rear.
2. WATER ALLOCATION: On 1/5, the applicant provided preliminary wastewater allocation but indicated
water allocation was still pending. As previously noted, the project does not have sufficient water
allocation to accommodate the proposed homes, therefore Staff recommends the Board continue the
hearing until such time as water allocation is obtained. Sufficient water is a SEQ and a general subdivision
criterion.
Staff recommends the Board ask for an update on the required preliminary water allocation, which
can be obtained at no cost to the applicant.
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3. WETLAND BUFFER IMPACTS: The applicant testified that the wetland is not an important wetland and thus
doesn’t warrant protection. They offered to fence the wetland itself but want to maintain the buffer as an
open recreational area.
At the direction of the Board, Staff reviewed the proposal for the pavilion with associated open space and
wetland buffer impacts with the Director of Recreation and Parks and the Recreation and Park Committee
Liaison to the DRB on 1/19/2021. Feedback from this meeting included the following.
The pavilion appears to be floating in space. Will this reimagining of the farm tent be popular once
it is removed from the farm? (Staff note: Staff understood the applicant’s testimony to be that the
pavilion is intended to be a replacement for a tent located on the farm. The applicant’s notes
below indicate there may be some confusion as to this point)
This isn't where you'd generally want to put it, but if this is the only option, then the available space
should include the buffer. With the buffer protected, the area is too small to be useable. Better to
enhance other community elements. Could pavilion replace tent in place? Could it be moved
towards the north side of the portion of Lot 11 to be ceded to the farm? This would connect it to
active open spaces
On 1/26/2021, the applicant provided the following response to this feedback via email.
The existing tent on Lot 11 was and is popular. There is not a tent on the farm. The farm has its own
pavilion, constructed last year, adjacent to their Growing Gardens location. The Tent specifically is
used for Pot Lucks of the neighborhood, Birthday Celebrations, Picnics, AM Yoga, HOA Board
meetings, SVCSF Board Meetings, and other neighborhood celebrations and gatherings. The HOA
maintains a ‘reservation calendar’ for special events. It is open for picnicking and shaded outdoor
gatherings full time for non‐reserved gatherings and use.
The Tent has always been on Lot 11 and that is why the pavilion location was selected, along with
Paul Connors suggestion that it be located on Lot 11 where its currently planned in past
conversations. The HOA and Stewardship Boards were also consulted and concurred the proposed
location was the best to meet the needs of the neighborhood.
Staff recommends the Board ask the applicant to clarify the various mentioned elements, showing
the location of the Farm Pavilion, existing tent, and proposed Pavilion, both in the existing context
and in the context of the proposed development. Once that is clear, Staff recommends the Board
consider whether the pavilion is in the appropriate location, taking into consideration the feedback
of the Recreation and Parks director and committee and the proposed Class III wetland buffer
impacts. Staff notes that while the applicant is proposing to cede a portion of the existing Lot 11 to
the Farm as part of this application, such an action is subject to DRB review. The Board may require
modifications, for example for the purpose of wetland preservation and for compliance with #MS‐
19‐03 requiring a community anchoring element in lieu of the school.
4. TREE SPECIES, LIGHTING: The City Arborist reviewed the proposed change from lilac trees to columnar
sergeant cherry trees on 1/19 and noted that the change addresses his concerns.
The Director of Public works provided the following feedback on the pedestrian scale light fixture at the
corner of what is indicated on the plans as “Farm Way” and Allen Road East.
I like the idea of this scale lighting at this crosswalk location. However, we do not want fixtures mounted
off bracket arms on corners, they tend to be targets for large‐scale vehicles. I’m happy to work with the
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applicant to find an appropriate light that isn’t bracketed, though I assume the same supplier can offer
suggestions for us.
Staff recommends the Board require the applicant to provide a pole‐mounted replacement light
fixture in this location.
5. ELEVATIONS OF HOMES FACING ALLEN ROAD EAST: Board members had requested elevations for the 2
southernmost buildings on Lot 11 to demonstrate how street facing presence can be achieved. Generally,
elevations of all homes proposed as part of a PUD are required. The applicant testified that the South
Village Design Review Standards ensure the SEQ design standards are met. The purpose of providing
elevations of these two homes would be to ensure the homes are oriented towards the street on both the
Allen Road East and on second streets they face. The applicant provided a corner duplex likeness elevation
on 1/26/2021, accompanied by the following discussion.
Please find attached elevation likeness for how a unit on the corner of Allen Road East and Farm Way
would present, to have two ‘fronts’, one on Allen Rd E and one on Farm Way, each unit would have a
‘front door’ and front porch facing the common element and walk connecting to that common
element. There are currently five existing corner duplex at South Village, however they are all front
load garages. These will be rear load garages. The rear load garage presents as a side load garage
from the Allen Rd E perspective. The attached are ‘likeness’, as the SV Design Standards do not allow
for two like plans to be next door to one another, but do demand, front door to face common elements,
be gracious, etc. It’s the intention that the mock‐up illustrate how this will be accomplished, and the
perspective from each ‘front’ view. Looks may change between units on siding, color, shutters/no
shutters, fenestration, etc. The design review standards were developed by and with Staff and the DRB
to meet stringent design controls and provide guidance for differentiation alike and South Village
‘vernacular’.
Staff recommends the Board review the provided plans and discussion and, if the Board accepts the
elevations, include a condition requiring the actual construction of these homes to include relevant
presented details needed to achieve street presence, such as porches, doors and multiple roof
pitches on each street‐facing façade.
6. AFFORDABLE HOUSING DENSITY BONUS: MS‐19‐03 & MS‐20‐02A include the following two requirements
to ensure the project meets the requirements of LDR 18.02.
Lot 11 is approved for up to 22 units, subject to site plan review. The applicant must include at least 6 and
no more than 11 units of affordable housing in duplex or single family homes on Lot 11, and those
affordable units must be built at a ratio of one affordable to one market rate until all affordable units on
Lot 11 are constructed.
The floor area (as defined herein) of affordable units on Lot 11 shall be no less than that of market‐rate
units of the same type (single family, duplex, three family) on Lots 11 and 48N.”
The applicant testified that they would accept a condition that requires them to submit zoning permits in
pairs of one affordable and one market rate unit, with each “pair” of market rate and affordable units be
required to have the same floor area as one another, but the floor area be allowed to differ between pairs.
Staff recommends the Board confirm this is a correct restatement of the applicant’s proposal.
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