HomeMy WebLinkAboutMP-16-02 - Decision - 1302 1340 1350 Spear Street#MP-16-02
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
THE SNYDER GROUP, INC.-1302, 1340 & 1350 SPEAR STREET
MASTER PLAN APPLICATION #MP-16-02
FINDINGS OF FACT AND DECISION
Master plan application #MP-16-02 of The Snyder Group, Inc. for a planned unit development on 26.15
acres developed with two (2) single family dwellings. The project consists of: 1) razing one (1) single
family dwelling, 2) constructing 18 single family dwellings, 3) constructing three (3) 3-unit multi -family
dwellings, and 4) constructing ten (10) 2-family dwellings, 1302, 1340, & 1350 Spear Street.
The Development Review Board held a public hearing on December 6, 2016. The applicant was
represented by Chris Snyder and Andy Rowe.
Based on the plans and materials contained in the document file for this application, the Development
Review Board finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicant, The Snyder Group, Inc., seeks master plan approval for a planned unit development
on 26.15 acres developed with two (2) single family dwellings. The project consists of: 1) razing one
(1) single family dwelling, 2) constructing 18 single family dwellings, 3) constructing three (3) 3-unit
multi -family dwellings, and 4) constructing ten (10) 2-family dwellings, 1302, 1340, & 1350 Spear
Street.
2. The owner of record of the subject property is Spear Meadows, Inc.
3. The subject property is located in the Southeast Quadrant Neighborhood Residential Zoning District.
4. The application was received on November 4, 2016.
5. The plan submitted consists of four (4) pages dated November 1, 2016 and labeled "Master Plan,"
"Master Plan North," "Master Plan South," and "Master Plan X-Country Utilities & Vale Drive
Extension," and one (1) page dated June 6, 2016 and labeled "Master Plan Perimeter Boundary
Survey Plat." All plans were prepared by Lamoureux & Dickinson Consulting Engineers, Inc.
,A) DENSITY
The project involves three (3) existing parcels that will be merged and subdivided into seven (7) lots.
The South Burlington Land Development Regulations for the SEQ-NR district allow a maximum base
density of 1.2 units per acre and a density of four (4) units per acre with a Transfer of Development
Rights (TDR). With a TDR, the combined parcels allow for a maximum density of 103 units (25.93 acres x
4=103.7 rounded down to the nearest whole unit), and without a TDR, thirty-one units (25.93 acres x 1.2
units/acre=31.12). The applicant has proposed 48 units (one existing single family and 47 new units),
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which is possible for this parcel with the transfer in of 17 development rights (48 units - 31 existing
TDRs=17).
B) APPROVAL AND AMENDMENT OF MASTER PLAN
Pursuant to Section 15.07(D)(3) of the South Burlington Land Development Regulations, "any application
for amendment of the master plan, preliminary site plan or preliminary plat that deviates from the
master plan in any one or more of the following respects, shall be considered a new application for the
property and shall require sketch plan review as well as approval of an amended master plan:
a) An increase in the total FAR or number of residential dwelling units for the property subject to
the master plan;
The applicant is seeking approval for 48 dwelling units (one (1) existing and 47 proposed).
b) An increase in the total site coverage of the property subject to the master plan;
The applicant is seeking a maximum total site coverage of 30%.
c) A change in the location, layout, capacity or number of collector roadways on the property
subject to the master plan;
There are no collector roadways proposed in the Master Plan.
d) Land development proposed in any area previously identified as permanent open space in the
approved master plan application; and/or
The applicant proposes Lot #52 for permanent open space.
e) A change that will result in an increase in the number of PM peak hour vehicle trip ends
projected for the total buildout of the property subject to the master plan.
The application materials state the project will generate 52 P.M. Peak Hour trip ends on the property.
C) PLANNED UNIT DEVELOPMENT STANDARDS
Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with
the following standards and conditions:
(A)(1) Sufficient water supply and wastewater disposal capacity is available to meet the needs of
the project.
Utility plans will be submitted as part of subsequent levels of review.
(A)(2) Sufficient grading and erosion controls will be utilized during and after construction to
prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject
property and adjacent properties.
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Grading and erosion control information will be submitted as part of subsequent levels of review.
(A)(3) The project incorporates access, circulation, and traffic management strategies sufficient to
prevent unreasonable congestion of adjacent roads.
The application materials state the project will generate 52 P.M. Peak Hour trip ends on the property.
The Board will review the Traffic Impact Study submitted by the applicant at future stages of the
development review process.
(A)(4) The project's design respects and will provide suitable protection to wetlands, streams,
wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the
site.
The project's layout avoids development in the Class II wetlands and a significant portion of the onsite
wetlands will be preserved in the project's designated open space area, which is proposed to be conveyed
to the City and may possibly be developed as a park in the future. These will be reviewed in detail at
subsequent levels of review. For the purposes of Master Plan, the Board finds this criterion to be met.
Conditions attached to this approval and subsequent approvals will provide additional protection:
• There shall be no use of herbicides, pesticides, and/or non -organic fertilizers within either the
wetlands or the associated buffers. Prior to issuance of a zoning permit for the first building
on the property, the applicant must record a "Notice of Conditions" to this effect which has
been approved by the City Attorney.
• There will be no mowing within 50 feet of the wetlands on the property. Brush -hogging will be
allowed no more than three (3) times per year. Prior to issuance of a zoning permit for the
first building on the property, the applicant will be required to record a "Notice of Conditions"
to this effect which has been approved by the City Attorney.
(A)(5) The project is designed to be visually compatible with the planned development patterns in
the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which
it is located.
The project is located in the City's Southeast Quadrant (SEQ). The Comprehensive Plan states that "there
has been a strong interest in building neighborhoods at higher densities in order to conserve more of the
SEQ's priority open space lands." The Board finds that this project fulfills this goal because it uses the
Transfer of Development Rights (TDRs) to increase the density of the project and further conserves open
space by proposing duplex and triplex buildings. This criterion will be reviewed in greater detail at
subsequent levels of review.
(A)(6) Open space areas on the site have been located in such a way as to maximize opportunities
for creating contiguous open spaces between adjoining parcels and/or stream buffer areas.
The project's layout includes open space around the wetland in the south and southwest area of the site
and a buffer around a stream bed which traverses the project site as well as adjacent properties. The open
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space abuts open space in the neighboring developments on Pinnacle Drive and Vale Drive. This results in
approximately 20 acres of connected, undeveloped space. The Board finds this criterion met.
(A)(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to
ensure that adequate fire protection can be provided.
The Fire Department will review plans during preliminary and final plat stages of review.
(A)(8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and
lighting have been designed in a manner that is compatible with the extension of such services
and infrastructure to adjacent landowners.
At the level of review of the Master Plan, the Board finds that all the infrastructure and services proposed
for this project have been designed in this manner.
(A)(9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that
is consistent with City utility and roadway plans and maintenance standards, absent a specific
agreement with the applicant related to maintenance that has been approved by the City
Council. For Transect Zone subdivisions, this standard shall only apply to the location and type
of roads, recreation paths, and sidewalks.
At the level of review of the Master Plan, the Board finds that all the infrastructure and services proposed
for this project have been designed in this manner.
(A)(10) The project is consistent with the goals and objectives of the Comprehensive Plan for the
affected district(s).
The Board finds the project to be aligned with the goals and objectives of the SEQ Zoning District since it
will have a greater density of housing through the use of TDRs. In addition, this greater density,
combined with the variety of housing styles (single-family, duplex, and triplex) may create more
affordable housing options. The Comprehensive Plan recognizes, and proposes actions to address, the
chronic shortage of affordable housing in the SEQ. The Board finds that these criteria are met.
D) SITE PLAN REVIEW STANDARDS
Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD requires
site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the
following general review standards for all site plan applications:
A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan.
Due attention by the applicant should be given to the goals and objectives and the stated land
use policies for the City of South Burlington as set forth in the Comprehensive Plan.
As discussed above, the Board finds that these standards are met at the Master Plan level.
B. Relationship of Proposed Structures to the Site.
(1) The site shall be planned to accomplish a desirable transition from structure to site, from
structure to structure, and to provide for adequate planting, safe pedestrian movement,
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and adequate parking areas.
(2) Parking
At the Master Plan level of review, the Board finds that this project can allow for and provide desirable
transitions from structure to site and from structure to structure, as well as adequate planting, safe
pedestrian movement, and sufficient parking. These standards will be evaluated in greater detail at later
stages of the review process.
(3) Without restricting the permissible limits of the applicable zoning district, the height and
scale of each building shall be compatible with its site and existing or anticipated
adjoining buildings.
No waivers are sought for height. At the Master Plan level of review, the Board finds this criterion met. This
standard will be evaluated in greater detail at later stages of the review process.
(4) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansion shall, to the extent feasible, be underground.
Utility plans will be submitted as part of applications for subsequent levels of review.
C. Relationship of Structures and Site to Adjoining Area.
(1) The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing),
landscaping, buffers, screens and visual interruptions to create attractive transitions
between buildings of different architectural styles.
(2) Proposed structures shall be related harmoniously to themselves, the terrain and to
existing buildings and roads in the vicinity that have a visual relationship to the proposed
structures.
At the Master Plan level, the Board finds that this project can comply with this criterion. The Board will
consider consistency with these criteria in more detail during subsequent levels of review of the application.
In addition to the above general review standards, site plan applications must meet the following specific
standards as set forth in Section 14.07 of the Land Development Regulations:
A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of
access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto
an arterial or collector street, to provide additional access for emergency or other purposes, or to
improve general access and circulation in the area.
The Board does not consider the reservation of land to be necessary except that the irrevocable offers of
dedication for the northern end of Vale Drive and southern end of Street A must extend to the property
line.
B. Utility Services. Electric, telephone and other wire -served utility lines and service connections
shall be underground. Any utility installations remaining above ground shall be located so as to
have a harmonious relation to neighboring properties and to the site.
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Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and
service modifications must be underground.
C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance
with any recycling or other requirements, shall be accessible, secure and properly screened with
opaque fencing to ensure that trash and debris do not escape the enclosure(s).
The Board will consider compliance with these standards at subsequent levels of review.
D. Landscaping and Screening Requirements. (See Article 13, Section 13.06)
Pursuant to Section 13.06(A) of the Land Development Regulations, landscaping and screening is required
for all uses subject to planned unit development review. The Board will consider compliance with these
criteria during subsequent levels of review.
E. Modification of Standards
The applicant is not requesting any modifications to the standards outlined in Section 14.07(A-D) at this
time.
F. Low Impact Development
This criterion will be reviewed at subsequent levels of review.
G. Standards for Roadways, Parking and Circulation
Compliance with these criteria will be reviewed at subsequent levels of review.
E) SOUTHEAST QUADRANT
This proposed subdivision is located in the Southeast Quadrant Zoning District. Therefore, it is subject
to the provisions of Section 9 of the SBLDR.
9.06 Dimensional and Design Requirements Applicable to All Sub -Districts. The following standards
shall apply to development and improvements within the entire SEQ:
A. Height.
(1) The maximum height of any occupied structure in the SEQ-NRP, SEQ-NRT, or SEQ-NR sub-
district shall not exceed forty-five feet (45'); the waiver provisions of Section 3.07(E) shall
not apply to occupied structures in these sub -districts.
(2) The maximum height of any occupied structure in the SEQ-VR or SEQ-VC sub -district shall
not exceed fifty feet (50'); the waiver provisions of Section 3.07(E) shall not apply to
occupied structures in these sub -districts.
The Board will evaluate compliance with these standards at subsequent levels of review.
B. Open Space and Resource Protection.
(1) Open space areas on the site shall be located in such a way as to maximize opportunities
for creating usable, contiguous open spaces between adjoining parcels
This topic has been covered already in these comments. For the purposes of Master Plan, the Board finds
this project meets this criterion.
(2) Building lots, streets and other structures shall be located in a manner consistent with the
Regulating Plan for the applicable sub -district allowing carefully planned development at
the average densities provided in this bylaw.
The average density remains below the maximum that could be permitted in the sub -district, and the
location of development areas are consistent with the standards. The Board finds that for the Master Plan
level of review, the project meets these standards.
(3) A plan for the proposed open spaces and/or natural areas and their ongoing management
shall be established by the applicant.
The applicant proposes to convey the parcel denoted as Lot #52 on the site plan, which is 6.8 acres, to the
City for use as public open space that may be developed into a park to meet the active and passive
recreational needs of South Burlington's residents. If the City accepts that parcel for use as public open
space then the City would be responsible for its management. Prior to final plat approval, applicant must
obtain the City Attorney's approval of legal documents related to open space and, prior to issuance of a
zoning permit, must record the legal documents approved by the City Attorney in the South Burlington
Land Records. The Board finds that for the Master Plan level of review, this criterion has been met.
(4) Sufficient grading and erosion controls shall be employed during construction and after
construction to prevent soil erosion and runoff from creating unhealthy or dangerous
conditions on the subject property and adjacent properties. In making this finding, the
Development Review Board may rely on evidence that the project will be covered under
the General Permit for Construction issued by the Vermont Department of Environmental
Conservation.
(5) Sufficient suitable landscaping and fencing shall be provided to protect wetland, stream,
or primary or natural community areas and buffers in a manner that is aesthetically
compatible with the surrounding landscape. Chain link fencing other than for agricultural
purposes shall be prohibited within PUDs; the use of split rail or other fencing made of
natural materials is encouraged.
These criteria will be reviewed at subsequent levels of review.
C. Agriculture. The conservation of existing agricultural production values is encouraged through
development planning that supports agricultural uses (including but not limited to
development plans that create contiguous areas of agricultural use), provides buffer areas
between existing agricultural operations and new development, roads, and infrastructure, or
creates new opportunities for agricultural use (on any soil group) such as but not limited to
community -supported agriculture.
The easterly portion of the project, according to the applicant, has been in agricultural use with a rotation of
crops over the past several years. The applicant has not provided information regarding the agricultural
production values of the land as currently used. By developing the property with housing the agricultural
use will cease. The Board considers the use of TDRs means the property will support additional density
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onsite and preserve land from development elsewhere in the SEQ, which is a significant goal of the
Comprehensive Plan. The Board finds that this criterion has been met.
D. Public Services and Facilities. In the absence of a specific finding by the Development Review
Board that an alternative location and/or provision is approved for a specific development,
the location of buildings, lots, streets and utilities shall conform with the location of planned
public facilities as depicted on the Official Map, including but not limited to recreation paths,
streets, park land, schools, and sewer and water facilities.
(1) Sufficient water supply and wastewater disposal capacity shall be available to meet the
needs of the project in conformance with applicable State and City requirement, as
evidenced by a City water allocation, City wastewater allocation, and/or Vermont Water
and Wastewater Permit from the Department of Environmental Conservation.
A condition of final plat approval will be that prior to receiving a zoning permit the applicant will need to
obtain whichever of the permits listed above are necessary for the site.
(2) Recreation paths, storm water facilities, sidewalks, landscaping, utility lines, and lighting
shall be designed in a manner that is compatible with the extension of such services and
infrastructure to adjacent properties.
(3) Recreation paths, utilities, sidewalks, and lighting shall be designed in a manner that is
consistent with City utility plans and maintenance standards, absent a specific agreement
with the applicant related to maintenance that has been approved by the City Council.
At the level of review of the Master Plan, the Board finds all the infrastructure and services proposed for
this project have been designed in this manner.
(4) The plan shall be reviewed by the Fire Chief or his designee to insure that adequate fire
protection can be provided, with the standards for evaluation including, but not limited to,
minimum distance between structures, street width, vehicular access from two directions
where possible, looping of water lines, water flow and pressure, and number and location
of hydrants.
The Fire Department will review plans during preliminary and final plat stages of review.
E. Circulation. The project shall incorporate access, circulation and traffic management strategies
sufficient to prevent unsafe conditions on adjacent roads and sufficient to create connectivity
for pedestrians, bicycles, vehicles, school transportation, and emergency service vehicles
between neighborhoods. In making this finding the Development Review Board may rely on the
findings of a traffic study submitted by the applicant, and the findings of any technical review
by City staff or consultants.
(1) Roads shall be designed in a manner that is compatible with the extension of such services
and infrastructure to adjacent properties.
(2) Roads shall be designed in a manner that is consistent with City roadway plans and
maintenance standards, absent a specific agreement with the applicant related to
maintenance that has been approved by the City Council.
(3) The provisions of Section 15.12(D)(4) related to connections between adjacent streets and
neighborhoods shall apply.
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At the level of review of the Master Plan, the Board finds all the infrastructure and services proposed for
this project have been designed in this manner.
9.07 Regulating Plans
A. ...
B.
C. ...
D. Parks Design and Development.
(1) General standards. The SEQ has an existing large community park, the Dorset Street Park
Complex. Parks in the SEQ may be programmed as neighborhood parks or mini -parks as
defined in the Comprehensive Plan. Mini parks in the SEQ should be a minimum of 10,000
square feet, with programming approved by the South Burlington Recreation Department.
Such 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. They shall be knitted into the neighborhood fabric as a focal point in the
neighborhood, to add vitality and allow for greater surveillance by surrounding homes,
local streets and visitors. Each park should be accessible by vehicle, foot, and bicycle and
there should be a park within a quarter -mile of every home.
(2) Specific Standards. The following park development guidelines are applicable in the SEQ-
NRT, SEQ-NR, SEQ-VR, and SEQ-VC districts:
a. Distribution and Amount of Parks:
i. A range of parks and open space should be distributed through the SEQ to
meet a variety of needs including children's play, passive enjoyment of the
outdoors, and active recreation.
ii. Parks should serve as the focus for neighborhoods and be located at the
heart of residential areas, served by public streets and fronted by
development.
iii. Parks should be provided at a rate of 7.5 acres of developed parkland per
1,000 population per the South Burlington Capital Budget and Program.
iv. A neighborhood or mini park of 10,000 square feet or more should be
provided within a one -quarter mile walk of every home not so served by
an existing City park or other publicly -owned developed recreation area.
b. Dedication of Parks and Open Space: Parks and protected open space must be
approved by City Council for public ownership or management, or maintained
permanently by a homeowners' association in a form acceptable to the City
Attorney.
c. Design Guidelines
i. Parks should be fronted by homes and/or retail development in order to
make them sociable, safe and attractive places.
ii. Parks should be located along prominent pedestrian and bicycle
connections.
iii. To the extent feasible, single -loaded roads should be utilized adjacent to
natural open spaces to define a clear transition between the private and
public realm, and to reinforce dedicated open space as a natural resource
and not extended yard areas.
The applicant is prepared to convey a 6.8 acre parcel to the City for open space and possible
development into a park. The open space contains significant areas of Class 11 wetlands, which may limit
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its development into a park. It is located in the southern portion of the project site, would have homes
nearby (existing and proposed), and would abut other open space. While the open space would not be
located at the center of the proposed development, it would connect the proposed development and
existing neighborhoods, which could access it via sidewalks or on bicycle. The amount of land, 6.8 acres,
as compared to the number of possible residents in the proposed development (2.19 people/avg.
household x 48 units=10S.12 people) far exceeds the standard of 7.S acres/1,000 residents or 0.0075
acres/person (0.0075 acres/person x 105.12 residents=0.79 acres). Given the size of the proposed open
space, it could serve many more people than those located in the proposed development. At the level of
review for the Master Plan, the Board finds these criteria met. This standard will be further reviewed in
subsequent stages of the review process.
9.08 SEQ-NR &NRT Sub -District; Specific Standards
The SEQ-NR and SEQ-NRT sub -district has additional dimensional and design requirements, as
enumerated in this Section.
A. Street, Block and Lot Pattern
(1) Development blocks. Development block lengths should range between 300 and 500
linear feet. If it is unavoidable, blocks 500 feet or longer must include mid -block public
sidewalk or recreation path connections.
Vale Drive is uninterrupted for a span of greater than 500 feet. The Board finds that mid -block sidewalk
and/or recreation path connections are possible given the design shown at the Master Plan level of
review. This criterion will be reviewed in greater detail at later stages of the review process. This issue
is also discussed in the section of this decision pertaining to waiver requests.
(2) Interconnection of Streets
(a) Average spacing between intersections shall be 300 to 500 feet.
(b) Dead end streets (e.g. culs de sac) are strongly discouraged. Dead end streets
shall not exceed 200 feet in length.
(c) Street stubs are required at the end of dead end streets to allow for future
street connections and/or bicycle and pedestrian connections to open space
and future housing on adjoining parcels per section 15.12(D)(4).
The northern portion of the extended Vale Drive and Street 'A' are presently depicted as dead ends;
however, the streets will extend to the property line and may at some point in the future be continued
and/or connected to other roadway systems. The Board finds these criteria met. This issue is also
discussed in the section of this decision pertaining to waiver requests.
(3) Street Connection to Adjoining Parcels. Street stubs are required to be built to the
property line and connected to adjacent parcels per section 15.12(D)(4) of these
Regulations. Posting signs with a notice of intent to construct future streets is strongly
encouraged.
See discussion above.
(4) Lot ratios. Lots shall maintain a minimum lot width to depth ratio of 1:2, with a ratio
of 1.2.5 to 1:5 recommended.
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The presently existing lots are to be merged then subdivided into seven (7) new lots; however, the
requirement for a minimum ratio of 1:2 is not applicable in this circumstance, because the project is a
PUD and the lots being created will not be used as lots for individual houses, but for housing clusters.
The purpose of the minimum lot ratio is to ensure a certain form and pattern in development. However,
this project is proposed as a PUD and incorporates an innovative approach that clusters multiple housing
units on the created lots. The Board finds this criterion met. This issue is also discussed in the section of
this decision pertaining to waiver requests.
B. Street, Sidewalk & Parking Standards
(1) Street dimensions and cross sections. Neighborhood streets (collector and local) in the
NR sub -district are intended to be low -speed streets for local use that discourage
through movement and are safe for pedestrians and bicyclists. Dimensions for public
collector and local streets shall be as set forth in Tables 9-1 and 9-2, and Figures 9-4
and 9-5 of the SBLDR.
(2) Sidewalks.
(a) Sidewalks must be a minimum of five feet (5') in width with an additional
minimum five-foot planting strip (greenspace) separating the sidewalk from
the street.
(b) Sidewalks are required on one side of the street.
(3) Street Trees; see Section 9.08(B)(3)
(a) Street trees are required along all streets in a planting strip a minimum of five
feet wide.
(b) Street tress shall be large, deciduous shade trees with species satisfactory to
the City Arborist. Street trees to be planted must have a minimum caliper size
of 2.5 to 3 inches DBH, and shall be planted no greater than thirty feet (30') on
center.
(4) On -street parking. Sufficient space for one lane of on -street parking shall be provided
on all streets except for arterials outside of the SEQ-VC and SEQ-VR sub -districts. This
requirement may be waived within the SEQ-NRN sub -district provided the DRB finds
sufficient off-street parking has been provided to accommodate the parking needs of
the uses adjacent to the street.
(5) Intersection design. Intersections shall be designed to reduce pedestrian crossing
distances and to slow traffic.
(6) Street and sidewalk lighting. Pedestrian -scaled light fixtures (e.g., 12' to 14') shall be
provided sufficient to ensure pedestrian safety traveling to and from public spaces.
Overall illumination levels should be consistent with the lower -intensity development
patterns and character of the SEQ, with lower, smoother levels of illumination (rather
than hot -spots) and trespass minimized to the lowest level consistent with public
safety.
The Board finds that the design of the project as proposed at Master Plan could meet the above criteria
and will evaluate compliance with these criteria at later stages of the review process.
C. Residential Design
(1) Building Orientation. Residential buildings must be oriented to the street. Primary
entries for single family and multi family buildings must face the street. Secondary
building entries may open onto garages and/or parking areas ... A minimum of thirty-
five percent (355va) of translucent windows and surfaces should be oriented to the
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south...
(2) Building Facades. Building facades are encouraged to employ a theme and variation
approach. Buildings should include common elements to appear unified, but facades
should be varied from one building to the next to avoid monotony. Front porches,
stoops, and balconies that create semi -private space and are oriented to the street are
encouraged.
(3) Front Building Setbacks. A close relationship between the building and the street is
critical to the ambiance of the street environment.
(a) Buildings should beset back a maximum of twenty-five feet (25') from the
back of sidewalk.
(b) Porches, stoops, and balconies may project up to eight feet (8') into the front
setbacks.
(4) Placement of Garages and Parking. For garages with a vehicle entrance that faces a
front lot line, the fagade of the garage that includes the vehicle entrance must be set
back a minimum of eight feet (8') behind the building line of the single or two-family
dwelling.
(5) Mix of Housing Styles. A mix of housing styles (i.e. ranch, cape cod, colonial, etc.),
sizes, and affordability is encouraged within neighborhoods and developments. These
should be mixed within blocks, along the street and within neighborhoods rather than
compartmentalized into sections of near -identical units.
The criteria above will be evaluated at subsequent levels of review for the project.
G. OTHER ISSUES
Street 'A' must receive a street name from the Planning Commission.
DECISION
Motion by Matt Cota, seconded by Jennifer Smith, to approve Master Plan application #MP-16-02 of The
Snyder Group, Inc. subject to the following conditions:
1. All previous approvals and stipulations will remain in full effect except as amended herein.
2. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services,
and service modifications must be underground.
3. There shall be no use of herbicides, pesticides, and/or non -organic fertilizers, within either the
wetlands or the associated buffers. This restriction must be reflected in the association documents
which must be reviewed by the City Attorney Prior to issuance of a zoning permit for the first
building on the property, the applicant must record a "Notice of Conditions" to this effect which has
been approved by the City Attorney.
4. There will be no mowing within 50 feet of the wetlands on the property. Brush -hogging will be
allowed no more than three (3) times per year. Prior to issuance of a zoning permit for the first
building on the property, the applicant will be required to record a "Notice of Conditions" to this
effect which has been approved by the City Attorney.
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5. The plans must be revised to show the changes below and require approval of the Administrative
Officer. Three (3) copies of the approved revised plans must be submitted to the Administrative
Officer prior to or with the submission of the final plat application.
a. Update the plan page labeled "Master Plan" to show the proposed path and proposed
sidewalk easements which are represented on the plan pages labeled "Master Plan
North" and "Master Plan South."
Mark Behr
Yea
Nay
Abstain
Not Present
Matt Cota
Yea
Nay
Abstain
Not Present
Frank Kochman
Yea
Nay
Abstain
Not Present
Bill Miller
Yea
Nay
Abstain
Not Present
David Parsons
Yea
Nay
Abstain
Not Present
Jennifer Smith
Yea
Nay
Abstain
Not Present
John Wilking
Yea
Nay
Abstain
Not Present
Motion carried by a vote of 5— 0 — 1.
Signed this 18 day of January
Bill Miller, Chair
2017, by
Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this
decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental
Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South
Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See
V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or
http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing
requirements, deadlines, fees and mailing address.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state
permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.
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