HomeMy WebLinkAboutMP-09-01 - Decision - 1840 Spear Street#MP-09-01
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SOUTH VILLAGE COMMUNITIES, LLC -1840 SPEAR STREET
MASTER PLAN APPLICATION #MP-09-01
FINDINGS OF FACT AND DECISION
South Village Communities, LLC, hereinafter referred to as the applicant, is seeking
master plan review to amend a previously approved Master Plan for: 1) a 334 unit
residential development, 2) a 100 student educational facility, and 3) a 35 acre
community supported farm. The amendment consists of adding a publicly owned soccer
field, 1840 Spear Street.
The Development Review Board held a public hearing on April 21, 2009. David Sheuer
represented the applicant.
Based on testimony provided at the above mentioned public hearing and the plans and
supporting 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 is seeking master plan review to amend a previously approved Master
Plan for: 1) a 334 unit residential development, 2) a 100 student educational facility, and
3) a 35 acre community supported farm. The amendment consists of adding a publicly
owned soccer field, 1840 Spear Street.
2. The owner of record of the subject property is South Village Communities, LLC.
3. The application was received on March 30, 2009.
4. The subject property is located in the South East Quadrant Zoning District.
5. The plan submitted consists of a four (4) page set of plans, page one (1) entitled
"Master Plat Plan," prepared by Civil Engineering Associates, Inc., dated August, 2004,
last revised on 3/30/2009.
Master Plan approval for this property is required by Section 15.07(B)(1) of the South
Burlington Land Development Regulations as a prerequisite to the development of ten
(10) or more residential units in the Southeast Quadrant Zoning District (SEQ).
The Board reviewed the plans on February 17, 2009 and was generally in favor of the
application.
The applicant is proposing to create a 2.71 acre parcel (newly formed Lot 11 B) for the
soccer field and increase the size of the existing Lot 11A (from 1.62 to 2.07 acres); this
new lot and increase will be taken from Lot 48 (labeled on the original Master Plan as
Agricultural and Open Space). Lot 48 will thus be reduced to 184.6 acres. Lot 11 has
been designated as a site for a future school and is not proposed to be affected by this
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application.
The applicant has included a letter detailing the ownership and maintenance of the
proposed field. Staff has worked with the Director of the Recreation Department and
trusts that those details will be satisfactorily worked out outside of the development
review process. As stated in a similar review of site plan details, there are no buildings or
lighting proposed. Parking details are being reviewed as part of that site plan process.
Access to the field is via a proposed twenty -foot wide access road from Allen Road East.
The applicant is also proposing a recreation path extension, proposed to be eight feet
wide and paved along its entire length, separated from the road by a green strip of
varying width. This access road and recreation path is proposed to cross Lot #11A,
accessible via easement.
The proposed field, access road, and recreation path are situated between several Class
III wetlands. The proposed development does not encroach directly into the wetlands,
but there are proposed impacts into the associated 50 foot buffer zones. The applicant
has submitted a memorandum from Briggs Environmental to address any potential
impacts which may result from the development.
Lot and Building Coverage Waivers
The entire PUD currently has the following waivers as they apply to single family, and
multifamily of 3 units or less:
■ maximum building coverage of 42%
■ maximum overall coverage of 61 %
The applicant is requesting to increase these coverages as follows:
■ maximum building coverage of 50%
■ maximum overall coverage of 75%
The applicant met with the Director of Planning and Zoning to discuss these requests.
Staff would not support a building coverage increase above 70%; staff finds the increase
to overall coverage acceptable.
DECISION Motion by (� T1�`� l �✓ ! seconded by �rIfA
�r
to approve Master Plan Application #MP-09-01 of South Village Communities, LLC,
subject to the following conditions:
1. All previous approvals and stipulations shall remain in full effect except as amended
herein.
2. This project shall be completed as shown on the Master Plan submitted by the
applicant and on file in the South Burlington Department of Planning and Zoning.
3. The Board approves the following waivers from the Southeast Quadrant Dimensional
Standards for single family, duplex, and triplex units:
a. Maximum overall coverage of 70%
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b. Maximum building coverage of 50%
4. Any changes to the Master Plan shall require approval of the South Burlington
Development Review Board.
4. The Master Plan (sheet S1.0) shall be recorded in the land records within 180 days or
this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior
to recording.
Mark Behr -C ay/abstain/not present
Matthew Birmingham — yea/nay/abstain not present
John Dinklage — a/nay/abstain not present
Roger Farley — e ay/abstain/not presen
Eric Knudsen — e nay/abstain/not present
Peter Plumeau — /nay/abstain/not present
Gayle Quimby — e nay/abstain/not present
Motion carried by a vote of S - 6> -0
Signed this day r ' I 2009b
9 Y , Y
ark Behr, Vice Chairman
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRECP 5 in writing, within 30 days of the date this
decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to
challenge this decision at some future time may be lost because you waited too long.
You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy;
finality).
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