HomeMy WebLinkAboutAgenda - Planning Commission - 08/24/2021South Burlington Planning Commission
180 Market Street
South Burlington, VT 05403
(802) 846-4106
www.sburl.com
Meeting Tuesday, August 24, 2021
City Hall, 180 Market Street
7:00 pm
The Planning Commission will attend this meeting in person. Members of the public may attend in
person or digitally via GoToMeeting.
Participation Options:
In person: South Burlington City Hall Auditorium, 180 Market Street
Interactive Online (audio & video): https://www.gotomeet.me/SBCity/pc-2021-08-24
Telephone (Audio Only): +1 (646) 749-3122; Access Code: 518-350-861
AGENDA:
1. *Agenda: Additions, deletions or changes in order of agenda items (7:00 pm)
2. Open to the public for items not related to the agenda (7:02 pm)
3. Announcements and staff report (7:05 pm)
4. *Continue review of draft amendments to the Land Development Regulations, with Sharon Murray, Front
Porch Community Planning & Design (7:15 pm)
a. Infill PUD Draft Review and, as needed, link between PUD standards and draft Subdivision and
Master Plan standards;
b. Follow-discussion of Conservation PUD Type (as needed)
5. *Other Business: (8:55 pm)
a. Williston Planning Commission public hearing on proposed amendments to Unified Development
Bylaw, September 7, 2021, 7:00 pm, Williston Town Hall Annex
6. Adjourn (9:00 pm)
Respectfully submitted,
Paul Conner, AICP,
Director of Planning & Zoning
* item has attachments
packet page 1
South Burlington Planning Commission Virtual Meeting Public Participation Guidelines
1. The Planning Commission Chair presents these guidelines for the public attending Planning Commission meetings
to ensure that everyone has a chance to speak and that meetings proceed smoothly.
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presenting / commenting will have their video on.
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engage with the subject, we would like to hear from all commissioners first. After the Commission has discussed an
item, the Chair will ask for public comment.
4. Please raise your hand identify yourself to be recognized to speak and the Chair will try to call on each participant
in sequence. To identify yourself, turn on your video and raise your hand, if participating by phone you may unmute
yourself and verbally state your interest in commenting, or type a message in the chat.
5. Once recognized by the Chair, please identify yourself to the Commission.
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sure everyone is heard and sufficient time is available for Commission to to complete the agenda.
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interrupt others when they are speaking.
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Indications of support are most efficiently added to the chat.
9. The Chair will make reasonable efforts to allow all participants who are interested in speaking to speak once to
allow other participants to address the Commission before addressing the Commission for a second time.
10. The Planning Commission desires to be as open and informal as possible within the construct that the Planning
Commission meeting is an opportunity for commissioners to discuss, debate and decide upon policy matters.
Regular Planning Commission meetings are not “town meetings”. A warned public hearing is a fuller opportunity to
explore an issue, provide input and influence public opinion on the matter.
11. Comments may be submitted before, during or after the meeting to the Planning and Zoning Department. All
written comments will be circulated to the Planning Commission and kept as part of the City Planner's official
records of meetings. Comments must include your first and last name and a contact (e-mail, phone, address) to be
included in the record. Email submissions are most efficient and should be addressed to the Director of Planning
and Zoning at pconner@sburl.com and Chair at jlouisos@sburl.com.
12. The Chat message feature is new to the virtual meeting platform. The chat should only be used for items
specifically related to the agenda item under discussion. The chat should not be used to private message
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packet page 2
Planning Commission Draft
August 24, 2021
Page 1 of 12
15C.08 Infill and Redevelopment (IRD) 1
[NOTE: THIS IS A WORKING DRAFT FOR FURTHER DISCUSSION RE FORMAT, STANDARDS, ETC. WITH THE 2
PLANNING COMMISSION AND COMMUNITY. 3
4
[ADD ILLUSTRATION] 5
6
A.____Description, Purpose. An Infill or Redevelopment PUD (IRD) is a type of planned development 7
that allows for infill development on vacant or underused tracts or parcels, or the redevelopment of 8
previously developed properties, in areas of the City served by existing city infrastructure, facilities, and 9
services. This PUD type applies to properties that, due to existing site constraints, cannot be developed 10
or redeveloped in full conformance with these Regulations. An Infill or Redevelopment PUD is intended 11
to provide the flexibility in density and design necessary to support economically viable infill and 12
redevelopment projects that benefit the community and that, through exceptional design, respond to 13
and physically enhance the area in which they are located. 14
15
B.____IRD Characteristics. Defining characteristics of an Infill or Redevelopment PUD include well-16
planned, sited, and designed development projects that: 17
18
• Contribute to the City’s economic vitality, in response to changing markets and consumer 19
demand, by providing needed housing, goods, services, and employment opportunities. 20
• Contribute to neighborhood revitalization, by introducing new housing types within or adjacent 21
to an existing residential neighborhood that are compatible with neighborhood character, but 22
which offer more housing options. 23
• Incorporate the redevelopment of underperforming properties and commercial strips (retrofits), 24
contaminated sites (brownfields), and large expanses of parking (gray fields) in support of more 25
compact forms of walkable, pedestrian-oriented mixed use development. 26
• Extend or re-establish existing street, sidewalk, and recreation path connections. 27
• Make more efficient use of vacant, underused, or previously developed land, and existing public 28
infrastructure, utilities, and services. 29
• Incorporate a density of development, compatible in design with the surrounding area, that 30
supports walkable residential, mixed use, and transit-oriented development. 31
• Improve the physical appearance, walkability, and amount of civic and green space within 32
existing residential neighborhoods, commercial centers, and commercial strip development. 33
• Introduce missing or complementary uses, facilities, services, amenities, or civic space intended 34
to serve the immediate and surrounding area. 35
36
C.____Applicability. An Infill or Redevelopment PUD is an allowed PUD type within underlying zoning 37
districts listed in Table 15C-1. [Note: To be determined]. 38
39
(1) An Infill or Redevelopment PUD is elective for the subdivision and development of any 40
existing tract or parcel that is: 41
(a) At least two (2) acres, but less than ten (10) acres in total area; and 42
(b) Located within or abutting a previously developed area of the City served by existing 43
public streets, water sup ply, wastewater, and stormwater management systems. 44
Commented [SM1]:
Upper limit for infill is typically lots of around
2 acres in more urban settings, but given PC’s
minimum of 4 acres for mandatory PUDs, and
minimum of 10 acres for TNDs this is intended
to allow for a more expanded version of
“infill” development –within areas of the city
served by infrastructure. Note that absent
this provision, most remaining larger tracts
could be simply subdivided under subdivision,
zoning district, and master plan requirements.
The difference is the flexibility, and minimum
density, that PUD review offers where there
are significant, existing development
constraints.
Commented [SM2]: As currently defined
under LDRs
packet page 3
Planning Commission Draft
August 24, 2021
Page 2 of 12
1
(2) An Infill or Redevelopment PUD may consist of: 2
3
(a) A more limited version of another PUD Type, other than a Conservation PUD, as allowed 4
within the underlying zoning district, including: 5
6
(i) an infill TND with a total Buildable Area of less than ten (10) acres, or 7
(ii) an infill NCD with a total Buildable Area of less than four (4) acres. 8
9
(b) A Residential or Mixed Use IRD PUD on an existing tract or parcel of two (2) to four (4) 10
acres that allows for a smaller residential or mixed use infill or redevelopment project, as 11
allowed within the underlying or applicable zoning district, that is designed specifically to: 12
13
(i) address existing site constraints; and to 14
(ii) respond to the existing or planned development context within the immediate 15
vicinity of the project, including an area identified by the City for redevelopment. 16
17
D._____Context. For planning and design purposes, the Infill or Redevelopment PUD planning area 18
includes elements required for the detailed analysis of the local development context under Subsection 19
__ below, that are located within ¼-mile of the tract or parcel to be developed, or within ½-mile of the 20
tract or parcel if located on an existing or planned transit route, as measured from the property line or 21
delineated PUD boundary. 22
23
E._____Development Density. An IRD PUD is intended to allow for a density of development that 24
makes more efficient use of developable land and infrastructure, promotes more compact, walkable 25
neighborhoods and mixed use centers, and helps offset the typically higher cost of infill or 26
redevelopment. However, a higher density of development than specified for the underlying zoning 27
district may be accommodated only to the extent that the development is designed to be compatible 28
with, and to complement, the type and form of existing and planned development in the vicinity of the 29
project. The overall density and intensity of development within an IRD PUD shall be determined as set 30
forth under Section 15C.03(D) and the following: 31
32
(1) Buildable Area. For an IRD PUD, the Buildable Area as defined under Section 15C.03 (D): 33
34
(a) Must include the footprint or area of any existing buildings, parking areas, civic or other 35
public spaces to be retained on the tract or parcel proposed for redevelopment, as identified on 36
the PUD Master Plan and incorporated in PUD design. 37
38
(b) May exclude that portion of a tract or parcel where physical constraints, technical site 39
limitations, or legal encumbrances preclude additional development, as shown on the PUD 40
Master Plan, if it is clearly documented by the applicant, and the DRB finds that: 41
42
(i) The cost to eliminate or mitigate such site constraints would prevent economically 43
viable infill or redevelopment on the remaining portion of the tract or parcel; and that 44
45
Commented [SM3]: Drafting note:
consider moving this to general standards
applicable to all PUDs? Though development
context is especially critical for evaluation of
an infill or redevelopment project. See __
below.
packet page 4
Planning Commission Draft
August 24, 2021
Page 3 of 12
(ii) Such constraints will not adversely affect proposed development on the remainder 1
of the tract or parcel, on abutting properties and uses, or public facilities, utilities, and 2
services. 3
4
(2) Land Use Allocations. The minimum land use allocations specified for a TND or NCD apply 5
to any Infill TND or NCD, except as may be modified by the DRB under (b) below. 6
7
Table 15C.08-1 IRD PUD Land Use Allocations
(%) Buildable Area (Min)
TND NCD
Residential 65% 20%
Mixed Use 5% 50%
Civic Space 15% 10%
Resource Land (Level I, II Resource) 0% 0%
8
(a) The above minimum land use allocations shall not apply to a small Residential or Mixed 9
IRD PUD of less than four (4) acres. 10
11
(i) A Residential or Mixed Use PUD may incorporate one or more categories of use 12
consistent with the PUD type, the development context, and uses allowed within the zoning 13
district; however: 14
15
(ii) A minimum of 10% of the total Buildable Area must be allocated to a Civic Space 16
Type appropriate to the development context, except as may be modified or waived by the 17
DRB under (b) below. 18
19
(b) For an IRD PUD, at applicant request, the DRB may adjust, reduce, or waive a minimum 20
allocation requirement in relation to the available Buildable Area, and in response to a detailed 21
analysis of the development context under Subsection ___ below, to include consideration of 22
existing, complementary development, uses, and civic or public spaces that are present and 23
accessible in the immediate vicinity of the PUD. For example, the DRB may, based on related 24
findings: 25
26
(i) Reduce or waive the minimum Civic Space requirement if direct pedestrian access is 27
provided to civic or other publicly accessible open space located within walking distance (¼-28
mile) of building lots within the PUD. 29
30
(ii) Reduce or waive the minimum Mixed Use allocation requirement within an infill 31
TND, if the PUD incorporates direct pedestrian access to adjoining civic, commercial, or 32
mixed use development that can also serve the TND. 33
34
(iii) Reduce or waive the minimum Residential allocation within an infill NCD if the NCD 35
is directly connected to and will serve adjoining residential neighborhoods; or the Mixed Use 36
portion of the NCD includes a residential component, consisting of residential dwelling units 37
Commented [SM4]: Not yet been
reviewed, discussed. If necessary, delete in
Hearing Draft.
packet page 5
Planning Commission Draft
August 24, 2021
Page 4 of 12
within mixed use building types, that meets the minimum residential density requirement 1
for the NCD. 2
3
(iv) Adjust land use allocations in response to existing buildings and land uses to be 4
retained on a tract or parcel proposed for redevelopment. 5
6
(3) Base Density. 7
8
(a) The minimum required (base) residential density within an infill TND or other residential 9
IRD PUD is four dwelling units per acre (4 DU/A), or the maximum residential density allowed 10
within the underlying zoning district, whichever is greater. 11
12
(b) The minimum required (base) residential density within an infill NCD or other Mixed Use 13
IRD PUD, or within any IRD PUD located within ½-mile of an existing or planned transit route, is 14
eight dwelling units per acre (8 DU/A), or the maximum residential density allowed within the 15
underlying zoning district, whichever is greater. 16
17
(c) The residential base density does not include accessory dwelling units; and may be 18
increased as necessary to accommodate offset housing units under Section ___ 19
20
(d) There is no minimum nonresidential density requirement within an IRD PUD. 21
22
(e) The density of development within and IRD PUD must be accommodated through the 23
selection of housing or other building types that complement and enhance existing or planned 24
development, including the type, form, and pattern of development in the immediate vicinity; 25
and through site layout and design that avoids, or minimizes and mitigates, adverse impacts to 26
adjoining properties (See ___). 27
28
(f) The DRB may allow for a reduction in the minimum required density of development 29
within an IRD PUD only as necessary to address: 30
31
(i) Physical site constraints or other site limitations that preclude minimum required 32
densities of development; or 33
34
(ii) Adverse impacts to adjoining properties that cannot be avoided, or sufficiently 35
minimized and mitigated, through site layout, site improvements, and building placement 36
and design. 37
38
(g) The maximum development density allowed within an IRD PUD, as specified in the PUD 39
Master Plan, subject to DRB review and approval, shall be determined based on: 40
41
(i) The total Buildable Area, proposed land use allocations by category, the selected 42
mix of housing and other building types, and associated building type standards, and 43
44
packet page 6
Planning Commission Draft
August 24, 2021
Page 5 of 12
(ii) Any proposed reductions in the required density of development necessary to 1
avoid, or to minimize and mitigate, the adverse impacts of development on adjoining 2
properties or the existing or planned character of the immediate area. 3
4
(h) Within the following SEQ Sub-districts, the maximum density of residential development 5
within any IRD PUD shall not exceed the maximum density allowed by sub-district, as specified 6
under Section 9.05 (Transfer of Development): SEQ- NR, NRT, NRN, VR, and VC Sub-districts. 7
8
F._____Allowed Uses. Uses allowed within an Infill or Redevelopment PUD include any permitted or 9
conditional use allowed within the underlying zoning district that can be accommodated in an allowed 10
building type. 11
12
[Q: Given minimum required density of development, building type/lot standards, specifically prohibit 13
auto-oriented uses that require extensive parking and queuing, including drive-throughs?] 14
15
G._____IRD PUD Dimensional Standards. 16
17
(1) An infill TND or NCD must meet respective dimensional standards applicable to a TND (Table 18
15C.05-1) or an NCD (Table 15C.06-1), including Block, Building Lot, and Building standards, except 19
as may be modified, reduced, or waived by the DRB under (3) below. 20
21
(2) For a small Residential or Mixed IRD PUD of less than four (4) acres, relevant subdivision and 22
zoning district standards shall apply, unless modified, reduced, or waived by the DRB under (3) 23
below; however, 24
25
(a) Building Type standards under ________________) for selected housing or building 26
types that are compatible with the development context, including associated lot size, frontage, 27
and setback standards, may be substituted for zoning district dimensional standards, as 28
necessary to meet IRD PUD contextual design and minimum density requirements. 29
30
(3) In response to the existing or planned development context, for an IRD PUD the DRB may 31
modify, reduce, or waive one or more applicable dimensional standards as necessary to: 32
33
(a) Accommodate reductions in the designated Development or available Buildable Area 34
associated with infill or redevelopment, that result in insufficient acreage to meet applicable 35
dimensional standards; 36
37
(b) Allow for more creative and efficient subdivision and site layout and design, particularly 38
in response to existing site limitations that cannot be eliminated; or to 39
40
(c) Ensure that the pattern and form of proposed development is compatible with existing 41
or planned development in the immediate vicinity, as determined from the detailed context 42
analysis provided under Subsection ___. 43
44
45
packet page 7
Planning Commission Draft
August 24, 2021
Page 6 of 12
H._____IRD PUD Street, Building, and Civic Space Types. [Add Tables?] 1
2
(1) Street Types. Street Types within an IRD PUD must be compatible with the development 3
context, including existing and planned public street, sidewalk, and path networks in the immediate 4
vicinity of the project. 5
6
(a) Street Types allowed within a TND or NCD are allowed within an infill TND or NCD, but 7
may be modified, subject to DRB review and approval, as necessary to integrate new streets in 8
the existing street network, and to maintain and enhance pedestrian connections serving the 9
PUD. 10
11
(b) Typically, a Residential or Mixed Use IRD PUD will be served by the existing street and 12
pedestrian network. To the extent physically feasible: 13
14
(i) Street and pedestrian connectivity must be re-stablished or maintained and 15
enhanced; and 16
17
(ii) Existing street and pedestrian facilities serving the PUD must be upgraded or 18
enhanced to meet current standards. 19
20
(iii) Where a new local street is proposed, the selected Street Type must be compatible 21
with the development context. 22
23
(2) Building Types. Selected Building Types and associated building lots within an IRD PUD 24
must be compatible with the development context, including the prevalent type, spacing, 25
placement, height, and form of principal buildings along the street in the immediate vicinity of the 26
project that are consistent with the existing or planned pattern and form of development. 27
28
(a) Building Types allowed within a TND or NCD, are allowed within an infill TND or NCD, 29
and in a Residential or Mixed Use IRD PUD, consistent with the development context. 30
31
(b) Applicable building standards, including dimensional building lot or height standards 32
defined by either Building Type or Zoning District, may be modified or reduced subject to DRB 33
review and approval, as necessary to fully integrate new buildings and uses within the 34
established pattern of development in the immediate vicinity of the project; or in association 35
with a more extensive, planned redevelopment of the area, in conformance with the 36
Comprehensive Plan. 37
38
(3) Civic Space Types. Civic Space Types (under ____) selected to meet minimum civic space 39
allocation requirements within an IRD PUD, unless waived by the DRB under (E) above, must be 40
compatible with the existing or planned development context. 41
42
(a) Civic Space Types allowed within a TND or NCD are allowed within an infill TND or NCD 43
or, respectively, a Residential or Mixed Use IRD PUD. 44
45
packet page 8
Planning Commission Draft
August 24, 2021
Page 7 of 12
(b) Civic space within an Infill or Redevelopment PUD must: 1
2
(i) Directly connect to and be accessible from the surrounding area; and 3
4
(ii) Include civic space and amenities that either enhance an existing neighborhood 5
where civic or other publicly accessible open space is lacking, or that complement existing 6
civic or other public spaces located in the vicinity (e.g., within a ¼-mile walking distance) of 7
the project. 8
9
(c) Associated civic space standards may be modified or reduced by the DRB as necessary 10
to integrate new civic space within the existing or planned pattern of development. 11
12
I._____PUD IRD Design Standards 13
14
(1) Compatibility. An Infill or Redevelopment PUD must be designed to respond to, and to 15
complement and enhance the type, pattern, and form of existing or planned development in the 16
immediate vicinity of the project. PUD compatibility with the surrounding area, as determined from 17
a detailed analysis of the development context, shall be a primary consideration in IRD PUD project 18
design, and for DRB review and approval under associated design standards. 19
20
(2) Context Analysis. For purposes of determining project compatibility with the development 21
context, the applicant must submit with the PUD Master Plan application a detailed analysis of the 22
development context within the planning area, and in the immediate vicinity of the project, as it 23
relates to the project area and proposed development within the IRD PUD. 24
25
(a) “Development Context” is defined to include: 26
27
(i) The prevalent or recurring pattern and form of development within the Planning 28
Area – including established street grid and streetscape elements, blocks, lots, buildings and 29
yard areas, civic spaces, and parking arrangements, and 30
31
(ii) The character of the area, as defined by zoning district purpose statements, allowed 32
uses, and district specific development standards; or 33
34
(iii) An area planned for redevelopment by the City as identified in the Comprehensive 35
Plan, or a more detailed area or redevelopment plan, specific to the project area. 36
37
(b) “Compatibility” is defined to include a project that: 38
39
(i) Incorporates uses allowed within the underlying zoning district or associated PUD 40
type, or as proposed in association with area redevelopment, including the introduction of 41
uses that complement and enhance the existing mix of uses in the immediate vicinity of the 42
project. 43
44
packet page 9
Planning Commission Draft
August 24, 2021
Page 8 of 12
(ii) Incorporates planned public facilities, utilities, infrastructure, or improvements 1
identified on the adopted Official Map or in the Capital Improvement Program; upgrades 2
existing utilities and infrastructure as necessary to serve the project area; and minimizes the 3
need for street or infrastructure extensions. 4
5
(iii) Minimizes and mitigates contrasts in the density, scale, and form of proposed 6
development in response to the established, or planned, pattern and form of development 7
in the immediate vicinity of the project. 8
9
(iv) Establishes or enhances a compact form of neighborhood or mixed use 10
development that improves pedestrian access and walkability in the immediate vicinity of 11
the project, for example through the introduction of connecting sidewalks and pedestrian 12
paths, civic space, streetscape improvements, and landscaping. 13
14
(c) The context analysis required for an Infill or Redevelopment PUD must at minimum 15
incorporate the following elements located onsite and within the Planning Area, as included and 16
described in supporting documentation submitted with the PUD Master Plan application: 17
18
(i) Hazard, Level I, and Level II Resources regulated under Articles 10 and 12. 19
(ii) Street, sidewalk, pedestrian, bicycle, and transit routes and connections. 20
(iii) Prevalent pattern of land subdivision and development in the area, as defined by 21
block lengths; building lot size and frontage distances; front, side, and rear setback 22
distances; building height and coverage; and existing parking arrangements. 23
(iv) Streetscape elements, including front setback distances and established building 24
lines; the placement, orientation, and spacing of buildings along the street; and existing and 25
planned sidewalks, street trees and frontage or yard areas, street lighting, and street 26
furniture. 27
(v) Land uses, including public parks, civic spaces, and other public and semi-public 28
spaces. 29
(vi) Building types and styles, including any listed historic buildings, sites, or structures; 30
and any prevalent or character-defining architectural features. 31
(vii) Existing and planned public facilities, infrastructure, utilities, and services including 32
planned facilities, utilities, and infrastructure identified in the City’s adopted Capital 33
Improvement Program or on the Official Map. 34
35
(d) The context analysis must also include summary metrics for specified dimensions (e.g., 36
percentages, maximums, minimums, averages) for use in comparing proposed development 37
with the prevalent pattern and form of existing, or planned, development, and for DRB review of 38
any requested modifications, reductions, or waivers in required dimensional standards; or for 39
the evaluation of an alternative form of compliance under Section ___. 40
41
(e) For a small Residential or Mixed Use IRD PUD [that doesn’t involve a new street], at 42
applicant request, the DRB may limit the extent of the analysis required to include only the 43
immediate vicinity of the project, as defined by the established pattern of development on the 44
adjoining street(s) or block, and all abutting properties. 45
packet page 10
Planning Commission Draft
August 24, 2021
Page 9 of 12
(3) Design Standards. An Infill or Redevelopment must incorporate exceptional subdivision 1
and site design that responds to and incorporates the following contextual design considerations, as 2
documented in the application: 3
4
(a) Pattern. Maintain or extend the overall pattern and grain of development defined by 5
the existing street grid, block configurations, and prevalent lot sizes, along existing streets, for 6
example by: 7
8
(i) Locating higher density development on smaller lots within the interior of the 9
project. 10
(ii) Siting larger lots intended for larger building types on street corners (corner lots), or 11
in the interior of the project. 12
13
(b) Rhythm. Maintain the rhythm of development along existing streets or block faces, 14
including the spacing between buildings and driveways, as determined from lot widths, side 15
setbacks, and the position and orientation of principal buildings on lots, including the prevalence 16
of attached or detached building types, for example by: 17
18
(i) Introducing attached building types such as duplexes or townhouses, where 19
allowed, on narrower lots that in combination resemble and maintain the orientation, 20
frontage buildout, and spacing between detached housing along the street. 21
22
(ii) Incorporating courtyard housing such as a Cottage Court, with end units separated 23
by a courtyard that fronts on and maintains the spacing between buildings fronting the 24
street. 25
26
(iii) Locating a larger or attached building type on a corner lot, with a separate front 27
entrance oriented to and accessed from each street. 28
29
(c) Street Frontage. Maintain consistent building setbacks, and the “green edge” 30
established by front yard areas, street trees, and landscaping along the street; for example by: 31
32
(i) Maintaining a consistent “build to” line defined by the facades of principal buildings 33
fronting the street, by establishing the front setback distance in relation to (e.g., as the 34
average of) adjoining or representative buildings on the street. 35
36
(ii) Minimizing the number and width of curb cuts, driveways, and other interruptions 37
within front setbacks, particularly the width of any driveways that intersect sidewalks along 38
the street. Where this is necessary, the driveway must not exceed ten (10) feet in width. 39
40
(iii) Avoiding, or minimizing to the greatest extent feasible, the amount of paved 41
frontage devoted to solely to vehicle access and parking, by eliminating existing parking 42
within frontage areas; or, within residential areas, by providing landscaped parking pads 43
covered with attractive, permeable pavers that may also serve as outdoor patios. 44
45
Commented [SM5]: These standards are
intended to require “context sensitive” project
design…
Commented [SM6]: The “for examples”
under each are provided in lieu of more
specific, illustrated forms of guidance
(recommended…).
packet page 11
Planning Commission Draft
August 24, 2021
Page 10 of 12
1
(iv) Minimizing the extent, width, and appearance of blank walls and garage doors 2
facing the street, by locating or recessing garages to the rear of the parcel, through the 3
selection of colors and materials, and the use of landscaping, screening, windows, and 4
architectural detailing that matches and blends into the primary building facade. 5
6
(v) Introducing new sidewalks, pedestrian paths, landscaped front yards, street trees, 7
and other streetscape elements that improve access and walkability, and enhance the 8
existing streetscape. 9
10
(d) Building Placement, Orientation. Maintain or establish a consistent building orientation 11
to the street and, where a prevalent pattern exists, the relationship of the building foundation 12
to topography and grade, for example by: 13
14
(i) Maintaining a consistent height of building entrances above grade. 15
16
(ii) Excavating to include below grade basements or structured parking, as necessary to 17
avoid a significant increase in building height. 18
19
(iii) Orienting the narrow end of buildings toward the street, to establish or maintain 20
consistent, pedestrian-friendly spacing between adjoining buildings along the street. 21
22
(iv) Orienting primary building facades and façade elements, including main entrances, 23
windows, and defining features such as porches, terraces, and forecourts, to face the street, 24
or a shared courtyard or civic space that is directly accessible from the street. 25
26
(e) Contrast in Scale. Minimize and mitigate contracts in scale between existing and 27
proposed development, for example by: 28
29
(i) Including larger or attached building types within the interior of the project. 30
31
(ii) Locating taller buildings on larger, more visually prominent lots, e.g., to anchor a 32
corner lot. 33
34
(iii) Incorporating excavated or underground parking to reduce overall building height. 35
36
(iv) Defining building height based on the average height of adjoining or representative 37
buildings in the vicinity. 38
39
(v) Increasing the front setback of a taller building in proportion to building height; or 40
stepping back upper stories for consistency with adjoining building heights. 41
42
(vi) Including horizontal façade elements in building design, such as porches, balconies, 43
or colonnades, that deemphasize the vertical aspect of taller buildings, particularly at street 44
level. 45
packet page 12
Planning Commission Draft
August 24, 2021
Page 11 of 12
1
(vii) Incorporating half stories and dormers to minimize the overall increase in building 2
height. 3
4
(viii) Articulating the primary facade of larger or attached building types that face the 5
street, or an adjoining civic space, in response to the massing, articulation, and spacing of 6
other principal or representative buildings in the immediate vicinity. 7
8
(ix) Incorporating an architectural transition or buffer between buildings of different 9
scale, such as a step down in building height to match an adjoining building, or including an 10
adjoining courtyard or civic space. 11
12
(x) Using setbacks, trees, and landscaping to soften differences in scale. 13
14
(f) Architectural Features. Respond to recurring or representative architectural features 15
that define neighborhood character, without adhering to a particular architectural style, for 16
example by: 17
18
(i) Incorporating features such as prevalent window patterns or treatments, roof 19
forms, porches, representative architectural details, or building materials that define 20
neighborhood character in PUD and building design. 21
22
(g) Pedestrian Orientation. Improve and enhance pedestrian connections and walkability 23
within the area proposed for development, for example by: 24
25
(i) Ensuring that all principal buildings, civic spaces, transit stops, and other public 26
spaces and destinations within and serving the PUD, can be directly accessed on foot. 27
28
(ii) Introducing connecting sidewalks and pedestrian paths, on and off-site, as necessary 29
to serve the development. 30
31
(iii) Siting principal buildings and building entrances close to the street, consistent with 32
established or planned setbacks; and ensuring that main building entrances are directly 33
connected to, and accessible from an adjoining street, courtyard, or civic space. 34
35
(iv) Avoiding blank walls, by providing visual interest, and a pedestrian-oriented level of 36
detail, such as windows, window and entrance details, porches, canopies or awnings, 37
lighting, fencing, landscaping, signage, and street furniture, at street level. 38
39
(v) Minimizing onsite surface parking, in favor of shared, structured, or on-street 40
parking; and, where necessary, locating parking, loading, and service areas to the rear of the 41
lot, behind principal building(s) fronting the street. 42
43
44
packet page 13
Planning Commission Draft
August 24, 2021
Page 12 of 12
(h) Privacy. Limit impacts and intrusions to privacy on adjoining properties, including side 1
and back yard areas through context sensitive design, for example by: 2
3
(i) Placing building windows and balconies to minimize direct lines of sight into 4
neighboring residential yards or interiors. 5
6
(ii) Using strategically placed trees, landscaping, and screening to protect the privacy of 7
adjoining residences, including side or back yard or patio areas. 8
9
(iii) Locating nonresidential uses on the ground floor of mixed use buildings. 10
11
(iv) Using sight obscuring glass in new buildings. 12
packet page 14
Williston Unified Development Bylaw Amendments- Parking, Watershed Protection Buffers, Retail Cannabis, Class
IV Groundwater and “Cleanup” - September 7, 2021 1 | P a g e
Memorandum
TO:
Vermont Department of Housing and
Community Development
Chittenden County Regional Planning
Commission
City of South Burlington Planning Commission
Town of Essex Planning Commission
Town of Hinesburg Planning Commission
Town of Jericho Planning Commission
Town of Richmond Planning Commission
Town of Shelburne Planning Commission
Town of St. George Planning Commission
Village of Essex Junction Planning Commission
FROM: Matt Boulanger, AICP, Planning Director
DATE: August 10, 2021
SUBJECT: Town of Williston Unified Development Bylaw – Planning Commission Public Hearing
to consider a proposal to amend the following chapters:
WDB 1-46 and Appendices A-I (corrections),
WDB 4 Permits Exemptions (Class IV groundwater),
WDB 14 Parking (change minimums and requirements),
WDB 29 Watershed Health- (address nonconforming sites)
WDB 33- Gateway Zoning District North (allow medical and recreational cannabis sale),
WDB 36- Industrial Zoning District West (disallow medical cannabis sale)
WDB 37- Mixed-Use Commercial Zoning District (allow medical and recreational cannabis sale),
WDB 41 Taft Corners Zoning District- (disallow medical cannabis sale)
WDB 46- Definitions (add a definition for cannabis reflecting statute).
The Town of Williston is considering revising the portions of its development regulations related to
parking requirements, watershed protection buffers, retail cannabis and an EPA designated area of Class
IV groundwater. In addition to policy changes in these areas of the bylaw, the Town is also considering
changes throughout the document to correct errors and omissions, incorrect citations, and to add
clarifying language to some existing policies.
packet page 15
Williston Unified Development Bylaw Amendments- Parking, Watershed Protection Buffers, Retail Cannabis, Class
IV Groundwater and “Cleanup” - September 7, 2021 2 | P a g e
The Williston Planning Commission will hold a public hearing to consider the proposed amendments to
the Williston Unified Development Bylaw on Tuesday, September 7, 2021 at 7:00 PM. The hearing will be
held at the Williston Town Hall Annex Building with an option to attend virtually via Zoom (Meeting ID
158-006-871 on zoom.us/join or 1-646-558-8656). Public comment at this hearing is welcomed and
encouraged.
The proposed amendments to the Town’s Unified Development Bylaw include:
Parking
• Reduce parking minimums by 20%.
• Reduce parking requirements for Accessory Dwelling Units and multifamily residential
developments
• Allow further reduction in parking minimums through shared parking arrangements as well as
the use of a new shared parking tool.
Watershed Protection Buffers
• Amend the watershed protection buffer regulations (WDB 29) to allow flexibility for existing
nonconforming residential properties that were constructed prior to the 2009 adoption of
watershed protection standards
Retail Cannabis
• Allow the retail sale of medical or recreational cannabis in Gateway Zoning District North and
Mixed-Use Commercial Zoning District, subject to certain procedures and restrictions.
Class IV Groundwater
• Amend the Permits and Exemptions standards (WDB 4) to identify an area of Class IV
groundwater around the Commerce Street Superfund Site and to state the EPA rules under
which excavation work in this area must comply and that documentation of compliance is
required prior to issuance of a local permit.
Additional information can be obtained by contacting Matt Boulanger, Director of Planning at the
Williston Planning Office by calling (802) 878-6704, or by email to mboulanger@willistonvt.org .
Attachments: Planning Commission Reporting Form for Municipal Bylaw Amendments
Copy of Public Notice
Williston Unified Development Bylaw Documents with Proposed Changes
packet page 16
Williston Unified Development Bylaw Amendments- Parking, Watershed Protection Buffers, Retail Cannabis, Class
IV Groundwater and “Cleanup” - September 7, 2021 3 | P a g e
Town of Williston, Vermont
7900 Williston Road
Williston, VT 05495
Planning Commission Reporting Form
for Municipal Bylaw Amendments
The Town of Williston, Vermont is proposing changes to the town’s development regulations contained
in the Williston Unified Development Bylaw. This report summarizes the proposed changes to the
chapters of the Unified Development Bylaw being considered.
This report is in accordance with 24 V.S.A. §4441 (c) which states:
“When considering an amendment to a bylaw, the planning commission shall prepare and
approve a written report on the proposal. A single report may be prepared so as to satisfy the
requirements of this subsection concerning bylaw amendments and subsection 4384(c) of this
title concerning plan amendments.…. The report shall provide (:)
a) brief explanation of the proposed bylaw, amendment, or repeal and ….include a statement of
purpose as required for notice under section §4444 of this title.
The Town of Williston is considering revising the portions of its development regulations related to
parking requirements, watershed protection buffers, retail cannabis and an EPA designated area of Class
IV groundwater. In addition to policy changes in these areas of the bylaw, the Town is also considering
changes throughout the document to correct errors and omissions, incorrect citations, and to add
clarifying language to some existing policies. These changes will:
• Amend the watershed protection buffer regulations (WDB 29) to allow flexibility for existing
nonconforming residential properties that were constructed prior to the 2009 adoption of
watershed protection standards.
• Amend the parking standards (WDB 14) to 1) allow flexibility for new and redeveloping
properties to minimize the area devoted to surface parking while still ensuring that there is a
reasonable supply of parking, 2) encourage shared parking, and 3) and provide clarity around
bicycle parking and end-of-trip facility requirements.
• Allow the retail sale of medical or recreational cannabis in Gateway Zoning District North and
Mixed-Use Commercial Zoning District, subject to certain procedures and restrictions.
• Amend the Permits and Exemptions standards (WDB 4) to identify an area of Class IV
groundwater around the Commerce Street Superfund Site and to state the EPA rules under
which excavation work in this area must comply and that documentation of compliance is
required prior to issuance of a local permit.
• Correct typographical errors and incorrect citations, as well as provide clarity to existing
standards and definitions contained in WDB 1-46.
b) and shall include findings regarding how the proposal:
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Williston Unified Development Bylaw Amendments- Parking, Watershed Protection Buffers, Retail Cannabis, Class
IV Groundwater and “Cleanup” - September 7, 2021 4 | P a g e
1. Conforms with or furthers the goals and policies contained in the municipal plan, including the
effect of the proposal on the availability of safe and affordable housing:
The proposed amendments further the goals of the Williston Comprehensive Plan to:
• Minimize the surface area devoted to parking. For both design and water quality
reasons, the town will limit the number of spaces to no more than the number
required. The town will also consider reducing or eliminating parking minimums.
(Objective 4.2.3)
• Refine watershed protection buffers to address nonconforming development. There
are a number of existing houses built prior to the town’s current development
regulations that were built within what are now watershed protections areas or
buffers. The town currently does not have a mechanism for allowing any flexibility
for these properties to have any additional development on a limited basis. The
town shall consider amending its current regulations to try to accommodate some
of these properties. (Objective 3.7.1)
• The local economy is currently healthy, but the continued vibrancy of Williston’s
economy will require continued attention to the town’s land use and transportation
policies as the nature of business and commerce continue to change and evolve.
(Objective 14.4)
• Develop appropriate land use regulations where contamination is present. The
Commerce Street plume is a documented Superfund site where groundwater has
been contaminated with volatile organic compounds (VOCs) including
tetrachloroethylene (or perchloroethylene, PCE) and trichloroethylene (TCE).
Cadmium and chromium have also been detected in the groundwater plume. The
town should continue to work with the Environmental Protection Agency (EPA) to
understand the evolution of the plume, and in this case or others where significant
contamination is present, the town should consider land use regulations that
address the existing conditions to provide flexibility in determining appropriate uses
for these parcels. (Objective 12.7.2)
• The Town of Williston will continue to work with other agencies and organizations
to implement this plan. Williston’s vision of a desirable future cannot be realized
without the cooperation and support of state and federal agencies, regional
planning organizations, and other municipalities. This reality is reflected in the many
policies that call for the town to work with specific agencies. (Objective 14.6)
2. Is compatible with the proposed future land uses and densities of the municipal plan:
The proposed changes do not alter any of the allowed uses of land or densities in the
Unified Development Bylaw. The reduced parking requirements proposed may help
property owners achieve the desired residential densities and provision of housing through
accessory dwelling units as called for in the 2017 Williston Comprehensive Plan.
1. Carries out, as applicable, any specific proposals for any planned community facilities.
This is not applicable, as these bylaw sections do not call for the construction of any
community facilities.
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Williston Unified Development Bylaw Amendments- Parking, Watershed Protection Buffers, Retail Cannabis, Class
IV Groundwater and “Cleanup” - September 7, 2021 5 | P a g e
Notice of Public Hearing
TOWN OF WILLISTON
September 7, 2021, 7:00 PM Town Hall Annex Meeting Room
To participate remotely: zoom.us/join or call (646) 558-8656
Zoom Meeting ID 158 006 871
The Williston Planning Commission will hold a public hearing to consider amendments to the
Williston Unified Development Bylaw on September 7, 2021 at 7:00 PM. The public hearing will
be held virtually on Zoom. Public comment at this hearing is welcomed and encouraged.
The proposed amendments to the town’s Unified Development Bylaw include:
• Amend the watershed protection buffer regulations (WDB 29) to allow flexibility for
existing nonconforming residential properties that were constructed prior to the 2009
adoption of watershed protection standards
• Amend the parking standards (WDB 14) to 1) allow flexibility for new and redeveloping
properties to minimize the area devoted to surface parking while still ensuring that
there is a reasonable supply of parking, 2) encourage shared parking, and 3) and provide
clarity around bicycle parking and end-of-trip facility requirements
• Allow the retail sale of medical or recreational cannabis in Gateway Zoning District
North and Mixed-Use Commercial Zoning District, subject to certain procedures and
restrictions.
• Amend the Permits and Exemptions standards (WDB 4) to identify an area of Class IV
groundwater around the Commerce Street Superfund Site and to state the EPA rules
under which excavation work in this area must comply and that documentation of
compliance is required prior to issuance of a local permit
• General clean up to correct typographical errors and incorrect citations, as well as
provide clarity to existing standards and definitions
View the proposed changes online: https://bit.ly/willistonbylaw2021
Contact Matt Boulanger at the Williston Planning Office at (802) 878-6704 or
mboulanger@willistonvt.org for additional information.
packet page 19
Williston Unified Development Bylaw Amendments- Parking, Watershed Protection Buffers, Retail Cannabis, Class
IV Groundwater and “Cleanup” - September 7, 2021 6 | P a g e
Certification of Service
Vermont Agency of Commerce and Community Development
One National Life Drive
Deane C. Davis Building, 6th Floor
Montpelier, VT 05620-0501
Chittenden County Regional Planning Commission
110 West Canal Street, #202
Winooski, VT 05404
City of South Burlington Planning Commission
575 Dorset Street
South Burlington, VT 05403
Town of Essex Planning Commission
81 Main Street
Essex Junction, VT 05452
Town of Hinesburg Planning Commission
10632 Route 116
Hinesburg, VT 05461
Town of Jericho Planning Commission
P O Box 39
Jericho, VT 05465
Town of Richmond Planning Commission
P O Box 285
Richmond, VT 05477
Town of Shelburne Planning Commission
P O Box 88
5420 Shelburne Road
Shelburne, VT 05482
Town of St. George Planning Commission
1 Barber Road,
St. George, VT 05495
Village of Essex Junction Planning Commission
2 Lincoln St.
Essex Junction, VT 05452
packet page 20