HomeMy WebLinkAboutSD-20-02 - Supplemental - 0010 Mansfield View Lane (9)Page 1 of 5
Criteria for Review of PUDs, Subdivisions, Transect Zone
Subdivisions, and Master PlansA.General Standards.In all zoning districts of the City, the DRB shall make findings offacton a PUD,subdivision Transect Zone subdivision, and/or Master Plan in keepingwith the standards for approval of subdivisions in Article 15 and/or site plans andconditional uses in Article 14 For PUD, subdivision and/or Master Plan applicationswithin the SEQ, IO and R1-Lakeshore districts, the DRB shall also make positivefindings with respect to the project’s compliance with the specific criteria in thissection.The general standards applicable to all PUDs, subdivisions, Transect Zonesubdivisions, and Master Plans are, except as noted below:1.Sufficient water supply and wastewater disposal capacity is available to meet theneeds of the project in conformance with applicable State and City requirements,as evidenced by a City water allocation, City wastewater allocation, and/orVermont Water and Wastewater Permit from the Department of EnvironmentalConservation.The City of South Burlington Water Department purchases its
water from wholesaler Champlain Water District and as of this time there
are no issues with water quantity. The proposed expansion will be served
by proposed municipal water service connections.The project proposes to
extend the existing municipal sewage collection system located within theproperty.The project currently enjoys the issuance of a State WW permitfor the water and sewer improvements and allocations fo the twobuildings.2.Sufficient grading and erosion controls will be utilized during construction andafter construction to prevent soil erosion and runoff from creating unhealthy ordangerous conditions on the subject property and adjacent properties. Inmaking this finding, the DRB may rely on evidence that the project will becovered under the General Permit for Construction issued by the VermontDepartment of Environmental Conservation.As the proposed area of
disturbance is greater than 1-acre, the project will be subject to the
requirements of the State of Vermont General Permit 3-9020 for
stormwater runoff from construction sites.The attached plans depict theproposed EPSC measures and supporting narrative and details.3.The project incorporates access, circulation and traffic management strategiessufficient to prevent unreasonable congestion of adjacent roads. In making thisfinding the DRB may rely on the findings of a traffic study submitted by theapplicant, and the findings of any technical review by City staff or consultants.Based on the ITE Trip Generation Manual 10th edition, the existing 7,200
square foot office use (Land Use 710 –General Office Building) generates
79 weekday trips,11 AM peak (adjacent street) trips, and 11PM peak
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(adjacent street) trips.Including both the existing 7,200 square footgeneral office use, the proposed 4,400 SF veterinary use and the proposed7,200-square foot office uses,for a total of 14,400 square feet of general
office use and 4,400 SF veterinary use,this project is anticipated to
generate 240 weekday trips, 40 AM peak (adjacent street) trips, and 42 PM
peak (adjacent street) trips.The original traffic study approved for the
project in 2007 has been updated to reflect current traffic levels on VT
Route 116 and the reduced traffic generation levels. The results indicate
no change to the original findings of no additional off0soite traffic
improvements being required.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 uniquenatural features on the site. In making this finding the DRB shall utilize theprovisions of Article 12 of these Regulations related to wetlands and streambuffers, and may seek comment from the Natural Resources Committee withrespect to the project’s impact on natural resources.Neither the
Comprehensive Plan mapping nor the enclosed ANR mapping includes any
mapped wetlands, streams, or wildlife habitats in the project location.5.The project is designed to be visually compatible with the planned developmentpatterns in the area, as specified in the Comprehensive Plan and the purpose ofthe zoning district(s) in which it is located. For Transect Zone subdivisions, thisstandard shall apply only to the location of lot lines, streets and street types, andnatural resources identified in Article XII of these Regulations.The proposedbuilding coverage is 10%, which is less than district’s the maximumallowablebuilding coverage of 30%.The proposed lot coverage is 41%,which is less than the district’s maximum allowable lot coverage of 50%.The table on enclosed Sheet C1.1 demonstrates the project’s compliancewith the dimensional standards for the IO zoning district. The proposedproject meets the district’s goals of preserving the generally opencharacter of the district through the introduction of a minipark amongst
the buildings. This park has been designed to integrate common elements
and shade features into the property with retention of the view corridor to
Mt. Mansfield.6.Open space areas on the site have been located in such a way as to maximizeopportunities for creating contiguous open spaces between adjoining parcelsand/or stream buffer areas. For Transect Zone subdivisions, this standard shallapply only to the location of natural resources identified in Article XII of theseRegulations and proposed open spaces to be dedicated to the City of SouthBurlington.Please see the narrative above as it relates to the creation f anactive use recreation open space area.The property is not located within astream buffer area.
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7.The layout of a subdivision or PUD has been reviewed by the Fire Chief or hisdesignee to insure that adequate fire protection can be provided, with thestandards for approval including, but not be limited to, minimum distancebetween structures, street width, vehicular access from two directions wherepossible, looping of water lines, water flow and pressure, and number andlocation of hydrants. All aspects of fire protection systems shall be designed andinstalled in accordance with applicable codes in all areas served by municipalwater. This standard shall not apply to Transect Zone subdivisions.Plans have
been submitted to the Fire Chief for review. The project layout remains
similar to that approved in 2007 as it relates to circulation.8.Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utilitylines and lighting have been designed in a manner that is compatible with theextension of such services and infrastructure to adjacent properties. ForTransect Zone subdivisions, this standard shall only apply to the location andtype of roads, recreation paths, and sidewalks.The project proposes toconstruct the segment of the future recreation path as it runs across the
CEA property. The project also provide pedestrian connectivity in the
east-west direction by extending the existing sidewalk system to the
recreation path and to the eastern property line. The project also extends
the vehicular access to the eastern edge of the property in support of the
applicant’s requirement to enable emergency access from the former
South Burlington Realty (AKA Munson Property). The interface is outfitted
with an unlocked gate in accordance with the agreement with EMV, LLC to
the north.All new utility services for the project will be underground.All of the proposed lighting has bene design to conform with the LDRdesign standards.9.Roads, utilities, sidewalks, recreation paths, and lighting are designed in amanner that is consistent with City utility and roadway plans and maintenancestandards, absent a specific agreement with the applicant related tomaintenance that has been approved by the City Council. For Transect Zonesubdivisions, this standard shall only apply to the location and type of roads,recreation paths, and sidewalks.This project does not propose any new
public roads, utilities,or sidewalks. The project does proposed a new
public recreation path segment with a supporting IOD. The private lighting
system has been designed to comply with the LDR requirements.All
proposed utilities will be located on private property.10.The project is consistent with the goals and objectives of the ComprehensivePlan for the affected district(s).a.Objective 60: Give priority to the conservation of contiguous andinterconnected open space areas within this quadrant outside of thoseareas [districts, zones] specifically designated for development.This
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project is surrounded by approved commercial subdivisions wherethe existing open space is not contiguous to this lot. .b.Objective 61:Maintain opportunities for traditional and emerging formsof agriculture that complement and help sustain a growing city, andmaintain the productivity of South Burlington’s remaining agriculturallands.The project is located on an already developed lot containing
an existing office use and is largely surrounded by adjacent,existing
development.c.Enhance Dorset Street as the SEQ’s “main street” with traffic calmingtechniques, streetscape improvements, safe interconnected pedestrianpathways and crossings, and a roadway profile suited to its intended localtraffic function.The project is located on Hinesburg Road, not DorsetStreet; therefore, this item is not applicable.11.The project’s design incorporates strategies that minimize site disturbance andintegrate structures, landscaping, natural hydrologic functions, and othertechniques to generate less runoff from developed land and to infiltrate rainfallinto underlying soils and groundwater as close as possible to where it hits theground. For Transect Zone subdivisions, this standard shall apply only to thelocation of natural resources identified in Article XII of these Regulations.B.Industrial-Open Space District.A Master Plan and/or PUD in the Industrial-OpenSpace District shall comply with the following standards:1.Open space and development areas shall be located so as to maximize theaesthetic values of the property in keeping with the Comprehensive Plan goalof preserving and enhancing the open character, natural areas, and scenicviews of the Quadrant, while allowing carefully planned development.Theproposedmini-park has bene sited so as to be both centrally locatedwhile also taking advantage of the views to Mt. Mansfield to the east.2.Open space and any buffering shall be located in a manner that minimizesimpacts on adjacent residential uses, if any.With the exception of an
existing residence to the southwest, all of the adjoining lots on the east
side of Hinesburg Road are within the IO zoning district. An existing
vegetative buffer is located between the existing office building and the
aforementioned existing residential use located to the southwest of the
proposed expansion.Vegetative screening is proposed between theproposed expansion and the existing, adjoining residential use.C.R1-Lakeshore District. A Master Plan shall be required for development of morethan ten (10) residential units in a five (5) year period in the R1-Lakeshore District.Development pursuant to a Master Plan shall be subject to the following
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supplemental standards:This project is not located with the R1-LakeshoreDistrict; therefore, this item is not applicable.1.Gross residential density shall be allowed to be increased to seven (7)dwelling units per acre This project is not located with the R1-
Lakeshore District; therefore, this item is not applicable.2.Dwelling units shall not exceed two and one-half (2 ½) stories inheight.This project is not located with the R1-Lakeshore District;
therefore, this item is not applicable.3.The layout of the PUD conforms to the City’s Official Map with respectto the layout of roads and open spaces.This project is not locatedwith the R1-Lakeshore District; therefore, this item is notapplicable.4.The proposed PUD maximizes the lakeshore recreation and accessopportunities and the conservation of historic resources.This
project is not located with the R1-Lakeshore District; therefore,
this item is not applicable.5.The proposed PUD protects the visual integrity of the lakeshore.This
project is not located with the R1-Lakeshore District; therefore,
this item is not applicable.End of Section