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HomeMy WebLinkAboutSD-24-02 - Supplemental - 0850 Hinesburg Road (5)APPLICATION NARRATIVE FOR SUBDIVISION SKETCH PLAN REVIEW 850, 900, & 950 Hinesburg Road December 27, 2023 The following informaƟon has been prepared by Trudell ConsulƟng Engineers, Inc. and revised by WGM Associates. ExisƟng CondiƟons: This project site involves a single 10 acre parcel with three (3) exisƟng residenƟal homes occupied by siblings of the Wright family. The parcel is located along Hinesburg Road. There are three (3) exisƟng driveway curb cuts off of Hinesburg Road to serve the three residences. Except for mature trees around the exisƟng buildings, the majority of the site to the east is moderately easterly sloping lawn area. The site also contains an old farm silo repurposed as a cell tower. Verizon, T-Mobile, and V-Tel all have leases to place transmiƩers on the silo, as well as having access to the silo and equipment at the base of the silo, and access over the exisƟng northernmost driveway. The three residences are currently served my municipal water services, and individual on-site wastewater disposal (sepƟc) systems. However, a municipal sewer main runs parallel to and along the easterly property line of the site, just over the property line on lands of Landrum (Lane Press site). There is a 20’ wide sewer easement along this sewer main, with the westerly sideline of the easement sharing the easterly property line of the subject parcel. Proposed Project This applicaƟon seeks approval for the creaƟon of three (3) lots to each encompass one of the three exisƟng single-family homes, and three (3) addiƟonal new residenƟal lots. This project is classified as a major subdivision. The Land Development RegulaƟons also require that a “Civic Space” lot be part of a major subdivision. As a result, the 7th lot in this subdivision is for a civic space for use by the lot owners. This lot is anƟcipated to be used as a shared garden space as an amenity to the proposed residenƟal lots. The size of the civic space (1 acre) is based on being 10% of the buildable area, with the calculaƟons shown on the Sketch Plan. It is anƟcipated that lot #7 would be co-owned by the owners of the 6 residenƟal lots. The project is located in the Industrial-Open Space (IO) zoning district. Single family dwellings are a permiƩed use in this district. For this zoning district, the residenƟal density is 1 dwelling unit per 3 acres. With this density, and a project parcel size of 10 acres, only 3 lots, plus a civic space lot are permiƩed. However, with the passage of Vermont Act 47, Bill S100, the density of dwellings on a parcel served by municipal sewer and water can be 5 dwelling units per acre. An excerpt from the bill follows: “(12) In any area served by municipal sewer and water infrastructure that allows residenƟal development, bylaws shall establish lot and building dimensional standards that allow five or more dwelling units per acre for each allowed residenƟal use...” It is for this reason we are able to propose 6 lots, as this property is served, in our opinion, by municipal sewer and water. The following narraƟve is in support or our asserƟon that this project is “served” by municipal sewer and water: Sewer- As described above, there is a municipal sewer main running parallel to, and just easterly of the easterly property line of this parcel. In an email from Marla Keene dated 6/30/2023 to the applicant she writes: “I heard back from our aƩorney today that the City did in fact accept the sewer easement in this locaƟon, so you are allowed to connect to it (pending any technical issues which we would review when an applicaƟon to connect was submiƩed)”. Furthermore, the City Sewer Ordinance defines the Sewer Service Area, in part, as follows: “Sewer Service Area - That area of the City that is within 200 feet horizontally from exisƟng municipal collecƟon lines and manholes, excluding the City Center Sewer Service Area...”. Since a porƟon of the project parcel falls within this 200’ sewer corridor, it is therefore in the sewer service area, and as a result, can be “served” by municipal sewer. Municipal Water- An exisƟng municipal water main runs along the east side of Hinesburg Road, and the three exisƟng dwellings on the project parcel currently are connected to, and are served by this water main. As a result, we conclude that this parcel is served by municipal water given that it already is. Proposed Access to lots A new private roadway is proposed as part of this project to serve the new lots. This private roadway will extend 200 feet and then two private driveways will serve the new lots. Zoning The project is located in the Industrial-Open Space (IO) zoning district. Single family dwellings are a permiƩed use in this district. Waivers The following waivers are requested: Waiver to Table C-2 Area, Density and Dimensional Requirements:  Maximum Density of 1 DU/3 acres – This waiver is requested to increase density in accordance with Act 47 to up to 5 DU’s/acre. A denser project increases the number of dwellings in the local housing market, and is more efficient in terms of infrastructure.  ReducƟon of lot size below 3 acres. This waiver is requested to increase density in accordance with Act 47 to up to 5 DU’s/acre. A denser project increases the number of dwellings in the local housing market.  Front, side, and rear yard setbacks. Given the increased density allowed with Act 47, smaller lots are proposed, thereby making the current standard setbacks disproporƟonally large compared with the lot sizes.  Waiver to SecƟon 15.A.16 Blocks and Lots C. Lots(9)- A waiver is requested from the lots being rectangular in shape. Given the desire to increase density, and the need to provide a loop road, some of the proposed lots have somewhat irregular shapes, but are generally rectangular but without 90 degree angles and parallel sides. SecƟon 15.C.01A.(2) authorizes the DRB to modify the Land Development RegulaƟons in associaƟon with PUD review in support of more efficient, compact, walkable, and well planned forms of residenƟal neighborhoods. Natural Resources Level 1 Resources- The project parcel is not covered by Level 1 Resources including the Habitat Block Overlay District or the Habitat Connector Overlay District. Hazards- The South Burlington City Map Viewer indicates that a small area of the southeast corner of this property is overlain with a wetlands advisory layer. However, a field reconnaissance performed by a TCE wetlands ecologist verified that no wetlands exist on the project parcel. There may or may not be wetlands to the east on the adjoining property, but TCE did not have permission to enter upon the adjoining property. As a result, to be conservaƟve, the sketch plan depicts 50’ wetland buffers on the project parcel starƟng from the easterly property line in two locaƟons where previously wetlands were found by TCE during work on the adjacent property to the east. These buffers fall enƟrely within the civic space lot. For the purpose or calculaƟng “buildable area” for this site, the wetlands buffers were taken into account when calculaƟng the “civic space” lot area requirements. This calculaƟon is shown on the Sketch Plan.