Loading...
HomeMy WebLinkAboutMP-24-03 - Supplemental - 0850 Hinesburg Road (9)Page 1 of 11 WGM Associates 15.B MASTER PLAN REVIEW 15.B.01 Purpose 15.B.02 Applicability 15.B.03 Master Plan Review Process 15.B.04 Master Plan Components 15.B.05 Review Standards 15.B.06 Master Plan Approval, Effect, Duration, Amendment 15.B.01 Purpose For purposes of these Regulations a master development plan, or “Master Plan,” is a plan for the integrated, long-term development of a tract or parcel of land which prescribes the overall pattern, type, density, form, and timing of development, consistent with applicable regulations, the City’s adopted Capital Improvement Program, and Official Map. Master plan review and approval by the Development Review Board (DRB) is intended to: • Establish the framework for the orderly, well-planned, and integrated development of large tracts of land consisting of one or more contiguous parcels, and for phased development projects that occur over an extended period of time; The Anticipated time period runs from 2025 to 2035. • Identify and address the cumulative and overall impacts of more complex or phased development on the planned pattern and density of development in the vicinity, on resources identified for protection under Article 12, and on existing and planned municipal infrastructure, facilities, and services; The project will create 9 additional residential units. • Ensure that the location, timing, and rate of proposed development does not exceed the ability or capacity of the City to provide municipal infrastructure, facilities, and services in an efficient and cost- effective manner; Absorption is expected to average one residential unit per year. • Serve as the basis for development phasing, by specifying the timing and sequence of development in relation to existing and planned infrastructure capacity, required improvements, and the provision of open space, including civic spaces and other public amenities; The phasing will primarily dictate the extent of the supporting road construction • Define and clarify respective interests, roles, responsibilities, and management structures for project development under the Master Plan, and for long-term management and maintenance; These will all be privately owned and maintained facilities managed by the Homeowners Association. • Provide assurances to the City, affected neighbors, and other interested parties that subsequent development will be consistent with an approved Master Plan; and • Provide assurances to the applicant, investors, and developers that, for the duration of the approved Master Plan, development consistent with the plan may proceed under regulations in effect at the time of master plan approval. WGM Associates Master Plan Compliance Summary April 25, 2024 15.B.02 Applicability A. Required Approval Master plan review and approval by the DRB is required prior to preliminary subdivision review under Article 15.A, or site plan review under Article 14, as applicable, for: (1) Any Major Subdivision involving four (4) or more acres, except for any portion of Transect Zone Subdivision within the City Center Form Based Code District. This property includes 10.05 acres and is therefore subject to Master Plan review. (2) Any land subdivision or site development proposed to occur over two (2) or more phases, or three (3) or more years. This proposed project has three phases that are anticipated to occur over 10 years and therefore is subject to Master plan Review. (3) A Planned Unit Development under Article 15.C unless, at applicant request, Master Plan review is waived by the DRB for a PUD on less than four (4) acres under 15.C.03. Not applicable. (4) The DRB may also require the submission of a Master Plan for any tract or parcel of land where there exists clear potential for future growth and development beyond that presented in an application, as necessary to establish physical and functional connections between areas of proposed and potential future development. Acknowledged. B. Elective Review An applicant may request Master Plan review for any project that involves two (2) or more acres in any zoning district, except within the City Center FBC District. Not applicable 15.B.03 Master Plan Review Process The following procedures apply to any subdivision or development project for which master plan review is requested or required: A. Pre-Application Sketch Plan Review An applicant must submit a Sketch Plan for review and follow the procedures and submittal requirements of Section 15.A.05. If master plan review is requested or required, the applicant must then file an application for master plan approval within six (6) months of the final DRB sketch plan review meeting. The Master Plan must generally conform to the layout shown on the Sketch Plan, and incorporate recommendations made by the DRB. The project did not appear to include a Master Plan Sketch Plan review in addition to the Subdivision Sketch Plan review. With the modest size of the initial proposed subdivision which consumed the entire property, it could be surmised that there was a defacto (informal) Master Plan review completed at that time. B. Master Plan Application The applicant must submit a Master Plan that includes the components described under (D) below; and specific submission requirements as listed in Appendix E, Submission Requirements. The applicant must WGM Associates Master Plan Compliance Summary April 25, 2024 meet with Planning and Zoning Department Staff to review application requirements, relevant codes and standards, and proposed phasing schedules, prior to submitting a formal application. This review occurred on April 29th. C. Combined Review. Master plan review is required prior to or in association with preliminary subdivision review under Section 15.A.06, or site plan review under Article 14 if no subdivision of land is proposed. This Master Plan application is proposed to be undertaken as the same time as the subdivision preliminary plan submission. (1) At applicant request, master plan review, as applicable to the entire tract or parcel to be subdivided or developed, may be combined with preliminary subdivision or site plan review for either the entire subdivision or development, or for a discrete portion or phase of the proposed development. Yes, the applicant is seeking combined review with the Phase I subdivision preliminary plan application. (2) The DRB may simultaneously review the Master Plan with any area proposed for preliminary subdivision or site plan review, but must issue separate findings of fact, and any conditions of approval, specific to each type of review. Acknowledged. Findings of fact pertaining to the Master Plan shall be binding on the City, the DRB, and the applicant for all subsequent preliminary and final subdivision or site plan applications made pursuant to master plan approval. (3) Any land proposed for subdivision or development for which master plan review is secured without preliminary subdivision or site plan review shall require preliminary subdivision or site plan review and approval prior to final review and approval unless the DRB has waived the preliminary subdivision stage of review under the approved Master Plan. Acknowledged. D. Neighborhood Meeting. The applicant for master plan review must conduct at least one (1) neighborhood meeting in the neighborhood in which the project is located, the costs of which are to be borne by the applicant. The purpose of this meeting is to present the pending proposal, provide an opportunity for public questions and comments, and to allow the applicant to identify and address potential neighborhood concerns in advance of the formal hearing process. There are seven (7) property owners within 500 feet of the property boundaries who will be invited to this meeting. (1) The neighborhood meeting must be held within thirty (30) calendar days of filing a complete application, and no less than seven (7) calendar days prior to the first public hearing. This meeting is tentatively scheduled for Wednesday May 15th. (2) The meeting should be held on a weekday evening or Saturday, in an ADA-accessible building open to the public in the City of South Burlington. The meeting will be held at the offices of Civil Engineering Associates located 0.3 miles to the south of the property. WGM Associates Master Plan Compliance Summary April 25, 2024 (3) The meeting should not be held on the same day as a regularly scheduled Development Review Board or City Council meeting. This is being held on a Wednesday. (4) A meeting invitation that includes a brief project description, and the date, time, and location of the neighborhood meeting must be posted on the development site and sent, by regular mail, to all property owners located within 500 feet of the property line, at least seven (7) calendar days prior to the meeting date. A digital copy of the meeting notice must also be provided to the Administrative Officer in advance for posting and forwarding to the City’s notice list. Acknowledged. (5) The meeting must include an overview of the project by the applicant, an opportunity for all members of the public in attendance to offer oral input, and acceptance of any written input. Acknowledged. (6) Following the meeting, the applicant must submit the meeting attendance list and meeting minutes to the Administrative Officer for inclusion in the public hearing record. Acknowledged. E. Public Hearing Following the submission of a complete application, the Administrative Officer must schedule and the DRB must hold a warned public hearing on the master plan application, as required under 24 V.S.A. §§ 4463 and 4464 and Section 17.08(F) of these Regulations. 15.B.04 Master Plan Components A. Submission Requirements. In addition to submission requirements under Appendix E, a Master Plan submitted for review under this Article must include each of the following listed components and information, to be presented in narrative, graphic, and tabular form, unless waived by the DRB as not applicable to a particular subdivision or development. B. Project Description A map, narrative, and accompanying table(s) that describe: Sheet MP-1 with the summary table depicts the graphic features of the Master Plan and a supporting narrative is attached with this application. • The overall vision for and scope of the proposed development; • The land area and properties to be included under each phase of development; • Current property ownership and contact information; • Current zoning district designations; • Proposed Planned Unit Development (PUD) type(s) under Article 15.C, as applicable; • Project consistency with applicable zoning and subdivision regulations; and • Any requested modifications or waivers, as allowed under the Regulations. C. Context Report A map and accompanying narrative that describe the area proposed for subdivision, development, or WGM Associates Master Plan Compliance Summary April 25, 2024 redevelopment, in relation to the existing and planned pattern and type of development in surrounding neighborhood, and to existing and planned City facilities, services, and infrastructure in the vicinity of the project, to include: Sheet MP-1 depicts the graphic features of the Master Plan surrounding area and a supporting Master Plan Narrative covering the context is attached with this application. • Existing parcels, and existing and planned streets and blocks, recreation paths, transit routes, buildings, land uses, parks, civic spaces, and other open spaces and community facilities located within ¼ -mile of project boundaries; • Proposed street, recreation path, transit, infrastructure, and open space connections between existing, planned, and proposed development; • A more detailed Development Context Analysis as required for an Infill or Redevelopment (IRD) PUD under Article 15.C, as applicable; and • A description of how concerns raised in the Neighborhood Meeting will be addressed. D. Existing Conditions Report A Site Conditions Map for the entire tract and accompanying narrative, that depict and describe existing: Sheet C1.0 depicts the graphic features of the Master Plan surrounding area and a supporting Master Plan Narrative covering the existing conditions is attached with this application. • Topographic conditions, including elevation contours, surface waters, wetlands, and other natural features; • Natural Resources under Article 12, or as otherwise regulated by the City; • Existing streets, blocks, and utility corridors, including existing rights-of-way; and • Existing land uses and structures, including any historic sites or structures listed or eligible for listing on the Vermont State Register of Historic Places. Note! The greater the level of detail provided in the Master Plan, the less need for extensive review of subsequent phases of development. Conversely, the more general the details provided, the greater the level of information and review that may be required by the DRB for subsequent phases of development. E. Development Plan One or more maps and an accompanying narrative that depict and describe the overall pattern, type, and density of development proposed for the entire project, and for each phase of development, to include: Sheet MP-1 with the summary table depicts the graphic features of the Master Plan and a supporting Master Plan Narrative is attached with this application. • Natural resource areas identified for protection, consistent with adopted Environmental Protection Standards under Article 12; • Any designated Conservation Area or other open space areas, • Any land area to be set aside for renewable energy production; • The proposed street and block grid within and connecting each phase of development, including the location of major streets by Street Type, and any existing rights-of-way, easements or intersections identified for relocation; • Proposed recreation paths, transit routes, infrastructure, and utility corridors between and serving each phase of development; WGM Associates Master Plan Compliance Summary April 25, 2024 • One or more designated Development Areas, to include land use allocation areas by proposed use type(s), at minimum to include any designated residential areas, nonresidential areas, mixed use areas, civic space areas, and the location of principal or shared parking areas serving the development. • Any proposed transition areas along the project perimeter, in which proposed development will either be integrated with or buffered from adjoining properties and development; • Existing buildings to be incorporated in proposed development or redevelopment; and • Public and private transportation, infrastructure, and utility improvements necessary to accommodate each phase of development, and the entire project at buildout, to include any land, facilities, or improvements proposed for public dedication, consistent with the City’s adopted Official Map. F. Summary Statistics The following project statistics or metrics, presented in an easy to reference tabular format, must be provided for the entire tract or project area, and for each phase of development, unless waived by the DRB as not relevant or applicable to a particular project: Sheet MP-1 includes the summary statistics for this project. • Total tract or parcel area, and the area associated with each phase of development, in acres and square feet; for protection under Article 12, and by resource type (Hazard, Level I, Level II); and the area, in acres, of any designated Conservation Area(s) or lots, as shown on the Master Plan; • Total area, in acres, included in existing and planned street rights-of-way; the number and length in feet of proposed streets by Street Type, and the number of street intersections, as shown on the Master Plan. • Total number of existing and planned blocks; and the block perimeter and average block length for each block, in feet, as shown on the Master Plan. • Total Buildable Area, in acres and square feet, as allocated by land use or building type, within each designated Development Area and block shown on the Master Plan, to exclude existing and planned street rights-of-way, but to include existing and proposed civic space lots and parking lots. • Number of proposed dwelling units by housing or building type within each designated Development Area and block shown on the Master Plan; • Total gross floor area by use or building type for nonresidential and mixed use development within each designated Development Area and block shown on the Master Plan; and • Other statistics or data required by the DRB as necessary to determine conformance with relevant standards under these Regulations. G. Buildout Analysis and Budget Based on the statistics provided under (F) above, the applicant must also provide an analysis for each of the following based on total forecasted demand at buildout, and as allocated for each phase of development, for use in determining the project’s total “Buildout Budget”: Sheet MP-1 includes the build-out budget for this project. • Minimum and maximum acreage allocations by land use or building type, as percentages of the Buildable Area within designated Development Areas; • Gross and net (or effective) development densities by land use or building type; WGM Associates Master Plan Compliance Summary April 25, 2024 • Minimum number or percentage of affordable housing units required within residential and mixed- use development areas, as applicable pursuant to Article 18; • Minimum percentage, and area in square feet, of required civic space(s) within designated Development Areas; • Maximum peak hour trip generation rates, by use type; • Maximum water supply and wastewater system demand, by use type; • Maximum total impervious surface (percentage, total square footage), and volume of stormwater runoff per designated Development Area; and • Other measures or parameters required by the DRB as necessary to identify and limit the forecasted impacts of development on municipal facilities, infrastructure and services, and properties and uses within the vicinity of the project. H. Design Standards The application must include proposed standards, specifications, illustrations, best management practices, or other forms of guidance for the following, consistent with City regulations in effect at the time of Master Plan approval, as applicable to all subsequent development under the Master Plan: • Protections for natural resources defined and regulated under Article 12, consistent with the standards and accepted mitigation measures of Article 12. The only natural resources on the property are the 100-foot wetland buffers that extend into the site from the adjacent property to the east. This buffer will be protected with a split rail fence within the proposed residential lots. • The mix or allocation of land uses, as specified for each phase of development; As outlined in the narrative, the project will include a mix of single family homes, a minimum of one ADU and one commercial use co-existing with a residential home/lot. • Typical street cross-sections by Street Type, as referenced under Article 11.A; This is depicted on Sheet C4.0. • Typical Civic Space and other proposed open space types, as referenced under Article 11.B; The proposed civic space will be a community garden. • Typical block and building lot dimensions and configurations, consistent with applicable subdivision and zoning district regulations, or PUD type, and for designated transition areas as necessary to complement or match the adjoining pattern of development; These dimensions are shown on Sheet MP-1. • Typical building types, as applicable and referenced under Article 11.C, including proposed housing types, and building elevations; Building likeness for the single family homes has been included in the phase I subdivision application and is included here for general sense of the homes for the remaining phases of the project. • Building height and setback standards as applicable by zoning district, PUD or building type; and for WGM Associates Master Plan Compliance Summary April 25, 2024 designated transition areas, as necessary to complement or match the adjoining pattern and form of development; The project proposes to generally adopt the R4 dimensional and height standards (see the Article 15.A compliance Review). • Parking standards and specifications for off-site, on-street, and on-site parking, including any charging stations needed to serve proposed development, consistent with City parking standards under Section 13.01, Article 14, and by Street Type; There will not be any on-street parking and that all of the parking needs will be addressed within each residential parcel. • Setbacks, buffering, screening, or other mitigation measures necessary to separate incompatible land uses, particularly within designated transition areas; The north and south sides of the property are currently outfitted with hedgerow screening. No other buffering is proposed beyond that required with the proposed setbacks. • Overall lighting plan, including typical fixtures, consistent with relevant lighting requirements under Section 13.07 and Appendix D; No street lighting is proposed. • Landscaping and screening specifications, consistent with relevant landscaping standards under Section 13.04; A vegetation retention plan (L1.1) has been prepared which depicts the existing plant materials and those to be retained in support of maintaining the screening of the property. • Specifications for the siting and design of new buildings, and the retrofit of existing buildings, as necessary to meet applicable energy standards under Section 3.18, and to incorporate renewable energy installations; and The energy code requirements have been added to the site plans. The siting of the proposed buildings is limited to those area located within the setbacks. • Any additional architectural or design guidance for each type or phase of development, and for proposed transition areas, that is intended to integrate existing and new forms of development, and to ensure coordinated and cohesive phased development. No additional guidance is proposed. I. Phasing Plan. The application must include a narrative or table and map that clearly identify, describe and depict each phase of development, including properties included, designated development areas by use type, major streets, supporting infrastructure and facility improvements, civic spaces, and other public amenities to be provided prior to or in association with each phase; and a schedule for the timing and sequence of development over the period covered by the Master Plan, consistent with the City’s adopted Capital Improvement Program We could not find any conflicts with the proposed improvements outlined in the CIP and Official Map There are no proposed facilities located near this property.. (1) An applicant for a Conservation PUD (Not applicable) (2) Each proposed phase of development should account for at least 20 percent of the total project area or expected buildout in units/square feet; incorporate one or more distinct areas identified for WGM Associates Master Plan Compliance Summary April 25, 2024 coordinated development and management; and the infrastructure and facilities necessary to support that phase of development. The first phase (which includes the civic space) includes about 4 acres while each of the remaining phases has about 3 acres each or 30% each of the total. (a) In the instance of a Conservation Planned Unit Development Not applicable (3) Any temporary or interim structures or uses (e.g., buildings, parking, construction, or staging areas) intended for conversion or redevelopment in a subsequent phase should also be identified in the phasing plan None are proposed. J. Management Plan A narrative description of the proposed management structure responsible for project development, to include all principals or entities with direct control over and responsibility for the financing, permitting, construction, and completion of development under the Master Plan; The project is proposed by: WGM Associates who is the owner of the property. P O BOX 2352 South Burlington, VT 05403 Managing Partners include: Keith & Nicole Wright Nancy McGovern Sharron Greer and, following project completion, for long-term ownership, management, operation, and maintenance of capital and community assets. The management of the common infrastructure will be outlined in a Homeowners Association Declaration and Covenants The management plan must also clearly identify any streets, infrastructure, facilities, civic or other open spaces proposed for public dedication under each phase of development None are proposed, consistent with the City’s adopted Official Map and Capital Improvement Plan, for consideration under subsequent DRB reviews and conditions of approval or under development agreements to be approved by the City Council. 15.B.05 Review Standards A. Findings For Master Plan approval, the DRB must find that: (1) The Master Plan includes all the components required under 15.B.04 above, in sufficient detail to provide the framework and standards for future development under the plan, unless specifically waived by the DRB as not applicable to the proposed subdivision or development; Acknowledged. (2) The overall type, pattern, and density of development, and allocation of land uses, are consistent with these Regulations and other City regulations in effect at the time of application, including WGM Associates Master Plan Compliance Summary April 25, 2024 relevant subdivision, zoning district or planned unit development standards; The proposed project and build-out scenario proposes a balance between the maximum development density and the character of the surrounding I-O District developed properties. (3) The proposed Development Plan demonstrates the efficient, coordinated, and integrated development and use of land which: (a) Considers existing topography and physical site constraints; The project seeks to balance the agricultural uses on the east side of the site while creating a gridded street layout which enables improved solar access per the LDRs guidelines. (b) Avoids or minimizes and mitigates the impacts of future development on environmental resources identified for protection, as enumerated in Article 12, and as incorporated into the overall design; The only resources are located on the east side of the site which is being protected from residential development by including that in the open/civic space which is to be dedicated as a community garden area. (c) Defines an overall pattern of development, including proposed streets and blocks, that is consistent with the zoning district or proposed type of planned unit development; With the property being located in the I-O District, the guidance on residential property development is tepid at best in light of the new statutory requirements regarding residential density. This master plan seeks to strike a balance between a modest residential density designed to accommodate the Owner’s modest goals and the reality of being surrounded by I-O District commercial land uses. (d) Maintains street, pedestrian, and transit connectivity, and contiguous or accessible open space with the adjoining neighborhood, and within and between each phase of development; The Master plan provides guidance on the phased development of the property in a manner which enables the maximum connectivity possible in the existing development configuration surrounding the property. The modest proposed density provides opportunities for the consolidation of vehicular, pedestrian and bicycle circulation in this area. (e) Avoids, or minimizes and mitigates the adverse impacts of development on adjacent properties and uses, through the designation of transition areas or buffer areas along the project perimeter; and The property is currently isolation from the existing commercial uses (and undeveloped I-O District parcel to the south) through a perimeter hedgerow. Buffering is further promoted in the easterly direction with the inclusion the civic open space Lot. Density along the south side is limited to only one new abutting residential lot. (f) Includes adequate standards specific to each type and phase of development, to include guidance for the functional and aesthetic integration of development with the surrounding neighborhood, and provisions for buffering or screening incompatible land uses. The surrounding neighborhood is comprised of large commercial light industrial buildings and an undeveloped I-O District zoned property to the south. The proposed layout and modest density seeks to recognize those characteristics and avoids a high density clustering surrounded by commercial uses. (4) The Buildout Budget sets reasonable development parameters for the entire project, and as allocated for each phase of development, for reference in subsequent regulatory reviews, as WGM Associates Master Plan Compliance Summary April 25, 2024 necessary to identify and limit the cumulative and overall impacts of project development on City infrastructure, facilities and services. The Master Plan proposes the creation of 8 new residential lots (9 identified units) in addition to the three existing homes. The maximum allowed density is 41 units. (5) Proposed design standards and related guidance are sufficiently detailed to prescribe and direct coordinated development, consistent with the Master Plan and regulations in effect at the time of master plan approval, for the duration of the plan. A modest narrative accompanies the Master Plan sheet which describes the components of each phase. (6) The Phasing Plan and Schedule: (a) are consistent with the City’s adopted Capital Improvement Program; We could not identify any potential projects that would be conflicted with the proposed build-out of the Master Plan. (b) ensure that all phases of development will occur in an orderly fashion; The three (3) proposed phases are modest in nature. and that (c) infrastructure and facility improvements necessary to support each phase of development will be provided concurrently with such development, as may be further ensured through subsequent or separate regulatory review processes and development agreements. The infrastructure requirements are either readily available or will primarily be accommodated in the first phase of the project. (7) The Management Plan: (a) defines a management structure for the duration of the Master Plan that supports long-term project viability through project buildout; The WGM Associates is comprised of the family members who occupy the property and it will be supported with a Homeowners Associates Declaration and Covenants. (b) identifies those principals or entities responsible for securing necessary municipal permits and approvals for development under the Master Plan This information is identified in the Master Plan Narrative document; and (c) clearly identifies proposed ownership and responsibilities for the long-term management, maintenance and operation of capital and community assets, including any proposed dedications of land, facilities and infrastructure to the City There are no proposed dedications to the City and the long term management will be addressed through formalized HOA docs proposed to be submitted with the Final Plan application package.