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Home My WebLink AboutSD-19-18 - Supplemental - 0180 Market StreetMay 29, 2019 Marla Keene City of South Burlington Planning and Zoning 575 Dorset Street South Burlington, VT 05403 Re: 180 Market Street Subdivision Preliminary and Final Subdivision Application Dear Marla, Please find enclosed the City of South Burlington’s application for Preliminary and Final Application for Subdivision Plat Review and survey plat for a proposed subdivision on Market Street. The City, along with the land owner, South Burlington City Center, LLC are proposing subdividing Lot B (178,303 square feet) into three parcels Lot B1 (26,994 square feet), Lot B2 (11,999 square feet), and the remainder of the parent Lot B (139,310 square feet). The existing undeveloped 4.09-acre Lot B is located within the following zoning districts: Transect Zone 4, Transect Zone 5, and the Transit Overlay District. Please see the enclosed survey plat for additional details. This application only proposes the three-lot subdivision. Any future site improvements will be permitted through separate permit applications. Please see attached application, narrative, survey plat, draft site plan, owner, and abutting property owner list. Please contact me if you have any questions at (802) 846-4123 or iblanchard@SouthBurlingtonVT.gov. Sincerely, Ilona Blanchard 180 Market Street Narrative: Preliminary and Final Application for Subdivision Plat Review A. Description of the Project The City of South Burlington is submitting a Preliminary and Final Application for Subdivision Plat Review to subdivide an existing undeveloped 178,303 SF parcel into three (3) lots: at the western end proposed Lot B1 (26,994 square feet); a dedicated as a 60-foot-wide right-of-way, Lot B2 (11,999 square feet), that will be a future street between the other two lots; and, at the eastern end, proposed Lot B (139,310 square feet). Existing Lot B is located on the north side of Market Street just east of 145 Market Street and west of the intersection of Market Street with the future Garden Street. B. Demonstration of Compliance with Applicable Review Standards a) Zoning District and Dimensional requirements. Lot dimensions are not applicable. There are no lot dimension requirements within the T5 or the T4 District. Block Dimensions are not applicable as the proposed street and connection to Market Street is shown on the Official Map. b) Subdivision Standards: Wetlands, Streams, Wildlife Habitat and Vegetation. The overall property received approval for wetland impacts under #CU-18-01. No wetlands are located on Lot B. Existing vegetation consists of seeded lawn grass to the east and cleared land with no trees or shrubs to the west. c) Subdivision Standards: Fire Protection. No buildings are proposed as part of this application. d) Subdivision Standards: Roads, Utilities, Sidewalks, Recreation Paths, and Lighting. In conformance with 11.03 A., the City proposes to construct a Support Street street type street on Lot B2. The Official Map includes a planned street (shown as Lot B2), which does not list an applicable street type. For the purposes of the DRB’s determination of the applicable street type (11.03 B.(3)), the City is proposing a Support Street street type because this street is 1) located off of and in support to the uses on Market Street (80’ Right of Way) which is currently under reconstruction as a wide commercial street, 2) will have commercial on the south west corner of proposed Lot B since zoning requirements require commercial uses on the ground floor on Market Street and a support street is an appropriate transition street that supports commercial, residential, and institutional uses, 3) allows additional on street parking; and 4) may at some undetermined and far future date connect to Williston Road as per the Official Map, and thus provide an appropriate side street in support of this primary thoroughfare. The role in the community of the support street is as follows (page 198 of the LDRs) “Support Streets are side streets parallel or perpendicular from primary thoroughfares with higher levels of activity (Destination Streets, Commercial Streets, Avenues, or Commercial Boulevards). Support Streets allow for a harmonious transition from high activity along the primary thoroughfare into the surrounding land use context. Support Streets provide space for deliveries and additional on-street parking, especially where those uses may be constrained on the primary thoroughfare.” The City has consulted with co-applicant/current owner of the land east of the new street and with the School District staff. The draft site plan layout reflects changes to ensure the design’s compatibility with the anticipated improvements to adjacent roadways sections while retaining an 8-foot-wide sidewalk that connects to the eight-foot recreation path on the Central School site. The proposed street cross section and streetscape has been reviewed by the adjacent property developer’s engineer and comments have been incorporated into the site layout. It is anticipated that this street will be used by a variety of modes in order to access adjacent parcels: Vehicular Bicycle Pedestrian Public Transit Planned Civic Building – Proposed Lot B1 Yes - Visitors No - Employees No – Covered Parking on Market St No – Access from Market St or rear sidewalk from Central School No – Stop on Market St Allard Square Residents – Yes Visitors and Employees – No No No No Rick Marcotte Central School Yes Yes; anticipated also via Williston Road future streetscape Yes; future anticipated also via Williston Road future streetscape No – Stop on Market St or Williston Road Yes – school bus traffic Proposed Lot B Yes; also via Garden Street for off-street parking Yes; also via Market St and Garden Street Yes; also via Market St and Garden Street No – Stop on Market St The City is proposing to install a full streetscape on both sides of the planned (future) street (Lot B2) in conformance with the Support Street typical (travel lane, parking, greenbelt mixed with hardscape featuring street lights and trees, and sidewalks). See draft site plan for layout. Minimal lane widths, on-street parking, street trees, and street lights as well as curb extensions (bump-outs) at driveways and crosswalks serve to buffer and protect pedestrian facilities, calm and slow traffic, light sidewalks and provide shade. These measures provide an inviting and safe environment for alternative modes of transportation while accommodating motor vehicles. e) Open Space Requirements: No buildings are proposed as part of this application. f) Inclusionary Zoning 18.01 Inclusionary Zoning does not apply as the subdivision of Lot B into B1, B2 and B will not result in the creation of twelve (12) or more total dwelling units through subdivision. C. Submission Elements Application Narrative Preliminary and Final Survey Plat for Subdivision Exhibit showing proposed Restrictions Site Grading Plan - Preliminary Site Layout Plan – Preliminary except Public Street Plan showing means of vehicular access and egress to and from the site onto public streets, and all provisions for pedestrian access and circulation Site Utility Plan including Road Profile - Preliminary Site Landscaping Plan - Preliminary Owner of Record, Project Team Information and Abutting Property Owner List D. List of any changes made to plans from previous submittals under the same application Not applicable, this is the first submittal under this application. E. Estimated project construction schedule, phasing and date of completion and estimated cost of all site improvements. The new street is planned to be initiated in June with the completion of utility work, grading, curbing, and initial paving (including the shared recreation path) by November of 2019. Some additional concrete work (such as the sidewalk), landscaping and the installation of above grade features such as street lights and bicycle racks will occur in 2020/2021. The estimated cost of the new street is $190,000. All work will be completed by June 2021. Owner of Record South Burlington City Center, LLC C/0 South Burlington Realty Co PO Box 2204 South Burlington, VT 05407 Contact: Tim McKenzie Project Contact Information Applicant Kevin Dorn, City Manager City of South Burlington Contact: Ilona Blanchard IBlanchard@SouthBurlingtonVT.gov 802-846-4123 Architect Steve Roy, Vice President Wiemann Lamphere Architects sroy@wiemannlamphere.com 802-655-5020 Civil Engineer Paul Boisvert Engineering Ventures paulb@engineeringventures.com 802-863-6225 Landscape Architect Jason Hoover SE Group jhoover@segroup.com 802-862-0098 Land Surveyor: Nate Yager Latitudes Land Surveying Nateyager@latitudeslandsurveying.com 802-825-6545 Abutting Property Owner List Owner of Record Owner of Record Address Property Address South Burlington School District 550 Dorset Street South Burlington, VT 05403 10 Market Street Allard Square Limited Partnership 412 Farrell Street, Suite 100 South Burlington, VT 04503 146 Market Street Poon Trust, LLC 1669 Essex Road Williston, VT 05495 155 Market Street Snyder-Braverman Development Co. LLC 4076 Shelburne Road #6 Shelburne, VT 05482 310 Market Street South Burlington City Center, LLC C/O South Burlington Realty Co PO Box 2204 South Burlington, VT 05407 0 Market Street