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HomeMy WebLinkAboutSD-19-17 - Supplemental - 0020 Foulsham Hollow RoadCITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD-19-17_20 Foulsham Hollow Rd_Rivers Edge_SK_2019-08-20.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: August 9, 2019 Plans received: May 28, 2019  20 Foulsham Hollow Road Sketch Plan Application #SD-19-17 Meeting date: August 20, 2019  Owner Highlands Development Company, LLC P.O. Box 132 Lyndon Ctr., VT 05850-0132 Engineer O’Leary Burke Civil Associates 13 Corporate Drive Essex Jct, VT 05452  Property Information Tax Parcel 0293-0000A Southeast Quadrant – Neighborhood Residential 4.42 acres Applicant Rivers Edge Building Development 41 Gauthier Drive, Suite 1 Essex, VT 05452  Location Map /   PROJECT DESCRPTION Sketch plan application #SD-19-17 of Rivers Edge Building Dev. to subdivide a 4.42 acre parcel into 9 lots for the purpose of constructing seven single family homes and four dwelling units in two-family homes, 20 Foulsham Hollow Rd. CONTEXT This application was continued without being heard from July 2, 2019. The Applicant is proposing to subdivide one existing parcel into nine lots in preparation for development eight of the lots and construction of a public roadway on the ninth lot. On September 25, 2003, the DRB approved Master Plan MP-03-01 for the property, elements of which were appealed. The Master Plan was most recently amended on March 27, 2017 by a second amendment to a settlement agreement for the proposed subdivision between the City of South Burlington and the owner of the subject property. The agreement allows construction of up to eleven dwelling units on the property, and establishes the Land Development Regulations effective May 2003 as the governing regulations for the parcel. The project is located along Dorset Street, directly across from the existing golf course clubhouse and south of Foulsham Hollow Road. It is located across a fairway from an existing residential development on Fairway Drive, which consists primarily of two-family homes. It is served by an existing recreation path on Dorset Street and is in an area identified in the Comprehensive Plan as an area of low to very low intensity development consisting principally of open space. Staff has listed applicable subdivision and site plan standards from the May 2003 LDR in order to familiarize the Board with the applicable standards. Staff has not provided an exhaustive evaluation of compliance with each of the presented standards at this sketch plan review. As is the case in the current LDR, the May 2003 LDR contains numerous sections outside of the specific subdivision and site plan standards that describe how compliance with each specific standard is to be evaluated. Prior to the hearing, the Applicant has met with Staff to discuss the proposed project. The largest differences between the May 2003 LDR and the current standards affecting this review are the addition in the current standards of design review standards for projects in the Southeast Quadrant. Based on feedback from Staff, the applicant has adjusted their proposed project to generally meet the goals of the current SEQ standards. Staff has provided a brief discussion of conformity with the current SEQ standards below. COMMENTS Development Review Planner Marla Keene and Planning and Zoning Director Paul Conner, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments. DIMENSIONAL STANDARDS Within the 2003 LDR, SEQ setbacks are 20 ft front, 10 ft side, and 30 ft rear. Along Dorset street, there is a minimum 50-foot setback. The applicant is requesting a waiver of the Dorset Street setback to approximately 30 feet. Staff considers the applicants requested setback wavier as supportive of the SEQ purpose of street-oriented neighborhood development and recommends the Board provide feedback on whether they will support this request at subsequent stages of review. SUBDIVISION STANDARDS The general standards applicable to this subdivision are as follows. Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project in conformance with applicable State and City requirements, as evidenced by a City water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit from the Department of Environmental Conservation. This Criterion was found met at a master plan level. Sufficient grading and erosion controls will be utilized during construction and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. In making this finding, the DRB may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. This criterion was found at the master plan level to need further review under applications for individual phases. The project incorporates access, circulation and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. In making this finding the DRB may rely on the findings of a traffic study submitted by the applicant, and the findings of any technical review by City staff or consultants. This criterion was found at the master plan level to need further review under applications for individual phases. The project's design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. In making this finding the DRB shall utilize the provisions of Article 12 of these Regulations related to wetlands and stream buffers, and may seek comment from the Natural Resources Committee with respect to the project's impact on natural resources. The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. These criteria were found to be met at master plan level but additional review at preliminary plat approval was also required. The Project has proposed a narrower street and buildings closer to Dorset Street in order to increase setback from the wetlands buffer for lots 1 to 7. Based on the provided information, Staff has no concerns with the Project’s potential for compliance with these criteria. The layout of a subdivision or PUD has been reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for approval including, but not be limited to, minimum distance between structures, street width, vehicular access from two directions where possible, looping of water lines, water flow and pressure, and number and location of hydrants. All aspects of fire protection systems shall be designed and installed in accordance with applicable codes in all areas served by municipal water. This criterion was found at the master plan level to need further review under applications for individual phases. Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. The sidewalk and direct access from units on Dorset Street to the existing recreation path creates a pedestrian-oriented environment. Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. This criterion was found at the master plan level to need further review under applications for individual phases. The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). These criteria were found to be met at master plan level but additional review at preliminary plat approval was also required. Based on the provided information, Staff has no concerns with the Project’s potential for compliance with these criteria. SOUTHEAST QUADRANT DISTRICT A Master Plan or PUD in the Southeast Quadrant District shall comply with the following standards: Open space and development areas shall be located so as to maximize the aesthetic values of the property in keeping with the Comprehensive Plan goal of preserving and enhancing the open character, natural areas, and scenic views of the Quadrant, while allowing carefully planned development. Building lots, streets and other structures shall be located in a manner that maximizes the protection of the open character, natural areas, and scenic views of the Quadrant identified in the Comprehensive Plan, while allowing carefully planned development at the overall base densities provided in these Regulations. Existing natural resources on each site shall be protected through the development plan, including streams, wetlands, floodplains, wildlife habitat and corridors including those areas identified in the South Burlington Open Space Strategy, and special natural and/or geologic features such as mature forests, headwaters areas, and prominent ridges. Consistent with (1) through (3) above, dedicated open spaces shall be designed and located to maximize the potential for combination with other open spaces on adjacent properties. These criteria were found to be met at master plan level but additional review at preliminary plat approval was also required. Staff considers the applicant has laid out the property with consideration for contiguous open spaces, natural resources, aesthetics from Dorset Street, and aesthetics from adjacent development areas. Based on the provided information, Staff has no concerns with the Project’s potential for compliance with these criteria. The conservation of existing agricultural production values on lands in the SEQ is encouraged through development planning that avoids impacts on prime agricultural soils as defined in the South Burlington Open Space Strategy and provides buffer areas between existing agricultural operations and new development, roads, and infrastructure. The master plan considered continuation of agriculture not an issue. A plan for the proposed open spaces and/or natural areas shall be established by the applicant describing the intended use and maintenance of each area. Continuance of agricultural uses or enhancement of wildlife habitat values in such plans for use and maintenance is encouraged. This criterion was found to be met at master plan level but additional review at preliminary plat approval was also required. Staff recommends the Board discuss with the applicant the need to provide a maintenance plan for open spaces and natural resources within the project limits at the next stage of review. In the absence of a specific finding by the DRB that an alternative location and/or provision is approved for a specific development, the location of buildings, lots, streets and utilities shall conform with the location of planned public facilities as depicted on the Official Map, including but not limited to recreation paths, streets, park land, schools, and sewer and water facilities. In its proposed configuration, there are no conflicts with the official map. CURRENT SEQ STANDARDS The applicant is not required to meet the current SEQ standards but has indicated they are willing to consider these standards in laying out the subdivision. The purpose of the SEQ encourages the design and layout of buildings and lots in a manner that will best create neighborhoods and a related network of open spaces. Specific standards not addressed elsewhere in the current or 2003 LDR include the following. Sufficient suitable landscaping and fencing shall be provided to protect wetland, stream or primary or natural community areas and buffers in a manner that is aesthetically compatible with the surrounding landscape. The use of split rail or other fencing made of natural materials is encouraged. Given the presence of homes with backyards abutting a wetland, Staff recommends the Board discuss with the applicant options for discouraging wetland encroachment. 9.08A Street, block and Lot Pattern Criteria in this section pertain to block lengths less than 500 feet, and lot ratios having a minimum width to depth ratio of 1:2. Dead-end roads more than 200 feet long are prohibited. This project addresses these criteria through the connection to both Foulsham Hollow Road and to Dorset Street, and with the proposed lot configuration. 9.08B Street, Sidewalk and Parking Standards Streets are intended to be low-speed streets for local use that discourage through movement and are safe for pedestrians and bicyclists. Sidewalks must be 5-feet wide. Street trees are required at 30-foot spacing. Sufficient space for one lane of on-street parking should be provided. The applicant has not proposed on-street parking. On-street parking was not required in the May 2003 LDR. Staff recommends the Board discuss with the applicant how the proposed layout accommodates visitors while preventing congestion on adjacent streets. 9.08C Residential Design Residential buildings should be oriented to the street, have a close relationship to the street, and have a garage that is set back beyond the building line by at least eight feet. Staff considers the proposed layout creates a street oriented neighborhood and recommends the DRB encourage the applicant to place restrictions on homes such that “snout” homes, or homes with garages protruding, cannot be constructed. SITE PLAN STANDARDS Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. The project is identified in the comprehensive plan as an area of very low intensity to lower intensity land use. However, the above referenced settlement agreement resulted in this property being approved for development of eleven units. Therefore Staff considers the Board obligated to respect this agreement regardless of the land use policies of the comprehensive plan. Relationship of Proposed Structures to the Site. The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. Based on the provided information, Staff has no concerns with the Project’s potential for compliance with these criteria. Relationship of Structures and Site to Adjoining Area. The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The proposed lot configuration results in lots which are generally similar to one another and compatible with the existing configuration on Foulsham Hollow Road. Based on the provided information, Staff has no concerns with the Project’s potential for compliance with these criteria. 14.07 Specific Review Standards Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Utility Services. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. RECOMMENDATION Staff recommends that the Board discuss the project with the applicant and conclude the meeting. Respectfully submitted, / Marla Keene, Development Review Planner