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Home My WebLink AboutSD-17-01 - Supplemental - 0006 Market StreetCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD Report preparation date: February 3, 2017 SD_17_01_6MarketStreet_SnyderBraverman_FBCDistrict_s Plans received: January 13, 2017 ubdivision sketch Feb 7 Owner South Burlington City Center, LLC P.O. Box 2204 South Burlington, VT 05404 Property Information Tax Parcel 0450-00002 Form Based Codes District, Transect Zone 5 Location Map 6 Market Street Sketch Plan Application #SD-17-01 Meeting date: February 7, 2017 Applicant Snyder -Braverman Development Co., LLC 4076 Shelburne Rd., Suite 6 Shelburne, VT 05482 1 PROJECT DESCRPTION Sketch plan application #SD-17-01 of Snyder -Braverman Development Company, LLC to subdivide a 5.15 acre parcel into three (3) lots ranging in size from 7,170 sq. ft. to 185,659 sq. ft., 6 Market Street. COMMENTS Development Review Planner Lindsey Britt, Director of Planning & Zoning Paul Conner, and Administrative Officer Ray Belair, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and have the following comments. A. Form Based Codes District Dimensional Standards Subdivision of a property is one of the few instances in which the Board is involved in projects that are proposed to occur within the City Center Form Based Codes District. There are no dimensional standards for the Board to consider in the case of this project, because the Transect Zone 5 area of the FBC does not have minimum lot widths or lot sizes. Staff notes that it will be the applicant's responsibility to assure that the resulting properties are able to be developed in full conformance with these Regulations. B. Parcels The proposed subdivision will create three (3) parcels: one of 185,659 s.f. in size; one of 31,733 s.f., and one of 7,170 s.f. This 7,170 s.f. parcel is a 30' wide lot/right-of-way to be conveyed to the City of South Burlington for the purpose of extending Mary Street so that it can connect to Market Street. As part of the preliminary / final plat application, the applicant will be expected to provide an irrevocable offer of dedication to the City of South Burlington for the 7,170 s.f. parcel. C. Access to parcels Pursuant to Section 8.14(D)(3) of the Land Development Regulations, in Transect Zone 5, curb cuts are prohibited on Market Street and Garden Street and are required to be spaced a minimum of 100' apart. Lot A can be accessed via the 30' right-of-way to be conveyed to the City. The Lot is sufficiently long along this right-of-way to meet the 100' minimum separation from Market Street. Lot B can be accessed via the existing right-of-way located to its east (to become Garden Street when completed). This lot has sufficient frontage along the Garden Street right-of-way in Transect Zone 4 (where curb cuts are permitted) to provide access. D. Official Map The South Burlington Official Map contains two planned streets on the original parcel. • On the western side of the original parcel is a planned street connecting Market Street to Mary Street. The Official Map shows approximately half of this planned street on the applicant's property, with the other half on the property to the west, listed as "Century Partners, LP" on the subdivision plat. The applicant proposes to dedicate a parcel of 30' in width (and expanding slightly at its northern terminus to account for a turn in Mary Street). This 30' represents one half of the 60' right-of-way required for a Support Street pursuant to Section 11.07 of the Land Development Regulations. Mary 2 Street and its extension towards Market Street are listed as a "Support / Neighborhood Street" in the City Center Form Based Code — Primary & Secondary Streets & Block Standard Applicability map in the Land Development Regulations. Staff considers that the dedication of this 30' right-of-way complies with the Official Map and Land Development Regulations. • In the center of the original parcel is a planned street connecting Market Street to the property to the north and eventually to Williston Road. At this time, the applicant has not proposed to dedicate this planned road. Staff is comfortable with not subdividing this second street right-of-way at this time as the property does have access to a street on its eastern side and because the applicant has indicated that they only intend to develop Lot A with a building at this time. Staff recommends, however, that a condition be attached to the preliminary and final plat of this subdivision that no approvals for buildings on any portion of Lot B be issued until the planned street shown on the Official Map is subdivided and offered to the City via an irrevocable offer of dedication. 1. Staff recommends the Board provide feedback to the applicant regarding access in accordance with the Official Map. E. Determination of Street Types Pursuant Section 11.03(B) of the Land Development Regulations, the Development Review Board shall determine the applicable Street Type. Section 11.03(B)(2) states that "Any street type listed for a specific section of roadway on the Official Map shall be the applicable street type for the purposes of these regulations." Pursuant to the City Center Form Based Code — Primary & Secondary Streets & Block Standard Applicability map, Market Street has its own specific "Market Street" designation, and Mary Street from Market Street to Williston Road is listed as "Neighborhood / Support Street." As the Mary Street section includes two street types, the Board is responsible for determining the final street type. Pursuant to Section 8.14(D)(2), of these two options, only "Support Street" is eligible in the T5 District. Staff therefore recommends that the Board assign the "Support Street" type for the section of road in question, from Market Street to the existing Mary Street. 2. Staff recommends the Board inform the applicant that "Support Street" is the street type available to them for the extension of Mary Street to Market Street. F. Street Construction The applicant has requested that the Board make a finding related to construction that accounts for the somewhat unusual circumstances that exist in this case, where only one-half of the planned 60' right-of- way is available to be provided to the City at this time by the applicant. Section 8.04(A)(2) of the LDRs requires that "Where a building is proposed to be located on a lot that is adjacent to a new or extended street, such street shall be constructed by the applicant pursuant to Article 15 and in accordance with the requirements of Article 11, Street Typologies." 3 Further, Section 11.03(A) states that "Where a proposed street is required, it shall be constructed in conformance with the applicable street type standards." In this instance, the applicant is seeking the Board's approval to comply with these standards in a phased manner. Under this scenario, the applicant would have the option to construct a type of driveway from Market Street, through the street right-of-way proposed in this application, to the point of a curb cut onto the subject property. If the applicant elected to take this option, they would be required to provide funding to the City of South Burlington for the full amount to construct their half of a Support Street from Market Street to Mary Street. The City would then be able to make use of this funding to construct the street in compliance with these Regulations at a time when it has control of the full 60' right-of-way. Staff supports the Board's granting of this option. By doing so, it would allow for Lot A to be developed using the 30' half -right-of-way while providing sufficient space for fire truck access and egress. Staff and the applicant would work together prior to the submission of a preliminary/final plat application to determine the amount and form of this funding, should the Board concur with this approach. The funding amount would be based on the construction costs of all relevant elements of their half of a Support Street. 3. Staff recommends the Board provide feedback to the applicant regarding the option to have access to Lot A via a driveway in the short term and provide funding to the City for construction of its portion of the Market to Mary Street connection. G. Criteria for Review of Subdivisions Section 1S.18 of the Land Development Regulations contains a list of criteria by which subdivisions should be reviewed. These criteria deal with such issues as utilities, open space, and wetlands. There is no development (no new utilities, buildings, etc.) proposed in conjunction with this application, only the subdivision of land into three (3) parcels. Therefore staff considers that the Board need only gain assurance that the resulting properties will each be able to access utilities and confirmation of any wetlands on the lot to be dedicated to the City. Staff recommends these both be addressed at the preliminary/final Plat stage of the review. RECOMMENDATION Staff recommends the Board discuss the project with the applicant and conclude the meeting. Respectfully submitted, � ("', � 7 - -0, " � - Ray Belair, Administrative Officer 12