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Home My WebLink AboutSD-10-25 - Supplemental - 0238 Highland TerracePermit Number SD - APPLICATION FOR SUBDIVISION SKETCH PLAN REVIEW All information requested on this application must be completed in full. Failure to provide the requested information either on this application form or on the plans will result in your application being rejected and a delay in the review before the Development Review Board. For amendments, please provide pertinent information only. 1) OWNER OF RECORD (Name as shown on deed, mailing address, phone and fax #) Roland & Linda Luxenberg 60 Highland Terrace South Burlington, VT 05403 864-9113 home 999-8024 cell 2) LOCATION OF LAST RECORDED DEED (Book and page #) 3) APPLICANT (Name, mailing address, phone and fax #) Roland & Linda Luxenbergi Book 444, pages 306-307 4) APPLICANT'S LEGAL INTEREST IN THE PROPERTY (fee simple, option, etc. fee simple 5) CONTACT PERSON (Name, mailing address, phone and fax #) Andy@LDengineering.com Andrew Rowe - Lamoureux & Dickison 14 Morse Drive Essex, VT 05452 878-4450 878-3135 6) PROJECT STREET ADDRESS: 60 Highland Terrace 7) TAX PARCEL ID # (can be obtained at Assessor's Office) 0850 - 00060 8) PROJECT DESCRIPTION a) Existing Uses on Property (including description and size of each separate use) Existing single family home (to be located on proposed Lot 1) b) Proposed Uses on property (include description and size of each new use and existing uses to remain) Existing single family home to remain on proposed Lot 1. One single family home is proposed on Lot 2. 11 c) Total building square footage on property (proposed buildings and existing buildings to remain) Existing single family home footprint is approximately 3100 sf. A 4000 sf building (house & garage) footprint has been planned for Lot 2. d) Proposed height of building (if applicable) Proposed building(s) to be less than 40 feet from midpoint of pitched roof, or less than 35 feet for any other structure. e) Number of residential units (if applicable, new units and existing units to remain) Existing single family home to remain on Lot 1. One single family home proposed on Lot 2. f) Other (list any other information pertinent to this application not specifically requested above, please note if Overlay Districts are applicable) This property is located in the Neighborhood Residential and the Natural Resource Protection districts of the Southeast Quadrant. No development is proposed in the Natural Resource Protection district. 9) LOT COVERAGE a) Building: Existing 4 % Proposed 4 % Lot 1 Existing 1 % Proposed 1 % Lot 2 b) Overall (building, parking, outside storage, etc) Existing 9 % Proposed 14 % Lot 1 Existing 0 % Proposed 1 Lot 2 c) Front yard (along each street) Existing 24 % Proposed 32 % Lot 1 10) TYPE OF EXISTING OR PROPOSED ENCUMBRANCES ON PROPERTY (easements, covenants, leases, rights of way, etc.) An easement for access and utilities across Lot 1 is proposed for the benefit of Lot 2. An existing 15' wide pedestrian easement and existing 30' wide easement and ROW for utilities are located on Lot 2. 11) PROPOSED EXTENSION, RELOCATION, OR MODIFICATION OF MUNICIPAL FACILITIES (sanitary sewer, water supply, streets, storm drainage, etc.) Municipal sewer service connections are proposed for Lot 1 and Lot 2. The proposed sewer services will connect to the recently approved municipal sewer main extension on Highland Terrace. 12) OWNERS OF RECORD OF ALL CONTIGUOUS PROPERTIES & MAILING ADDRESSES (this may be provided on a separate attached sheet) See attached list. 13) ESTIMATED PROJECT COMPLETION DATE Timing of construction on Lot 2 to be determined 14) PLANS AND FEE Plat plans shall be submitted which shows the information listed on Exhibit A attached. Five (5) regular size copies and one reduced copy (I I" x 17") of the plans must be submitted. A sketch subdivision application fee is $125. 2 I I hereby certify that all the information requested as part of this application has been submitted and is accurate to the best of my knowledge. SIGNATURE O LInz SIGNATURE OF PROPERTY OWNER Do not write below this line DATE OF SUBMISSION: 1 /� I have reviewed this sketch plan application and find it to be: VComplete ❑ Incomplete 3 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD Report preparation date: August 10, 2010 drb\sub\luxenbergluxenberg_2lotsubdoc Plans received: July 26, 2010 60 HIGHLAND TERRACE— 2-LOT SUBDIVISION enda # 7 Owner/Applicant Roland & Linda Luxenberg 60 Highland Terrace South Burlington, VT 05403 Contact Person Andrew Rowe Lamoureux & Dickinson 14 Morse Drive Essex. VT 05452 Location Map SKETCH PLAN APPLICATION #SD-10-25 Meetinq date: Auqust 17, 2010 Property Information Tax Parcel ID- 0850-00060 SEQ Zoning District- Neighborhood Residential 13 acres CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING drb\sub\shalna\luxenber 2lotsub se Linda Luxenberg, hereinafter referred to as the applicant, is seeking sketch plan review to subdivide a 13 acre parcel developed with a single family dwelling into two (2) lots of 1.8 acres (lot #1) and 11.2 acres (lot #2), 60 Highland Terrace. Associate Planner Cathyann LaRose and Administrative Officer Ray Belair, referred to herein as staff, have reviewed the plans submitted on July 26, 2010 and have the following comments. Zoning District & Dimensional Requirements Table I. Dimensional Requirements SEQ Neighborhood Requirement/Limi Residential Zonin District Min. Lot Size 12,000 SF Max. Density-NR & NRP See note belo� Max. -Building Covera e 15% Max. Total Covera e 30% Min. Front Setback 30 ft. �l Min. Side Setback 10 ft. Min. Rear Setback 30 ft. tation Proposed 1.8 acres N No additional units are roposed at this time 4%** 14%** >30 ft. > 10 ft. >30 ft. The subject lot lies in both the Neighborhood Residential and Natural Resource Protection sub -districts of the Southeast Quadrant. The Neighborhood Residential (NR) district allows for a base density of 1.2 units with a maximum of 4 units per acre with the transfer of applicable density rights under Chapter 9 of the South Burlington Land Development Regulations (SBLDRs). The applicant has not stated how much of the parcel lies within each sub -district. ** Coverage information is for Lot 1 which contains the existing home. I. The plans shall indicate the acreage existing and proposed in each of the zoning sub -districts. SUBDIVISION CRITERIA Pursuant to Section 15.18 of the South Burlington Land Development Regulations, subdivisions shall comply with the following standards and conditions 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. CITY OF SOUTH BURLINGTON 3 DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING & ZONING drblsublsh)Ina\luxenberg 210tsub se The standards for this criterion are found below in a review of the regulations of the Southeast Quadrant. 2. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). Staff feels the proposed subdivision of this property is in conformance with the South Burlington Comprehensive Plan. Southeast Quadrant District wtiu,�� uc;a�ea m the southeast uadrant district. Therefore it is subect tc the provisions of Section 9 of the SBLDR 9.06 Dimensional and Design Requirements Applicable to All Sub -Districts. The following standards shall apply to development and improvements within the entire SEQ Zoning District. A. Height. (1) The maximum height of any occupied structure in the SEQ-NRP, SEQ-NRT, or SEQ- NR sub -district shall not exceed forty-five feet (45'); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub -districts. (2) The maximum height of any occupied structure in the SEQ-VR or SEQ-VC sub- district shall not exceed fifty feet (50'); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub -districts. No new buildings are proposed as part of this application; therefore this criterion is not applicable to this application at this time. B. Open Space and Resource Protection. (1) Open space areas on the site shall be located in such a way as to maximize opportunities for creating usable, contiguous open spaces between adjoining parcels At this time, there are only two lots proposed. Staff finds that the proposed subdivision meets this criterion to the extent necessary at this time. (2) Building lots, streets and other structures shall be located in a manner consistent with the Regulating Plan for the applicable subdistrict allowing carefully planned development at the average densities provided in this bylaw. The proposed subdivision is in compliance with this criterion at this time. (3) A plan for the proposed open spaces and/or natural areas and their ongoing management shall be established by the applicant. At this time, no new development is proposed. There are wetlands on the site which should be considered and addressed should any buildings be proposed for the property. CITY OF SOUTH BURLINGTON 4 DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING &ZONING drb\sublshalna\luxenber 2lotsub se (4) Sufficient grading and erosion controls shall be employed 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 Development Review Board may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. At this time no construction is planned. Staff recognizes that this may change as the lots are developed and therefore this criterion would be better addressed at that time. (5) 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. Chain link fencing other than for agricultural purposes shall be prohibited within PUDs; the use of split rail or other fencing made of natural materials is encouraged. At this time no construction is planned. This criterion is not applicable to this application. C. Agriculture. The conservation of existing agricultural production values is encouraged through development planning that supports agricultural uses (including but not limited to development plans that create contiguous areas of agricultural use), provides buffer areas between existing agricultural operations and new development, roads, and infrastructure, or creates new opportunities for agricultural use (on any soil group) such as but not limited to community -supported agriculture. Provisions that enhance overall neighborhood and natural resource values rather than preservation of specific soil types are strongly encouraged. This criterion is not applicable to this application. D. Public Services and Facilities. In the absence of a specific finding by the Development Review Board 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. (1) Sufficient water supply and wastewater disposal capacity shall be 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. At this time no construction is planned. However, the final plat plan shall show the provisions for water supply and sewage disposal. 3. The plan shall be revised to show the provisions for water supply and sewage disposal as part of the final plat application. (2) Recreation paths, storm water facilities, sidewalks, landscaping, utility lines, and lighting shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. CITY OF SOUTH BURLING TON 5 DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING &ZONING drb\sub\shaflna\1uxenber.q 21otsub se The Board should discuss whether it would be appropriate to require a sidewalk along Highland Terrace. The South Burlington Recreation Path Committee may also wish to comment further on this matter. 4. The South Burlington Recreation Path Committee should review the plans and provide comments prior to final plat approval. (3) Recreation paths, utilities, sidewalks, and lighting shall be designed in a manner that is consistent with City utility plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. Staff has already stated that the South Burlington Recreation Path Committee should comment on this matter prior to final plat approval. The applicant is proposing a right of way across Lot 1 to service Lot 2 at this time. The Board should discuss whether a driveway is sufficient should additional dwelling units be proposed for Lot 1 or Lot 2. Highland Terrace contains the leftover traces of a previous, paved cul-de-sac (see ortho- photograph attached). The Director of Public Works has reviewed the plans and stated that he has no concerns with this pavement and does not recommend any changes. . (4) The plan shall be reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for evaluation including, but not 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. At this time no construction is planned and this criterion is not applicable. E. Circulation. The project shall incorporate access, circulation and traffic management strategies sufficient to prevent unsafe conditions on of adjacent roads and sufficient to create connectivity for pedestrians, bicycles, vehicles, school transportation, and emergency service vehicles between neighborhoods. In making this finding the Development Review Board 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. At this time no construction is planned and this criterion is not applicable. Should a new home be developed on Lot 2, it should be accessed from the proposed driveway and addressed as such. The Administrative Officer shall asses this should any residential units be proposed for Lot 2. 5. Any dwelling units proposed for Lot 2 shall be accessed from the proposed right-of-way. (1) Roads shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. No new roads are planned as part of this application. CITY OF SOUTH BURLINGTON g DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING &ZONING drblsub\shalna\luxenber Zlotsub se (2) Roads shall be designed in a manner that is consistent with City roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. No new roads are planned as part of this application. (3) The provisions of Section 15.12(D)(4) related to connections between adjacent streets and neighborhoods shall apply. No new roads are planned as part of this application. 9.09 SEQ-NR Sub -District• Specific Standards The SEQ-NR sub -district has additional dimensional and design requirements, as enumerated in this Section. A. Street, Block and Lot Pattern (1) Development blocks. Development block lengths should range between 300 and 400 linear feet; see Figure 9-2 for example. If longer block lengths are unavoidable blocks 400 feet or longer must include mid -block public sidewalk or recreation path connections.. (2) Interconnection of Streets. Average spacing between intersections shall be 300 to 400 feet. Dead end streets (e.g. culs de sac) are discouraged. Dead end streets may not exceed 200 feet in length. Street stubs are required at the end of dead end streets to allow for future street connections and/or bicycle and pedestrian connections to open space and future housing on adjoining parcels per section 15.12(D)(4). (3) Street Connection to Adjoining Parcels. Street stubs are required to be built to the property line and connected to adjacent parcels per section 15.12(D)(4) of these Regulations. Posting signs with a notice of intent to construct future streets is strongly encouraged. (4) Lots shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended. B. Street, Sidewalk & Parking Standards (1) Street dimensions and cross sections. Neighborhood streets (collector and local) in the VR sub -district are intended to be low -speed streets for local use that discourage through movement and are safe for pedestrians and bicyclists. Dimensions for public collector and local streets shall be as set forth in Tables 9-3 and 9-4, and Figures 9-8 and 9-9 below. (2) Sidewalks. Sidewalks must be a minimum of five feet (51) in width with an additional minimum five-foot planting strip (greenspace) separating the sidewalk from the street. Sidewalks are required on one side of the street, and must be connected in a pattern that promotes walkability throughout the development. The DRB may in its discretion require supplemental sidewalk segments to achieve this purpose. (3) Street Trees; see Section 9.08(B)(3) CITY OF SOUTH BURLINGTON 7 DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING & ZONING drb\sublsh31na\luxenberg 2lotsub se Street trees are required along all streets in a planting strip a minimum of five feet wide. Street tress shall be large, deciduous shade trees with species satisfactory to the City Arborist. Street trees to be planted must have a minimum caliper size of 2.5 to 3 inches DBH, and shall be planted no greater than thirty feet (30') on center. (4) On -street parking; see Section 9.08(B)(4). (5) Intersection design. Intersections shall be designed to reduce pedestrian crossing distances and to slow traffic; see Figure 9-6 and Section 9.08(B)(5). (6) Street and sidewalk lighting. Pedestrian -scaled light fixtures (e.g., 12' to 14') shall be provided sufficient to ensure pedestrian safety traveling to and from public spaces. Overall illumination levels should be consistent with the lower -intensity development patterns and character of the SEQ, with lower, smoother levels of illumination (rather than hot -spots) and trespass minimized to the lowest level consistent with public safety. C. Residential Design (1) Building Orientation. Residential buildings must be oriented to the street. Primary entries for single family and multi -family buildings must face the street. Secondary building entries may open onto garages and/or parking areas. (Special design guidelines apply to arterial streets). (2) Building Fagades. Building facades are encouraged to employ a theme and variation approach. Buildings should include common elements to appear unified, but faigades should be varied from one building to the next to avoid monotony. Front porches, stoops, and balconies that create semi -private space and are oriented to the street are encouraged. (3) Front Building Setbacks. In pedestrian districts, a close relationship between the building and the street is critical to the ambiance of the street environment. Buildings should be set back fifteen feet (151) from the back of sidewalk. (4) Porches, stoops, and balconies may project up to eight feet (8') into the front setbacks. Porch, stoop and balcony areas within the front setback shall not be enclosed or weatherized with glazing or other solid materials. (5) Placement of Garages and Parking. See Section 9.08(C)(4) and Figure 9-7. The front building line of the garage must be set behind the front building line of the house by a minimum of eight feet. (6) Mix of Housing Types. A mix of housing types is encouraged within neighborhoods and developments. Housing types should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of identical housing types. At this time no construction is planned. Staff recognizes that this may change as the lots are developed and therefore the Board should discuss this issue and decide if the applicant shall be bound to the design criteria included above. If the Board would like to assess the design criteria, CITY OF SOUTH BURLINGTON g DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING & ZONING drblsublshiina\luxenberg 2lotsub se they should do so prior to final plat approval or provide a condition that no units may be built on the lot without design approval from the Development Review Board. 6. The Board should discuss this project with respect to the Southeast Quadrant design standards. RECOMMENDATION Staff recommends that the applicant addressing the numbered items in the "Comments" section of this document before proceeding to preliminary plat application. Respectfully submitted, J Cathyan'n La Rose, Associate Planner Copy to: Linda Luxenberg, Applicant Lamoureux Ft DkKinson Civil Engineers Planners Septic Designers Landscape Architects Land Surveyors July 26, 2010 Ray Belair Administrative Officer Department of Planning & Zoning 575 Dorset Street South Burlington, VT 05403 RE: Sketch Plan application 60 Highland Terrace Dear Ray: We are writing on behalf of Linda & Roland Luxenberg in regards to a proposed two lot subdivision located at 60 Highland Terrace. An existing single family home is located on the 13 acre project parcel, which is located in the Neighborhood Residential and Natural Resource Protection Districts within the Southeast Quadrant. The existing home will be located on Lot 1, with a new single family home proposed for Lot 2. Lot 1 and the proposed building envelope for the new home on Lot 2 are located in the Neighborhood Residential District. Much of Lot 2, east of the proposed building envelope, is located in the Natural Resource Protection District. No development is proposed in the Natural Resource Protection District. The existing home is currently served by a drilled well and an onsite sewage disposal system. With the proposed subdivision, connections to the municipal sewer collection system are proposed for both lots. As you know, an extension of the municipal sewer collection system was recently approved (but not yet constructed) along Highland Terrace to the Shalna subdivision, which is located south of the project parcel. We understand that construction of the extension of the municipal sewer main will be required for the development of Lot 2. A drilled well is proposed to supply water for Lot 2. We have enclosed the following for your review: • Application for Subdivision Sketch Plan Review • $125 application fee • Five full size copies & one reduced copy • List of abutting landowners RECEIVED Please contact our office with any questions. JUL 26 2010 Sindrely City of So. Burlington An rew Rowe P.E. c: Linda Luxenberg P12010\10039\City\sketch cover lettermpd 14 Morse Drive Essex, VT 05452 t: 802.878.4450 f: 802.878.3135 www.LDengineering.com ♦ 25 Years Serving Fellow Vermonters Roland & Linda Luxenberg Mark & Marsha Abrams Diane J. Wessel Trust 60 Highland Terrace 50 Highland Terrace 60 Highland Terrace South Burlington, VT 05403 South Burlington, VT 05403 South Burlington, VT 05403 Christopher & Jean McCandless 1410 Hinesburg Road South Burlington, VT 05403 Green Acres, Inc. PO Box 2123 South Burlington, VT 05407 Roger & Linda Farley 1416 Hinesburg Road South Burlington, VT 05403 Donald & Lois Kerwin 1420 Hinesburg Road South Burlington, VT 05403 C(!rWnn(A*OM CF slG UX�F41o2lb pc�cG-4� ! / .Fri �...�. �� t i ._. \"`:, '�J*« f.` / ! «.^=' ',r l) I \, t t' 1 ♦. (f ►/�► M� � "�. � ��,`' y � �,•.., ,. �l ti � \ , �� _ p fi i , \ i "; � � � 't _ � * j ,,.. `��.«� ,�, �..- �.. .M ,a,�,� i.,1 ��a,. :CI F".�� / r 1 i• � } 1 _ %t V `ltl /" 1 ///.. ) ):. i /�..�! t *�' r 3 a.•` �.! "'"`�+,.�-..t�'�c. s �.. sa .:"; �. ,. !'.t C>,;. A. w f ♦. � It ( f p./ �1 ) V ��V R`^� °a ;: 1``�'°"`� / % rFN— / ) �i�u