HomeMy WebLinkAboutAgenda 06_SD-19-29_1840 Spear St_South Village_FP
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
TO: South Burlington Development Review Board
FROM: Marla Keene, Development Review Planner
SUBJECT: SD‐19‐29 1840 Spear Street
DATE: December 17, 2019 Development Review Board meeting
South Village Communities, LLC has submitted Final Plat application #SD‐19‐29 to amend Phase IIIB of a
previously approved multi‐phase 334 unit planned unit development. The amendment consists of removing
the master plan condition requiring construction of a left hand turn lane at the southernmost entrance from
Spear Street onto South Jefferson Road, 1840 Spear Street.
At the November 5, 2019 hearing the Board continued the hearing to November 19, 2019 to allow the applicant
to correct defects in public noticing. The November 19, 2019 hearing was rescheduled due to lack of a
quorum. On November 13, the applicant submitted a revised traffic memorandum which attempts to address
comments provided in the packet for the November 19, 2019 hearing (Staff comments were provided to the
applicant in advance). The following staff comments reflect the applicant’s revised traffic memorandum, and
the revised traffic memorandum is included in the packet for the Board. The previous traffic memorandum is
also included in the packet for the Board.
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐19‐29_1840 Spear St_South Village Communities
LLC_FP_2019‐11‐19.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: November 13, 2019
Plans received: September 25, 2019
1840 Spear Street
Final Plat Application #SD‐19‐29
Meeting date: December 17, 2019
Owner/Applicant
South Village Communities, LLC
P.O. Box 2286
South Burlington, VT 05407
Engineer
Civil Engineering Associates
10 Mansfield View Ln
South Burlington, VT 05403
Property Information
SEQ‐NRP and SEQ‐NR zoning districts
± 224 acres
Location Map
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PROJECT DESCRPTION
Final Plat application #SD‐19‐29 of South Village Communities, LLC to amend Phase IIIB of a previously
approved multi‐phase 334 unit planned unit development. The amendment consists of removing the
master plan condition requiring construction of a left hand turn lane at the southernmost entrance from
Spear Street onto South Jefferson Road, 1840 Spear Street.
PERMIT HISTORY
The Master Plan application (#MP‐05‐02) for this project was approved by the Board on February 10,
2006 and later amended (#MP‐14‐01) on May 23, 2014. #MP‐14‐01 represents a very slight amendment
to the approved review process. #MP‐05‐02 includes the bulk of the conditions applicable to the
development. The Phase 2 plan application (#SD‐13‐44) for this project was approved by the Board on
March 10, 2014, and the Phase 3 final plat application (#SD‐17‐18) on February 22, 2018.
The condition the applicant is requesting to be modified is in approval #MP‐05‐02 and reads as follows.
The applicant shall construct southbound left‐turn lane on Spear Street at the “South Entrance” of
the project, prior to issuance of the first zoning permit for a dwelling unit in Phase 3 (The Ridge).
The Director of Public Works shall review and approve all plans prior to construction.
The project has master plan approval which includes conditions allowing the applicant to go directly to
final plat for this requested amendment.
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”) have
reviewed the plans submitted on 9/25/2019 and offer the following comments. Numbered items for the
Board’s attention are in red.
DIMENSIONAL STANDARDS
No changes are proposed to the dimensional standards.
SOUTHEAST QUADRANT STANDARDS
No changes are proposed to the zoning district standards.
PLANNED UNIT DEVELOPMENT STANDARDS
Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply
with the following standards and conditions:
(A)(1) Sufficient water supply and wastewater disposal capacity is available to meet the needs of
the project.
(A)(2) Sufficient grading and erosion controls will be utilized during and after construction to
prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject
property and adjacent properties.
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Staff considers compliance with these two criteria not affected by the requested amendment.
(A)(3) The project incorporates access, circulation, and traffic management strategies sufficient to
prevent unreasonable congestion of adjacent roads.
The applicant has provided a traffic memo, prepared by RSG,dated August 6, 2018, and an updated
traffic memo dated November 12, 2019 in support of their request to remove the condition
requiring a left‐turn lane on Spear Street at the southernmost entrance from Spear Street onto
South Jefferson Road. This traffic memo uses traffic data collected on August 1, 2018 to evaluate
whether a left turn lane is warranted. Staff notes that as of the date of the study, Phase 1,
approved for 116 dwelling units, is mostly built out, while Phase 2, approved for 91 dwelling units,
is approximately 75% built out, and no homes have been constructed in Phase 3, approved for 60
dwelling units. The project is also approved for an additional 67 units whose locations are still to be
determined but the applicant has indicated are tentatively programmed for Phases 1 and 2.
Overall, Staff estimates that the project is approximately 55% constructed and that trips from the
remaining units will be distributed between the two entrances to the development. The updated
memorandum attempts to estimate the additional 60 units approved for Phase 3, but does not
appear to include the 67 units approved in the master plan but as yet unprogrammed, nor does it
include the potential for trip capture from Dorset Farms which will be accessible once the Midland
Avenue connection is complete.
1. Based on the updated memorandum, Staff continues to recommend the Board consider
whether to request the applicant include full‐build of the 334‐unit development and the
potential for trip capture from Dorset Farms in their traffic analysis.
The memo states that in order for a left turn lane to be warranted, the southbound left turning
volume would need to exceed 55 vehicles per hour (assuming all other volumes remain constant).
The evaluated build scenario results in 25 vehicles per hour.
2. Given the relatively low number of trips compared to the warrant, Staff does not necessarily
believe that a left turn lane will become necessary, but recommends the Board consider
deferring the timeline for construction of the left turn lane to such a time as prior to issuance of
the zoning permit for the 30th unit in Phase III or 240 zoning permits overall, rather than fully
releasing the applicant from the obligation to build the turn lane at this time. If at the 30th unit
in Phase III or 240th unit overall the applicant considered a turn lane was still unnecessary, Staff
considers the applicant could again request Board approval to remove the requirement for it’s
construction.
The applicant notes in their cover letter, included in the packet for the Board, that they no longer
anticipate building a 100‐student school on Lot 11. In reviewing minutes from the original master
plan approval, Staff considers the approved school was intended to be an anchoring element of the
community.
3. While Staff is not opposed to the applicant not constructing a school, Staff considers that should
the Board approve this application, they should require Lot 11 to include a replacement
community anchoring element, of a type to be determined at the time of that application.
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(A)(4) 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.
(A)(5) 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.
(A)(6) 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.
(A)(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure
that adequate fire protection can be provided.
Staff considers compliance with these four criteria not affected by the requested amendment.
(A)(8) 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 landowners.
(A)(9) 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.
The applicant is proposing to complete the roadway cross section at the South Jefferson intersection
to be consistent with the approved cross section for the remainder of South Jefferson Road. Staff
considers these two criteria met.
(A)(10) The project is consistent with the goals and objectives of the Comprehensive Plan for the
affected district(s).
(A)(11) The project’s design incorporates strategies that minimize site disturbance and integrate
structures, landscaping, natural hydrologic functions, and other techniques to generate less runoff
from developed land and to infiltrate rainfall into underlying soils and groundwater as close as
possible to where it hits the ground.
Staff considers compliance with these two criteria not affected by the requested amendment.
SITE PLAN REVIEW STANDARDS
14.06 General Standards
A. 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.
Staff considers compatibility with the comprehensive plan not affected by the requested amendment.
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B. Relationship of Proposed Structures to the Site.
C. Relationship of Structures and Site to Adjoining Area.
Staff considers compliance with these criteria not affected by the requested amendment.
14.07 Specific Review Standards
A. Access to Abutting Properties.
B. Utility Services.
C. Disposal of Wastes.
D. Landscaping and Screening Requirements.
E. Modification of Standards.
F. Low Impact Development.
Staff considers compliance with these criteria not affected by the requested amendment.
G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
Staff considers the proposed roadway configuration complies with the standards of Section 15.12, which
pertain to roadway geometry and construction.
RECOMMENDATION
Staff recommends the Board discuss the project with the applicant and close the hearing.
MEMO
RSG 180 Battery Street, Suite 350, Burlington, Vermont 05401 www.rsginc.com
TO: Robin Jeffers, Development Director, SD Ireland Development LLC
FROM: Corey Mack, PE
CC:
DATE: November 12, 2019
SUBJECT: South Jefferson Road Left Turn Lane – Updated Warrant Analysis
RSG has updated a warrant analysis for a southbound left turn lane on Spear Street at
South Jefferson Rd. This location provides access to the South Village development in
South Burlington.
RSG originally performed a left turn lane warrant analysis in August 2018 using existing
traffic volumes. In this August 2018 analysis, South Village Phase 1 and Phase 2 had
largely been constructed and occupied. This update to the South Jefferson Road left turn
lane warrant analysis estimates the traffic demand associated with complete
construction and occupancy of Phase 3 of South Village, representing the full build-out
of the entire South Village Planned Used Development (PUD).
Background
The South Village PUD and study intersection are depicted in Figure 1 below. The
primary development entrance is provided at the traffic signal at Allen Road on Spear
Street, to the north of the Spear Street / South Jefferson Road study intersection.
FIGURE 1: PROJECT AREA
2
Observed Traffic Volumes
RSG performed traffic counts at the study intersection via CountCam counters on
Wednesday, August 1st, 2018. Volume adjustments were considered for this count time
and location. Based on data provided by VTrans, typical urban or rural counts at this
time of the year would be adjusted down to represent Average Annual Daily Traffic
(AADT). As a conservative consideration, no adjustments were made to the counts used
in the analysis.
FIGURE 2: OBSERVED PM PEAK HOUR TRAFFIC VOLUME (4:45 - 5:45)
As the southbound left turn volume peaked in a slightly different period, these volumes
were analyzed as well, as shown in Figure 3.
FIGURE 3: OBSERVED PEAK SOUTHBOUND LEFT TURN HOURLY TRAFFIC DEMAND
(4:30 - 5:30).
The southbound left turning traffic is assumed to be entirely associated with Phase 1;
Phase 1 constructed 150 residential units south of East Allen Road, resulting in an
estimated trip generation of 53 entering trips1. Using the peak observed left turn volume,
27% (14 / 53) of the estimated trips entered into South Village Phase 1 via a southbound
left turn at South Jefferson Road.
1 ITE Trip Generation, 10th Edition, PM peak hour of adjacent street traffic trip generation using
150 units of Land Use Code 220 – Multifamily Housing (Low-Rise); this land use trip generation
rate results in the highest proportion of the southbound left turning vehicles (most conservative
estimate for subsequent calculations).
647 9
7
3 So Jefferson Rd
412 12
Spear St
608 14
0
5 So Jefferson Rd
413 6
Spear St
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Estimated Phase 3 Traffic Demand
Construction and occupancy of Phase 3 of the South Village PUD will likely result in a
minor increase to the southbound left turn traffic demand at South Jefferson Road on
Spear Street. Most southbound vehicles destined to Phase 3 will utilize the existing
primary development entrance at the Allen Road traffic signal. However, some traffic
may choose to enter the Phase 3 development via South Jefferson Road. The proportion
of southbound Phase 3 traffic using the South Jefferson Road entrance may be
estimated using the observed southbound left turn demand from Phase 1 at South
Jefferson Road.
Phase 3 of the Sough Village PUD will construct 60 units of mixed residential housing
types, resulting in an estimated entering volume of 31 vehicles in the PM peak hour of
adjacent street traffic2. Assuming 27% of the entering traffic uses the South Jefferson
Road entrance (the same as the Phase 1 entering traffic proportion), this will result in an
additional 8 southbound left turns at South Jefferson Road in the PM peak hour of
adjacent street traffic.
In addition, the northbound right turn, westbound right turn and westbound left turn traffic
volume would increase by an estimated +12, +4, and +3 vehicles in the peak hour,
respectively.
For a conservative analysis, RSG has used the highest observed hourly volumes from
both the peak through and turning movements to represented the Design Hour Volume
(DHV). Additionally, RSG has applied a 1.04 growth factor to the through volumes to
estimate 2025 future year conditions. The 2025 estimated DHV at Spear Street and
South Jefferson Road representing full build-out of the South Village PUD is presented
in Figure 4.
FIGURE 4: ESTIMATED 2025 PM PEAK HOUR FULL BUILD-OUT TRAFFIC VOLUMES
2 ITE Trip Generation, 10th Edition, PM peak hour of adjacent street traffic trip generation using 22
units of Land Use Code 210 – Single-Family Detached Housing and 38 units of Land Use Code
220 – Multifamily Housing (Low-Rise), resulting in an estimated 31 entering and 18 exiting trip
ends.
673 22
11
8 So Jefferson Rd
430 24
Spear St
4
Volume Warrant Update
Since the development of the initial left turn lane warrant analysis, the Vermont Agency
of Transportation has issued guidance updating the preferred volume warrant for a left
turn lane. This latest volume warrant guidance recommends the Kikuchi and
Chakraborty (K&C) model when evaluating left turn lanes. The K&C model uses the
speed limit and estimated traffic volume to determine the probability of a through vehicle
approaching a left turning vehicle, with consideration to intersection delay and level of
service. VTrans further recommends using 85% of the DHV to estimate average
conditions.
The K&C left turn lane volume warrant analysis for this intersection follows:
A left turn lane is not warranted based on South Village full build-out volumes. The
southbound left turning volume would need to exceed 55 vehicles per hour (assuming all
other volumes remain constant) to for the left turn lane volume warrant to be met.
Source:
YEAR:2025
TIME:PM Peak Hour
SPEED:35 mph
Exclusive right-turn lane in the Va direction (Y/N)?N
Exclusive left-turn lane in the Vo direction (Y/N)?N
ENTER TRAFFIC VOLUMES (vph):
Vadv.Vopp.
Left-Turn =19 0
Thru =573 366
Right-Turn =0 21
Va =592 vph
Vo =387 vph
L =3.2%
Va = exp(6.9017-0.001151*Vo+(exp(0.383-0.118*L)-0.01816*SP))(Eq. 3.3)
Warranting Va =921 vph
Va =592 <921
THEREFORE,LEFT-TURN LANE NOT WARRANTED
Kikuchi and Chakroborty's "Modified Harmelink/AASHTO Model"
from Method for Prioritizing Intersection Improvements, Washington State
Transportation Center Research Report, January 1997
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Other Turn Lane Warranting Criteria
As documented in the August 2018 memo, no other left turn lane warranting criteria are
met:
• Sight distance along Spear Street exceed design recommendations.
• Only one crash was recorded between from 2012 through 2018. It was a single
vehicle crash with no injuries reported (June 2013).
The conditions leading to these conclusions are unchanged and the evaluation remains
valid.
Conclusion
The intersection of Spear Street and South Jefferson Road in South Burlington does not
have any apparent safety defects in terms of sight lines or reported crash history. The
traffic count, conducted in August 2018 and adjusted to represent 2025 South Village full
build-out conditions, does not meet the volume warrants for the installation of an
exclusive southbound left turn lane.
The installation of a southbound left turn lane along Spear Street at South Jefferson
Road is not recommended at this time.