HomeMy WebLinkAboutAgenda 05A_SD-19-26_1430 Hinesburg Rd_McAllister_SK_sc#SD‐19‐26
Staff Comments
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐19‐26_1430 Hinesburg Rd_McAllister_SK_2019‐10‐
15.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: October 10, 2019
Plans received: August 28, 2019
1430 Hinesburg Road
Sketch Plan Application #SD‐19‐26
Meeting date: October 15, 2019
Owner/Applicant
Scott McAllister
1430 Hinesburg Road
South Burlington, VT 05403
Engineer
Krebs & Lansing Consulting Engineers
154 Main Street, Suite 201
Colchester, VT 05446
Property Information
Tax Parcel 0860‐01430
Southeast Quadrant – Neighborhood Residential (SEQ‐NR)
2.01 acres
Location Map
PROJECT DESCRIPTION
Sketch plan application #SD‐19‐26 of Scott McAllister to subdivide an existing 1.2 acre parcel developed
with a single family home into three lots of 0.63 acres (Lot 1), 0.28 acres (Lot 2), and 0.28 acres (Lot 3)
for the purpose of constructing one new single family home on each of Lots 2 and 3, 1430 Hinesburg
Road.
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Staff Comments
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COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”)
have reviewed the plans submitted on 8/28/2019 and offer the following comments. Numbered items
for the Board’s attention are in red.
CONTEXT
The property is located in an area subject to Interim Zoning. The City Council approved application IZ‐
19‐04 authorizing the development of up to two new single family home building lots if DRB approval is
received. The new homes are proposed to have their own water supply well, as City water is not
available. The project will connect both the existing home and the proposed homes into the City
wastewater system. The three lot subdivision qualifies as a major subdivision, requiring preliminary and
final plat review.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Setbacks, Coverages & Lot Dimensions
Within the SEQ‐NR zoning district, the minimum lot size for a single family home is 12,000 sq. ft. with a base
density of 1.2 units per acre, and four (4) units per acre with the purchase of transferrable development
rights. With three (3) dwelling units proposed on 1.23 acres, two additional TDRs are required.
1. Staff recommends the Board discuss with the applicant the need to provide an option agreement to
purchase TDRs prior to final plat approval.
Maximum building coverage is 15% and maximum lot coverage is 30%. Under the Applicant’s proposed
subdivision and subsequent build‐out of the subdivided lots, the lots appear to be below both maximum
building and lot coverage, though additional information demonstrating compliance will be required at
subsequent stages of review.
SEQ General Standards
SEQ general standards pertain to Open Space and Resource protection, Agriculture, Public Services and
Facilities, and Circulation. Staff considers there are no issues with this application meeting these standards.
SEQ Regulating Plan
The SEQ regulating plans pertain to dimensional and design concepts intended to foster attractive and
walkable neighborhood development patterns. They pertain to street and block patterns and parks. One
requirement is that lots must have a standard minimum lot width to depth ratio of one to two (1:2). It
appears the applicant fails to meet this standard by a small amount on Lot 1 (the existing house lot), but
exceeds it on the other two lots.
2. Staff recommends the Board discuss this issue with the applicant.
SEQ‐NR Specific Standards
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SEQ‐NR specific standards pertain to street, block and lot pattern; street, sidewalk and parking standards;
and residential design. Staff considers street, block and lot patterns standards and sidewalk and parking
standards not applicable to this three‐lot subdivision. Residential design standards pertain to building
orientation, front building setbacks, and location of garages and parking.
The applicant has provided a general footprint for the proposed homes showing set‐back garages as
required under 9.08C(4), and their general location approximately 50‐feet from the street. 9.08C(1)
requires buildings to be oriented to the street, while 9.08C(3) requires a maximum of 25‐foot setback from
the back of sidewalk (or in this case, the back of curb).
3. Staff recommends the Board discuss the setback criteria with the applicant.
SUBDIVISION STANDARDS
Subdivision standards pertain to water and wastewater capacity, natural resource protection, traffic,
visual compatibility with the surrounding area, open space, fire protection, relationship to the
Comprehensive Plan, and public infrastructure.
Subdivision criterion #5 requires projects to be visually compatible with planned development patterns in
the area, as specified in the Comprehensive Plan and the purpose of the zoning district.
The purpose statement of the SEQ is as follows.
A Southeast Quadrant District (SEQ) is hereby formed in order to encourage open space
preservation, scenic view and natural resource protection, wildlife habitat preservation, continued
agriculture, and well‐planned residential use in the area of the City known as the Southeast
Quadrant. The natural features, visual character and scenic views offered in this area have long
been recognized as very special and unique resources in the City and worthy of protection. The
design and layout of buildings and lots in a manner that in the judgment of the Development
Review Board will best create neighborhoods and a related network of open spaces consistent with
the Comprehensive Plan for the Southeast Quadrant shall be encouraged. Any uses not expressly
permitted are hereby prohibited, except those which are allowed as conditional uses.
The Comprehensive Plan identifies the planned development patterns for the Project area as lower
intensity, principally residential development. Lower intensity principally residential is defined as
follows.
Fostering a strong sense of neighborhood, these areas are primary residential in use, with
number of units and size of buildings to be among the lowest in the City. Open spaces are
accessible and thoughtfully arranged as community gathering places, and roadways should be
largely limited to local traffic with low volumes. While residential dwellings need not be all
detached, the general character and appearance is that of a single family neighborhood.
Building heights reflect this character. Small lots and small buildings are encouraged.
Commercial uses are limited to those serving a small or local population. More intense
commercial or industrial uses should be avoided.
Staff considers the proposed subdivision compatible with the comprehensive plan.
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Staff Comments
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Subdivision criterion #10 requires projects to be consistent with the goals and objectives of the
Comprehensive Plan for the affected district. The Goals of the comprehensive plan follow.
1. Affordable & community Strong. Creating a robust sense of place and opportunity for our
residents and visitors.
2. Walkable. Bicycle and pedestrian friendly with safe transportation infrastructure.
3. Green & clean. Emphasizing sustainability for long‐term viability of a clean and green South
Burlington.
4. Opportunity Oriented. Being a supportive and engaged member of the larger regional and
statewide community.
The project lies within the Southeast Quadrant of the city. Southeast Quadrant objectives in the
Comprehensive Plan are:
60. Give priority to the conservation of contiguous and interconnected open space areas within this
quadrant outside of those areas [districts, zones] specifically designated for development.
61. Maintain opportunities for traditional and emerging forms of agriculture that complement and
help sustain a growing city, and maintain the productivity of South Burlington’s remaining
agricultural lands.
62. Enhance Dorset Street as the SEQ’s “main street” with traffic calming techniques, streetscape
improvements, safe interconnected pedestrian pathways and crossings, and a roadway profile
suited to its intended local traffic function.
Staff considers this project, as a two‐lot subdivision, does not detract from any of the goals or objectives
of the comprehensive plan.
Staff considers there do not appear to be issues with compliance with other subdivision criteria, but
they will be reviewed in detail at the next stage of review.
RECOMMENDATION
Staff recommends that the Board discuss the Project with the applicant and close the meeting.
Respectfully submitted,
Marla Keene, Development Review Planner