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Home My WebLink AboutAgenda 05A_SD-19-28_1420 Hinesburg Rd_Kerwin_SC#SD‐19‐28 Staff Comments 1 1 of 4 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD‐19‐28_1420 Hinesburg Rd_Kerwin_SK_2019‐10‐01.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: September 27, 2019 Plans received: August 28, 2019 1420 Hinesburg Road Sketch Plan Application #SD‐19‐28 Meeting date: October 1, 2019 Owner/Applicant Donald and Lois Kerwin 1420 Hinesburg Road South Burlington, VT 05403 Engineer Civil Engineering Associates, Inc. 10 Mansfield View Ln. South Burlington, VT 05403 Property Information Tax Parcel 0860‐01420 Southeast Quadrant – Neighborhood Residential (SEQ‐NR) 2.01 acres Location Map PROJECT DESCRIPTION Sketch plan application #SD‐19‐28 of Donald and Lois Kerwin to subdivide an existing 2 acre parcel developed with a single family home into two parcels of 1.2 acres (Lot 1) and 0.8 acres (Lot 2) for the purpose of constructing a single family home on Lot 2, 1420 Hinesburg Road. #SD‐19‐28 Staff Comments 2 2 of 4 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‐ 19‐01 authorizing the development of up to three new single family home building lots. At this time the applicant is only proposing one new lot for the purpose of constructing one additional single family home. The new home is proposed to have its own water supply well, as City water is not available. The project will connect both the existing home and the proposed home into the City wastewater system. 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 two (2) dwelling units proposed on two (2) acres, no TDRs are required at this time. 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, both lots appear to be below both maximum building and lot coverage. LDR 9.13 requires all applications for subdivision in the SEQ to be considered as a PUD. 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. Staff considers for this two‐lot subdivision the regulating plan criteria are not applicable. SEQ‐NR Specific Standards 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 two‐lot subdivision. Residential design standards pertain to building orientation, front building setbacks, and location of garages and parking. The applicant has not provided any details on the proposed home, other than its general location, which appears to be greater than 20‐feet from the street. The criteria require buildings to be oriented to the street, with a maximum of 25‐foot setback from the back of sidewalk (or in this case, the back of curb). For #SD‐19‐28 Staff Comments 3 3 of 4 garages with a vehicle entrance that faces a front lot line, the façade of the garage must be set back a minimum of eight feet behind the front of the building. 1. Staff recommends the Board review these criteria with the applicant and discuss they will need to demonstrate that the proposed home meets these criteria at the time of the next application. PUD & SUBDIVISION STANDARDS PUD & 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. PUD 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. Since this area allows 4 units per acre, and the applicant is proposing to develop at approximately ¼ this density, Staff considers the proposed density compatible with the comprehensive plan. PUD 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 #SD‐19‐28 Staff Comments 4 4 of 4 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. RECOMMENDATION Staff recommends that the Board discuss the Project with the applicant and close the meeting. Respectfully submitted, Marla Keene, Development Review Planner