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Home My WebLink AboutAgenda 07_1430 Hinesburg Road_McAllister_PP FP#SD‐20‐04 Staff Comments 1 1 of 11 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD‐20‐04_1430 Hinesburg Rd_McAllister_PP FP_2020‐02‐ 19.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: February 12, 2019 Plans received: January 24, 2020 1430 Hinesburg Road Preliminary and Final Plat Application #SD‐20‐04 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 #SD‐20‐04 Staff Comments 2 2 of 11 PROJECT DESCRIPTION Preliminary and final plat application #SD‐20‐04 of Scott McAllister to subdivide an existing 1.23 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 a new single family home on each of Lots 2 and 3, 1430 Hinesburg Road. COMMENTS Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”) have reviewed the plans submitted on 1/24/2020 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. The sketch plan was reviewed by the Board on October 15, 2019. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions Dimensional standards are as follows. SEQ‐NR Required Proposed Lot #1 Proposed Lot #2 Proposed Lot #3 Min. Lot Size 12,000 sf 28,082 sf 12,020 sf 12,045 sf  Max. Building Coverage 15% 6% 13% 13% 1. Max. Overall Coverage 30% 14% Unknown Unknown  Min. Front Setback 20 ft >20 ft 25 ft 25 ft  Min. Side Setback 10 ft 10 ft 10 ft 10 ft  Min. Rear Setback 30 ft 64 ft > 30 ft > 30 ft 2. Building Height (pitched roof) 28 ft 28 ft 28 ft 1 28 ft 1 1. The applicant has not provided enough information to calculate overall coverage, though it appears it could be calculated based on the provided plans. 2. The Board finds the applicant must demonstrate compliance with the maximum allowable height, measured as proscribed in Section 3.07, as part of the zoning permit for any building on Lots 2 or 3. #SD‐20‐04 Staff Comments 3 3 of 11 ARTICLE 9: SOUTHEAST QUADRANT 9.05 TRANSFER OF DEVELOPMENT RIGHTS AND RESIDENTIAL DENSITY 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 1.22 acres, two additional TDRs are required. 3. At sketch, the Board directed the applicant to provide an option agreement to purchase TDRs prior to final plat approval. No such agreement has been provided. Staff considers the Board cannot approve the project until such option is provided. 9.06 SOUTHEAST QUADRANT DIMENSIONAL AND DESIGN REQUIREMENTS APPLICABLE TO ALL SUB‐ DISTRICTS. The following standards shall apply to development and improvements within the entire SEQ. A. Height. See Article 3.07. Article 3.07 states that the requirements of Table C‐2, Dimensi onal Standards, apply for the maximum number of stories and the maximum height. Waivers are not available for structures with the SEQ zoning district. The Project is located within the SEQ‐NR district. A summary of dimensional standards is above. 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 The LDR defines open space as follows. Land maintained in essentially an undisturbed, natural state for purposes of resource conservation, and/or maintaining forest cover; or that is enhanced and managed for outdoor recreation and civic use, working lands, or local food production. Open space must be of a quality and size that supports its intended function or use. Open space specifically excludes streets, parking areas, driveways and other areas accessible to motor vehicles. There are no existing significant open spaces on this parcel. Open spaces on adjoining parcels are separated from this parcel by existing residential development. Staff considers this criterion met. (2) Building lots, streets and other structures shall be located in a manner consistent with the Regulating Plan for the applicable sub‐district allowing carefully planned development at the average densities provided in this bylaw. Compliance with the regulating plan is discussed under 9.07 below. (3) A plan for the proposed open spaces and/or natural areas and their ongoing management shall be established by the applicant. Such plan shall describe the intended use and maintenance of each area. Continuance of agricultural uses or enhancement of wildlife habitat values in such plans for use and maintenance is encouraged. Existing natural resources on each site shall be protected through the development plan, including (but not limited to) primary natural communities, streams, wetlands, floodplains, conservation areas shown in the Comprehensive Plan, and special natural and/or geologic features such as mature forests, headwaters areas, and prominent ridges. In making this finding the Development Review Board shall use the provisions of Article 12 of this bylaw related to wetlands and stream buffers. As discussed above, there are no open spaces on this parcel. There are two wooded areas on the existing site – one on the north property boundary and one on the eastern property boundary. #SD‐20‐04 Staff Comments 4 4 of 11 Though these areas do not constitute a mature forest, they are existing natural resource areas providing visual buffering, wind screening, and habitat for small wildlife. The proposed configuration does not support retention of the eastern wooded area. 4. Staff recommends the Board consider whether the scrub tree area warrants requiring the applicant to locate the proposed footing drains and sewer connections under the proposed driveways to allow for tree preservation. Staff notes the location of the homes supports a strong street presence, and preservation of these trees may detract from that presence. If the Board determines the applicant should preserve trees, Staff recommends the Board require the applicant to update the plans to show the relocated utilities and show a limit of tree clearing. (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. The applicant has provided an erosion prevention and sediment control plan. Comments on the plan are provided by the Stormwater Section below. (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. Comments on potential wetlands are provided by the Stormwater Section below. Other features are not present on the site and Staff considers this criterion not applicable. 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. There are no existing agricultural uses on this site or on adjacent sites. Staff considers this criterion not applicable. 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 requirement, as evidenced by a City water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit from the Department of Environmental Conservation. The proposed development will be served by a private water system. Comments from Champlain Water District were sent to Staff on January 30, 2020. The owners of these potential lots must understand that the elevation of the properties #SD‐20‐04 Staff Comments 5 5 of 11 prevents the connection to the City water system due to inadequate water pressure. The South Burlington Water Department must be notified at the time the properties are connected to the City wastewater system so that proper sewer and stormwater charges can be applied. The SBWD must also be informed of changes in ownership. 5. Staff recommends the Board incorporate the second comment as a condition of approval. 6. The applicant is proposing to connect to the public wastewater system. The applicant has submitted a preliminary wastewater allocation request to the City. Staff anticipates they will have an update on the status of that request by the time of the hearing. (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. The applicant has shown a proposed underground electrical service pulled from Highland Terrace. The Director of Public works reviewed the plans on 1/28/2019 and offers the following comments. 1. Our minimum size for a drainage culvert under a driveway is 18”. 2. The applicant shall show how much cover would be above the proposes driveway culverts. 3. We would like to see a stone spillway on the downstream of each driveway culvert. 7. Staff recommends the Board require the applicant to satisfy the comments of the Director of Public works prior to closing the hearing, particularly the second comment. The Stormwater Department reviewed the plans on 2/5/2020 and offers the following comments. 1. The proposed project is located in the Potash Brook watershed. This watershed is listed as stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). 2. The project proposes to create an additional 5466 square feet of impervious area on the parcel. This results in less than 1 total acre of impervious area on the parcel. 3. The VT ANR Natural Resource Atlas wetland advisory layer shows possible Class II wetland located along the eastern border of the lot. Has a delineation been performed for this site? 4. The applicant should include snow storage locations on the EPSC site plan. 5. Work in the City Right of Way (ROW) requires a permit before construction can begin. A “Permit to Open Streets or Right‐Of‐Way” can be obtained from the South Burlington Department of Public Works on their web site, or by stopping by their office located at 104 Landfill Road. 6. Silt fence appears to be located on the upslope side of the disturbance but does not adequately protect the downslope side. Please ask the applicant to modify the EPSC recommendations to accurately protect the downslope areas. 8. Staff recommends the Board require the applicant to perform a screening for wetlands on the eastern property line prior to closing the hearing. #SD‐20‐04 Staff Comments 6 6 of 11 9. Staff recommends the Board require the applicant to comply with comments 4 and 6 as conditions of approval and retain comment 5 as notice to the applicant. (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 considers this criterion met. (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. The fire inspector reviewed the plans on 1/28/2019 and indicated there are no comments. E. Circulation. The project shall incorporate access, circulation and traffic management strategies sufficient to prevent unsafe conditions on 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. (1) Roads shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. (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. (3) The provisions of Section 15.12(D)(4) related to connections between adjacent streets and neighborhoods shall apply. Staff considers these criteria met. 9.08 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) N/A (2) N/A (3) Lot ratios. Lots shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended The proposed lot 1 has a width to depth ratio of approximately 1:2. The proposed lots 2 and 3 have a width to depth ratio between 1:2.5 and 1:5. Staff considers this criterion met. B. Street, Sidewalk & Parking Standards N/A #SD‐20‐04 Staff Comments 7 7 of 11 C. Residential Design Section 9.08 of the SBLDR lays out particular standards related to the orientation of housing, mix of housing styles, setbacks, and parking/garages. The applicant has provided a design narrative in support of this criterion. (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; see Section 9.11). A minimum of thirty‐five percent (35%) of translucent windows and surfaces should be oriented to the south. In the SEQ‐NRN sub‐district, residential buildings should orient their rooflines to maximize solar gain potential, to the extent possible within the context of the overall standards of the regulating plan. The proposed single‐family homes on Lots 2 and 3 will be oriented to face Highland Terrace. Primary entries will face the street. The attached garages for the buildings will be on the north sides of the lots, maximizing the availability of living space oriented to the south to accommodate a minimum of 35% translucent windows and surfaces. Building rooflines will be oriented to accommodate the potential for south facing solar panels. Staff considers this criterion met. (2) Building Façades. Building facades are encouraged to employ a theme and variation approach. Buildings should include common elements to appear unified, but façades 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. It is the owner’s goal to have the same builder construct the p roposed single family homes on Lots 2 and 3. The buildings will be similar in style, with porches oriented towards Highland Terrace. Staff considers this criterion met. (3) Front Building Setbacks. A close relationship between the building and the street is critical to the ambiance of the street environment. (a) Buildings should be set back a maximum of twenty‐five feet (25’) from the back of sidewalk. (b) Porches, stoops, and balconies may project up to eight feet (8’) into the front setbacks. The homes are proposed to be 25‐feet from the right of way. There is no sidewalk to measure from on Highland Terrace. The applicant indicated that final building design may include porches, stoops and/or balconies that extend into the front yard setback. Three (3) houses further south and on the same side of Highland Terrace are set back approximately 25 feet from their front lot lines. Staff recommends the Board include a condition requiring that any new home on Highland Terrace must be set back no more than 25 feet from its front lot line. (4) Placement of Garages and Parking. For garages with a vehicle entrance that faces a front lot line, the facade of the garage that includes the vehicle entrance must be set back a minimum of eight feet (8’) behind the building line of the single or two‐family dwelling. (a) For the purposes of this subsection: (i) The building width of a single or two‐family dwelling, not including the garage, shall be no less than twelve feet (12’), except for a duplex with side‐by‐side primary #SD‐20‐04 Staff Comments 8 8 of 11 entries, in which case the building width of each dwelling unit in the duplex, not including a garage, shall be no less than eight feet (8’) (ii) The portion of the single or two‐family dwelling that is nearest the front lot line may be a covered, usable porch, so long as the porch is no less than eight feet (8’) wide. (b) The DRB may waive this provision for garages with vehicle entries facing a side lot line, provided that (i) the garage is visually integrated into the single or two‐family dwelling; and (ii) the façade of the garage that is oriented to the street is no more than eight feet (8’) in front of the façade of the house that is oriented to the street. The applicant indicated that the garages will face highland terrace and will be set back at least 8 feet from the building line of the house. The building/garage layout will most closely resemble the “recessed” option depicted in Figure 9‐7. The building width not including the garage will be over twelve feet. Staff considers this criterion met. (c) ‐ (d) N/A 15.18 CRITERIA FOR REVIEW OF PUDS, SUDVIDISIONS, TRANSECT ZONE SUBDIVISIONS AND MASTER PLANS (1) Sufficient water supply and wastewater disposal capacity is 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. 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. See discussion above of preliminary wastewater allocation. (2) Sufficient grading and erosion controls will be utilized 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 DRB may rely on evidence that the project will be covered under the General Permit for Construction issued by the Vermont Department of Environmental Conservation. See discussion under 9.06B(4) above. (3) The project incorporates access, circulation and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. In making this finding the DRB 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. Staff considers the proposed development of two residential units will have no adverse impact on congestion of adjacent roads. (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. In making this finding the DRB shall utilize the provisions of Article 12 of these Regulations related to wetlands and stream buffers, and may seek comment from the Natural Resources Committee with respect to the project’s impact on natural resources. See discussion under 9.06B above. #SD‐20‐04 Staff Comments 9 9 of 11 (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. For Transect Zone subdivisions, this standard shall apply only to the location of lot lines, streets and street types, and natural resources identified in Article XII of these Regulations. 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, Staff considers the proposed density compatible with the comprehensive plan. (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. For Transect Zone subdivisions, this standard shall apply only to the location of natural resources identified in Article XII of these Regulations and proposed open spaces to be dedicated to the City of South Burlington. See 9.06B(1) above. (7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for approval including, but not be 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. All aspects of fire protection systems shall be designed and installed in accordance with applicable codes in all areas served by municipal water. This standard shall not apply to Transect Zone subdivisions. See discussion of fire safety considerations under 9.06D(4) above. (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 properties. For Transect Zone subdivisions, this standard shall only apply to the location and type of roads, recreation paths, and sidewalks. See 9.06D(2) above. (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. For Transect Zone subdivisions, this standard shall only apply to the location and type of roads, recreation paths, and sidewalks. See 9.06D(3) above. #SD‐20‐04 Staff Comments 10 10 of 11 (10) The project is consistent with the goals and objectives of the municipal Plan for the affected district(s). 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 three‐lot subdivision, does not detract from any of the goals or objectives of the comprehensive plan. (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. For Transect Zone subdivisions, this standard shall apply only to the location of natural resources identified in Article XII of these Regulations. Staff considers the density of the proposed development adequately protective of natural hydrologic functions. As noted above, the total impervious proposed does not exceed the half‐acre threshold for requiring compliance with Section 12 standards pertaining to stormwater. Energy Standards All new buildings are subject to the Stretch Energy Code pursuant to Section 3.15: Residential and Commercial Building Energy Standards of the LDRs. RECOMMENDATION Staff recommends that the Board discuss the Project with the applicant and close the meeting. #SD‐20‐04 Staff Comments 11 11 of 11 Respectfully submitted, Marla Keene, Development Review Planner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roject Narrative McAllister Subdivision – 1430 Hinesburg Road a. Description of the Project. The proposed project will subdivide an existing 1.2 acre parcel into three lots. The existing lot is located between Hinesburg Road and Highland Terrace. The existing house will remain on its own lot fronting Hinesburg Road. The two proposed lots will front Highland Terrace. The project will be served by municipal wastewater and on-site potable water supply. The following is a more detailed description of the project elements. Access Access for the existing house on Lot 1 will continue to be via an existing driveway from Hinesburg Road. Lots 2 and 3 will have new curb cut access points from Highland Terrace. The proposed driveways are a maximum of 20’ wide to allow for parking of multiple cars. This is similar to other driveways in the area. Driveways will be constructed with ground stabilization fabric, 18” thick crushed gravel subbase, 2” of base paving and 1” of top paving. The driveways will be graded to drain via sheet to direct stormwater runoff towards the existing drainage swale along Highland Terrace. Each driveway will have a new 15 inch HDPE culvert installed. Stormwater Management The proposed project will have far less than one-half acre of impervious surface upon completion of the project (approximately 0.22 acres of existing and new impervious surface proposed). As such, it is not subject to State of Vermont or City of South Burlington stormwater permitting requirements. The site will utilize sheet flow over vegetated terrain and grass lined swales to manage runoff from the new buildings and driveways. Potable Water Supply Water supply for the existing house on Lot 1 will continue to be provided by an existing drilled well. The well yield for the existing house is 6 gallons/minute (gpm). The two new houses will share a new drilled well to be installed for the project. Each house will have a one inch water service connected from the well. Surrounding well yields in the area indicate that a high yield well is very likely. The adjacent property to the north has a well yield of 50 gpm. Two wells to the south have yields of 10 gpm and 50 gpm respectively. Two wells on the opposite side of Highland Terrace have yields of 75 gpm each. Wastewater Disposal The existing house on the site is currently served by an on-site wastewater disposal system. This system will be abandoned. The existing house and both new houses will be connected to the existing municipal sewer main running along Highland Terrace. New 4 inch PVC SDR 35 sanitary McAllister Subdivision – 1430 Hinesburg Road Project Narrative Page 2 of 2 sewer service lines will be run to each building at a minimum of ¼ inch/foot slope. In-line connections will be made using 8 inch x 4 inch wye saddles. Erosion Prevention & Sediment Control The erosion prevention and sediment control design for the project attempts to minimize the extent of disturbance as well as the duration of exposed soil. The plans require the contractor to perform the following: x Establish stabilized construction entrances at each construction access location; x Stabilize staging areas with crushed stone; x Install silt fence and other sediment control practices at down slope limits of disturbed soil; x Install stone check dams in drainage swales. x Minimize exposed soils to a maximum of 14 consecutive days; x Hydroseed, mulch, or install rolled erosion matting on all final graded topsoil areas. b. Demonstration of Compliance with Applicable Review Standards The project is located in the Southeast Quadrant Neighborhood Residential District. The proposed lots will meet zoning standards in regards to lot coverage, lot size, length to width ratio, lot coverage and setbacks. No new streets or sidewalks are proposed. Building orientation will be facing the street. A table of Zoning Information is provided on Plan Sheet C-1. Please see also the attached narrative regarding the project’s compliance with Interim Zoning Review Considerations. c. List of Submission Elements 1. Application for Subdivision Plat Review. 2. Application for Review of Land Development Prohibited under the Interim Bylaws. 3. Plans and Details as follows: i. Subdivision Plat dated 1/13/20 ii. Existing Conditions Plan, X-1, dated 1/13/20 iii. Site Plan, C-1, dated 1/13/20 iv. Erosion Prevention & Sediment Control Plan, C-2, dated 1/13/20 v. Civil Details, D-1, dated 1/13/20 vi. Sewer/Water Details, D-2, dated 1/13/20 vii. Stormwater/EPSC Details, D-3, dated 1/13/20 viii. EPSC Details, D-4, dated 1/13/20 4. Location Map dated 8/14/19. 5. List of Adjoining Landowners. 6. Narrative regarding Interim Zoning Review Considerations. d. List of Any Changes Made to Plans from Previous Submittals Under the Same Application 1. None Residential Design Narrative McAllister Subdivision – 1430 Hinesburg Road Section 9.08C of the South Burlington Land Development Regulations 1) Building Orientation. The proposed single family homes on Lots 2 and 3 will be oriented to face Highland Terrace. The primary entries will face the street. The attached garages for the buildings will be on the north side of the lots. This will maximize the availability of living space oriented to the south to accommodate a minimum of 35% translucent windows and surfaces. Building rooflines will be oriented to accommodate the potential for south facing solar panels. 2) Building Facades It is the owners goal to have the same builder construct the proposed single family homes on Lots 2 and 3. The buildings will be similar in style, with modest variation in materials and architecture to avoid a “cookie cutter” look. Both buildings will feature porches oriented towards Highland Terrace. 3) Front Building Setbacks The conceptual building footprints depicted on the site plan show the front of the buildings 25 feet from the Highland Terrace right of way line. This is appropriate as there is no sidewalk to measure from on Highland Terrace. Final building design may include porches, stoops, and/or balconies that extend into the front yard setback. 4) Placement of Garages and Parking The garage entrances for the buildings will face Highland Terrace. The garage façade will be set back at least eight feet from the building line of the house as depicted on the site plan. The building/garage layout will most closely resemble the “Recessed” option depicted in Figure 9-7 of the current South Burlington Land Development Regulations. The building width (not including the garage), will be over twelve feet. Interim Zoning Review Considerations 1430 Hinesburg Road How the proposed project is consistent with the health, safety, and welfare of the City of South Burlington in consideration of the stated purposes of the Interim Bylaws. One of the purposes of the Interim Bylaws is to allow time for the City to align policies and procedures with the City Council’s adopted smart growth strategy, and specifically to ensure the preservation of open spaces, forest blocks, and working landscapes. The 1.23-acre parcel that is being proposed for subdivision is not a candidate for open spaces, forest blocks, or working landscapes. The parcel has frontage on both Hinesburg Road and Highland Terrace in an already established neighborhood setting. The project proposes to connect to an existing municipal sewer structure, but otherwise does not pose unreasonable burden on city infrastructure by means of expanding the current service area. How the proposed project is consistent with studies being conducted, draft bylaws or bylaw amendments, and/or any draft comprehensive plan or comprehensive plan amendments under consideration. The South Burlington Comprehensive Plan lists Southeast Quadrant Strategy 131 as, “Continue to allow limited neighborhood areas with a buildable density or between four and eight units per acre, using development rights transferred from areas in the SEQ designated for conservation or protection”. Map 2 in the Comprehensive Plan shows the maximum build-out for this parcel as 2-5 units, where 3 are being proposed. The parcel is also not listed as primary or secondary conservation areas on Maps 7 and 8. Lastly, the parcel is not identified on Map 11 as a future land use of open space. The project’s relationship to or effect upon each of the following: (i) The capacity of existing or planned community facilities, services, or lands; No new roads or municipal utility service area expansion efforts are proposed with this project. The proposed new lots will have frontage on Highland Terrace. Connection to an existing sewer structure is proposed. A new water well is proposed, with adjacent property well data showing 50 gpm sources in this area. (ii) The existing patterns and uses of development in the area; The City of South Burlington is focused on growth that allows for clustering of neighborhoods and preservation of open spaces. The existing 1.23-acre parcel at 1430 Hinesburg Road is within an already developed neighborhood, with access to the parcel from both Hinesburg Road and Highland Terrace, and is not contiguous to any open space that might be considered for conservation. Furthermore, two lots on the same block have already subdivided their properties with approval through the South Burlington permitting process, which suggests a level of support for development in this area to cluster residential properties. (iii) Environmental limitations of the site or area and significant natural resource areas and sites; and, As previously mentioned, the parcel is also not listed as primary or secondary conservation areas on Maps 7 and 8 of the South Burlington Comprehensive Plan. Map 8 does show a small area of prime agricultural soils along Hinesburg Road in the vicinity of this project, but no development is proposed for that area. (iv) Municipal plans and other municipal bylaws, ordinances, or regulations in effect. The South Burlington Comprehensive Plan lists Southeast Quadrant Strategy 131 as, “Continue to allow limited neighborhood areas with a buildable density or between four and eight units per acre, using development rights transferred from areas in the SEQ designated for conservation or protection”. Map 2 in the Comprehensive Plan shows the maximum build-out for this parcel as 2-5 units, where 3 are being proposed. Furthermore, the Land Development Regulation Draft Amendment 19-02 proposes that lands within the SEQ-NR be designated as receiving areas for development rights, which allow for increased density of development. 19266\Permits\Interim Zoning Review Considerations