HomeMy WebLinkAboutAgenda 09_SD-20-06_1430 Spear St_Phillips_SK#SD‐20‐06
Staff Comments
1
1 of 5
CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐20‐06_1430 Spear St_Phillips_SK_2020‐02‐19.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: February 12, 2020
Plans received: January 29, 2020
1430 Spear Street
Sketch Plan Application #SD‐20‐06
Meeting date: February 19, 2020
Owner/Applicant
Thomas and Kimberly Phillips
1430 Spear Street
South Burlington, VT 05403
Plan Prepared By
Button Professional Land Surveyors, PC
20 Kimball Ave, Suite 102
South Burlington, VT 05403
Property Information
Tax Parcel 0860‐01420
Southeast Quadrant – Neighborhood Residential (SEQ‐NR)
2.02 acres
Location Map
PROJECT DESCRIPTION
Sketch plan application #SD‐20‐06 of Thomas and Kimberly Philips to subdivide an existing 2.0 acre lot
developed with a single family home into two lots of 1.1 acres and 0.9 acres for the purpose of
constructing a new single family home on the 0.9 acre lot, 1430 Spear Street.
#SD‐20‐06
Staff Comments
2
2 of 5
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”)
have reviewed the plans submitted on 1/29/2020 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‐19‐03 authorizing the development of one new single family home building lot. At this time the
applicant is not proposing a specific home and has indicated their intent is to sell the lot as a
development lot. All subdivision within the SEQ requires review as a planned unit development.
Both the existing and the new home will be served by municipal water and sewer.
The property was once two lots. Those two lots were consolidated into one lot by default in order to
comply with prior minimum lot size requirements. Minimum lot size requirements have now decreased,
and the applicant may subdivide the lot. The proposed subdivision roughly divides the land along the
previously existing lines, with some modifications to meet minimum setback requirements for the
existing home.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Setbacks, Coverages & Lot Dimensions
The Board is responsible for approving lots which can be developed according to the land development
regulations.
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. The applicant is proposing two lots on two acres, and each lot is above the
minimum required lot size.
Maximum building coverage is 15% and maximum lot coverage is 30%. Under the Applicant’s proposed
subdivision, Lot 1 is proposed to meet the coverage limits. The applicant is not proposing any development
on Lot 2.
1. Staff considers the proposed Lot 2 can likely be developed with a single family home while meeting the lot
coverage maximums, but recommends the applicant demonstrate a theoretical configuration in order to
demonstrate that it is achievable prior to approval.
2. Setback requirements are 20 foot front, 30 foot rear, and 10 foot side. Staff recommends the Board ask the
applicant to show the setbacks on the plan at the next stage of review to allow evaluation of whether a
home could be built without requiring setback waiver. Given the size of the lot, the Board should consider
establishing a building envelope at the preliminary and/or final plat stage of review.
SEQ General Standards
SEQ general standards pertain to Open Space and Resource protection, Agriculture, Public Services and
Facilities, and Circulation.
#SD‐20‐06
Staff Comments
3
3 of 5
3. Based on the soil and vegetation present on the property, Staff recommends the Board request the presence
or absence of wetlands be evaluated by a wetland scientist prior to the next stage of review.
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, parks, and
minimum lot ratio. Staff has no concerns with compliance with the regulating plan.
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 three‐lot subdivision. Residential design standards of 9.08C pertain to
building orientation, front building setbacks, and location of garages and parking.
4. Staff recommends the Board discuss with the applicant that they will be required to demonstrate prior to
approval that their proposed PUD can meet the residential design criteria, including 35% glazing on the
south side of the building, no greater than 25‐foot setback from the street, and garages recessed at least 8‐
feet from the front of the building,
PUD & 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.
Section 15.12F(4) requires access management. Specifically, the design of PUD and subdivision access
points shall consolidate existing curb cuts within the PUD property. Therefore the applicant must provide
a shared curb cut for the two lots.
5. Staff recommends the Board require the applicant to show the shared portion and general configuration
of the remainder of the proposed driveway configuration prior to approval.
The Director of Public works reviewed the provided plan on 2/5/2020 and indicated they have talked with
the applicant and met their design/construction team in the field to help design their sewer connection.
The Fire Inspector reviewed the provided plans on 2/4/2020 and noted that if the residence is greater
than 150’ off of the public way (Spear Street), it is required to have a residential sprinkler system. This
comment should not be a concern because homes are required to be within 25 feet of the street in the
SEQ‐NR.
The Stormwater Section reviewed the provided plan on 2/6/2020 and offers the following comments:
1. The proposed project is located in the Bartlett Brook watershed. This watershed is listed as
stormwater impaired by the State of Vermont Department of Environmental Conservation
(DEC).
#SD‐20‐06
Staff Comments
4
4 of 5
2. Has the applicant confirmed with a wetland scientist that a Class III Wetland does not exist along
the western boundary? The vegetation and local soils support the possibility. A considerable
amount of clearing and excavation/ fill occurred on this boundary, potentially making a
determination difficult.
3. 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. Staff considers comment #2 likely refers to the southern boundary. As discussed above, Staff recommends
the Board request the presence or absence of wetlands be evaluated by a wetland scientist prior to the next
stage of review.
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 1.2 units per acre, the applicant is within the allowable density and Staff therefore
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.
#SD‐20‐06
Staff Comments
5
5 of 5
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.
RECOMMENDATION
Staff recommends that the Board discuss the Project with the applicant and close the meeting.
Respectfully submitted,
Marla Keene, Development Review Planner