HomeMy WebLinkAboutAgenda 09_SD-20-08_500 Old Farm Road_OBrien Farm Road LLC_SK#SD‐20‐08
Staff Comments
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐20‐08_500 Old Farm Road_OBrien Farm Road
LLC_SK_2020‐03‐04.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: February 20, 2020
Plans received: January 24, 2020
500 Old Farm Road
Sketch Plan Application #SD‐20‐08
Meeting date: March 4, 2020
Applicant
O’Brien Farm Road, LLC
1855 Williston Road
South Burlington, VT 05403
Engineer
Krebs & Lansing Consulting Engineers, Inc.
164 Main Street
Colchester, VT 05446
Property Information
Tax Parcel 1260‐0200F; 0970‐00255; 0980‐00055
Mixed Industrial Commercial, Residential 1, Commercial 1 Limited Retail, Residential 12
64.51 acres, 5.5 ac, 8.2 ac , 7.2 ac, 5.3 ac
Location Map
PROJECT DESCRIPTION
Sketch plan application #SD‐20‐08 of O’Brien Farm Road, LLC to subdivide five (5) existing lots totaling
85.44 acres, one of which is developed with an existing barn, into seven (7) lots ranging from 0.51 acres
(Lot 18) to 37.3 acres (Lot 5) for the purpose of transferring ownership and better aligning parcel
boundaries with zoning districts, 500 Old Farm Road.
#SD‐20‐08
Staff Comments
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CONTEXT
The project consists of five lots located on either side of Old Farm Road. Staff refers the applicant to the
included plan for an overview of the involved lands. Lots west of Old Farm Road include existing Lots 16
and 17, which were created by the applicant as part of the O’Brien Home Farm PUD. The applicant is
proposing to subdivide these two lots and create Lot 18, a 0.51 acre lot. Lots east of Old Farm Road
include existing Lots 1, 2 and 3, which the applicant is proposing to re‐subdivide into five (5) lots. No
development is planned as part of this application.
PERMIT HISTORY
The Project involves several zoning districts. LDR 15.02B requires PUD review for all applications in
which the total area of all involved lands is ten (10) acres or more. The development review board
created Lots 16 and 17 as part of PUD approval #SD‐17‐17. These lots are shown on the plat associated
with #SD‐17‐17 but the master plan decision #MP‐16‐03 (as modified by #MP‐17‐01) reserves these lots
for future development. Lots 16 and 17 are therefore already part of a PUD and the Board must
approve a request to remove them from that PUD in order to involve them in a different PUD.
COMMENTS
Planning Director Paul Conner and Development Review Planner Marla Keene (“Staff”) have reviewed
the plans submitted on 1/24/2020 and offer the following comments. Comments for the Board’s
attention are indicated in red.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Setbacks, Coverages & Lot Dimensions
Minimum lot sizes by zoning district are as follows.
Mixed Industrial Commercial 40,000 sf for all uses
Residential 1 PRD (R1‐PRD) 40,000 sf for all uses
Commercial 1 Limited Retail (C1‐LR) 20,000 sf for non‐residential uses, 8,000 sf or less
for residential uses
Residential 12 40,000 sf for non‐residential uses, 8,000 sf or less
for residential uses
The applicants proposed lot sizes and the zoning districts included in each lot are listed.
Lot 1 376,800 sf C1‐LR and Residential 1
Lot 2 268,200 sf C1‐LR and Residential 1
Lot 3 606,400 sf R1‐PRD and Mixed Industrial
Commercial
Lot 4 529,700 sf R1‐PRD and Mixed Industrial
Commercial
Lot 5 1,624,800 sf C1‐LR and Mixed Industrial
Commercial
Lot 16 292,700 sf R1‐PRD
Lot 17 230,900 sf C1‐LR and Residential 12
Lot 18 22,200 sf R1‐PRD and Residential 12
#SD‐20‐08
Staff Comments
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Staff recommends the Board ask the applicant whether their intent is to remove Lots 16 and 17 from the
PUD approved in SD‐17‐17 and create a new PUD containing only Lots 16, 17 and 18, or to create a
single PUD involving parcels 16, 17, 18 and those currently proposed on the east side of Old Farm Road.
The applicant has stated in their cover letter the proposed subdivision enables the land sales necessary for
future development to occur in an efficient manner, and also separates the land parcels in line with the
underlying zoning districts.
1. Staff considers the proposed subdivision specifically fails to separate parcels along zoning district
boundaries, and instead crosses zoning district boundaries with all but one proposed lot line, and
recommends the Board ask the applicant to further enumerate why they have made this assertion. If
the applicant’s goal is truly to subdivide along zoning district boundaries, Staff recommends the Board
request the applicant revise their lot lines to do so.
The applicant’s provided plans only show the proposed revised interior lot lines, making it unclear when a
lot line overlaps a zoning district boundary or easement where the property ends.
2. Staff recommends the Board request the applicant show the Board the proposed outer boundary of each
lot, and at the next stage of review use a different linetype from other lines on the plans to show the
outer boundary of each proposed lot.
3. Lot 18 includes lands in zoning districts requiring a minimum lot size of between 8,000 sf and 40,000 sf,
depending on use. The proposed lot size is approximately 22,200 sf. Staff considers the portion of Lot 18
within the R1‐PRD district to be undevelopable as proposed, and the portion within the Residential 12
district to only be developable with residential uses. Staff recommends the Board discuss with the
applicant their intended use for Lot 18.
As no development is proposed at this time, Staff considers other dimensional standards are not applicable.
Both the C1‐LR and the mixed industrial commercial districts include standards encouraging innovation of
design and layout, the purpose of which is to encourage more efficient use of land for development,
promote shared parking opportunities, provided coordinated access to and from commercial developments
via public roadways, and maintain service levels on public roadways with a minimum of publicly financed
roadway improvements.
4. The applicant has offered to record a notice of conditions stating that for zoning purposes the involved
parcels will be viewed as one lot. Staff recommends the Board as the applicant if they’re intending to
consider all involved lots as one lot, or consider one lot on each side of Old Farm Road.
5. Existing lots 16 and 17 are already encumbered by a notice of conditions tying them to the remainder of
the O’Brien Home Farm recorded as part of subdivision approval #SD‐17‐08. Staff considers the
applicant must amend that previously recorded notice to remove those two parcels in order to tie them
to the current proposal. Staff recommends the Board request the applicant provide a draft notice of
conditions at the next stage of review.
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.
The proposed lots all have frontage of on a public street, contain limited natural resources, and are not
proposed for development at this time. Staff considers there do not appear to be issues with compliance
with subdivision criteria, but they will be reviewed in detail at the next stage of review.
#SD‐20‐08
Staff Comments
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RECOMMENDATION
Staff recommends that the Board discuss the Project with the applicant and conclude the meeting.
Respectfully submitted,
Marla Keene, Development Review Planner