HomeMy WebLinkAboutAgenda 08_SD-20-29_1840 Spear St_South Village
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
TO: South Burlington Development Review Board
FROM: Marla Keene, Development Review Planner
SUBJECT: SD‐20‐29, SD‐20‐30, SD‐20‐31 & SD‐20‐32 1840 Spear Street
DATE: September 1, 2020 Development Review Board meeting
South Village Communities, LLC has submitted four sketch plan applications for Lots 11 and 48N. These four
applications represent the remaining lots that have not received preliminary or final plat approval within the
Master Plan Area for South Village, and include the following proposals:
Lot 11: Subdivide a portion to a newly‐created Lot 11C and construct 22 homes in 11 buildings on the
remaining 2.72 acres
Lot 11A: Subdivide a portion to be added to Lot 11B and a portion to be added to Lot 11C and
construct a neighborhood market on the remaining 1.35 acres
Lot 11B: Add a portion of Lot 11A by subdivision and construct a city park with a recreational field and
associated parking on the resulting 2.92 acre lot
Lot 11C: Newly created lot from portions of Lot 11 and Lot 11A. Construct a farm access road and
pavilion and retain as permanent open space
Lot 48N: Subdivide into 5 lots, four to be developed with a two family home and the fifth to be
established as permanent open space
Planned Unit Development Review
The applicant has indicated they wish to consider each project independently in order to avoid the potential for
delays in one project from affecting another. Lot 48N exists today as it’s own lot and Staff considers it can be
considered as a separate project.
Because the subdivision of Lots 11, 11A, 11B and 11C are interdependent, Staff considers all four Lot 11
projects must be reviewed as one subdivision. Since all development in the Southeast Quadrant (SEQ) other
than a single family home on it’s own lot is subject to review as a Planned Unit Development (PUD), Staff
considers the applicant may pursue a single PUD to adjust the boundaries of Lots 11, 11A, 11B and 11C without
proposing any development, and then pursue final plat approval for the development of each lot, but this
would add a step and several months to the review process. Alternatively, they may pursue a single PUD to
adjust the boundaries and develop Lots 11, 11A, 11B and 11C.
In a master plan, the Board has the ability to specify the level of review and process required for subsequent
applications provided such procedure is consistent with the intent of the LDR. Master plan amendment is
needed for these applications to proceed. Staff recommends the Board include in the amended master plan a
condition allowing the applicant to skip preliminary plat review of the subdivision of Lot 11, and discuss with the
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applicant additional requests for modifications to level of review that they may wish to make.
Regarding the proposed subdivision, Staff directs the Board’s attention to the plan PL entitled “Proposed
Modification of Subdivision Lots 11 – 11C & 92 – 95,” dated July 6, 2020 and prepared by Civil Engineering
Associates. With the exception of the division of Lot 11C from Lot 11, Staff considers the proposed lots
generally consistent with the approved master plan and has no concerns with the proposed lot configuration.
Lot 11 and Lot 11C were approved for a 100‐student school. However, MS‐20‐02 acknowledged that the school
would not be constructed and that instead 22 units of housing, including 11 affordable units, would be
constructed on the east side of the school site. Staff considers the proposed lot configuration for Lots 11 and
11C consistent with that approved in MS‐20‐02 and has no concerns with that proposed lot configuration
either.
The applicant submitted a sketch plan sheet for each lot, as well as two “genesis” sketches showing earlier
concepts for the development. There is no overall plan showing proposed condition for all involved lots.
Master Plan Review
Master plan amendment is required when any of five criteria are triggered. These include an increase in total
dwelling units, an increase in site coverage, a change in collector roadways, land development in areas identified as
open space, or an increase in PM peak vehicle trips generated by the project. As discussed below, Staff considers
there are at least one and potentially three proposed changes requiring master plan amendment and has therefore
treated this application as a sketch plan to a master plan amendment.
Project Description
The project description for MP‐09‐01, the most recent master plan decision for the project which provides a
full project description, is as follows:
South Village Communities, LLC, hereinafter referred to as the applicant, is seeking master plan review to
amend a previously approved Master Plan for: 1) a 334 unit residential development, 2) a 100 student
educational facility, and 3) a 35 acre community supported farm. The amendment consists of adding a
publicly owned soccer field, 1840 Spear Street.
The current proposals would result in the replacement of the school with 22 homes and an open space. While
it has been understood for some time that the school was unlikely to be built, mostly recently in miscellaneous
decision MS‐20‐02 establishing an affordability plan for the project, approval of the current proposal would
finalize it, and the master plan description governing the project would no longer be applicable.
Staff considers master plan amendment is required for the change in project description.
Open Space
Master plan amendment is triggered by “Land development proposed in an area previously identified as
permanent open space in the approved master plan application.”
MP‐09‐01 Consent Decree Exhibit C defines the area in the proximity of Lot 48N as “Agricultural Open Space
Not Dependent on Phasing +/‐13.0 Acres.” The current applications were accompanied by sheet MP 1, dated
June 30, 2016 last revised 6/9/2020 which identifies the area in proximity of Lot 48N as “Agricultural Lease Lot
63 12.67+/‐ acres (Open Space)” and a second area on the east side of Lot 48N as “0.67+/‐ acres (Open Space).”
Based on a review of these two maps, the only difference in the geometry of the open space appears to be the
boundary with Lot 48N itself.
Staff recommends the Board ask the applicant to discuss where their current sheet MP1 came from. If the
applicant believes no land development is proposed in an area previously identified as open space, Staff
recommends the Board require the applicant to demonstrate clearly that this is the case as part of the
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application for master plan amendment.
Staff further recommends the Board discuss whether the proposed modified open space, being of a greater
total land area but not contiguous, is acceptable. This issue is discussed in the staff notes for concurrent sketch
plan application #SD‐20‐32 for Lot 48N, as the change in open space appears to be the result of the proposed
development on Lot 48N.
Lot coverage
At the site plan hearings for Lots 4A and 4B (#SP‐20‐020 and #SP‐20‐021), it was established that the total
allowable coverage for the South Village PUD, as indicated in the record drawings for master plan MP‐05‐02, is
15.3%. Those applications established that the lot coverage which would result from development of lots 4A
and 4B would increase the total lot coverage to 14.9%, which included the originally proposed school on Lot 11.
While the school site included large contiguous areas of impervious, the current proposal also includes
development on Lot 11 and Staff recommends the Board require the applicant to update their calculation of
impervious coverages as part of the application for master plan amendment.
Recommendation
Staff recommends the Board discuss the above comments with the applicant, and then review and discuss the staff
comments for each of the four sketch plan applications.
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐20‐29_1840 Spear St_South Village_Lot 11_sk_2020‐09‐
01.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: August 26, 2020
Plans received: July 21, 2020
1840 Spear Street Lot 11
Sketch Plan Application #SD‐20‐29
Meeting date: September 1, 2020
Owner/Applicant
South Village Communities, LLC
P.O. Box 2286
South Burlington, VT 05407
Engineer
Civil Engineering Associates
10 Mansfield View Ln
South Burlington, VT 05403
Property Information
Tax Parcel 0042‐00153
Southeast Quadrant – Neighborhood Residential
5.05 acres
Location Map
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PROJECT DESCRPTION
Sketch plan application #SD‐20‐29 of South Village Communities, LLC to subdivide three existing
undeveloped lots totaling 9.83 acres into four lots of 2.72 acres (Lot 11), 1.35 acres (Lot 11A), 2.92 acres
(Lot 11B), 2.85 acres (Lot 11C) and construct 22 homes in 11 buildings on Lot 11, and a permanent farm
access road and pavilion on Lot 11C, 1840 Spear Street.
CONTEXT
Staff has prepared a cover memo describing the context of the application along with the context of
applications #SD‐20‐30, #SD‐20‐31 and #SD‐20‐32. These comments focus on the subdivision of land and
the development of Lots 11 and 11C. The proposed development on Lots 11A and 11B is discussed in
staff comments on #SD‐20‐30 and #SD‐20‐31, respectively.
The Board, in #MS‐19‐30, approved an overall affordability plan for South Village. Some of the findings
of #MS‐19‐30 relevant to this application are as follows:
1. In lieu of constructing a school on Lot 11, the applicant must include on Lot 11 a replacement
community anchoring element, of a type to be determined at the time of that application
2. Lot 11 is approved for up to 22 units, subject to site plan review. The applicant must include at least
6 and no more than 11 units of affordable housing in duplex or single family homes on Lot 11, and
those affordable units must be built at a ratio of one affordable to one market rate until all
affordable units on Lot 11 are constructed.
COMMENTS
Development Review Planner Marla Keene and Planning and Zoning Director Paul Conner, hereafter
referred to as Staff, have reviewed the plans submitted by the applicant and offer the following
comments. Numbered items for the Board’s attention are in red.
A) DIMENSIONAL STANDARDS
The dimensional standards outlined in Table C‐2 of the Land Development Regulations were altered though
the Master Plan approval process for the subject property. The approved waivers are outlined in the
decision and findings of fact for Master Plan #MP‐05‐02 and duplicated below.
• Single‐family minimum lot size from 12,000 square feet to 3,600 square feet
• Single‐family maximum building coverage from 15% to 42% (Increased to 50% in MP‐09‐01)
• Single‐family maximum lot coverage from 30% to 61%
• Single‐family front yard setback from 20' to 10'
• Single‐family rear yard setback from 30' to 10' (5' for rear lanes)
• Multi‐family maximum building coverage from 15% to 50%
• Multi‐family maximum lot coverage from 30% to 65%
• Multi‐family front yard setback from 20' to 10'
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• Multi‐family rear yard setback from 30' to 5'
The proposed lots meet the minimum required lot size.
On Lot 11, the applicant is proposing duplexes on a shared lot. The master plan approval did
not allow waiver of lot size or setbacks for two‐family homes. The applicant obtained DRB
approval to apply the allowed waivers for single family homes to two family homes in Phase III,
but this project is not in Phase III. Therefore Staff considers the application for development on
Lot 11 requires waivers for lot coverage and setbacks.
B) SUBDIVISION STANDARDS
The general standards applicable to this subdivision are as follows.
(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.
This criterion was found at the master plan level to need further review under applications for
individual phases. Staff considers this criterion should be evaluated during preliminary and final
plat for this parcel.
(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.
This criterion was found at the master plan level to need further review under applications for
individual phases. Staff considers this criterion should be evaluated during preliminary and final
plat for this parcel.
(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.
This criterion was found at the master plan level to need further review under applications for
individual phases.
The homes on Lot 11 are proposed to front on either North Jefferson Road (for the eastern
homes) or the farm access road (for the western homes). All of the homes are proposed to be
rear loaded with garages accessed via a central alley, similar to homes in Phase I of South
Village. The farm access road is proposed to be gravel.
1. The applicant’s provided site plans do not show the farm access road continuing across the farm.
Staff considers the continuation of this road across the farm to the existing farm access road
which exits onto Preserve Road to be a critical element of the proposed development on Lot 11.
Without this road continuing, Staff considers that the development on Lot 11 does not meet the
SEQ regulations pertaining to length of roadways and does not meet the needs of the farm or of
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the homes on Lot 11 for emergency access. Staff recommends the Board confirm the intention is
to continue and connect the roadway.
The applicant is proposing a community pavilion on Lot 11C. There is not currently any
proposed access to the pavilion, nor is there proposed parking. In conversation with the
applicant, they indicated these features are not shown because they are looking for community
and Board input on the pavilion configuration.
2. LDR 9.07D sets the goal of providing a park within ¼ mile of all homes in the SEQ. Parks should
provide a car‐free destination and enhance each neighborhood’s quality of life. South Village is
dedicating a soccer field, discussed under SD‐20‐31. With consideration for the goals of parks in
the SEQ, Staff recommends the Board ask the applicant to describe the use of the pavilion as a
neighborhood amenity, and provide initial feedback as to access and any needed parking for
drop‐off, those with reduced mobility, etc. at this stage of review. In general, Staff considers that
the Board should allow the applicant to develop the details of the pavilion concept based on
feedback they solicit from community members.
(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.
This criterion was found to be met at master plan.
(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.
This criterion was found to be met at master 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.
This criterion was found to be met at master plan. As discussed in the cover memo, the
applicant may be proposing to modify open space, but this modification is not associated with
Lot 11.
(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 criterion was found at the master plan level to need further review under applications for
individual phases. The Fire Chief reviewed the plans on August 11, 2020 and expressed no
concerns with the proposed layout on Lot 11, with the assumption that the lane would be
20‐feet wide and that the farm access road would continue through the farm.
(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.
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(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.
On Lots 11 and 11C, the farm access road is proposed to be gravel and the lane is proposed to be 24‐
feet wide, uncurbed, and paved. Utilities appear to be proposed to be served via the lane.
The width of the lane, combined with its gentle curve radius, its prominent visibility as an access,
and the relative de‐emphasis on the farm access road gives the feel that the Lane itself is the
primary access and front to the homes on the west side.
3. In their presentation in support of #MS‐19‐03, the applicant had considered a layout for Lot 11 that
configured the lane as a loop road off the farm access road, with no additional curb cuts on North
Jefferson. Staff considers that configuration had merit, and recommends the Board ask the applicant
to describe why it was abandoned. If concerns are related to fire truck access, Staff considers there
may be a hybrid configuration, with the lane beginning at North Jefferson but turning left onto the
farm access rather than right onto North Jefferson again. Staff considers this alternative may result
in a more tightly knit neighborhood than the strict row configuration currently proposed.
4. The Fire Chief indicated a 20‐foot lane would be acceptable. To be clear the lane is an alley, Staff
recommends the Board ask the applicant to reduce the width to 20‐feet.
5. The proposed driveway access to the units is wider than the proposed garages, and results in the
lane having driveways that are very near to one another on both sides. Staff recommends the Board
ask the applicant to consider narrowing the driveways.
The recreation path along North Jefferson is interrupted by the proposed lane, with a resulting jog in
the path alignment. As a general statement, Staff considers the recreation path should be aligned
with itself across curb cuts.
(10) The project is consistent with the goals and objectives of the Comprehensive Plan for
the affected district(s).
This criterion was found to be met at master plan level.
C) SOUTHEAST QUADRANT DISTRICT
General requirements applicable to all sub‐districts pertain to height; open space and resource
protection; agricultural resources; public services and facilities; and circulation. Requirements
applicable to the SEQ‐NR pertain to block length; interconnection of streets; lot ratios; streets
sidewalks and parking including street trees and lighting; and residential design.
Development blocks should be no longer than 500‐feet. As configured, the lane is more than 500‐feet
long, while the farm access is slightly less along Lot 11 (though it is significantly more when its entire
length is considered). Staff considers the length of the farm access to be unavoidable, but notes that
the lane could be less than 500‐feet if it were configured to connect to the farm access instead of North
Jefferson as discussed above.
6. In Phase I, the applicant created a compact development with intentional and demarcated common open
space where excess space was available. In general, Staff notes that the home proposed on Lot 11 are
spaced farther apart than those located elsewhere in Phase I. The rears of the homes have long
driveways compared to Phase 1, and the homes are spaced farther from their immediate neighbors. A
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more compact layout could yield a development pattern matching Phase I. If there is concern about
private yard space, this could be achieved by creating a detached garage at the lane and locating a yard
between the garage and the homes.
7. The southern‐most homes are oriented to North Jefferson and to the farm access road. Staff
recommends the Board discuss whether these homes should face Allen Road to be consistent with the
homes on the south side of Allen Road.
Residential design is addressed in the Residential Design Guidelines document applicable to all of South
Village.
D) SITE PLAN STANDARDS
General site plan review standards relate to relationship to the Comprehensive Plan, relationship of
structures to the site (including parking), compatibility with adjoining buildings and the adjoining area.
Specific standards speak to access, utilities, roadways, landscaping, and waste disposal.
Staff considerations related to these criteria are discussed elsewhere in this document.
RECOMMENDATION
Staff recommends that the Board discuss the project with the applicant and conclude the meeting.
Respectfully submitted,
Marla Keene, Development Review Planner
STREETCity of So. BurlingtonTown of Shelburne"MIDLAND AVE."ALLEN ROADR. M. & D. M.V. 141 P. 6P. & J. CliffordVol. 165 Pg. 130Homeowners Assoc.Vol. 426 Pg. 101W. R. & G. S. LangVol. 131 Pg. 299D. V. DerridingerVol. 583 Pg. 137L. A. & J. G. DemersVol. 171 Pg. 286L. & C. LongVol. 411 Pg. 307L. & C. LongVol. 85 Pg. 67SPEAR STORMWATEREASEMENTSTORM-WATEREASE.20' WIDE WATEREASEMENTTO BE CONVEYEDTO CITYn/fn/fn/fn/fn/fn/fn/fn/fDorset Farms Vol. 426 Pg. 101n/fValleeWetlandArea(Typical)WetlandArea(Typical)Dorset Farms0.06 Ac.Offer ofDedicationfor wideningSpear Street20' wideStorm ease. Homeowners Assoc.ALLEN RD. EASTPROPOSEDSTORMWATERPONDS (TYP.)N. JEFFERSON RD.PHASE 1LOT 11BPHASE 1LOT 11AS. JEFFERSON RD.S. JEFFERSON RD.PRESERV
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353DSMMAB 1" = 200'01243.16C1.207/20/2020LOCATION MAP1" = 2000'EXISTINGMASTER PLAN-EASEMENTSACES.D. IRELANDCOMPANIES193 INDUSTRIAL AVENUEWILIISTON, VERMONT 05495Dorset StreetSpear StreetAllen RoadNowlandFarm RoadU.V.M.FarmsSOUTH BURLINGTONSHELBURNESITESPEAR STREET SOUTH BURLINGTON, VTSOUTH VILLAGECOMMUNITIES,LLCMASTER PLANDSM
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.n/f C.E. LongRevocable TrustPARCEL "D"1.91 Acres"Quiet Path"Exact location to bedetermined duringconstruction"Quiet Path"Exact location to bedetermined duringconstruction"Quiet Path"Exact location to bedetermined duringconstruction80N-91NPARCEL "A2"1.08 acres56N57N58N59N60N61N62N63N64N65NPROPOSEDSTORMWATERAREA ACCESS"Quiet Path"Exact location to bedetermined duringconstructionPARCEL "A1"0.51 acres929394951111C11B11AExist. Lot 11B: 2.710± Ac.From Lot 11A +0.206±Ac.Adjusted 11B 2.916± Ac.Exist. Lot 11A: 2.074± Ac.To Lot 11B -0.206± Ac.To Lot 11C -0.519± Ac.Adjusted 11A 1.349± Ac.From Orig. Lot 11 5.048± Ac. New Lot 11 2.715±Ac.From Orig. Lot 11: 2.332± Ac.From Lot 11A +0.519± Ac.New Lot 11C 2.851± Ac.0.078± Ac.From Lot 63Proposed EasementServing Lot 11BPROPOSEDPROPOSEDNEW LOTS92 - 951. Purpose of this plat is to depict the creation of additional lotsnumbered 92 - 95, and reconfiguration of Lot 11, 11A and 11B intoadditional lot 11C. Reference shall be made to previous plats(referenced hereon) for further notes on the underlying lands andadjacent parcels.2. The perimeter boundary survey was performed during 2004-5 usingan electronic total stations and GPS.3. Bearings shown are referenced to Grid North, Vermont CoordinateSystem of 1983, related to National Geodetic Survey marks PG1580"F 65" and AB9571 "NE Aiken" established by RTK GPSmeasurements.4. Spear Street generally has a 66 foot wide right of way. Locationwas determined by existing monumentation and the traveled portionof the road. Reference Town of Burlington "Highways and Roads1802-1865", Page 22, and Town of Shelburne Town MinutesVolume 1, Page 229.5. This property lies within the "Southeast Quadrant" and the "SpearStreet - Allen Road Scenic View Protection Overlay" zoning districts.- Legend -- Survey Notes -NOTE:CAPPED IRON RODSPROPOSED AT LOTCORNERS (TYP.)- Short Line Table -- Curve Table -To the best of my knowledge & belief this plat properlydepicts the results of a survey conducted under mysupervision and is based upon records & field evidencefound. Boundaries shown are in substantial conformancewith the records unless noted otherwise. This plat is insubstantial compliance with 27 VSA 1403 "Recording ofLand Plats". _______________________________________ Timothy R. Cowan VT LS 597CEA1" = 80'01243PLProposedModification of SubdivisionSOUTH VILLAGECOMMUNITIES, LLCEast of Spear StreetSouth Burlington, VermontTRCTRCJULY 6, 2020RECEIVED FOR RECORDING IN THE LAND RECORDS OFTHE CITY OF SOUTH BURLINGTON, VERMONT, AT _____ O'CLOCK ON THE _____ DAY OF __________, 20____.ATTEST: ____________________________, CITY CLERKAPPROVED BY RESOLUTION OF THE DEVELOPMENTREVIEW BOARD OF THE CITY OF SOUTHBURLINGTON, VERMONT, ON THE ____ DAY OF_____________, 2015, SUBJECT TO THEREQUIREMENTS AND CONDITIONS OF SAIDRESOLUTION.SIGNED THIS ____ DAY OF ______________, 20___,BY _____________________________, CHAIRPERSON.DRAFT42N7/06/20See Referenced Plat,Sheet P1 for LocationMap & Sheet P3 forPhase 2 Easements61N-70NSPECIAL SET-BACK NOTEThe following single-family lots,marked with an asterisk (*) haverecieved special DRB approvalfor 5' setbacks for side and rearsetbacks, and 10' street-facingsetbacks. The subject lots arenumbered: 38N, 39N, 40N, 41N,42N, 43N, 44N, 45N, 46N, 47N,48aN, 49aN, 50N, 51N, 52N,53N, 54N, 55N, 66N, and 67N.- Short Line Table -- Reference Plats -Reference shall be made to: "Phase 2 Lotting Plat,South Village Communities, LLC", by CivilEngineering Associates, Inc., dated October 31, 2013and last revised June 9, 2017, along with Sheets P1and P3 of that set. South Burlington Land Records.DRAFT7/06/20
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ACEDSMMAB1" = 30'01243.18C1.107/06/2020LOCATION MAP1" = 2000'EXISTINGCONDITIONSPLANS.D. IRELANDCOMPANIES193 INDUSTRIAL AVENUEWILIISTON, VERMONT 05495Dorset StreetSpear StreetAllen RoadNowlandFarm RoadU.V.M.FarmsSOUTH BURLINGTONSHELBURNESITESOUTH VILLAGECOMMUNITIES,LLCLOT 11LEGENDFMEGSTSTW100EXISTING CONTOUREXISTING CURBEXISTING GRAVELEXISTING PAVEMENTEXISTING SWALEWETLANDSWETLANDS BUFFEREXISTING ELECTRICEXISTING FORCEMAINEXISTING GASEXISTING STORMEXISTING GRAVITY SEWEREXISTING TELEPHONEEXISTING WATERSTREAMEXISTING WELLEXISTING SEWER MANHOLEEXISTING STORM MANHOLEEXISTING CATCH BASINEXISTING HYDRANTEXISTING SHUT OFFEXISTING UTILITY POLEEXISTING LIGHT POLEEXISTING GUY WIRE/POLEEXISTING SIGNEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREEEDGE OF BRUSH/WOODSAPPROXIMATE SETBACK LINEAPPROXIMATE PROPERTY LINEIRON ROD/PIPE FOUNDCONCRETE MONUMENT FOUNDWDEXISTING YARD DRAINNOTES1. UTILITIES SHOWN DO NOT PURPORT TO CONSTITUTE OR REPRESENT ALLUTILITIES LOCATED UPON OR ADJACENT TO THE SURVEYED PREMISES.EXISTING UTILITY LOCATIONS ARE APPROXIMATE ONLY. THE CONTRACTORSHALL FIELD VERIFY ALL UTILITY CONFLICTS. ALL DISCREPANCIES SHALL BEREPORTED TO THE ENGINEER. THE CONTRACTOR SHALL CONTACT DIG SAFE(888-344-7233) PRIOR TO ANY CONSTRUCTION.2. PROPERTY LINE INFORMATION BASED ON PLAT ENTITLED "PHASE II LOTINGPLAT SOUTH VILLAGE COMMUNITIES, LLC" DATED OCT, 31, 2013 REVISED05/20/20 PREPARED BY CIVIL ENGINEERING ASSOCIATES, INC. . THIS PLAN ISNOT A BOUNDARY SURVEY AND IS NOT INTENDED TO BE USED AS ONE.3. CONTOUR INFORMATION IS BASED UPON LIDAR DATA FROM 2014. HORIZONTALAND VERTICAL DATUM BASED ON VCS NAD 83 AND NAVD 88.- SKETCH PLAN -
ACEDSMMAB1" = 30'01243.18C2.0LOCATION MAP1" = 2000'PROPOSEDCONDITIONSPLANS.D. IRELANDCOMPANIES193 INDUSTRIAL AVENUEWILIISTON, VERMONT 05495Dorset StreetSpear StreetAllen RoadNowlandFarm RoadU.V.M.FarmsSOUTH BURLINGTONSHELBURNESITESOUTH VILLAGECOMMUNITIES,LLCLOT 11LEGENDFMEGSTSTW100EXISTING CONTOUREXISTING CURBEXISTING GRAVELEXISTING PAVEMENTEXISTING SWALEWETLANDSWETLANDS BUFFEREXISTING ELECTRICEXISTING FORCEMAINEXISTING GASEXISTING STORMEXISTING GRAVITY SEWEREXISTING TELEPHONEEXISTING WATERSTREAMEXISTING WELLEXISTING SEWER MANHOLEEXISTING STORM MANHOLEEXISTING CATCH BASINEXISTING HYDRANTEXISTING SHUT OFFEXISTING UTILITY POLEEXISTING LIGHT POLEEXISTING GUY WIRE/POLEEXISTING SIGNEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREEEDGE OF BRUSH/WOODSAPPROXIMATE SETBACK LINEAPPROXIMATE PROPERTY LINEIRON ROD/PIPE FOUNDCONCRETE MONUMENT FOUNDWDEXISTING YARD DRAINSTSWPROPOSED PAVEMENTPROPOSED STORMPROPOSED GRAVITY SEWERPROPOSED WATERSPROPOSED SEWER MANHOLEPROPOSED CATCH BASINPROPOSED PROPERTY LINEPROPOSED HYDRANT07/06/2020- SKETCH PLAN -ANY BUILDINGS IMAGERY SHOWN ISFOR ILLUSTRATIVE PURPOSES ONLY