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Home My WebLink AboutAgenda 05_SD-20-17_550 Park Rd_Blackrock Construction_PP1 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD‐20‐17_550 Park Rd_Blackrock Construction_PP_2020‐ 06‐02.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: May 27, 2020 Plans received: April 24, 2020 550 Park Road Preliminary Plat Application #SD‐20 ‐17 Meeting date: June 2, 2020 Owner Highlands Development Company, LLC P.O. Box 132 Lyndon Ctr., VT 05850‐0132 Engineer O’Leary Burke Civil Associates 13 Corporate Drive Essex Jct, VT 05452 Property Information Tax Parcel 0570‐01100 Southeast Quadrant – Neighborhood Residential North 4.42 acres Applicant Blackrock Construction 68 Randall Street South Burlington, VT 05403 Location Map 2 PROJECT DESCRPTION Preliminary plat application #SD‐20‐17 of Blackrock Construction for the 6.91‐acre “Wheeler Parcel” phase of a previously approved master plan for a 450‐acre Golf Course and 354‐unit residential development. The planned unit development consists of establishing two lots and constructing 22 dwelling units in two‐family homes and 10 units in single family homes, 550 Park Road. CONTEXT The project is located along Dorset Street, across from an existing residential development on Nicklaus Circle which consists of two‐family homes. It is served by an existing recreation path on Park Road and Dorset Street and is in an area identified in the Comprehensive Plan as an area of very low intensity development consisting principally of open space. PERMIT HISTORY This 6.91 acre parcel is part of the 8/24/2015 “Amended Agreement Among the City of South Burlington, Highlands Development Company, LLC and JAM Golf, LLC” (“Amended Agreement”). The parcel itself was the subject of a land exchange between the City and these parties. The Amended Agreement incorporates the 9/28/2015 “Amended Consent Order and Decree” (“Consent Order”), which approves at the Master Plan level up to 32 dwelling units for this “Wheeler Parcel” lot in buildings consisting of between one and four dwelling unit each. The Amended Agreement determined that the preliminary & final plat reviews for the Wheeler Parcel would take place under an amended set of Land Development Regulations, established through a collaborative process between the City and property owner. “6. New Land Development Regulations for Wheeler Parcel Project Area. a. A portion of the City Parcel, specifically the +/‐6.91 acres currently in the Wheeler Nature Park east of Dorset Street and north of Park Road, being the lands labelled ‘6.91 Acres CITY of SOUTH BURLINGTON to JAM GOLF, LLC’ on the survey incorporated herein as Exhibit A also referred to as the Wheeler Parcel Project Area, is not presently in a zoning district that allows the use contemplated by this Amended Agreement. The City agrees to amend its Land Development Regulations, including necessary maps, to allow the Wheeler Parcel Project Area to be developed with a maximum of 32 dwelling units in structures consisting of 1‐4 dwelling units within the intent of this Amended Agreement. The City and Developers agree to cooperate and to work together to ensure that the amendments contain provision that allow development of residential structure consisting of 1‐4 dwelling units similar in type and size to those presently existing in the Project, that include site and building design standards similar to those applicable to the Southeast Quadrant, Neighborhood Residential Subdistrict version of the Land Development Regulations that took effect on May 7, 2012, and that include site design standards that require compatibility with adjacent natural areas. Applications for preliminary and final plat and site plan approval for the Wheeler Parcel Project Area that be reviewed under the amended Land Development contemplated by this Paragraph 6 (the ‘Amendments’).” The amended Land Development Regulations contemplated in the paragraph above were adopted by the City Council and took effect January 11, 2016, and were subsequently amended effective January 25, 2016 to correct an error in the included maps. The parties agreed that the January 25, 2016 regulations would satisfy condition #6 of the Amended Agreement above. 3 The Board reviewed the sketch plan application for the project on January 22, 2020. 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 have the following comments. A) DIMENSIONAL STANDARDS The Applicant is proposing to subdivide one existing parcel into two lots in preparation for development of 32 homes on one lot and construction of a public roadway on the other lot. Staff considers that the non‐contiguous residential lots must be considered as individual lots, making this a three lot subdivision. The plat should be updated to reflect this change. SEQ‐NRN Required Proposed  Min. Lot Size 40,000 sf 5.8 ac @ Max. Building Coverage 15 % 45 % @ Max. Overall Coverage 30 % 35 %  Min. Front Setback* 20 ft. 20 ft.  Min. Side Setback 10 ft. 30 ft.  Min. Rear Setback 30 ft. N/A @ Max. Height (pitched roof) 28 ft. Unknown  Max. Stories 4 2  Max. Stories below roofline 3 2  Max. Stories facing street 2 2 *Along Dorset street, there is a minimum 50‐foot setback. @ See discussion below 1. The master plan approval addressed the topic of overall coverage and building coverage, stating that the maximum coverages were 30% and 15%, respectively. This must be provided on an overall basis, however, and not on a project by project basis. Staff recommends the Board consider whether they will require the applicant to demonstrate that coverages are met for the overall master plan, a map of which is included in the packet, or whether they will accept that these coverages are met. The SEQ‐NRN was established in 2016 as a specific response to the settlement agreement creating this development area. It was intended to be similar to the adjoining SEQ‐NR district, but to “include site design standards that require compatibility with adjacent natural areas.” The SEQ‐NRN district includes only this parcel, therefore Staff considers that the intention of the drafters of those regulations was strict compliance of this project with the standards of the SEQ‐NRN. Compared to the SEQ‐NR, The SEQ‐ NRN contains additional regulations pertaining to landscaping buffers, and to height. Figure 9‐2A illustrates the areas of these additional regulations. 4 Landscape buffers are discussed below. Pertaining to height, Staff considers this application presents three height‐related issues. In order from most specific to most general, they are SEQ‐NRN height standards, adjustment of preconstruction grade, and maximum building height.  Within the SEQ‐NRN district there are three zones in which buildings are limited to one story. The applicant has proposed to locate eight dwelling units in these areas, consisting of four single family units and four units in duplex homes. The applicant has provided elevations of potential one story homes. Staff notes the provided elevations show homes with roof lines higher than a traditional one story home, and some that are labeled as 1‐story have a second level of windows. A Story is defined in the LDR as follows: 5 Story. That part of a building above ground level between a floor and the floor next above. If there is no floor above it, then the space between the floor and the roof or ceiling next above it. Story shall include basements and not cellars. An intermediate floor between the floor and ceiling of any story shall be deemed a mezzanine and shall not be counted as a story unless the total of all mezzanine areas exceeds five thousand square feet (5,000 SF) or one‐third of the area of the floor immediately below it, whichever is less. A basement shall be considered as a story where the finished surface of the floor above the basement is: (1) More than four (4) feet above the average pre‐construction level of the adjoining ground, or (2) More than twelve (12) feet above the pre‐construction ground level at any point. 2. Even barring the specific definition of story, Staff considers the intention was to have lower homes in the 1‐story building areas, while allowing standard heights outside those area. Staff recommends the Board require the applicant to provide heights for the proposed buildings to allow evaluation of compliance with the spirit of the 1‐story zones. 3. Further, Staff recommends the Board ask the applicant to clarify whether there is more than one floor level in the provided elevations, particularly those that have a second level of windows. Buildings with more than one floor level would be considered as having multiple stories and thus not be permitted.  The applicant has requested a modification of pre‐construction grade for all of the units, including those within and those outside the one story zones. Staff assumes this is because the applicant wishes to construct the buildings to the maximum allowed height and raise their footprints. The Board has the ability to grant this modification under LDR 3.12. They have indicated on the plans what they are requesting the modification to, and indicated in their narrative that this represents an increase of 2‐4 feet over existing grade. As noted above, there is a restriction limiting buildings to one story in certain portions of this development area. 4. Staff recommends the Board consider the request only to the extent that it results in a height over existing grade no higher than an average one‐story building in the one‐story portion of the development, and no higher than 28‐ft in the remainder of the development. For context, the maximum single story height allowed in the LDRs in residential districts where story height is regulated is 14‐ft. Staff considers therefore an average one story structure height from existing grade to the midpoint of the roof would be less than 20 feet.  There is a maximum height of 28‐ft in this zoning district. The applicant has only indicated the proposed number of stories. Staff considers that 28‐ft would not be acceptable for a one story structure. To have a one story structure be the same effective height as the unrestricted structures would show disrespect for the collaboratively developed set of rules. 5. Staff recommends the Board require the applicant to provide height, measured to the midpoint of the roof as required in the LDR, as part of the next application. Staff recommends the Board require the height of one story buildings to be no greater than 18‐20 feet above average preconstruction grade. B) SOUTHEAST QUADRANT DISTRICT The following general requirements of 9.06 are applicable to all sub‐districts. 6 A. Height. See Article 3.07. (1) Heights of structures within the SEQ‐NRN sub‐district shall adhere to the standards of the SEQ‐NR sub‐district except where limited by the requirements in Section 9.08.(C)(8). See discussion above under dimensional standards. 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, creating or enhancing stream buffer areas, or creating or enhancing buffers for primary or secondary natural communities. The open space is proposed to be located along the center of the development and consists of a community recreation path and community garden. Staff considers the City’s acceptance of this lot as a development parcel provides direction that the Board should find 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. The master plan settlement agreement allowed for up to 32 units on this parcel. 32 units are proposed. Staff considers this criterion met. (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. One application requirement is that the applicant submit “A written plan to preserve and protect significant existing vegetation during and after construction. Such plan will be of sufficient detail that the City of South Burlington will be able to inspect the site during construction to ensure that existing vegetation is protected as per the plan.” The applicant has requested the Board grant a waiver to allow the applicant to submit this plan at the final plat stage of review. Preservation of existing vegetation around the perimeter of the site is discussed under 9.08D(2)(a) below. 6. Staff recommends the Board require the applicant to provide both a construction phase vegetation protection plan and a written open space management plan, including a plan for management of the area outside the designated building footprints, as part of the final plat application. (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. Provision of an erosion prevention and sediment control plan is a requirement of final plat application. Staff recommends the Board consider this criterion at the final plat stage of review. 7 (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. The use of split rail or other fencing made of natural materials is encouraged. Chain link fencing shall be prohibited except: (a) fencing for agricultural purposes, and (b) fencing for recreational purposes, such as baseball diamonds, tennis courts, basketball courts, dog parks, or similar activities. Any chain link fencing installed for these purposes shall be plastic coated in either dark green or black. In all cases, proposed fences shall comply with this section and section 13.17 (Fences) of these Regulations The applicant has proposed split rail fence along all but a portion of the southern perimeter of the property. There is one wetland located adjacent to the property, to which the proposed stormwater treatment system discharges. This wetland is beyond the proposed fence by more than 250 ft. 7. The applicant has not indicated whether the split rail fence is proposed to be two‐rail or three‐rail. Staff recommends the Board discuss whether the selection is important to the Board. 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. Provisions that enhance overall neighborhood and natural resource values rather than preservation of specific soil types are strongly encouraged. Staff considers the City’s acceptance of this lot as a development parcel provides direction that the Board should find this criterion met. 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. No official map facilities are within the subject property. (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 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 applicant estimates a water demand of 14,140 gpd and a wastewater flow of 7,101 gpd. 8. Staff recommends the Board require the applicant to provide preliminary water and wastewater allocations at the time of final plat application. 8 (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. (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. The Director of Public Works reviewed the provided plans on May 20, 2020 and offers the following comments. 1. Sheet 1 – The path labeled “New 8’ wide community rec path” that goes right through the middle of the parcel needs to be 10’ minimum if it is to be publicly owned. 2. Sheet 1 – At station 10+00 I have concerns about sight distance to the east for cars exiting the project road onto Park Road. Please have the applicant confirm adequate sight distances for cars exiting the property and braking distances for westbound Park Road traffic exist. 3. Sheet 5 – Roadway Section Detail – please revise to show the pavement depth of the base course to 2.5” and the wearing course to 1.5”. 4. Sheet 5 – Add a note to the Crosswalk Marking and the Intersection Detail stating that all pavement markings are to be VTrans Type 1, Durable and approved by Public Works prior to installation. 9. Staff recommends the Board require the applicant to address these comments at final plat. With respect to comment 2, Staff considers the applicant will need to revise the provided landscaping to address this comment while still meeting the landscape buffering standards of the SEQ‐NRN. 10. Staff notes the applicant has proposed a 12‐ft wide gravel access drive to the proposed pump station at Station 9+50. Staff recommends the Board require the applicant to provide a driveable grass type product for this access, and include mowing of this area in the open space management plan. Staff considers such a treatment would allow for more consistent maintenance of this area and provide a better appearance. (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 building inspector reviewed the plans on May 21, 2020 and offers the following comment. Fire hydrants require 36” clearance in all directions and 10’ clearance for parking spaces. 11. Staff recommends the Board require the applicant to address this comment at final plat. E. Circulation. The project shall incorporate access, circulation and traffic management strategies sufficient to prevent unsafe conditions on of 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. 9 (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. The applicant has provided a typical roadway cross section indicating 26 ft of pavement with curbs and a 5 ft concrete sidewalk separated from the pavement by a 5‐ft greenbelt. The right of way is proposed to be 50‐ft wide. Staff considers these criteria met. 9.08 The following additional standards apply in the SEQ‐NRN. (A) Street, block and lot pattern (1) Development blocks. Development block lengths should be between 300 and 500 linear feet. Where unavoidable, blocks longer than 500 feet should include mid‐block public sidewalk or recreation path connections. The proposed road will be 1,020 ft long. It is approximately bisected by a recreation path. (2) Interconnection of Streets Staff considers this criterion not applicable. (3) Street Connection to Adjoining Parcels. Street stubs are required to be built to the property line and connected to adjacent parcels per section 15.12(D)(4) of these Regulations. Posting signs with a notice of intent to construct future streets is strongly encouraged. Adjoining parcels not separated by an existing right of way are within the SEQ‐NRP zoning district. Staff considers this criterion not applicable. (4) 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 applicant is not proposing to construct the buildings on their own lots. Staff considers the proposed building configuration consistent with the intent of this criterion. B. Street, Sidewalk & Parking Standards (1) Street dimensions and cross sections. Neighborhood streets (collector and local) are intended to be low‐speed streets for local use that discourage through movement and are safe for pedestrians and bicyclists. Dimensions for public collector and local streets shall be as set forth in Tables 9‐1 and 9‐2, and Figures 9‐4 and 9‐5 below. Table 9‐2 requires 26‐ft of pavement, to include parking on one side. Staff considers this criterion met. (2) Sidewalks. 10 (a) Sidewalks must be a minimum of five feet in width with an additional minimum five‐ foot planting strip (greenspace) separating the sidewalk from the street. (b) Sidewalks are required on one side of the street. Staff considers sidewalk criteria met. (3) Street Trees (a) Street trees are required along all streets in a planting strip a minimum of five feet wide. (b) Street tree types shall be large, deciduous shade trees with species satisfactory to the City Arborist. Street trees to be planted must have a minimum caliper size of 2.5 to 3 inches DBH, and shall be planted no greater than thirty feet (30’) on center. The City Arborist reviewed the plans on 5/20/2020 and offers the following comments.  Pin Oak is a poor selection on this site. Soils in this area of South Burlington are neutral to slightly alkaline. Pin Oak requires acidic soil or it will suffer iron deficiency. Possible substitutes are Swamp White Oak, Burr Oak or shingle Oak  Red Maple also requires acidic soil to prevent manganese deficiency  Recommend substitute for Canada Red Cherry. This tree is highly susceptible to black knot disease.  Trees planted along the community rec path and access road should be moved a minimum of 6ft(preferably 10ft) off the path to provide rooting area and increase clearance over the path  Not really a landscape issue, but all relocations of the tree nursery have been completed, the labeling for rows to be relocated and rows to be retained is opposite of what it should be 12. Staff recommends the Board require the applicant to address these comments at final plat. (3) On‐street parking. Sufficient space for one lane of on‐street parking shall be provided on all streets except for arterials outside of the SEQ‐VC and SEQ‐VR sub‐districts. This requirement may be waived within the SEQ‐NRN sub‐district provided the DRB finds sufficient off‐street parking has been provided to accommodate the parking needs of the uses adjacent to the street. The applicant has provided for on‐street parking. Staff considers this criterion met. (5) Intersection design. Intersections shall be designed to reduce pedestrian crossing distances and to slow traffic. At the pedestrian crossing located mid‐block within the development, the applicant has proposed bump outs to reduce pedestrian crossing width. The pedestrian crossings at the entrances to the neighborhood cross the full roadway width. Staff considers this criterion met to the extent feasible. (6) Street and sidewalk lighting. Pedestrian‐scaled light fixtures (e.g., 12’ to 14’) shall be provided sufficient to ensure pedestrian safety traveling to and from public spaces. Overall illumination levels should be consistent with the lower‐intensity development patterns and character of the SEQ, with lower, smoother levels of illumination (rather than hot‐spots) and light trespass minimized to the lowest level consistent with public safety. 11 The applicant has provided 12 ft street lights at pedestrian crossings. Staff considers this criterion met. C. Residential Design 13. The applicant has provided elevations for the proposed buildings. Staff recommends the Board ask the applicant to clarify which buildings may be located in which locations. (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 Board requested front and rear elevations for the buildings with fronts on the new street and on Dorset Street, which the applicant has provided on sheets A3.1, A2 and D2. 14. Staff considers the facades facing Dorset Street do not have a street‐facing presence and recommends the Board require the applicant to enhance those facades. 15. It does not appear that 35% of translucent windows are oriented to the South. Staff recommends the Board ask the applicant to estimate what percent of the total translucence faces south on the proposed buildings to allow the Board to consider whether adequate attention has been given to this criterion. (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. In the SEQ‐NRN sub‐ district, residential buildings with rear facades that orient towards a public recreation path should employ rear porches, balconies, or other features to enhance their architectural detail. 16. Staff considers it does not appear that rear oriented facades have been provided and recommends the Board require the applicant to enhance these facades. (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. Buildings along the side of the street with a sidewalk are proposed to be set back 20 ft from the front of the sidewalk. Buildings along the side of the street without a sidewalk are proposed to be set back more than 30 ft from the edge of the road. 17. Staff recommends the Board require the applicant to reduce the distance between the road and the buildings on the non‐sidewalk side to 25‐ft maximum. (b) Porches, stoops, and balconies may project up to eight feet (8’) into the front setbacks. It does not appear the applicant has proposed to project these features into the front setbacks. 12 (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 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. For the buildings for which a floor plan was provided, this criterion appears to be met. 18. Staff recommends the Board require the applicant to confirm compliance with this criterion at the time of zoning permit application for each individual building. (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. (c) Rear alleys are encouraged for small lot single‐family houses, duplexes and townhouses. No side facing garages or rear alleys are proposed. (d) Mix of Housing Styles. A mix of housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and affordability is encouraged within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near‐identical units. (i) Mix of Housing Styles, SEQ‐NRN sub‐district. A minimum of at least three (3) housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and/or affordability is required within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near‐ identical housing styles. Where housing styles are repeated, different colors and/or materials shall be employed to enhance variety. 19. The applicant has provided a design guidelines document which reiterates this standard, but it is not readily apparent how this standard is proposed to be met. Staff recommends the Board ask the applicant to provide more information on how the home mixture is proposed to be distributed. D. Landscape and Fence Buffer Standards, SEQ‐NRN sub‐district (1) Applicability and submission requirements. This section provides standards for the landscaping of development within the SEQ‐NRN sub‐district. A landscape plan shall be included as part of any preliminary and/or final plat application. (2) Existing Vegetation (a) Existing vegetation that can effectively serve as landscape buffer to potentially 13 incompatible uses and/or are significant, heathy trees shall be retained to the maximum extent possible, while accommodating the permitted level of development. The applicant has provided an existing tree inventory plan. It appears there are only a few trees of greater than 6 in caliper within the landscape buffer and setbacks. 20. Staff recommends the Board require the applicant to design their grading plan to retain these trees to the maximum extent practical as part of the final plat application, and to provide a tree protection plan at that stage of review. Staff considers such a tree protection plan may be incorporated into the erosion prevention and sediment control plans. (3) Landscape Buffer Types (a) Type 0 – Low Height Vegetation. A Type 0 landscaping typically includes grass or meadow area with foundation screening at the buildings. This type of buffer is intended to provide separation between new buildings and the existing land uses. (b) Type I ‐ Dense Plantings. A Type I landscaped buffer must be composed primarily of continuous dense screening vegetation / hedge that will be at least five (5) feet in width and grow to at least six (6) feet in height. (c) Type II – Informal Plantings. A Type II landscaped buffer must be composed of a split rail fence (or equivalent approved by the DRB), major trees, a partial understory of small trees, and a berm with a mixture of shrub type plantings. The minimum amount of planting per 100 horizontal feet of buffer shall be a full ground cover, two trees of at least 3” caliper, three ornamental or understory trees of at least 2” caliper, and any combination of shrubbery that occupies at least 50% of the area at the time of planting, all of which shall be distributed throughout the minimum buffer width described in Table 9‐2A. With approval of the City Council, up to 10 feet of the green space between a recreation path and a property line may be used to enable the installation of the split rail fence and a portion of a berm. The applicant has proposed Type I and Type II plantings where allowed in Table 9‐2A below. 21. Staff recommends the Board require the open space management plan, referenced above, to include specific language detailing the required upkeep of these landscape buffer areas. (4) Use of Berms. Earthen Berms. An earthen berm may be required to increase the effectiveness of a landscaped buffer. The landscaping plan shall show the contours of the proposed berm and one or more cross‐sections detailing its construction. The required buffer width may be reduced by the height of the berm, up to a number of feet that shall not exceed 25% of the required width, as provided in Table 9‐2A. (a) Berms shall not exceed six feet (6’) in height. (b) No berm shall have a slope greater than 3:1, except where a retaining wall is used in accordance with these Regulations. No berms are proposed. (5) Delineation Fences. Any development proposed adjacent to a City park shall include a fence delineating the separation of property lines, as depicted on Figure 9‐2A. Such fence shall be of a split‐rail or similar variety. A split rail fence is provided as discussed above. (6) Permissible impervious surfaces in landscaped buffers. 14 (a) Crossings. Landscaped buffers may be crossed by driveways, roads, sidewalks, trails, and utility lines, including necessary risers and boxes, serving the development. The width of these crossings should be minimized. (b) Light Standards. The bases of standards for approved outdoor lighting may be placed in a landscaped buffer. (c) Miscellaneous. Landscaped buffers may include retaining walls, planters, minor impervious surfaces that are part of runoff and erosion control works; and sculptures or other works of art. 22. A portion of the southern landscaped buffer contains a three‐foot deep stormwater conveyance swale. Staff recommends the Board discuss whether such a stormwater conveyance, which will need periodic maintenance, is allowable within the landscaped buffer. If it is not, the applicant should be required to relocate the conveyance swale to the inside of the landscaped buffer. (7) Supplemental setback standards, SEQ‐NRN sub‐district. In addition to the standards set forth in Table C‐2, Dimensional Standards and this section, the requirements of Table 9‐2A shall apply. Table 9‐2A Supplemental landscape buffer and setback requirements, SEQ‐NRN sub‐district Adjoining Use Minimum Buffer Widths Minimum setback (5) Type 0 Type I (5) Type II High Use Rec Path (1) n/a n/a 30' 50' Lower Use Rec Path (2) 70' n/a 27' 30' Resource Protection Area (3) 40' 5' 27' 35' % Reduction for Use of Berm (4) 25% n/a 25% n/a' (1) The section of recreation path running along the west side of the SEQ‐NRN sub‐ district, as shown on Figure 9‐2A. (2) The section of recreation path running along the south and east sides of the SEQ‐NRN sub‐district, as shown on Figure 9‐2A. (3) The area located at the north boundary line of the SEQ‐NRN sub‐district, as shown on Figure 9‐2A (4) Plantings are to be placed on top of berm for added vertical screening effect. Reduction not applicable to High Use Recreation Path. (5) Setbacks apply to all principal structures. 23. Staff recommends the Board require the applicant to explicitly show compliance with the minimum setback requirements. Otherwise Staff considers the requirements in this table have been met. (8) Supplemental Height Standards, SEQ‐NRN sub‐district. In addition to the standards set forth in Table C‐2, Dimensional Standards, residential structures shall be limited to a maximum of one (1) total story within the areas marked as “1‐Story Building Area” on Figure 9‐2A. Heights are discussed above. 15 C) 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 met at a master plan level. See discussion under 9.06D(1) above. (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. 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. This criterion was found at the master plan level to need further review under applications for individual phases. See discussion under 9.06E above. (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. Staff considers this criterion will be met when an open space management plan as discussed under 9.06B(3) above. (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. Staff considers the residential design criteria of 9.08C ensure compliance with this criterion. (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. These criteria were found to be met at master plan level but additional review at preliminary plat approval was also required. See 9.06B(1) above. 16 (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. See discussion 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. (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. These criteria were found at the master plan level to need further review under applications for individual phases. See discussion under 9.06D(2) and (3) above. (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 but additional review at preliminary plat approval was also required. Staff considers this criterion met. D) SITE PLAN STANDARDS General Site Plan Review Standards A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. The project is identified in the comprehensive plan as an area of very low intensity to lower intensity land use. However, the above referenced settlement agreement resulted in this property being approved for development of up to 32 units. Therefore Staff considers the Board obligated to respect this agreement regardless of the land use policies of the comprehensive plan assuming the land can carry the approved development density outside of protected areas. B. Relationship of Proposed Structures to the Site. 17 (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. Staff considers this criterion met. (2) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. This criterion does not apply to single family and duplex homes. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. Staff considers the height and mix of housing types requirements of the SEQ‐NRN to ensure compliance with this criterion. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. Utilities are proposed to be underground. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. Staff considers the SEQ standards, if met, will result in these criteria being met. Specific Site Plan Review Standards (A) Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Staff considers no such access is necessary for the subject property, as it is bounded on all sides not facing a street by a public park. (B) Utility Services. Electric, telephone and other wire‐served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Aboveground elements of wire‐served utility services (ie pull boxes, transformers) are not shown at this stage of review. Staff considers these features are required to be screened and recommends the Board review compliance with this requirement at final plat. 18 (C) Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (ie, non‐dumpster, non‐large drum) shall not be required to be fenced or screened. Staff considers this criterion not applicable. (D) Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. Section 13.06 standards do not apply to single and two family homes on their own lots. However, since the applicant is proposing shared lots, these standards do apply, including minimum landscape budget. The minimum required landscape value for the Project, based on an estimated building construction cost of $7.039 million is $77,890. Staff notes the required minimum landscape budget is based only on building cost, not other project costs. The applicant has proposed $101,200 buffer and foundation plantings, and $28,400 in street trees. The comments of the City Arborist are provided above. 24. Staff considers the required minimum landscaping budget is likely to continue to be provided, and the street tree planting requirements are met, but recommends the Board require the applicant to provide updated information in response to the City Arborist’s comments. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre‐existing condition exceeds the applicable limit. Staff considers the requested waivers allowable under this criterion. E) OTHER Energy Standards Staff notes that all new buildings are subject to the Stretch Energy Code pursuant to Section 3.15: Residential and Commercial Building Energy Standards of the LDRs. E9‐1‐1 Addressing 25. Staff recommends the Board require the applicant to provide an addressing plan, compliant with the state guidelines, at the next stage of review. Staff is available to help the applicant understand the requirements. Staff further recommends the Board require the applicant to provide a proposed street name to the planning commission prior to submission of a final plat application to the Board. 19 RECOMMENDATION Staff recommends that the Board discuss the project with the applicant and conclude the meeting. Respectfully submitted, Marla Keene, Development Review Planner Waiver List Please refer to SH 2 and SH 3 of the plan set for the designated preconstruction grade requested for each of the 32 units throughout the development. The preconstruction grade was determined to be 2‐4 feet above the proposed roadway. 14-Apr-20 ITE Trip Generation Rates - 8th Edition Pass-by rates from ITE Trip Generation Handbook - 2nd Edition Description/ITE Code ITE Vehicle Trip Generation Rates Expected Total Generated Trips Units (peak hours are for peak hour of adjacent street traffic unless highlighted)Units Weekday AM PM Pass-By AM In AM Out PM In PM Out Daily AM Hour PM Hour Single Family Homes 210 DU 9.57 0.75 1.01 25% 75% 63% 37% 32.0 306 24 32 306 24 32 T.J. Boyle Associates | 301 College Street • Burlington VT 05401 | www.tjboyle.com WHEELER PARCEL - LANDSCAPE BUDGET Total Building Construction or Building Improvement Costs Landscape Percent of Total Construction / Improvement Cost Cost of Proposed Project $0 - $250,000 3% $7,500 Next $250,000 2% $5,000 Additional over $500,000 1% $71,000 Total Minimum Landscaping* $83,500 *Project cost used to calculate the landscape budget is $7,600,000, which includes construction of 8 duplex units, 14 townhome Units, 10 carriage home units and 1,020 L.F. of roadway ($550/L.F). OPINION OF POTENTIAL LANDSCAPING COST Planting Area Total Buildings Cost per Building Total Potential Cost Typical 1-Story Duplex Foundation 2 $1,150 $2,300 Typical 2-Story Duplex Foundation 2 $1,200 $2,400 Typical 2-Story Townhome Foundation 7 $750 $5,250 Typical Carriage Home Foundation 10 $605 $6,050 Landscape Buffer Areas - - $57,200 Open / Greenspace Areas - - $28,000 Total Landscaping Costs: $101,200 ADDITIONAL POTENTIAL LANDSCAPING COSTS Street Trees (Total Site) $28,400 April 14, 2020 Unit Design Guidelines Wheeler Parcel, South Burlington, VT The following requirements and guidelines shall be employed for the Wheeler Parcel project, located on the northern corner of Park Road and Dorset Street Zoning Requirements: Homes must comply with the requirements of Article 9, Section C, of the City of South Burlington Land Development Regulations, effective January 25, 2016: (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. (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. In the SEQ‐NRN sub‐district, residential buildings with rear facades that orient towards a public recreation path should employ rear porches, balconies, or other features to enhance their architectural detail. (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. (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 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. c) Rear alleys are encouraged for small lot single‐family houses, duplexes and townhouses. d) Mix of Housing Styles. A mix of housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and affordability is encouraged within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near‐identical units. i. Mix of Housing Styles, SEQ‐NRN sub‐district. A minimum of at least three (3) housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and/or affordability is required within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near‐identical housing styles. Where housing styles are repeated, different colors and/or materials shall be employed to enhance variety. Architectural Guidelines: In addition to the zoning requirements, building models shall comply with these architectural guidelines: (1) Architectural variables that distinguish building models from one another include size (width and depth), roof lines, exterior wall configuration, windows (size, location, grill pattern, trim), siding type, porches, trim details like shutter and lintels, and garage orientation. At least three of the architectural variables must differ to determine a given building model is different from another. The same building model may not be constructed on more than two adjacent sites. For each building type, the minimum number of different models shall be as follows: Building Type: Min Number of Models Max Number of Models Single Family: 5 10 Duplex: 5 11 (2) Variables determining the exterior color palate of a home are primary siding color, roofing color, trim color, and colored accents such as doors, shutters, and trim. To determine that a given building model has a different color palate than another, the primary siding color and at least one other variable must differ. The same color palate shall not be used by adjacent buildings. (3) In order to assist the Zoning Administrator in determining compliance with architectural guidelines 1 and 2, when applying for a building permit, the applicant shall provide: i. A plan of the development with already permitted homes labeled ii. A color elevation, or as‐built photo, of the front elevations of already permitted homes. LOCATION MAP NOT TO SCALE A C E HIGHLANDS DEVELOPMENT CO., LLC VERMONT NATIONAL COUNTRY CLUB 1227 DORSET STREET SOUTH BURLINGTON, VERMONT SOUTH BURLINGTON, VERMONT RECEIVED FOR RECORDING IN THE LAND RECORDS OF THE CITY OF SOUTH BURLINGTON, VERMONT, AT ______________ O'CLOCK ON THE ______ DAY OF __________, 20_____. ATTEST: ____________________________, CITY CLERK APPROVED BY RESOLUTION OF THE DEVELOPMENT REVIEW BOARD OF THE CITY OF SOUTH BURLINGTON, VERMONT, ON THE _____ DAY OF ________, 20____, SUBJECT TO THE REQUIREMENTS AND CONDITIONS OF SAID RESOLUTION. SIGNED THIS _____ DAY OF _________, 20______. 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1/2"Second Floor10' -1 1/8"Second Floor TP18' -2 1/4"Top of Foundation-1' -1 1/2"Garage Slab-1' -5 1/2"8' - 1 1/8"1' - 0"9' - 1 1/8"1' - 1 1/2"First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Second Floor10' -1 1/8"Second Floor TP18' -2 1/4"Top of Foundation-1' -1 1/2"1' - 1 1/2"9' - 1 1/8"1' - 0"8' - 1 1/8"SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/10/2020 10:27:36 AMA-3.1EXTERIORELEVATIONSBLACKROCK CONSTRUCTIONDUPLEX #1SGWGI4/10/2020PARK RDPARK ROAD1/4" = 1'-0"1FRONT ELEVATION1/4" = 1'-0"2REAR ELEVATION First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Second Floor10' -1 1/8"Second Floor TP18' -2 1/4"Top of Foundation-1' -1 1/2"8' - 1 1/8"1' - 0"9' - 1 1/8"1' - 1 1/2"First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Second Floor10' -1 1/8"Second Floor TP18' -2 1/4"Top of Foundation-1' -1 1/2"8' - 1 1/8"1' - 0"9' - 1 1/8"1' - 1 1/2"SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/10/2020 10:27:46 AMA-3.2EXTERIORELEVATIONSBLACKROCK CONSTRUCTIONDUPLEX #1SGWGI4/10/2020PARK RDPARK ROAD1/4" = 1'-0"1LEFT ELEVATION1/4" = 1'-0"2RIGHT ELEVATION UPUP$&%'(41' - 0"8' - 0"22' - 6 1/2"44' - 11"22' - 6 1/2"90' - 0"49' - 0"23' - 0"44' - 0"23' - 0"90' - 0"41' - 0"8' - 0"49' - 0"8' - 0"8' - 0"GARAGE SLAB ON GRADE ABOVEOPEN BASEMENTOPEN BASEMENTGARAGE SLAB ON GRADE ABOVEOPEN BASEMENTOPEN BASEMENTSCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/10/2020 10:27:22 AMA-1.1BASEMENTPLANBLACKROCK CONSTRUCTIONDUPLEX #1SGWGI4/10/2020PARK RDPARK ROAD1/4" = 1'-0"1BASEMENT PLAN :'UPDNDN5()'::'5()':UPDNDNDNDN$&%'(MASTER BEDROOMMASTER BATHW.I.C.LIN.LAUNDRYBREAKFAST NOOKPANTRYMUDROOMCLOSETBENCHCLOSETFOYER1/2 BATHTWO-CAR GARAGEKITCHENDININGLIVINGMASTER BEDROOMMASTER BATHW.I.C.LIN.LAUNDRYBREAKFAST NOOKPANTRYMUDROOMCLOSETBENCHCLOSETFOYER1/2 BATHTWO-CAR GARAGEKITCHENDININGLIVING41' - 0"8' - 0"49' - 0"14' - 5 1/2"7' - 9 1/2"12' - 11 1/2"8' - 9 7/8"9 1/4"8' - 9 7/8"12' - 11 1/2"7' - 9 1/2"14' - 5 1/2"22' - 6 1/2"44' - 11"22' - 6 1/2"90' - 0"29' - 9 1/2"11' - 2 1/2"8' - 0"49' - 0"OPEN DECK (14'x8')OPEN DECK (14'x8')14' - 5 1/2"8' - 3"21' - 7 3/8"9 1/4"21' - 7 3/8"8' - 3"14' - 5 1/2"23' - 0"44' - 0"23' - 0"90' - 0"8' - 0"8' - 0"SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/10/2020 10:27:23 AMA-2.1FIRSTFLOOR PLANBLACKROCK CONSTRUCTIONDUPLEX #1SGWGI/BH4/10/2020PARK RDPARK ROAD1/4" = 1'-0"1FIRST FLOOR PLAN DNDN$&%'(BEDROOM #1W.I.C.HALLW.I.C.BEDROOM #2CLOSETSHARED BATHROOMLINENBEDROOM #1W.I.C.HALLW.I.C.BEDROOM #2CLOSETSHARED BATHROOMLINEN12' - 11 1/2"4' - 1"5' - 1"4' - 1"13' - 3 1/2"41' - 0"14' - 9 1/2"7' - 11"23' - 0"13' - 3 1/2"19' - 5"7' - 8 1/2"41' - 0"7' - 11"14' - 9 1/2"23' - 0"SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/10/2020 10:27:24 AMA-2.2SECONDFLOOR PLANBLACKROCK CONSTRUCTIONDUPLEX #1SGWGI/BH4/10/2020PARK RDPARK ROAD1/4" = 1'-0"1SECOND FLOOR PLAN First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Top of Foundation-1' -1 1/2"Garage Slab-1' -5 1/2"101210121012101210121012101210129' - 1 1/8"1' - 1 1/2"3' - 0"7' - 6"First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Top of Foundation-1' -1 1/2"Garage Slab-1' -5 1/2"1' - 1 1/2"9' - 1 1/8"1012101210121012SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/13/2020 1:17:49 PMA-3.1EXTERIORELEVATIONSBLACKROCK CONSTRUCTIONDUPLEX #2SGWGI4/13/2020PARK RDPARK ROAD1/4" = 1'-0"1FRONT ELEVATION1/4" = 1'-0"2REAR ELEVATION First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Top of Foundation-1' -1 1/2"9' - 1 1/8"1' - 1 1/2"412First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Top of Foundation-1' -1 1/2"412SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/13/2020 1:19:32 PMA-3.2EXTERIORELEVATIONSBLACKROCK CONSTRUCTIONDUPLEX #2SGWGI4/13/2020PARK RDPARK ROAD1/4" = 1'-0"1LEFT ELEVATION1/4" = 1'-0"2RIGHT ELEVATION UPUP$%&'(8"46' - 11"10"46' - 11"8"96' - 0"52' - 0"24' - 0"48' - 0"24' - 0"96' - 0"52' - 0"GARAGE SLAB ON GRADE ABOVEOPEN BASEMENTGARAGE SLAB ON GRADE ABOVEOPEN BASEMENTSCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/13/2020 1:15:01 PMA-1.1BASEMENTPLANBLACKROCK CONSTRUCTIONDUPLEX #2SGWGI4/13/2020PARK RDPARK ROAD1/4" = 1'-0"1BASEMENT PLAN :'5()DNDN:'5()DNDNDNDN$%&'(2-CAR GARAGEDININGLIVINGENTRYCLOSETSTORAGEMUDROOMCLOSETKITCHENBENCHPANTRYBEDROOM #1BEDROOM #25' T/S UNITBATHCLOSETW.I.C.MASTER BEDROOMW.I.C.HALLLINEN1/2 BATHLAUNDRYMASTER BATH3'x5' SHOWER2-CAR GARAGEDININGLIVINGENTRYCLOSETSTORAGEMUDROOMCLOSETKITCHENBENCHPANTRYBEDROOM #15' T/S UNITBATHCLOSETW.I.C.MASTER BEDROOMW.I.C.HALLLINEN1/2 BATHLAUNDRYMASTER BATH3'x5' SHOWERBEDROOM #211' - 5 1/2"6' - 0"11' - 0"5' - 0"12' - 11 7/8"9 1/4"12' - 11 7/8"5' - 0"11' - 0"6' - 0"11' - 5 1/2"96' - 0"12' - 11 1/2"2' - 1"36' - 4"52' - 0"15' - 5 1/2"8' - 3"23' - 7 3/8"9 1/4"23' - 7 3/8"8' - 3"15' - 5 1/2"24' - 0"48' - 0"24' - 0"96' - 0"8' - 0"8' - 0"36' - 4 1/2"2' - 1"12' - 11 1/2"52' - 0"DH3056DH3056DH3060DH3060DH3060CS3046DH3060DH3060CS2040DH3060DH3060DH3056DH3056DH3060DH3060DH3060CS3046DH3060DH3060CS2040DH3060DH3060WINDOWS @ 7'-6" HD. HT. DUE TO PORCH CEILINGWINDOWS @ 7'-6" HD. HT. DUE TO PORCH CEILINGSCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/13/2020 1:15:02 PMA-2.1FIRSTFLOOR PLANBLACKROCK CONSTRUCTIONDUPLEX #2SGWGI4/13/2020PARK RDPARK ROAD1/4" = 1'-0"1FIRST FLOOR PLAN*NOTES*1) WINDOW SIZE "3056" MEANS 3'-0" WIDTH x 5'-6" HEIGHT2) ALL FIRST FLOOR WINDOWS @ 8'-0" HD. HT. UNLESS NOTED OTHERWISE First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Second Floor10' -1 1/8"Second Floor TP18' -2 1/4"Top of Foundation-1' -1 1/2"Garage Slab-1' -5 1/2"8' - 1 1/8"1' - 0"9' - 1 1/8"1' - 1 1/2"First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Second Floor10' -1 1/8"Second Floor TP18' -2 1/4"Top of Foundation-1' -1 1/2"1' - 1 1/2"9' - 1 1/8"1' - 0"8' - 1 1/8"SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/9/2020 2:32:26 PMA-3.1EXTERIORELEVATIONSBLACKROCK CONSTRUCTIONDUPLEX #3SGWGI4/9/2020PARK RD.PARK ROAD1/4" = 1'-0"1FRONT ELEVATION1/4" = 1'-0"2REAR ELEVATION First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Second Floor10' -1 1/8"Second Floor TP18' -2 1/4"Top of Foundation-1' -1 1/2"8' - 1 1/8"1' - 0"9' - 1 1/8"1' - 1 1/2"First Floor0' -0"First Floor TP9' -1 1/8"Grade-1' -9 1/2"Second Floor10' -1 1/8"Second Floor TP18' -2 1/4"Top of Foundation-1' -1 1/2"8' - 1 1/8"1' - 0"9' - 1 1/8"1' - 1 1/2"SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/9/2020 2:32:36 PMA-3.2EXTERIORELEVATIONSBLACKROCK CONSTRUCTIONDUPLEX #3SGWGI4/9/2020PARK RD.PARK ROAD1/4" = 1'-0"1LEFT ELEVATION1/4" = 1'-0"2RIGHT ELEVATION UPUP$%'(&GARAGE SLAB ON GRADE ABOVEOPEN BASEMENTGARAGE SLAB ON GRADE ABOVEOPEN BASEMENT47' - 0"8"26' - 11"10"26' - 11"8"56' - 0"47' - 0"16' - 0"24' - 0"16' - 0"56' - 0"SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/9/2020 2:32:12 PMA-1.1BASEMENTPLANBLACKROCK CONSTRUCTIONDUPLEX #3SGWGI4/9/2020PARK RD.PARK ROAD1/4" = 1'-0"1BASEMENT PLAN DN:'5()UPDN:'5()UPDNDNDNDN$%'(&MASTER BEDROOMMASTER BATHLINENLINEN1/2 BATHW.I.C.CLOSETONE-CAR GARAGEPANTRYKITCHENDININGLIVING3'x6' SHOWERMASTER BEDROOMMASTER BATHLINENLINEN1/2 BATHW.I.C.CLOSETONE-CAR GARAGEPANTRYKITCHENDININGLIVING3'x6' SHOWER34' - 3"5' - 7 1/2"6' - 6 1/2"47' - 0"15' - 6 1/2"11' - 7 3/8"9 1/4"11' - 7 3/8"15' - 6 1/2"56' - 0"6' - 6 1/2"5' - 7 1/2"34' - 3"47' - 0"16' - 0"11' - 7 3/8"9 1/4"11' - 7 3/8"16' - 0"16' - 0"24' - 0"16' - 0"56' - 0"18' - 10 1/2"WILL THIS BE AN ISSUE??SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/9/2020 2:32:13 PMA-2.1FIRSTFLOOR PLANBLACKROCK CONSTRUCTIONDUPLEX #3SGWGI4/9/2020PARK RD.PARK ROAD1/4" = 1'-0"1FIRST FLOOR PLAN DNDN$%'(&BEDROOM #1W.I.C.LINENBATHBATHW.I.C.HALLBEDROOM #2BEDROOM #1W.I.C.LINENBATHBATHW.I.C.HALLBEDROOM #212' - 5 1/2"5' - 0"6' - 1"5 1/2"6' - 0"3' - 4 1/2"12' - 5 1/2"6' T/S UNIT6' T/S UNIT47' - 0"16' - 0"24' - 0"16' - 0"56' - 0"12' - 5 1/2"15' - 5 1/2"18' - 6"12' - 5 1/2"12' - 5 1/2"15' - 5 1/2"18' - 6"5' - 0"6' - 0"5 1/2"6' - 1"3' - 4 1/2"12' - 5 1/2"16' - 0"24' - 0"16' - 0"56' - 0"47' - 0"SCALE:DATE:DRAWN BY:CHECKED BY:PROJECT:SHEET TITLE:THIS DRAWING IS THE PROPERTY OF G4 DESIGN STUDIOS, LLC AND IS NOT TO BE COPIED, REPRODUCED, OR THE CONTENT THEREOF USED, IN WHOLE OR IN PART, WITHOUT THE PRIOR WRITTEN CONSENT OF STEVE GUILDFOR REVIEW ONLY NOT FOR CONSTRUCTION1/4" = 1'-0"4/9/2020 2:32:14 PMA-2.2SECONDFLOOR PLANBLACKROCK CONSTRUCTIONDUPLEX #3SGWGI4/9/2020PARK RD.PARK ROAD1/4" = 1'-0"1SECOND FLOOR PLAN 1 Marla Keene From:John Bossange <johnbossange@gmail.com> Sent:Tuesday, March 31, 2020 12:14 PM To:Paul Conner Cc:Marla Keene Subject:Re: EXTERNAL: 550 Park Rd. Proposal Thank you, Paul. Very much appreciated. John On Tue, Mar 31, 2020 at 9:48 AM Paul Conner <pconner@sburl.com> wrote: Hi John, Thank you for taking the time to write. I reviewed our tentative schedule and to date, no application (other than the sketch plan heard on Jan 22) has been received. So, to answer your question, next week’s DRB hearing will not include this project. And because of public hearing warnings, I can also confirm that if we do receive an application, it will not be heard until at least May. I have copied Marla Keene, our Development Review Planner, on this so that she can read it as part of her review and provide to the Board if and when an application is submitted. Sincerely, Paul Paul Conner, AICP Director of Planning & Zoning 2 City of South Burlington 575 Dorset Street South Burlington, VT 05403 (802) 846‐4106 www.sbvt.gov Notice ‐ Under Vermont’s Public Records Act, all e‐mail, e‐mail attachments as well as paper copies of documents received or prepared for use in matters concerning City business, concerning a City official or staff, or containing information relating to City business are likely to be regarded as public records which may be inspected by any person upon request, unless otherwise made confidential by law. If you have received this message in error, please notify us immediately by return email. Thank you for your cooperation. From: John Bossange <johnbossange@gmail.com> Sent: Tuesday, March 31, 2020 9:40 AM To: Paul Conner <pconner@sburl.com> Subject: EXTERNAL: 550 Park Rd. Proposal This message has originated from an External Source. Please use proper judgment and caution when opening attachments, clicking links, or responding to this email. Good morning, Paul. I dropped you a line yesterday and thought it might be best to give you my two concerns about the proposal as understood. I'm not sure if there is a good way for me to participate in the discussion once this proposal appears on you agenda, thus this message. Please understand, I'm not fighting to stop the project. I only want to make it fit into the existing landscape. 1. Building height: I see that there are two single story homes at the top entrance, two along the first curve, and two more by the bottom road entrance. That's nice, given visibility and view corridors, etc. However, I believe all the homes on the east side of the road on the top entrance that border Dorset should also be single story buildings, as well as the two by the same top entrance on the west side. Vision and views will be greatly obstructed without this reduction. The existing homes across the street, built a while ago, are all single story for this reason. No one wants to see two story homes that close to Dorset St., nor do I as I travel on Park Rd. to and from my home on Golf Course Rd. 3 2. Traffic Patterns: Is there a reason why this proposal does not show an entrance further down Dorset St.? Why use Park Rd.? Here's my concern. The top entrance lintersecton is a wind blown sheet of black ice most of the winter, or covered with wind blown snow. It is very slick because that stretch of Park Rd. is exposed to the blowing snow. To imagine vehicles stopping and turning into the new road and out onto Park Rd. without skidding is hard to see. That's a dangerous first 100 yards of Park Rd., just where there does not need to be intersection. Further, the lower entrance is at the bottom of an "S" curve hill, much steeper than shown on the sketch plan. Everyone gains speed each way and negotiates the curves carefully. Again, to have an intersection at that point could be dangerous as well. This winter, as in all winters, cars have ended up off the road there because they were going too fast down the hill, either way, and skidded into the shoulder of grass or into the woods. That's it, Paul. I'll visit the website to see how I can participate and present these two issues. John Bossange 1 Marla Keene From:Donna Leban <lightspd@comcast.net> Sent:Tuesday, March 31, 2020 10:13 AM To:Marla Keene Subject:EXTERNAL: Planning and Zoning requirements and natural resource preservation Attachments:IMG_2534.JPG; Attached Message Part; IMG_2542.JPG; Attached Message Part; IMG_2544.JPG; Attached Message Part This message has originated from an External Source. Please use proper judgment and caution when opening attachments, clicking links, or responding to this email. Hi Marla, I hope you are well and working safely from home. Since my home is quite close to the Wheeler Parcel (corner of Park Rd and Dorset St), I've taken some time to more thoroughly review the current proposal for the 32 unit housing development there. I would love to talk with you about this more by phone if you could call me at 802‐862‐1901. This is my cell phone number. I have been on various committees that have been involved in making recommendations for this site and the adjacent Wheeler Nature Park. I would like to continue to be a resource to the City for best sustainable development practices. This is a gently sloping site containing several specimen oak trees and a number of trees over 4" caliper. The largest of these trees are along the ledge near the center portion of the site. I believe that this site can be developed fully without damaging many of these trees, and that doing this would leave South Burlington and Wheeler Nature Park, as well as the neighborhood much better off than if they were to be entirely cut down and graded over, as appears to be the case in the current plan. I am particularly concerned that a requirement to build a paved rec path through the center of the site is further requiring extensive regrading. A wood chip walking path would be a much more nature friendly option that would not require extensive regrading. This developer has met criteria to put in a mix of unit types, which is good. Now, additional attention needs to be paid to protecting and preserving the magnificent large trees as well as protecting the habitat for small wildlife and birds that currently exists in the middle and edges of this site. While construction will disrupt everything, it would be wonderful to leave more of the existing vegetation intact, as has been done in communities practicing more sustainable building practices. This project is a great opportunity to be an example of how development and nature can better co‐exist. 2 We well, Donna Leban