Loading...
HomeMy WebLinkAboutAgenda 08_SD-20-18_1226 Dorset St_Rivers Edge_FP1  CITY OF SOUTH BURLINGTON  DEVELOPMENT REVIEW BOARD  SD‐20‐18_1226 Dorset St_Rivers Edge_FP_2020‐06‐16.docx  DEPARTMENT OF PLANNING & ZONING   Report preparation date: June 10, 2020  Plans received: May 15, 2020  1226 Dorset St  Final Plat Application #SD‐20‐18  Meeting date: June 16, 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 0293‐0000A  Southeast Quadrant  4.42 acres  Applicant  Rivers Edge Building Development  41 Gauthier Drive, Suite 1  Essex, VT 05452  Location Map      2  PROJECT DESCRPTION  Final plat application #SD‐20‐18 of Rivers Edge Building Dev. for the 4.42‐acre “Clubhouse Parcel” Project  Area  of  a  previously  approved  master  plan  for  a  450‐acre  Golf  Course  and  354  unit  residential  development.  The planned unit development consists of subdividing 9 lots for the purpose of constructing  eleven (11) single family homes, 1226 Dorset Street.    PERMIT HISTORY  On September 25, 2003, the DRB approved Master Plan MP‐03‐01 for the property, elements of which  were appealed. The Master Plan was most recently amended on March 27, 2017 by a second amendment  to a settlement agreement for the proposed subdivision between the City of South Burlington and the  owner of the subject property.  The agreement allows construction of up to eleven dwelling units on the  property,  and  establishes  the  Land  Development  Regulations  effective  May  2003  as  the  governing  regulations for the parcel.      The applicant submitted the project to the City Council under Interim Zoning.  The Council issued a  jurisdictional opinion (IZ‐19‐02) stating that since the project falls within the parameters of the Stipulated  Judgement and the stipulated judgement listed the May 12, 2003 regulations the governing ones, the  project is not subject to interim zoning.    Preliminary Plat application #SD‐20‐03 was reviewed by the Board on February 19, 2020 and approved on  March 18, 2020.    CONTEXT  The Applicant is proposing to subdivide one existing parcel into nine lots in preparation for development  eight of the lots and construction of a public roadway on the ninth lot.      This Project is located in the Southeast Quadrant, along Dorset Street, directly across from the existing  golf course clubhouse and south of Foulsham Hollow Road.  It is located across a fairway from an existing  residential development on Fairway Drive, which consists primarily of two‐family homes.  It is served by  an existing recreation path on Dorset Street and is in an area identified in the Comprehensive Plan as an  area of low to very low intensity development consisting principally of open space. Much of this property  is in an area identified in the applicable LDR as a “restricted area,” but the findings in the master plan  allowed development on it.    This Staff report consists of applicable subdivision and site plan standards from the May 2003.  As is the  case in the current LDR, the May 2003 LDR contains numerous sections outside of the specific subdivision  and site plan standards that describe how compliance with each specific standard is to be evaluated.   These sections are excerpted where Staff considers additional information is necessary to allow a standard  to be evaluated.  The full May 2003 LDR is available upon request.    The largest differences between the May 2003 LDR and the current standards affecting this review are  the addition in the current standards of design review standards for projects in the Southeast Quadrant.      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.    3  A) DIMENSIONAL STANDARDS    Within the 2003 LDR, SEQ setbacks are 20 ft front, 10 ft side, and 30 ft rear.  Along Dorset street, there is  a minimum 50‐foot setback.  The applicant is requesting a waiver of the Dorset Street setback to 35 feet  measured to the building and 32 feet measured to the porch in order to support a more engaging street  presence along Dorset Street.  At preliminary plat, the Board found this waiver request acceptable.  Staff  considers no changes have been proposed affecting this waiver request.      1. Maximum building coverage is 15%, and maximum lot coverage is 30%.  The applicant is proposing  14.6% lot coverage and 28% lot coverage.  At preliminary plat the Board required the applicant to  propose a methodology to ensure building and lot coverage not be exceeded through development in  the future.  The applicant has not provided such a proposal.  Given how close the applicant is to the  maximum coverages, Staff recommends the Board require the applicant to provide a draft notice of  conditions that includes a proposed methodology to ensure maximum lot and building coverages are  not exceeded for the development as a whole after parcels are conveyed to individual property owners,  such as when owners wish to construct an addition.  Staff recommends the Board require this prior to  closing the hearing.    3.07 Height of Structure  C. Residential Structures.  For any single‐family or duplex residential structure, there shall be no more  than three stories exposed on any side.  Fourth‐story vertical extensions (i.e. dormers) may be allowed  provided a) they do not exceed the height of the roof peak, and b) the total width of the extensions  does not exceed fifty percent (50%) of the horizontal distance of the roof line.  Vertical extensions that  exceed fifty percent (50%) of the horizontal distance (i.e. step dormers) are limited to a maximum  height of five (5) feet.    D. Maximum Height:  Except as allowed below in this section, no point of any pitched roof structure  shall rise more than forty (40) feet, and no point of any other structure shall rise more than thirty‐five  (35) feet, above the average pre‐construction grade adjoining such structure.    The applicant has testified that buildings will be 1 ½ to two stories at the front, and 1 ½ to 3 stories at  the rear.  They also testified that they are unwilling to commit to specific heights on Lots 1‐7 but that the  heights will be less than 40 feet on those lots.  They testified that the heights on lots 8‐11 will be 30 feet.   Staff notes for Lots 1‐7 the applicant is proposing several feet of fill and maximum height is measured  from average pre‐construction grade.      The current SEQ standards set a maximum height measured to the midpoint of the roof of 28 feet.  As a  planned unit development, Staff reminds the Board they have the authority to impose restrictions  beyond the strict limitations in the LDR.      2. Staff recommends that the Board require a lower peak height than 40 feet to ensure consistency  with the current standards and to limit the visual impacts of this development.  Staff recommends a  height of 35 feet, as measured from preconstruction grade.    3. Staff recommend the Board include a condition requiring the applicant to demonstrate compliance  with height criteria at the time of zoning permit application.       4  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 met at a master plan level.    15.13D(4) Before final approval for a plat may be granted, the City Engineer shall certify that  available sewer capacity is sufficient to serve the proposed subdivision.    4. The applicant estimates sewer flows at 2,718 gpd.  Staff recommends the Board require the  applicant to obtain preliminary wastewater allocation prior to closing the hearing.    (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.  The applicant has submitted erosion prevention and sediment control plans.   The project is proposed to disturb greater than one acre and as such will require a construction  phase permit from Vermont DEC.  Staff considers this criterion met.    (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 applicant estimates the project will generate 11 PM peak hour trips.  The  roadway serving the homes is proposed to connect between Dorset Street and Foulsham Hollow  Road.  They have proposed a 26‐foot wide roadway, which supports parking on one side.      Under the applicable LDR, the minimum roadway width is 28‐feet.  The applicant has requested a  waiver of this requirement, as follows.  Local Street width Waiver to 26’ with Parking on One Side – Per Table 15‐1, for Local  Streets the minimum street width required is 28’. We are proposing a 26’ wide Public  Street with parking located on the western side. Justification for this waiver includes  minimizing impervious surface on‐site, and therefore, minimizing stormwater runoff for  the proposed development. Per our 11/12/19 email correspondence with Justin Rabidoux,  DPW has stated that they are in favor for the reduced width of 26’, in fact, they’d prefer  the street to be narrower. P&Z has also stated that the Fire Chief is in support of the  reduced 26’ street width.  5    5. The requested roadway width is supported by the fire and public works departments and creates  more of a neighborhood setting, while a wider roadway encourages higher speeds and provides  more  infrastructure  to  maintain.    The  Board  found  this  waiver  request  to  be  acceptable  at  preliminary plat.  No changes have been made to the project affecting this waiver request.  Staff  recommends the Board confirm acceptance of this request at this final stage of review.    (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 at the master plan level to need further review under applications for  individual phases.  The applicant is proposing to impact 8,570 sf of wetland buffer for the  purpose of constructing a gravel wetland and dry pond for stormwater treatment.   Encroachment into wetlands and buffer areas is generally discouraged, and is permitted only in  conjunction with approval by the Vermont Department of Environmental Conservation and  positive findings by the DRB pursuant to the following three criteria.    12.02E(3) Encroachment into Class II wetland buffers, Class III wetlands and Class III wetland  buffers may be permitted by the DRB upon finding that the proposed project’s overall  development, erosion control, stormwater treatment system, provisions for stream buffering,  and landscaping plan achieve the following standards for wetland protection:  (a) the encroachment(s) will not adversely affect the ability of the property to carry or  store flood waters adequately  (b) the encroachment(s) will not adversely affect the ability of the proposed stormwater  treatment system to reduce sedimentation according to state standards  (c) the impact of the encroachment(s) on the specific wetland functions and values  identified in the field delineation and wetland report is minimized and/or offset by  appropriate landscaping, stormwater treatment, stream buffering, and/or other  mitigation measures.  The applicant has submitted a wetland delineation report prepared by Gilman & Briggs  Environmental, Inc. based on field delineation performed in August 2018.  They state that the  wetland performs the following two functions:    5.2 Surface and Ground Water Protection The wetland receives and treats runoff from   adjacent uplands as runoff travels through areas of dense herbaceous growth.     5.10 Erosion Control through Binding and Stabilizing the Soil.  While there are no erosive   forces during most of the year, the dense vegetation in the wetland may prevent erosion  during spring runoff or during storm events.    At preliminary plat, the Board found the impact not likely to affect flood storage as that is not an  identified function of the wetland.  The impact is for the purposes of stormwater treatment  therefore the Board found criterion B met.  The Board found installation of a gravel wetland is  not likely to detract from either of these functions identified in the wetland delineation report.    6  6. The applicant is proposing to impact the adjacent wetland through construction of a stormwater  treatment practice.  Staff recommends the Board require the applicant to provide additional  perimeter plantings and a split rail fence or line of landscaping boulders at the rear of lots 5, 6  and 7 to prevent encroachment into the stormwater treatment practice and wetland buffer.    The Board required the applicant to provide documentation from VT DEC that source protection  is not adversely impacted by the project.  Based on provided correspondence, it appears the  applicant provided a narrative description of the project to the DEC Water Resources Section of  the Drinking Water and Groundwater Protection division, who stated there is no anticipated  adverse impact to the source water protection area or public water system associated with that  source protection area.  Staff considers this criterion met.    (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 at the master plan level to need further review under applications for  individual phases.  Staff considers the master plan finding indicates support of the proposed  density of the parcel, but that evaluation of the specific design is required at this more detailed  level of review.  At preliminary plat, the Board requested the applicant provide a pallet of design  elements which would be used on individual homes to enhance the character of the  development.  The applicant has submitted two architectural renderings.  One shows the  proposed appearance from Dorset Street, and the other shows the proposed building to be  located on the south side of the roadway at the Dorset Street or south end.      Staff recommends the Board ask the applicant to clarify whether the provided renderings are of  the exact homes proposed or whether they are examples of the types of homes proposed.    7. No information on the appearance of homes located on Lots 1‐7 has been provided, and no  design constraints pertaining to those homes has been suggested.  Staff recommends the Board  discuss whether there should be appearance criteria for Lots 1‐7, or whether fully market driven  construction is acceptable.    8. Regardless of whether design criteria are required of all homes or just homes 8‐11, Staff  recommends the Board require the applicant to provide a Design Requirements document, to be  incorporated into the Homeowners Association documents for the project, which defines how the  proposed homes will meet the aesthetic required by this criterion.  Staff considers such a  document must be provided for the Board’s review prior to closing the meeting.    At preliminary plat, the Board found the front porch configuration shows an appropriate nod  towards meeting the current SEQ standards.  The Board further found the garages must not  protrude beyond the porches, and no more than three of the eleven homes may have garages  which are flush with the porch, and the portion of the building that is not the garage must be no  less than 12‐feet in width.  The Board found the color of the garage doors must match the color  of the main house, and required the applicant to provide a proposed color palette at final plat.    9. Staff recommends the Board require the applicant to incorporate the above conditions of  preliminary plat into a Design Requirements document.   7    10. Staff recommends the Board review the proposed color palette and provide feedback, if any.   Staff recommends the Board make a determination on whether the color palette applies to all  homes or just the homes on Lots 1‐7.    (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.    The Board found this criterion met at preliminary plat.  No changes affecting compliance with  this criterion are proposed.    (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 inspector had no comments at preliminary plat.  At this final plat stage  of review the fire inspector requested on 5/28/2020 the Board include a condition requiring that  parking be limited to one side, hydrants have three (3) feet of clearance on all sides and requested  a no‐parking zone adjacent to the hydrants.  Staff recommends the no‐parking zone should be 10‐ feet on either side along the curb line.      11. Staff recommends the Board include such a criterion.    (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.    The sidewalk and direct access from units on Dorset Street to the existing recreation path creates  a pedestrian‐oriented environment.    12. At preliminary plat the Board required the applicant to provide a draft notice of conditions that  the pump station shall remain private.  The applicant has provided such a draft notice.  Staff  recommends the Board require the applicant to record the condition in a form approved by the  City Attorney as a condition of approval.    The Director of Public Works reviewed the provided plans on May 28, 2020 and offers the  following comments.    1. Where the project road intersects with Dorset Street and the rec path there is a proposed  crosswalk across the rec path. We do not put crosswalks across our rec paths, please have  this removed from the project.  2. The stop sign pavement markings can just be a stop bar, we do not need the STOP legend in  these locations.  8  3. For vehicles existing the project onto Dorset Street, I am a little concerned with their  southern sight distance for northbound Dorset traffic. The landscaping plan shows what  appear to be three existing trees on the east side of Dorset that may impair southern  visibility. Please have the applicant confirm appropriate sight distance exists.    13. Staff recommends the Board include conditions reflecting comments 1 and 2 of the Director of  Public Works, and require the applicant to address the third comment to the Director’s satisfaction  prior to closing the hearing.    The Stormwater Section (City) has reviewed the “Vermont National Clubhouse Parcel” site plan  prepared by O’Leary‐Burke Civil Associates (OBCA), dated 1/20/20 and last updated on 4/23/20,  and offers the following comments:    1. The proposed project is located in the Potash Brook watershed. This watershed is listed as  stormwater impaired by the State of Vermont Department of Environmental Conservation  (DEC).     2. The applicant has suggested that an approved Wetland Permit will be forwarded to the City  as a Condition of Approval. As outlined in §12.02 of the City’s LDRs, encroachment into Class  II wetlands is permitted by the City only in conjunction with issuance of a Conditional Use  Determination  (CUD)  by  the  Vermont  Department  of  Environmental Conservation.  The  applicant should obtain an approved wetland permit prior to the DRB issuing approval, as the  applicant has proposed locating their stormwater treatment practice in a Class II wetland  buffer.     3. Sheet 8: Remove geotextile shown between aggregate filter and crushed stone. Continue  aggregate filter all the way to 6” riser pipe.     4. The  DRB  should  include  a  condition  requiring  the  applicant  to  regularly  maintain  all  stormwater treatment and conveyance infrastructure.  14. Staff recommends the Board require the applicant to address comment #2 prior to concluding the  hearing, and that the remainder of the comments be incorporated as conditions of approval.    (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.    This criterion was found at the master plan level to need further review under applications for  individual phases.    At  preliminary  plat  the  Board  require  the  applicant  to  provide a  permanent  maintenance  easement for the sidewalk.      9  15. The applicant has provided such a draft easement.  Staff recommends the Board require the  applicant to provide an executed easement for recording, in a form acceptable to the City Attorney  as a condition of approval.     (10) The project is consistent with the goals and objectives of the Comprehensive Plan for  the affected district(s).    The Board found this criterion met at preliminary plat.    C) SOUTHEAST QUADRANT DISTRICT    A Master Plan or PUD in the Southeast Quadrant District shall comply with the following standards:    The following four criteria were found to be met at master plan level but additional review at PUD  level was also required.      (1) Open space and development areas shall be located so as to maximize the aesthetic values of  the property in keeping with the Comprehensive Plan goal of preserving and enhancing the  open character, natural areas, and scenic views of the Quadrant, while allowing carefully  planned development.    See discussion under Subdivision standard #6 above.    (2) Building lots, streets and other structures shall be located in a manner that maximizes the  protection of the open character, natural areas, and scenic views of the Quadrant identified in  the Comprehensive Plan, while allowing carefully planned development at the overall base  densities provided in these Regulations.    The Board found this criterion met at preliminary plat.    (3) Existing natural resources on each site shall be protected through the development plan,  including streams, wetlands, floodplains, wildlife habitat and corridors including those areas  identified in the South Burlington Open Space Strategy, and special natural and/or geologic  features such as mature forests, headwaters areas, and prominent ridges.    See discussion of natural resource impacts under Subdivision Criterion 4 above.      (4) Consistent with (1) through (3) above, dedicated open spaces shall be designed and located to  maximize the potential for combination with other open spaces on adjacent properties.    The Board found this criterion met at preliminary plat.    (5) The conservation of existing agricultural production values on lands in the SEQ is encouraged  through development planning that avoids impacts on prime agricultural soils as defined in  the South Burlington Open Space Strategy and provides buffer areas between existing  agricultural operations and new development, roads, and infrastructure.    The master plan considered continuation of agriculture not an issue.    10    (6) A plan for the proposed open spaces and/or natural areas shall be established by the applicant  describing 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.    This criterion was found to be met at master plan level but additional review at preliminary plat  approval was also required.  At preliminary plat the Board required the applicant to provide  draft deeds reflecting the maintenance requirements of stormwater and wetland permits as  part of the final plat application.    16. Since the applicant has not yet received a wetland permit, Staff considers it is not possible to  provide such a document, and recommends the Board require the applicant to provide such a  document assigning the maintenance responsibilities of the stormwater and wetland permits to  the homeowners association once the wetland permit is issued, in accordance with the  comments of the City Stormwater Section above, and prior to closing the hearing.    (7) In the absence of a specific finding by the DRB 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.    In its proposed configuration, there are no conflicts with the official map.      D) SITE PLAN STANDARDS    14.06 General 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 Board found the proposal consistent with the master plan settlement agreement at  preliminary plat.      B. Relationship of Proposed Structures to the Site.  (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.    Aside from planting, discussed below, 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 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.  11    As it pertains to this property, adjoining buildings are those located on Foulsham Hollow  Road and those across the fairway.  See subdivision Criterion 5 above for a discussion of  building aesthetics.    (4) Newly installed utility services and service modifications necessitated by exterior  alterations or building expansion shall, to the extent feasible, be underground.    Electrical utilities are proposed to be underground.  See discussion under site plan review  standards below of required utility cabinet screening.    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.    The proposed lot configuration results in lots which are generally similar to one another and  compatible with the existing configuration on Foulsham Hollow Road.  The applicant has  provided an overall landscaping plan and typical landscaping plans for each of the lots.   Architectural characteristics are discussed under subdivision criterion 5 above.    (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.    See discussion under 14.06B(3) above.    14.07 Specific 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 the proposed roadway configuration supportive of this criterion and considers  this criterion met.  The Fire Inspector has not identified any issues related to the proposed  configuration.    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.    See discussion under site plan review standard 14.06B(4) above.    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).  12    No dumpsters are proposed.  Staff considers this criterion not applicable.    D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping,  Screening, and Street Trees.  The applicant has provided landscaping plans, details and budgets.  Relevant standards  describing what landscaping should be designed to achieve are as follows.    13.06C Screening or Buffering  The  Development  Review  Board  will  require  landscaping,  fencing,  land  shaping  and/or  screening along property boundaries (lot lines) whenever it determines that a) two adjacent  sites are dissimilar and should be screened or buffered from each other, or b) a property’s  appearance  should  be  improved,  which  property  is  covered  excessively  with  pavement  or  structures or is otherwise insufficiently landscaped, or c) a commercial, industrial, and multi‐ family use abuts a residential district or  institutional use.    Though criterion (a) and (c) above are not applicable, the Board found at preliminary plat that  criterion (b) pertaining to insufficient landscaping applies to this project.    (1) All off‐street parking areas, off‐street loading areas, outdoor storage areas, refuse,   recycling,  and  compost  collection  (excluding  on‐site  composting)  areas,  and  utility  improvements such as transformer(s), external heating and cooling equipment shall be  effectively screened.  17. Utility cabinets are not screened.  Staff recommends the Board require the applicant to  provide utility cabinet screening.    (2) Such screening shall be a permanently maintained landscape of evergreen or a mix of  evergreen and deciduous trees and shrubs, and/or a solid fence.  18. Staff considers the utility screening must be reviewed by the landscape arborist prior to  closing the hearing.  (3) The landscaping shall be designed to minimize erosion and stormwater runoff, and to  protect neighboring residential properties from the view of uses and parking areas on  the site. The landscaping shall be of such type, height, and spacing, as in the judgment  of the Development Review Board, will effectively screen the activities on the lot from  the view of persons standing on adjoining properties. The plan and specifications for  such planting shall be filed with the approved plan for the use of the lot.  19. At preliminary plat the Board required the applicant to provide landscaping to provide  privacy for the proposed yards facing on the fairway.  Staff considers partial screening has  been provided and recommends the Board review the landscaping plan to determine if  they find this criterion met.  (4) A solid wall or fence, of location, height, and design approved by the Development  Review Board, may be substituted for the required planting.  20. At preliminary plat the Board found vegetation was required to support the residential  character of the neighborhood.  13  (5) Modifications. Where the existing topography and/or landscaping provides adequate  screening  or  would  render  the normally  required  screening  inadequate,  the  Development Review Board may modify the planting and/or buffer requirements by,  respectively, decreasing or increasing the  requirements.  (6) Recreational vehicle parking areas shall be screened with evergreen trees and shrubs  and such landscaping plan shall be part of the application.  (7) Additional landscaping above and beyond the formula may be required for the  purpose of adding a buffer strip along I‐89 to properly screen development from the  highway.  At preliminary plat the Board found these three criteria not applicable.  13.06G(3) Landscaping Budget Requirements  The required minimum landscape value for the project is based on the building construction cost  excluding single family homes on their own lots.  The applicant estimates the cost of units 8‐11 to  be $688,000, resulting in a required minimum landscape value exclusive of street trees of $14,380.   The  applicant’s  proposed  landscaping  budget  includes  street  trees  mixed  with  perimeter  plantings, therefore it is not possible to determine if the minimum required landscaping budget  is met.    21. Staff recommends the Board require the applicant to update their landscaping budget to reflect  trees outside of unit footprints on Lots 8‐11, outside Lots 1‐7, and excluding street trees, to  evaluate compliance with this criterion.  Staff recommends the Board require this prior to closing  the hearing.  Staff further recommends the Board set the required landscaping bond amount based  on the provided value.  Finally, Staff recommends the Board require a separate cost estimate for  street trees and require a street tree bond as described in LDR 15.15.    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.    Waiver requests are discussed elsewhere in this document.    E) OTHER    INFRASTRUCTURE BONDING  Staff recommends the Board require the applicant to provide an estimate of infrastructure costs, and  provide a bond for that amount plus a 15% contingency, subject to approval of the Director of Public  Works, prior to issuance of a zoning permit.          14  RECOMMENDATION  Staff recommends that the Board work with the applicant to address the issues identified herein.    Respectfully submitted,      Marla Keene, Development Review Planner  April24,2020   Ms.MarlaKeene DevelopmentReviewPlanner 575DorsetStreet So.Burlington,VT05403  RE:VT.National–ResidentialParcel3(akaClubhouseParcel)  DearMarla:  WearewritingonbehalfofRiversEdgeBuildingDevelopment(c/oTom Sheppard)torequestaFinalDRBhearingforthe11UnitPRDlocatedonthe“Clubhouse Parcel”atVTNational.  Theprojectislocatedona4.39acreparcelontheeastsideofDorsetStreet, acrossfromthemainentrancetoVTNational.Thisproposalisforeleven(11)Unitsas designatedonthelatestMasterPlanandasheardatanAugust20,2019SketchHearing andFebruary19,2020PreliminaryHearing.TheUnitsarecomprisedofseven(7)single familylots,four(4)“Carriage”Unitsandone(1)CommonLotlocatedadjacenttoDorset Street.  Pleasefindthefollowingresponsestothe3/18/20PreliminaryApproval Conditions:  1. Allpreviousapprovalsandstipulationswillremaininfulleffectexceptas amendedherein. Understood. 2. Thisprojectmustbecompletedasshownontheplatsubmittedbythe applicantandonfileintheSouthBurlingtonDepartmentofPlanningand Zoning. Understood. 3. Thereshallbenouseofherbicides,pesticides,and/ornonͲorganicfertilizers withineitherthewetlandsortheassociatedbuffers.Priortoissuanceofa zoningpermitforthefirstbuildingontheproperty,theapplicantwillbe requiredtorecorda"NoticeofConditions"tothiseffectwhichhasbeen approvedbytheCityAttorney. Understood.  MarlaKeene April24,2020 Page2of7 4. Therewillbenomowingwithin50feetofthewetlandsnorcanthewetland buffersbeturnedintolawn.BrushͲhoggingwillbeallowednomorethan three(3)timesperyear.Priortoissuanceofazoningpermitforthefirst buildingontheproperty,theapplicantwillberequiredtorecorda"Noticeof Conditions"tothiseffectwhichhasbeenapprovedbytheCityAttorney. Therewillbenomowingwithinthe50’wetlandbuffer,norwillthe wetlandbufferbeturnedintolawn,outsideofthelimitsofdisturbance.A portionoftheSWMsystemislocatedwithinthe50’bufferandwillneedto bemowedasthisisarequiredpartoftheSWMmaintenanceplan.The proposedfencewillprecludeadjacenttothe50’wetlandbufferwill precludemowingwithinareasnottobepermittedbytheState. 5. Theplansmustberevisedtoshowthechangebelowpriortofinalplat submission. a. Showtheproposedelectricalandgaslayout. PleaseseeattachedSheet3Afortheproposedelectricalandgas layout. b. Providevegetativescreeningforutilityimprovements. PleaserefertodetailonSheetL3fortheproposedvegetative screeningforutilitycabinets. c. Providelandscapingtoprovideprivacyfortheproposedyards. PleaserefertoSheetsL1–L3forthelandscapingplanwhichdepicts landscapingtoprivacybetweentheproposedyards. 6. Thefinalplatsubmissionmustincludethefollowinginformation. a. Demonstrationofcompliancewiththeerosionpreventionand sedimentcontrolcriteriaofArticle16,andevidencesupporting compliancewithSubdivisioncriterion#2. PleaserefertoSheets5,10&11fortheproposedErosionControl Plan,DetailsandSpecifications.WeunderstandthattheCitywill requiredocumentationoftheapprovedErosionControlPermitfrom theVermontDECasaconditionofFinalapproval. b. DocumentationfromVTDECthattheprojectdoesnotadversely impactsourceprotectionareasasdefinedintheComprehensivePlan. Pleaseseeattached4/19/20emailfromDECstatingthatthereis “noadverseimpactwithinthesourcewaterprotectionareaorto thepublicwatersystemassociatedwiththatsourceprotection area”. c. Additionaldetailonproposedbuildingarchitecture. PleaseseeattachedBuildingElevationforUnit#1aswellas renderingsforUnits8Ͳ11locatedalongDorsetStreet.The renderingsalongDorsetStreethavebeenrevisedtoincorporate additionalarchitecturaldetails(suchasvaryingrooflines,varying window,etc.).Inaddition,basedontheconversationsatthe MarlaKeene April24,2020 Page3of7 PreliminaryHearinginregardstotheacknowledgedqualityof existinghomesatVTNationalbuiltbythisapplicant,thefour(4) attachedGooglephotosarearepresentationofthesamefromtheir FourSistersRoadDevelopment.TheintentoftheGooglephotosis topresentthelevelofArchitecturaldetail,notspecifichomesas Lots1–7willbecustomhomes. d. Acolorpalletfortheproposedhomes. ThecolorPalettewillbe“CedarKnolls”byNorandex.Pleasesee attachedforspecificationsincludedwiththissubmittal.Thered sidingwillnotbeanoptionforthisdevelopment. e. Draftnoticeofconditionsstatingthatthepumpstationwillremain private. PleaserefertoattachedLegalDocumentsforthenoticeof conditionsstatingthepumpstationwillremainprivate. f. DemonstrationofcompliancewiththecommentsoftheDirectorof PublicWorks. i. Thereshallbestopsignsandassociatedpavementmarkings wheretheprojectroadintersectswithDorsetandFoulsham Hollow. PleaseseeattachedSheet3and3Adepictingtheproposed stopsignsandassociatedpavementmarkingswherethe proposedroadintersectswithDorsetandFoulshamHollow. ii. Wehavepreviouslytalkedaboutthe'jointsewerservice'line forunits8Ͳ11andtheneedforittobeupsizedto8". Pleaseseeattached4/20/20emailfromDPWconfirmingthe proposedsanitarysewerservicesforunits8Ͳ11are acceptable. iii. Underaseparateemail/copiedyouwithcommentsonthe sewerpumpstation. Theproposedpumpstationistoremainprivate,andassuch, thecommentsarenotapplicable. iv. ThenewcrosswalkonFoulshamshallhavetheappropriate signageassociatedwithit. PleaseseeattachedSheet3and3Adepictingtheproposed pedestrianwarningsignageatthenewcrosswalkalong FoulshamHollow. g. DemonstrationofcompliancewiththecommentsoftheStormwater Section(City): i. TheproposedprojectislocatedinthePotashBrook watershed.ThiswatershedislistedasstormwaterͲimpairedby theStateofVermontDepartmentofEnvironmental Conservation(DEC). MarlaKeene April24,2020 Page4of7 CommentAcknowledged. ii. Theprojectproposestocreategreaterthan1acreof imperviousareaanddisturbgreaterthan1acreofland.Itwill thereforerequireanoperationalstormwaterpermitand constructionpermitfromtheVermontDECStormwater Division. Understood.AnOperationalStormwaterPermitand ConstructionPermithavebeensubmittedtotheStatefor review.Acopyoftheapprovedpermitswillbeforwardedto theCityasaConditionofApproval. iii. Theprojectproposestoimpactclass2wetlandsandtheir buffer.Theseimpactsareonlyallowedinconjunctionwith issuanceofawetlandspermitbytheVermontDEC. Understood.AWetlandsPermitApplicationhasbeen submittedtotheVermontDECWetlandsProgramforreview /approval.AcopyoftheapprovedWetlandsPermitwillbe forwardedtotheCityasaConditionofApproval. iv. AstheprojectproposestocreatemorethanoneͲhalfacreor moreofimpervioussurface,theprojectissubjecttothe requirementsofsection12.03oftheLDRs. Perthesettlementagreementfortheproposedproperty betweentheCityoftheSouthBurlingtonandownerofthe subjectproperty,theLandDevelopmentRegulations effectiveMay2003arethegoverningregulationsforthe parcel,assuch,therequirementssetforthinsection12.03of thecurrentLDR’sarenotapplicabletotheproposed property.PleaserefertoSheets3,8andtheattachedSWM Computationsfortheproposedstormwaterdesignand supportingcomputations. v. Providedrainageareadelineationsforallstormwater treatmentpractices,asindicatedinLDR§12.03{D)(1)(a). PleaserefertoSheet8fordelineationofallstormwater treatmentpractices. vi. Providedesigndetailsintheplansforthegravelwetlands,in accordancewithLDR§12.03{D){1){b). PleaserefertoSheet8fordetailsonthegravelwetland. vii. ProvidepeakflowratesforthepreͲcondition1Ͳyearstorm event,asindicatedinLDR§12.03{D){1)(f). PleaserefertoattachedSWMComputationsforthepreͲ condition1Ͳyearstormevent. viii. Iftheapplicantintendstoturnovermaintenanceofthegravel wetlandstotheCity,theCitywillrequirededicated MarlaKeene April24,2020 Page5of7 maintenanceaccesstotheforebaysandoutletstructures. Accessappearsrestrictedduetothelocationofthegravel wetlandsbehindthehousingunitsandtheircloseproximityto thebuildingfootprints. Theproposedgravelwetlandwillremainprivateandnotbe turnedovertothecity. ix. ProvidepeakflowratesforthepreandpostͲcondition25year stormeventorprovideinformationindicatingthatall downstreaminfrastructurehasadequatecapacitytopassthe 25Ͳyearstormeventinaccordancewith§12.03{£){3). PleaserefertoattachedSWMComputationsdemonstrating thepreandpostͲcondition25Ͳyearstormevent. x. ProvideEPSCplansforreview. PleaserefertoSheets5,10and11fortheproposedErosion andSedimentControlPlan,DetailsandSpecifications. xi. TheDRBshouldincludeaconditionrequiringtheapplicantto regularlymaintainallstormwatertreatmentandconveyance infrastructure. Understood.AspartoftheStateStormwaterDischarge Permit,allstormwatertreatmentandconveyance infrastructurewillbeinspectedannuallyandmaintained. h. Draftpermanentmaintenanceeasementforthesidewalk. PleaserefertoattachedLegalDocumentsformaintenance requirements. i. Draftdeedsreflectingthemaintenancerequirementsofstormwater andwetlandpermits. PleaserefertoattachedLegalDocumentsformaintenance requirements. j. Demonstrationofhowtheapplicantwillassurelotandbuilding coveragearenotexceededthroughdevelopmentinthefuture. Atthetimeofbuildingpermitissuanceforeachindividualunit,the applicantwillneedtoprovidetheCityacumulativeimpact summaryofthetotalimperviousareaontheparceltoensurethe lotandbuildingcoverageisnotexceeded. 7. ThefollowingwaiversofLandDevelopmentRegulationstandardsare preliminarilygranted. a. SetbackfromDorsetStreetfrom50Ͳfeetto32feet. Understood. b. Roadwaywidthfrom28feetto26feet. Understood. 8. PursuanttoSection15.13(E)oftheLandDevelopmentRegulations,anynew utilitylines,services,andservicemodificationsmustbeunderground. MarlaKeene April24,2020 Page6of7 Allnewutilitylines,servicesandservicemodificationswillbeunderground. 9. Theproposedprojectmustadheretostandardsforerosioncontrolasset forthinSection16.03oftheSouthBurlingtonLandDevelopment Regulations.Inaddition,thegradingplanmustmeetthestandardssetforth inSection16.04oftheSouthBurlingtonLandDevelopmentRegulations. Understood.PleaserefertoSheets2,3,5,9Ͳ12fortheproposedGrading Plan,ErosionControlPlan,SoilRestorationPlan,DetailsandSpecifications demonstratingcompliancewithSections16.03and16.04oftheLDR’s. 10. Thefinalplatapplicationmustbesubmittedwithin12monthsfromthedate ofthisdecision. Understood. 11. Theapplicantmustregularlymaintainallstormwatertreatmentand conveyanceinfrastructure. AspartoftheStateStormwaterDischargePermit,allstormwater treatmentandconveyanceinfrastructurewillbeinspectedannuallyand maintained. 12. AllroadsmustcomplywithFireDepartmentapparatusturningradii(includes mutualaidapparatus). Understood. 13. Parkingofconstructionvehicleswillberestrictedtoonesideoftheroadto maintainFireDepartmentaccessduringconstruction. Understood.Anote(#26)hadbeenaddedtoGeneralConstruction SpecificationslocatedonSheet2. 14. TheapplicantmustprovidetothePlanningCommissionarequestforaname fortheproposedroadpriortoobtainingazoningpermitforthefirsthome. TheapplicantwillprovidethePlanningCommissionarequestforaname fortheproposedroadpriortoobtainingazoningpermitforthefirsthome. 15. Garagesmaynotprotrudebeyondtheporches,andnomorethanthreeof theelevenhomesmayhavegarageswhichareflushwiththeporch,andthe portionofthebuildingthatisnotthegaragemustbenolessthan12Ͳfeetin width. Understood. 16. Thecolorofthegaragedoorsmustmatchthecolorofthemainhouse. Understood. 17. Screeningshallbevegetativeandnotfencesinsupportoftheresidential characteroftheneighborhood. Understood.PleaserefertoSheetsL1ͲL3fortheproposedlandscapingplan depictingvegetation,ratherthanfences,forscreeningpurposes.     MarlaKeene April24,2020 Page7of7    Pleasefindthefollowingattachments:  x $1,113FinalPlanfee(($513basefee)+(2Lotsx$25/Lot+7Lotsx$50/Lot)X 150%(SEQSupplementalFee)=$1,113); x FinalPlanApplication; x AbuttersList; x ITETripGeneration; x HydroCADSWMComputations; x UnitElevations/Renderings; x “CedarKnolls”byNorandexColorPalette; x DECSourceProtectionAreaEmail; x DPWPumpStationEmail4.20.20; x LandscapingOpinionofProbableCost; x DigitalCopyofFinalPlans;   Ifyouhaveanyquestions,pleasefeelfreetocallouroffice.  Sincerely,    DanielJ.Heil,P.E.  Enc. cc:TomSheppard JimMcDonald 08-Jan-20ITE Trip Generation Rates - 9th EditionInstructions: Enter Expected Unit Volumes into Column 'M'Pass-by rates from ITE Trip Generation Handbook - 2nd EditionNotes on Color Coding at Bottom(copyrights, Insitute of Transportation Engineers)Description/ITE Code ITE Vehicle Trip Generation Rates Total Generated Trips Total Distribution of Generated TripsUnits(peak hours are for peak hour of adjacent street traffic unless highlighted)Weekday AM PM Pass-By AM In AM Out PM In PM Out Daily AM Hour PM Hour AM In AM Out Pass-By PM In PM Out Pass-BySingle Family Homes 210DU9.52 0.75 1.00 25% 75% 63% 37% 11.0 105 8 11 2 6 0 7 4 0105 8 11 2 6 0 7 4 0RED Rates= CAUTION - Use Carefully - Small Sample SizeGreen Rates = Peak Hour of Generator- (no peak rate for the rush hour of adjacent street traffic)Blue Rates = Saturday Daily total-(no weekday daily rate)Added to 9th Edition*Pass-By % are Rates from Weekay PM Peak Period *The Total Pass-By Trips will be Distributed: 50% IN / 50 % OUTNA = Not AvailableKSF2= Units of 1,000 square feetDU = Dwelling UnitFuel Position= the number of vehicles that could be fueled simultaneouslyOcc.Room = Occupied Room08-Jan-20 RE: EXTERNAL: 5041 - Clubhouse Parcel - Dorset Street Dan Heil Thank you again Justin. We understand that the Pump Station is to remain private based on these conditions. -Dan Daniel Heil, PE | O'Leary­Burke Civil Associates, PLC From: Justin Rabidoux [jrabidoux@sburl.com] Sent: Monday, April 20, 2020 1:30 PM To: Dan Heil Cc: David Burke; tomsheppard@sheppardcustomhomes.com; jim mcdonald Subject: RE: EXTERNAL: 5041 - Clubhouse Parcel - Dorset Street That’s acceptable as long as we are very clear on the PS remaining private based on these conditions  From: Dan Heil <dheil@olearyburke.com> Sent: Monday, April 20, 2020 1:29 PM To: Justin Rabidoux <jrabidoux@sburl.com> Cc: David Burke <dwburke@olearyburke.com>; tomsheppard@sheppardcustomhomes.com; jim mcdonald  <jimmcdonaldvt@gmail.com> Subject: RE: EXTERNAL: 5041 ­Clubhouse Parcel ­Dorset Street  Thank you Justin for confirmation on the pipe sizes. The proposed access road to the pump station, as well as the pump station, is to remain private, as such we are not proposing to pave this. Can you please confirm this is acceptable? -Dan Daniel Heil, PE | O'Leary­Burke Civil Associates, PLC From: Justin Rabidoux [jrabidoux@sburl.com] Sent: Monday, April 20, 2020 1:17 PM To: Dan Heil Subject: FW: EXTERNAL: 5041 - Clubhouse Parcel - Dorset Street Hi Dan –we’re OK with the pipe sizes but see the note below re: paving the PS access road. From: Bob Fischer <bfischer@sburl.com>  Sent: Monday, April 20, 2020 12:34 PM To: Justin Rabidoux <jrabidoux@sburl.com> Cc: Will Sheffer <wsheffer@sburl.com> Subject: RE: EXTERNAL: 5041 ­Clubhouse Parcel ­Dorset Street  Comment: Water Quality would like the road to the pumpstation paved.  Plowing each winter will push gravel Sent:Monday, April 20, 2020 1:31 PM To:Justin Rabidoux [jrabidoux@sburl.com] Cc:David Burke; tomsheppard@sheppardcustomhomes.com; jim mcdonald [jimmcdonaldvt@gmail.com] Page 1 of 2RE: EXTERNAL: 5041 - Clubhouse Parcel - Dorset Street 4/20/2020https://mail.olearyburke.com/owa/?ae=Item&t=IPM.Note&id=RgAAAABBMA4uZfkxSJ... out of the road everywhere.  More importantly, there is a steep bank to the stormwater pond and the Tanker  truck (70,000 lbs loaded) or the Vactor could potentially slide down the bank when it is wet or damage the  unpaved road surface.  Thanks!! From: Justin Rabidoux <jrabidoux@sburl.com>  Sent: Wednesday, April 15, 2020 7:20 PM To: Bob Fischer <bfischer@sburl.com> Subject: FW: EXTERNAL: 5041 ­Clubhouse Parcel ­Dorset Street  Hi Bob – thoughts on the below and attached? From: Dan Heil <dheil@olearyburke.com>  Sent: Wednesday, April 15, 2020 6:38 PM To: Justin Rabidoux <jrabidoux@sburl.com> Cc: David Burke <dwburke@olearyburke.com>; tomsheppard@sheppardcustomhomes.com Subject: EXTERNAL: 5041 ­Clubhouse Parcel ­Dorset Street  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 Justin, We're preparing our final plan submittal to the City and are in the process of addressing the Conditions of Preliminary Approval. One of the Conditions is to "demonstrate compliance with the director of public works", specifically your comment "We have previously talked about the joint sewer service line for units 8-11 and the need for it to be upsized to 8". I have attached a draft of our final plan depicting the proposed sewer services. I was not part of the previous conversation when that comment was made, but the proposed sanitary sewer services for 8-11 are currently in compliance with the State standards. In addition, the sanitary sewer main within the public ROW is 8". Can you please confirm the attached sewer services serving units 8-11 are acceptable (4" individual services, and 6" sewer main upstream of SMH C servicing units 9 & 10? Thanks, Dan Daniel Heil, PE | O'Leary-Burke Civil Associates, PLC Page 2 of 2RE: EXTERNAL: 5041 - Clubhouse Parcel - Dorset Street 4/20/2020https://mail.olearyburke.com/owa/?ae=Item&t=IPM.Note&id=RgAAAABBMA4uZfkxSJ... RE: Construction Permit CC List from DWGWPD Document: C-3816-20.0 Final Permit 3.13.20_264214.pdf Pingree, Rodney [Rodney.Pingree@vermont.gov] Hello Dan, Based on the information you have provided, there is no anticipated adverse impact within the source water protection area or to the public water system associated with that source protection area. Thank you. Rodney Rodney I. Pingree, Chief Water Resources Section Drinking Water and Groundwater Protection Division 1 National Life Drive, Davis 4 Montpelier, VT 05620­3521 Telephone: 802­585­4912 Due to the coronavirus (COVID­19) we are taking additional safety measures to protect our employees and customers and are now working remotely while focusing on keeping our normal business processes fully functional. Please communicate with our staff electronically or via phone to the greatest extent possible since our processing of postal mail may be slowed during this period. You may now submit permit applications, compliance reports and fee payments through our new online form to expedite its receipt and review: https://anronline.vermont.gov/?formtag=DWGWPD_Intake Sent:Sunday, April 19, 2020 9:53 AM To:Dan Heil Cc:Raymond, Tim [Tim.Raymond@vermont.gov]; Smart, Patrick [Patrick.Smart@vermont.gov] ”Note: Written communications to and from state officials regarding state business are considered public records and will be available to the public for review.” From: Dan Heil <dheil@olearyburke.com> Sent: Saturday, April 18, 2020 12:26 PM To: Pingree, Rodney <Rodney.Pingree@vermont.gov> Cc: Raymond, Tim <Tim.Raymond@vermont.gov>; Smart, Patrick <Patrick.Smart@vermont.gov> Subject: RE: Construction Permit CC List from DWGWPD Document: C­3816­20.0 Final Permit 3.13.20_264214.pdf EXTERNAL SENDER: Do not open attachments or click on links unless you recognize and trust the sender. Hi Rodney, Please see below for my responses to your comments. Thanks, Dan Daniel Heil, PE | O'Leary­Burke Civil Associates, PLC From: Pingree, Rodney [Rodney.Pingree@vermont.gov] Sent: Friday, April 17, 2020 4:57 PM Page 1 of 4RE: Construction Permit CC List from DWGWPD Document: C-3816-20.0 Final Permit ... 4/19/2020https://mail.olearyburke.com/owa/?ae=Item&t=IPM.Note&id=RgAAAABBMA4uZfkxSJ... To: Dan Heil Cc: Raymond, Tim; Smart, Patrick Subject: RE: Construction Permit CC List from DWGWPD Document: C-3816-20.0 Final Permit 3.13.20_264214.pdf Hello Dan, For a determination of potential impact to a public source water protection area, I need two things: 1. What is the actual location of the project, Winooski or South Burlington? South Burlington. The project is located on the parcel across Dorset Street from the entrance to the Vermont National Country Club (1227 Dorset Street, South Burlington). 1. What is the scope of the proposed project? The proposal is for 12 lots. Lots 1­7 will be single family lots, Lots 8­11 will be carraige units with "footprint lots" and Lot 12 is proposed to be common land owned and maintained by the HOA. 1. Will any harmful chemicals be potentially discharged to the ground surface or into the soils? No. Thank you for your reply. Best, Rodney Rodney I. Pingree, Chief Water Resources Section Drinking Water and Groundwater Protection Division 1 National Life Drive, Davis 4 Montpelier, VT 05620­3521 Telephone: 802­585­4912 Due to the coronavirus (COVID­19) we are taking additional safety measures to protect our employees and customers and are now working remotely while focusing on keeping our normal business processes fully functional. Please communicate with our staff electronically or via phone to the greatest extent possible since our processing of postal mail may be slowed during this period. You may now submit permit applications, compliance reports and fee payments through our new online form to expedite its receipt and review: https://anronline.vermont.gov/?formtag=DWGWPD_Intake ”Note: Written communications to and from state officials regarding state business are considered public records and will be available to the public for review.” From: Smart, Patrick <Patrick.Smart@vermont.gov> Sent: Friday, April 17, 2020 2:34 PM To: Pingree, Rodney <Rodney.Pingree@vermont.gov> Cc: Dan Heil <dheil@olearyburke.com>; Raymond, Tim <Tim.Raymond@vermont.gov> Subject: FW: Construction Permit CC List from DWGWPD Document: C­3816­20.0 Final Permit 3.13.20_264214.pdf Hi Rodney – below is a request from Dan Heil, PE, O’Leary Burke Civil Engineers. Dan is asking for confirmation that a proposed project won’t adversely impact a source protection area. ­Pat Patrick Smart Page 2 of 4RE: Construction Permit CC List from DWGWPD Document: C-3816-20.0 Final Permit ... 4/19/2020https://mail.olearyburke.com/owa/?ae=Item&t=IPM.Note&id=RgAAAABBMA4uZfkxSJ... 1 DECLARATION OF CLUBHOUSE TOWNHOMES PLANNED COMMUNITY This Declaration of Planned Community for CLUBHOUSE TOWNHOMES PLANNED COMMUNITY is made on ___________, _____ 2020 by _ RIVERS EDGE BUILDING DEVELOPMENT, LLC (the “Declarant”). The Declarant is the owner of real property located in South Burlington, Vermont and depicted on a plat entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records. Clubhouse Townhomes Planned Community is a Small Project as defined in § 1-203 of the Vermont Uniform Common Interest Ownership Act, Title 27A of the Vermont Statutes Annotated (“Act”). The Declarant hereby does not reserve any development rights. Accordingly, the Planned Community and this Declaration are exempt from the Vermont Uniform Common Interest Ownership Act under the provisions of 27A V.S.A. § 1-203(a)(1) and is subject only to §§ 1-105, 1-106 and 1-107 of the Act. The Declarant hereby affirms that the Units are and shall be held, transferred, sold, and conveyed subject to the covenants, conditions, restrictions, easements, obligations and assessments of this Declaration and any amendments made hereto. Clubhouse Townhomes Planned Community consists of four (4) Units for use as residential dwellings. The Association will own and manage the Common Elements. The Declarant shall convey the Common Elements to the Association upon conveyance of the last Unit sold if not otherwise conveyed prior to the transfer of the last Unit owned by the Declarant. Article I – Definitions 1.1 “Allocated Interests” means the common expense liability and votes in the Association. 1.2 “Association” means the Clubhouse Townhomes Homeowners Association. 1.3 “By-laws” means the duly adopted Bylaws of the Clubhouse Townhomes Planned Community Homeowners Association, Inc., attached as Exhibit C. 1.4 “Common Elements” means any real estate within Planned Community owned or leased by the Association, other than a Unit. 1.5 “Common Expenses” means expenditures made by or financial liabilities of the Association together with any allocations to reserves. 1.6 “Common Expense Liability” means the liability for common expenses allocated to each Unit pursuant to this Declaration. 1.7 “Executive Board” means the body which has the power to act on behalf of the Association. 2 1.8 “Limited Common Element” means a portion of the Common Elements allocated by this Declaration for the exclusive use of one or more but fewer than all of the Units. 1.9 “Planned Community” means Clubhouse Townhomes Planned Community created by this Declaration. 1.10 “Plat” means the plat entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records, attached as Exhibit B. 1.11 “Unit” means a physical portion of the Planned Community designated for separate ownership or occupancy. 1.12 “Unit Owner” means the Declarant or other person that owns a Unit. Article II – Planned Community Property 2.1 Property: The property consists of a portion of the land and premises conveyed to Rivers Edge Building Development, LLC by Warranty Deed of Highlands Development Company, LLC dated ______________, 2020 and recorded in Volume ___ at Page ______ of the City of South Burlington Land Records and depicted on the Plat. The Planned Community consists of a 0.706-acre parcel of land, more or less (depicted as Lot 12 on the Plat), and four Footprint Lots, each containing 2,283 square feet, more or less (depicted as Footprint Unit Lots 8, 9, 10 and 11 on the Plat), upon which four residential single family dwellings are constructed, and including Common Elements and Limited Common Elements, all as substantially depicted on the Plat. Article III – Description of Units There are four (4) single family dwellings, each containing one (1) Unit. The Planned Community contains a maximum of four (4) Units. The Units are depicted as “Footprint Lot Unit 8,” “Footprint Lot Unit 9,” “Footprint Lot Unit 10” and “Footprint Lot Unit 11” on the Plat. The lower boundary of each Unit is fifty feet below the surface of the earth. The upper boundary of each Unit is the fifty feet above the surface of the earth. The vertical (parametric) boundaries of each Unit are the boundaries of the Footprint Lot Units as depicted on the Plat. Article IV– Description of Common Elements 4.1 Limited Common Elements. All fixtures or improvements designated to serve, attached to, or adjacent to a single Unit, but located outside the Unit’s boundaries, and shall include driveways leading from the public right-of-way, over the common land on Lot 12, to the 3 Footprint Lot Units and are allocated exclusively to the Unit to which they are appurtenant. 4.2 Common Elements. The Common Elements shall be all real estate within the Planned Community Property other than the Units. The Common Elements are depicted as “Lot 12” on the Plat. Article V – Allocated Interests The Allocated Interests of the Clubhouse Townhomes Planned Community are as follows: Unit Common Expense Liability Votes in the Association Footprint Lot Unit 8 1/4 (25%) 1 Footprint Lot Unit 9 1/4 (25%) 1 Footprint Lot Unit 10 1/4 (25%) 1 Footprint Lot Unit 11 1/4 (25%) 1 Article VI – Expense Liability 6.1 Responsibility for Upkeep. a) Common Elements: The Association shall be responsible for maintenance, repair and replacement of the Common Elements and Limited Common Elements. b) Unit: Each Unit owner shall be responsible for the maintenance, repair and replacement of their Unit. c) Easement for Access: Each Unit Owner shall provide to the Association, their agents or employees, access through his or her Unit reasonably as is reasonably necessary for maintenance, repair or replacement of the Common Elements and Limited Common Elements. 6.2 Insurance. a) The Association shall carry a master policy of insurance that insures all common elements, limited common elements, and all Units (including betterments and improvements) within the Planned Community, but excludes personal property within a Unit owned by a Unit Owner. Said personal property shall be solely the responsibility of a Unit Owner, who shall, at their option, obtain additional insurance coverage therefore. b) All costs associated with the master policy of insurance shall be borne by Unit Owners at their common expense liability set forth in Article V hereinabove. 6.3 Assessments and Liens. a) Assessments 4 1. Assessments shall be made at least annually, based on a budget adopted at least annually by the Association. 2. Except for assessments under subsections (3), (4), and (5) of this section, all Common Expenses shall be assessed against all the Units in accordance with the allocations set forth in this Declaration. The Association may charge interest on any past due assessment or portion thereof at a rate established by the Association, not exceeding the legal rate. 3. The Association may allocate expenses among Units as follows: i. A Common Expense associated with the maintenance, repair, or replacement of a Limited Common Element shall be assessed against the Units to which that Limited Common Element is assigned, equally or in any other proportion the Declaration provides; ii. A Common Expense benefiting fewer than all of the Units or their Owners may be assessed exclusively against the Units or Unit owners benefited; and iii. The cost of insurance shall be assessed in proportion to risk and the cost of utilities shall be assessed in proportion to usage. 4. If damage to a Unit or other part of the Planned Community, or if any other common expense is caused by the willful misconduct or gross negligence of any Unit owner, guest, or invitee of a Unit owner, the Association may, after notice and hearing, assess that expense exclusively against that owner's Unit, even if the Association maintains insurance with respect to that damage or common expense. 5. If common expense liabilities are reallocated, common expense assessments and any installment not yet due shall be recalculated in accordance with the reallocated common expense liabilities. b) Power to Place Liens 1. The Association has a lien on a Unit for any assessment attributable to that Unit or fines imposed against its Unit owner. Reasonable attorney's fees and costs, other fees, charges, late charges, fines, and, and any other sums due to the Association under this Declaration, or as a result of an administrative, arbitration, mediation, or judicial decision, are enforceable in the same manner as unpaid assessments under this section. If an assessment is payable in installments, the full amount of the assessment is a lien from the time the first installment becomes due. 2. A lien under this section is prior to all other liens and encumbrances on a Unit except: i. liens and encumbrances recorded before the recordation of the Declaration; and 5 ii. except as otherwise provided in subsection (c) of this section, a first mortgage or deed of trust on the Unit recorded before the date on which the assessment to be enforced became delinquent; and iii. liens for real estate taxes and other governmental assessments or charges against the Unit. 3. A lien under this section is also prior to all security interests described in subdivision (b)(2) of this section to the extent of the Common Expense assessments based on the periodic budget adopted by the Association which would have become due in the absence of acceleration during the six months immediately preceding institution of an action to enforce the lien. Subsections (2) and (3) of this section do not affect the priority of mechanics' or materialmen's liens, or the priority of liens for other assessments made by the Association. A lien under this section is not subject to the provisions of 27 V.S.A. Chapter 3. 4. Recording this Declaration constitutes record notice and perfection of the lien. No further recording of any claim or lien for assessment under this section is required. 5. A lien for unpaid assessments is extinguished unless proceedings to enforce the lien are instituted within three years after the full amount of the assessment becomes due. 6. This section does not prohibit an action against Unit owners to recover sums for which subsection (a) of this section creates a lien or an association from taking a deed in lieu of foreclosure. 7. A judgment or decree in any action brought under this section shall include an award of costs and reasonable attorney's fees to the prevailing party. 8. The Association, upon request made in a record, shall furnish to a Unit owner a statement of the amount of unpaid assessments against that Unit. If the Unit owner's interest is real estate, the statement shall be recordable. The statement shall be provided within 10 business days after receipt of the request and is binding on the Association, the executive board, and every Unit owner. 9. The Association's lien may be foreclosed pursuant to 12 V.S.A. chapter 172 and subsection (o) of this section. The Association shall give the notice required by statute, or if there is no such requirement, reasonable notice of its action to all lienholders of the Unit whose interest would be affected. 10. A Unit owner is not exempt from liability for payment of common expenses by a waiver of the use or enjoyment of any of the common elements or by abandonment of the Unit. 11. In an action by an Association to collect assessments or to foreclose a lien on a Unit under this section, the court may appoint a receiver to collect all sums alleged to be due and owing to a Unit owner before commencement or during pendency of the action. The court may order the receiver to pay any sums held by the receiver to the 6 Association during pendency of the action to the extent of the Association's common expense assessments based on a periodic budget adopted by the Association. 12. An Association may not commence an action to foreclose a lien on a Unit under this section unless: i. the Unit owner, at the time the action is commenced, owes a sum equal to at least three months of common expense assessments based on the periodic budget last adopted by the Association and the Unit owner has failed to accept or comply with a payment plan offered by the Association; and ii. the executive board votes to commence a foreclosure action specifically against that Unit 13. Unless the parties otherwise agree, the Association shall apply any sums paid by Unit owners that are delinquent in paying assessments in the following order: i. unpaid assessments; ii. late charges; iii. reasonable attorney's fees and costs and other reasonable collection charges; and iv. all other unpaid fees, charges, fines, penalties, interest, and late charges. 14. Notwithstanding subsection (a) of this section, unless sums due the Association include an unpaid assessment, a foreclosure action may not be commenced against the Unit unless the Association has a judgment against the Unit owner for the sums due the Association and has perfected a judgment lien against the Unit. 6.4 Stormwater Expenses The Association and all Unit Owners are subject to the obligation and responsibility to share, together with owners of Lots 1, 2, 3, 4, 5, 6 and 7 in the common expenses and costs related to maintenance and repair of certain common stormwater system, sewerline and waterline improvements and infrastructure serving Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10 and 11, all as depicted on the Plat. Article VII – Alteration and Termination 7.1 Amendment of Declaration. a) This Declaration, including any plats and plans, may be amended only by vote or agreement of at least 75% of Unit owners. b) No action to challenge the validity of an amendment adopted by the association pursuant to this section may be brought more than one year after the amendment is recorded. 7 c) Every amendment to the declaration shall be recorded in the City of South Burlington Land Records, and is effective only upon recordation. An amendment shall be indexed in the grantee's index in the name of the common interest community and the Association, and in the grantor's index in the name of the parties executing the amendment. d) No amendment may create or increase special declarant rights, increase the number of units, change the boundaries of any unit, or change the Allocated Interests of a Unit, or the uses to which any Unit is restricted, in the absence of unanimous consent of the Unit owners. e) Amendments to the declaration required to be recorded by the Association shall be prepared, executed, recorded, and certified on behalf of the Association by any officer of the Association designated for that purpose or, in the absence of designation, by the president of the Association. f) An amendment to the declaration may prohibit or materially restrict the permitted uses of or behavior in a Unit or the number or other qualifications of persons who may occupy Units only by unanimous vote or agreement of all Units. An amendment approved under this subsection must provide reasonable protection for a use or occupancy permitted at the time the amendment was adopted. 7.2 Termination. a) Except in the case of a taking of all Units by eminent domain or in the case of catastrophe, the Planned Community may be terminated only by unanimous vote of all Unit owners. Article VII – Easements 8.1 Easements. a) The Common Elements are subject to an easement for access and utilities, an easement for a sewerline, and an easement for a waterline, all as depicted on the Plat. b) The Common Elements are subject to easements for the Unit Owners for the use of driveways leading from the public right-of-way, over the common land on Lot 12, to the Footprint Lot Units. Article VIII – Covenants and Restrictions 9.1 Covenants and Restrictions Applicable to Units. (a) Each Unit is restricted to residential use and may be used only as a single-family residence including home professional pursuits not requiring regular visits from the public or unreasonable levels of mail, shipping, trash or storage. No sign indicating 8 commercial or professional uses may be displayed outside a Unit. A single-family residence is defined as a single housekeeping unit, operating on a non-profit, non- commercial basis between its occupants, cooking and eating with a common kitchen and dining area, with no more overnight occupants than two (2) per bedroom. Any home business pursuits shall have proper local Town approvals. (b) In addition to the provisions of this Declaration, the use of the Common Elements is subject to the Bylaws and the Rules set forth by the Association. (c) For any period during which any Common Expense Assessment remains unpaid or, after Notice and Hearing, for any period not to exceed thirty (30) days, for any infraction of its published Rules, the Executive Board may suspend the right to use Common Elements not necessary to give access to a public street. (d) Garages are limited to occupancy for the storage of vehicles and accessory storage. No basketball hoops shall be allowed. (e) Except for those activities conducted as part of the marketing and development program of the Declarant, and except for those activities described in Section 9.1(a) above, no industry, business, trade, commercial activity or other nonresidential use of a Unit is permitted in the Common Interest Community. No signs, window displays or advertising is permitted, except that a name plate or sign not exceeding eighteen (18) square inches in area, on each Unit may be maintained. A Unit Owner may place a larger “For Sale” sign on his or her Unit with the approval of the Executive Board. No Unit may be used or rented for transient, hotel or motel purposes. (f) A Unit Owner shall not cause or permit anything other than curtains, conventional draperies or holiday decorations to be hung, displayed or exposed at or on the outside of windows or Units without the prior consent of the Executive Board having jurisdiction over such matters. (g) A Unit Owner shall not paint, stain, or otherwise change the color of any exterior portion of any building without the prior consent of the Executive Board or any committee then established having jurisdiction over such matters. (h) A Unit Owner may not store recreational vehicles on the Property. (i) A Unit Owner may not convert garage spaces to living spaces, nor use them as primary storage areas. (j) All garbage and rubbish shall be kept in sanitary container and there shall be no dumping on any part of the Common Interest Community and no incineration. Sanitary containers shall be stored in the garage of all Units. (k) The maintenance, keeping, boarding and/or raising of animals, livestock, poultry or reptiles of any kind, regardless of number, shall be and is prohibited within any Unit or upon the Common Elements in the Common Interest Community, except that the keeping 9 of orderly domestic pets (e.g., dogs, cats or caged birds) not to exceed two (2) per Unit without the written approval of the Executive Board, is permitted, subject to the Rules adopted by the Board of Directors; provided, however, that such pets are not kept or maintained for commercial purposes or for breeding and provided further that any such pet causing or creating a nuisance or unreasonable disturbance or noise shall be permanently removed from the property upon then (10) days written notice from the Executive Board. Such pets shall not be permitted upon the Common Elements unless accompanied by an adult and unless carried or leashed. Any pet weighing more than fifty (50) pounds shall not be allowed without the written approval of the Executive Board. Any Unit Owner who keeps or maintains any pet upon any portion of the property shall be deemed to have indemnified and agreed to hold the Common Interest Community, each Unit Owner and the Declarant free and harmless from any loss, claim or liability of any kind or character whatever arising by reason of keeping or maintaining such pet within the Common Interest Community. All pets shall be registered with the Executive Board and shall otherwise be registered and inoculated as required by law. (l) No person shall be allowed to discharge firearms or weapons anywhere in the Common Interest Community. (m) No cultivation of marijuana shall be allowed on the Common Elements in the Common Interest Community. Executed at _________________, Vermont this ______ day of ______________, 2020. RIVERS EDGE BUILDING DEVELOPMENT, LLC By: _____________________________________ _____________________________, Member STATE OF VERMONT COUNTY OF CHITTENDEN At _____________, in said County and State this ______ day of ________________, 2020, personally appeared ______________________, the duly authorized member of RIVERS EDGE BUILDING DEVELOPMENT, LLC, and he/she acknowledged this instrument by him/her subscribed, to be his/her free act and deed, individually and on behalf of RIVERS EDGE BUILDING DEVELOPMENT, LLC. ______________________________________ Notary Public My Commission Expires 1/31/2021 My Commission Number: ____________________ 10 Exhibit A Legal Description of the Clubhouse Townhomes Planned Community Property Being a portion of the land and premises conveyed to Rivers Edge Building Development, LLC by Warranty Deed of Highlands Development Company, LLC dated ______________, 2020 and recorded in Volume ___ at Page ______ of the City of South Burlington Land Records, and being more particularly described as follows: Being all of Lot 12, containing 0.706 acres, more or less, Footprint Lot Unit 8, containing 2,283 square feet, more or less, Footprint Lot Unit 9, containing 2,283 square feet, more or less, Footprint Lot Unit 10, containing 2,283 square feet, more or less, and Footprint Lot Unit 11, containing 2,283 square feet, more or less, all as depicted on a survey entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records (the “Subdivision Plat”). The property herein conveyed is subject to the terms and conditions of (1) State of Vermont Wastewater System and Potable Water Supply Permit WW-4-____ dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records, (2) State of Vermont Land Use Permit 4C____ dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records, (3) Authorization to Discharge Under General Permit 3-____ (Permit Number ____-____) issued by the State of Vermont, dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records, and (4) City of South Burlington Development Review Board approval dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records. Included herein are all and the same lands and premises conveyed to Grantor herein by Quit Claim Deed of the City of South Burlington dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records, in which a prior easement recorded in Volume 421 at Page 382 of the City of South Burlington Land Records was extinguished. The property conveyed herein is subject to the obligation and responsibility to share in the common expenses and costs related to maintenance and repair of certain common stormwater system, sewerline and waterline improvements and infrastructure serving Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10 and 11, all as depicted on the Subdivision Plat. The property is subject to certain Rivers Edge Building Development, LLC Notice of Conditions of Subdivision Approval dated _________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records. 11 Exhibit B Plat of Clubhouse Townhomes Planned Community 12 Exhibit C By-laws of the Clubhouse Townhomes Homeowners’ Association WARRANTY DEED OF EASEMENT KNOW ALL PERSONS BY THESE PRESENTS, that Rivers Edge Building Development, LLC, a Vermont Limited Liability Company with principal place of business in the Town of Essex, in the County of Chittenden and State of Vermont (herein “Grantor”) in consideration of One Dollar and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, paid to its full satisfaction by the City of South Burlington, a Vermont municipal corporation in the County of Chittenden and State of Vermont (herein “Grantee”), by these presents do hereby FREELY GIVE, GRANT, SELL, CONVEY, AND CONFIRM unto said Grantee, and its successors and assigns forever, such permanent and temporary rights and exclusive easements for the purpose of sidewalk access and constructing and maintaining utilities and associated improvements for public use over, on and through property owned by Grantor, in the City of South Burlington, County of Chittenden and State of Vermont bounded and described as follows, vis: A permanent right-of-way and easement, of varying widths, depicted on a survey entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records (the “Subdivision Plat”). The easement described herein is located on and over a portion of the land and premises conveyed to Rivers Edge Building Development, LLC by Warranty Deed of Highlands Development Company, LLC dated ______________, 2020 and recorded in Volume ___ at Page ______ of the City of South Burlington Land Records (the “Property”). The permanent easement is intended to grant and convey to the Grantee those property rights necessary and incidental for sidewalk construction and access, and the construction, reconstruction, replacement, repair, and maintenance of public utilities with related improvements, some or all of which are to be located on the property. Grantor, and its successors and assigns, shall have the right to make use of the surface of the right-of-way and easement such as shall not be inconsistent with the use of said right-of-way, but specifically shall not modify the contour of said easement area, nor place any obstacles, structures, landscaping, or other improvements within said easement and right-of-way, which shall prevent or interfere with Grantee’s ability to use such easement and right-of-way. Grantee shall return any premises affected by its entry pursuant to this easement to their condition prior to such entry at its own cost and within a reasonable time. Grantee will repair any damages to the Grantors’ Property prior to the installation of utilities, including, but not limited to, replanting or replacing any trees, shrubs, flowers or other vegetation or reseeding or resodding any disturbed grass areas, and repairing any disturbed paved areas. Reference is hereby made to the above mentioned instruments, the references therein made, and their respective records and references, and for the rate of this description. TO HAVE AND TO HOLD the easements and rights granted herein, with all the privileges and appurtenances thereof, to the said Grantee, the City of South Burlington, its successors and assigns, to its own use and behoof forever; And the said Grantor, for itself and its successors and assigns, do hereby covenant with the herein Grantee, the City of South Burlington, its successors and assigns, that until the ensealing of these presents, said Grantor is lawfully seized of the herein granted premises, that it has good right and title to convey the same in the manner aforesaid, and that it, and its successors and assigns fully warrant and defend them against all encumbrances. IN WITNESS WHEREOF, ______________________, duly authorized agent of Rivers Edge Building Development, LLC, hereunto sets his hand and seal on behalf of Rivers Edge Building Development, LLC this _______ day of _______________, 2020. IN THE PRESENCE OF: GRANTOR: ___________________________ ______________________________ Witness Rivers Edge Building Development, LLC By:______________________________ Duly Authorized Agent STATE OF VERMONT COUNTY OF CHITTENDEN, SS. At ______________, this ______ day of ___________, 2020, personally appeared ______________________________ , duly authorized agent of Rivers Edge Building Development, LLC, and he acknowledged the foregoing instrument, by him sealed and subscribed, to be his free act and deed, individually and on behalf of Rivers Edge Building Development, LLC. Before me: ____________________________ Notary Public My Commission Expires: 1/31/2021 My Commission Number:______________ WARRANTY DEED OF EASEMENT KNOW ALL PERSONS BY THESE PRESENTS, that Rivers Edge Building Development, LLC, a Vermont Limited Liability Company with principal place of business in the Town of Essex, in the County of Chittenden and State of Vermont (herein “Grantor”) in consideration of One Dollar and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, paid to its full satisfaction by the City of South Burlington, a Vermont municipal corporation in the County of Chittenden and State of Vermont (herein “Grantee”), by these presents do hereby FREELY GIVE, GRANT, SELL, CONVEY, AND CONFIRM unto said Grantee, and its successors and assigns forever, such permanent and temporary rights and exclusive easements for the purpose of constructing and maintaining a sewerline and associated improvements for public use over, on and through property owned by Grantor, in the City of South Burlington, County of Chittenden and State of Vermont bounded and described as follows, vis: A permanent right-of-way and easement, of varying widths, depicted on a survey entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records (the “Subdivision Plat”). The easement described herein is located on and over a portion of the land and premises conveyed to Rivers Edge Building Development, LLC by Warranty Deed of Highlands Development Company, LLC dated ______________, 2020 and recorded in Volume ___ at Page ______ of the City of South Burlington Land Records (the “Property”). The permanent easement is intended to grant and convey to the Grantee those property rights necessary and incidental for the construction, reconstruction, replacement, repair, and maintenance of a public sewerline with related improvements, some or all of which are to be located on the property. Grantor, and its successors and assigns, shall have the right to make use of the surface of the right-of-way and easement such as shall not be inconsistent with the use of said right-of-way, but specifically shall not modify the contour of said easement area, nor place any obstacles, structures, landscaping, or other improvements within said easement and right-of-way, which shall prevent or interfere with Grantee’s ability to use such easement and right-of-way. Grantee shall return any premises affected by its entry pursuant to this easement to their condition prior to such entry at its own cost and within a reasonable time. Grantee will repair any damages to the Grantors’ Property prior to the installation of the sewerline, including, but not limited to, replanting or replacing any trees, shrubs, flowers or other vegetation or reseeding or resodding any disturbed grass areas, and repairing any disturbed paved areas. Reference is hereby made to the above mentioned instruments, the references therein made, and their respective records and references, and for the rate of this description. TO HAVE AND TO HOLD the easements and rights granted herein, with all the privileges and appurtenances thereof, to the said Grantee, the City of South Burlington, its successors and assigns, to its own use and behoof forever; And the said Grantor, for itself and its successors and assigns, do hereby covenant with the herein Grantee, the City of South Burlington, its successors and assigns, that until the ensealing of these presents, said Grantor is lawfully seized of the herein granted premises, that it has good right and title to convey the same in the manner aforesaid, and that it, and its successors and assigns fully warrant and defend them against all encumbrances. IN WITNESS WHEREOF, ______________________, duly authorized agent of Rivers Edge Building Development, LLC, hereunto sets his hand and seal on behalf of Rivers Edge Building Development, LLC this _______ day of _______________, 2020. IN THE PRESENCE OF: GRANTOR: ___________________________ ______________________________ Witness Rivers Edge Building Development, LLC By:______________________________ Duly Authorized Agent STATE OF VERMONT COUNTY OF CHITTENDEN, SS. At ______________, this ______ day of ___________, 2020, personally appeared ______________________________ , duly authorized agent of Rivers Edge Building Development, LLC, and he acknowledged the foregoing instrument, by him sealed and subscribed, to be his free act and deed, individually and on behalf of Rivers Edge Building Development, LLC. Before me: ____________________________ Notary Public My Commission Expires: 1/31/2021 My Commission Number:______________ WARRANTY DEED OF EASEMENT KNOW ALL PERSONS BY THESE PRESENTS, that Rivers Edge Building Development, LLC, a Vermont Limited Liability Company with principal place of business in the Town of Essex, in the County of Chittenden and State of Vermont (herein “Grantor”) in consideration of One Dollar and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, paid to its full satisfaction by the City of South Burlington, a Vermont municipal corporation in the County of Chittenden and State of Vermont (herein “Grantee”), by these presents do hereby FREELY GIVE, GRANT, SELL, CONVEY, AND CONFIRM unto said Grantee, and its successors and assigns forever, such permanent and temporary rights and exclusive easements for the purpose of constructing and maintaining a waterline and associated improvements for public use over, on and through property owned by Grantor, in the City of South Burlington, County of Chittenden and State of Vermont bounded and described as follows, vis: A permanent right-of-way and easement, fifteen (15) feet in width, depicted on a survey entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records (the “Subdivision Plat”). The easement described herein is located on and over a portion of the land and premises conveyed to Rivers Edge Building Development, LLC by Warranty Deed of Highlands Development Company, LLC dated ______________, 2020 and recorded in Volume ___ at Page ______ of the City of South Burlington Land Records (the “Property”). The permanent easement is intended to grant and convey to the Grantee those property rights necessary and incidental for the construction, reconstruction, replacement, repair, and maintenance of a public waterline with related improvements, some or all of which are to be located on the property. Grantor, and its successors and assigns, shall have the right to make use of the surface of the right-of-way and easement such as shall not be inconsistent with the use of said right-of-way, but specifically shall not modify the contour of said easement area, nor place any obstacles, structures, landscaping, or other improvements within said easement and right-of-way, which shall prevent or interfere with Grantee’s ability to use such easement and right-of-way. Grantee shall return any premises affected by its entry pursuant to this easement to their condition prior to such entry at its own cost and within a reasonable time. Grantee will repair any damages to the Grantors’ Property prior to the installation of the waterline, including, but not limited to, replanting or replacing any trees, shrubs, flowers or other vegetation or reseeding or resodding any disturbed grass areas, and repairing any disturbed paved areas. Reference is hereby made to the above mentioned instruments, the references therein made, and their respective records and references, and for the rate of this description. TO HAVE AND TO HOLD the easements and rights granted herein, with all the privileges and appurtenances thereof, to the said Grantee, the City of South Burlington, its successors and assigns, to its own use and behoof forever; And the said Grantor, for itself and its successors and assigns, do hereby covenant with the herein Grantee, the City of South Burlington, its successors and assigns, that until the ensealing of these presents, said Grantor is lawfully seized of the herein granted premises, that it has good right and title to convey the same in the manner aforesaid, and that it, and its successors and assigns fully warrant and defend them against all encumbrances. IN WITNESS WHEREOF, ______________________, duly authorized agent of Rivers Edge Building Development, LLC, hereunto sets his hand and seal on behalf of Rivers Edge Building Development, LLC this _______ day of _______________, 2020. IN THE PRESENCE OF: GRANTOR: ___________________________ ______________________________ Witness Rivers Edge Building Development, LLC By:______________________________ Duly Authorized Agent STATE OF VERMONT COUNTY OF CHITTENDEN, SS. At ______________, this ______ day of ___________, 2020, personally appeared ______________________________ , duly authorized agent of Rivers Edge Building Development, LLC, and he acknowledged the foregoing instrument, by him sealed and subscribed, to be his free act and deed, individually and on behalf of Rivers Edge Building Development, LLC. Before me: ____________________________ Notary Public My Commission Expires: 1/31/2021 My Commission Number:______________ IRREVOCABLE OFFER OF DEDICATION Agreement by and between RIVERS EDGE BUILDING DEVELOPMENT, LLC of Essex, in the County of Chittenden and State of Vermont, (hereinafter referred to as “Owner”) and the CITY OF SOUTH BURLINGTON, a Vermont municipal corporation, (hereinafter referred to as “Municipality”). WITNESSETH: WHEREAS, the Municipality’s Development Review Board has approved a final subdivision plat entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary- Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records (the “Subdivision Plat”); and WHEREAS, the final approval of the Development Review Board contains a condition that a parcel of land improved as municipal street with related infrastructure situated on the easterly side of Dorset Street as shown on the Subdivision Plat is to be conveyed to the Municipality for public use; and WHEREAS, the above-described land and/or interests therein are to be dedicated to the Municipality free and clear of all encumbrances, pursuant to said final approval and final plat; and NOW, THEREFORE, in consideration of the final approval of the Municipality’s Development Review Board and for other good and valuable consideration, it is covenanted and agreed as follows: 1. The Owner herewith delivers to the Municipality a Warranty Deed, a copy of which is attached hereto as Exhibit A, said delivery constituting a formal offer and dedication to the Municipality, to be held by the Municipality until the acceptance or rejection of such Offer of Dedication by the Legislative Body of the Municipality. 2. The owner agrees that said formal Offer of Dedication is irrevocable and can be accepted by the Municipality in whole or in part at any time. 3. This Irrevocable Offer of Dedication shall run with the land and shall be binding upon all assigns, grantees, successors and/or heirs of the Owner. DATED this _____ day of ____________________, 2020. RIVERS EDGE BUILDING DEVELOPMENT, LLC By: _____________________________________ _____________________________, Member STATE OF VERMONT COUNTY OF CHITTENDEN At _____________, in said County and State this ______ day of ________________, 2020, personally appeared ______________________, the duly authorized member of RIVERS EDGE BUILDING DEVELOPMENT, LLC, and he/she acknowledged this instrument by him/her subscribed, to be his/her free act and deed, individually and on behalf of RIVERS EDGE BUILDING DEVELOPMENT, LLC. ______________________________________ Notary Public My Commission Expires 1/31/2021 My Commission Number: ____________________ DATED this _____ day of ____________________, 2020. CITY OF SOUTH BURLINGTON ___________________________________ By: _______________________________ Duly Authorized Representative STATE OF VERMONT COUNTY OF CHITTENDEN, SS. At South Burlington this _______ day of June, 2020, personally appeared ______________ and he/she acknowledged this instrument by him/her subscribed, to be his/her free act and deed, individually and on behalf of the City of South Burlington. Before me, ______________________________________ Notary Public My commission expires 1/31/2021 My Commission Number: _________________ WARRANTY DEED KNOW ALL PERSONS BY THESE PRESENTS that RIVERS EDGE BUILDING DEVELOPMENT, LLC, a Vermont Limited Liability Company with principal place of business situated in the Town of Essex, in the County of Chittenden and State of Vermont, Grantor, in the consideration of TEN OR MORE Dollars, paid to its full satisfaction by CITY OF SOUTH BURLINGTON, a Vermont municipal corporation in the County of Chittenden and State of Vermont, Grantee, by these presents, does freely GIVE, GRANT, SELL, CONVEY and CONFIRM unto the said Grantee, CITY OF SOUTH BURLINGTON, and its successors or assigns forever, a certain piece of land located in the City of South Burlington, County of Chittenden, and State of Vermont, described as follows: Being a portion of the land and premises conveyed to Rivers Edge Building Development, LLC by Warranty Deed of Highlands Development Company, LLC dated ______________, 2020 and recorded in Volume ___ at Page ______ of the City of South Burlington Land Records, and being more particularly described as follows: Being a parcel of land described as ‘Right-of-Way’, containing 0.57 acres, more or less, as depicted on a survey entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records (the “Subdivision Plat”). The property herein conveyed is subject to the terms and conditions of (1) State of Vermont Wastewater System and Potable Water Supply Permit WW-4-____ dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records, (2) State of Vermont Land Use Permit 4C____ dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records, (3) Authorization to Discharge Under General Permit 3-____ (Permit Number ____-____) issued by the State of Vermont, dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records, and (4) City of South Burlington Development Review Board approval dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records. Included herein are all and the same lands and premises conveyed to Grantor herein by Quit Claim Deed of the City of South Burlington dated ______________, 2020 and recorded in Volume ____ at Page ____ of the City of South Burlington Land Records, in which a prior easement recorded in Volume 421 at Page 382 of the City of South Burlington Land Records was extinguished. Reference is hereby made to the aforementioned instruments and Land Records and to the references contained therein and records thereof in further aid of this description. TO HAVE AND TO HOLD said granted premises, with all the privileges and appurtenances thereof, to the said Grantee, CITY OF SOUTH BURLINGTON, and its successors and assigns, to their own use and behoof forever; and the said Grantor, for itself and its successors and assigns, does covenant with the said Grantee and its successors and assigns, that until the ensealing of these presents, it is the sole owner of the premises and has good right and title to convey the same in manner aforesaid, that they are FREE FROM EVERY ENCUMBRANCE, except as aforesaid, and it hereby engages to WARRANT and DEFEND the same against all lawful claims whatever, except as aforesaid. IN WITNESS WHEREOF, _____________________, duly authorized member of RIVERS EDGE BUILDING DEVELOPMENT, LLC hereunto set his/her hand and seal this ____ day of ________________________, 2020. RIVERS EDGE BUILDING DEVELOPMENT, LLC By: _____________________________________ _____________________________, Member STATE OF VERMONT COUNTY OF CHITTENDEN At _____________, in said County and State this ______ day of ________________, 2020, personally appeared ______________________, the duly authorized member of RIVERS EDGE BUILDING DEVELOPMENT, LLC, and he/she acknowledged this instrument by him/her subscribed, to be his/her free act and deed, individually and on behalf of RIVERS EDGE BUILDING DEVELOPMENT, LLC. ______________________________________ Notary Public My Commission Expires 1/31/2021 My Commission Number: ____________________ RIVERS EDGE BUILDING DEVELOPMENT, LLC NOTICE OF CONDITIONS OF SUBDIVISION APPROVAL WHEREAS, the Rivers Edge Building Development, LLC (“Owner”) owns certain real property consisting of 4.42 acres, more or less, known and designated as 1226 Dorset Street, located in the City of South Burlington ("City"); and WHEREAS, Owner obtained approval from the South Burlington Development Review Board ("DRB") by Findings of Fact and Decision of the DRB approved at a meeting on _______________, 2020, for a subdivision of its lands ("Property") as shown on a plat entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records (the “Subdivision Plat”); and WHEREAS, the DRB's approval imposes certain conditions on the Property; NOW THEREFORE, Owner hereby gives notice that the Property is subject to the following conditions and restrictions which shall run with and be binding upon the Property unless and until modified or removed by the DRB or its successor: 1. The Property shall be developed and used in accordance with the terms and conditions of the approval of the DRB granted on ________________, 2020. 2. The Sewer Pump Station depicted on the Subdivision Plat shall not, at any time, be conveyed to the City, become public property or otherwise become the responsibility of the City. The Sewer Pump Station shall remain a common element to the common interest community proposed in connection with the subdivision of the Property and all future maintenance, repairs, and replacement of the Sewer Pump Station, and any costs associated therewith, shall solely be at the expense of the aforementioned common interest community. 3. The proper party for purposes of submitting applications for approval from time to time under City ordinances and regulations, including the Land Development Regulations, as they may be amended from time to time, shall be the Owner. The City shall act upon any application submitted by the Owner. It shall be the duty of the Owner to notify all others having an interest in the Property that may be affected by the application proceedings of the commencement of such proceedings. 4. Any action to enforce any City ordinance or regulation, including the Land Development Regulations, as they may be amended from time to time, against the Property, or activities or events occurring on the Property, shall be brought against the Owner. It shall be the duty of the Owner to notify all others having an interest in the Property that might be affected by the enforcement proceedings of the commencement of such proceedings. Any decision in an enforcement proceeding, including a decision granting injunctive relief or penalties, shall be enforceable at the City's sole discretion against the Owner. 5. This Notice of Conditions shall be recorded in the City of South Burlington Land Records and shall be referred to in any deed conveying the Property or an interest in the Property. 6. This Notice of Conditions shall be binding upon the Owner and the Owner's successors and assigns. Dated this _____ day of ______________, 2020. ____________________________________ Rivers Edge Building Development, LLC VERMONT QUIT CLAIM DEED KNOW ALL MEN BY THESE PRESENTS that the City of South Burlington, a Vermont municipal corporation in the County of Chittenden and State of Vermont, Grantor, in the consideration of Ten or More Dollars paid to my full satisfaction by Rivers Edge Building Development, LLC, a Vermont Limited Liability Company with principal place of business in the Town of Essex, in the County of Chittenden and State of Vermont, Grantee, has REMISED, RELEASED, AND FOREVER QUITCLAIMED unto the said, Rivers Edge Building Development, LLC, and its successors and or assigns, all right and title which it, or its successors or assigns have in and to a certain piece of land in the City of South Burlington, in the County of Chittenden and State of Vermont, described as follows: Being a portion of the lands and premises conveyed to the City of South Burlington by Warranty Easement Deed of EZP Golf, L.P and Highlands Residential Properties, L.P. to recorded January 21, 1998 in Volume 421 at Page 382 of the City of South Burlington Land Records (the “Easement Deed”). Being a sewer easement, twenty (20) feet in uniform width, commencing at the northerly sideline of Lot 7, thence proceeding in a generally southwesterly direction over the Proposed Public Road and onto Lot 12, Footprint Lot Unit 10 and Footprint Lot Unit 11, thence turning in a generally southerly direction and proceeding over Lot 12, the Proposed Public Road and Lot 1, all as depicted on a survey entitled “Subdivision Plat, 1227 Dorset Street, So. Burlington, Vermont, Vermont National Clubhouse Parcel (AKA Residential Parcel 3),” dated January 23, 2020, last revised _______________, prepared by O’Leary-Burke Civil Associates, PLC and recorded at Map Slide _____ of the City of South Burlington Land Records (the “Subdivision Plat”). The purpose of this Quit Claim Deed is to fully release and extinguish said twenty (20) foot sewer easement over those lands and premises conveyed to Rivers Edge Building Development, LLC by Warranty Deed of Highlands Development Company, LLC dated ______________, 2020 and recorded in Volume ___ at Page ______ of the City of South Burlington Land Records, as depicted on the Subdivision Plat. Notwithstanding the foregoing, it is expressly understood and agreed by the Grantor and Grantee herein that the certain 40’ x 40’ pump station easement set forth in the Easement Deed, which is also depicted on the Subdivision Plat, shall remain in full force and effect and is not impacted by this Quit Claim Deed. In addition, this Quit Claim Deed shall not 2 impact or affect any future sewer easements granted by Grantee to Grantor, including those that are depicted on the Subdivision Plat. Reference is hereby made to the above instruments and to the records and references contained therein in further aid of this description. TO HAVE AND TO HOLD all right and title in and to said quit-claimed premises, with the appurtenances thereof, to the said , and their heirs and assigns forever. AND FURTHERMORE, the said Grantor, City of South Burlington, for itself and its successors or assigns, covenant with the said Grantee, Rivers Edge Building Development, LLC, its successors or assigns, that from and after the ensealing of these presents, the said Grantor, City of South Burlington, will have and claim no right in or to the said quit-claimed premises. IN WITNESS WHEREOF, __________________, the duly authorized representative of the City of South Burlington hereunto sets his/her hand and seal this _____ day of June, 2020. IN PRESENCE OF: CITY OF SOUTH BURLINGTON _________________________________ ___________________________________ Witness By: _______________________________ Duly Authorized Representative STATE OF VERMONT COUNTY OF CHITTENDEN, SS. At South Burlington this _______ day of June, 2020, personally appeared ______________ and he/she acknowledged this instrument by him/her subscribed, to be his/her free act and deed, individually and on behalf of the City of South Burlington. Before me, ______________________________________ Notary Public My commission expires 1/31/2021 My Commission Number: _________________