HomeMy WebLinkAboutAgenda 06_SD-20-34_600 Spear St_Eastern Development Corp_SK#SD‐20‐34
Staff Comments
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐20‐34_600 Spear St_Eastern Development
Corp_SK_2020‐10‐06.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: October 8, 2020
Plans received: October 6, 2020
600 Spear Street
Sketch Plan Application #SD‐20‐34
Meeting date: October 20, 2020
Owner
Robert Coulliard
c/o Deborah Sheehan
108 Edgewood Drive
Colchester, VT 05443
Applicant
Eastern Development Corp
c/o Frank Von Turkovich
1 National Life Drive
Montpelier, VT 05604
Property Information
Tax Parcel 1640‐00600
Residential 4 Zoning District
8.83 acres
Engineer
TCE
478 Blair Park Road
Williston, VT 05495
Location Map
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PROJECT DESCRIPTION
Sketch plan application #SD‐20‐34 of Eastern Development Corporation for a planned unit development
on an existing 8.66 acre lot developed with a single family home and 7,000 sf storage building. The
planned unit development consists of one 6.68 acre lot containing 36 dwelling units in three‐family
buildings, a 1.38 acre lot containing the existing single family home and storage building, and a third lot
containing proposed city streets, 600 Spear Street.
PERMIT HISTORY
The most recent approval for the property was in 1983, which refers to a single family home and a
construction business and prohibits automobile repair and sales.
The 2006 UVM Master Plan refers to the parcel north of this property as the Miller Research Complex,
and the parcel south of this property as the Deslauriers 1963 and 1980 Tracts, and envisions continued
agricultural uses for these locations for the present time.
CONTEXT
The project as presented will be subject to PUD review and site plan review. The property is located in
the Residential 4 Zoning District and includes lands within the Interstate Highway Overlay district. The
property has an inherent density of 34 dwelling units, with the potential for an affordable housing
density bonus of 4 to 9 units (allowing a total of 42 to 51 units) if the affordable units are income
restricted to families earning no more than 80% AMI. At this time the applicant has not chosen to
include affordable units, but Staff considers this point relevant because the proposed layout allows the
potential for additional development in a similar pattern in the future.
Compatibility with the adjoining area is a criterion of site plan review. As noted above, current
standards allow for greater density if affordable units are proposed, and future PUD regulations may
allow greater density of market rate units. The applicant has worked closely with Staff to propose a
development pattern that is compatible with future PUD regulations. While Staff considers future
additional development to the east would have to involve a proposal to remove the head‐in parking
along the southern east‐west driveway segment, the proposed layout otherwise allows the potential for
additional development in a similar pattern in the future.
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”)
have reviewed the plans submitted on 10/6/2020 and offer the following comments. Numbered items
for the Board’s attention are in red.
A) ZONING DISTRICT AND DIMENSIONAL STANDARDS
Standard front setbacks are 30 feet in the R4. The applicant has proposed 10‐foot front setbacks for the
new buildings, which will require a waiver. Staff considers the proposed setbacks as contributing to a
neighborhood feel and supports the request.
The applicant has proposed a 5‐foot front setback for the existing building to remain. This is less than
the minimum setback of 10‐feet allowable by waiver in a PUD. See below discussion of streets and
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Staff Comments
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parking for a potential solution.
The maximum lot coverage is 40%, which the applicant is proposing to very slightly exceed on the front
lot (Parcel A) with a lot coverage of 40.3%. As a PUD, the Board has the authority to waive overall lot
coverage on a lot by lot basis as long as the overall zoning district coverage is not exceeded.
1. Staff supports this waiver, and recommends the Board discuss whether they would approve a slightly
higher waiver, say 45%, in order to facilitate minor modifications without Board review in the future.
The applicant has indicated their intent is to construct two story buildings, which will likely meet the
maximum height of 28‐feet for pitched roofs. Staff notes height waivers are not available in the R4
zoning district.
B) PLANNED UNIT DEVELOPMENT STANDARDS
PUD criteria pertain to water and wastewater capacity, grading and erosion control, traffic and
circulation, wetland protection, visual compatibility, open spaces, fire safety, roadway and infrastructure
design, compatibility with the comprehensive plan, and stormwater management.
Vehicular Access and Circulation
This property is situated on the east side of Spear Street between the UVM Farm and I‐189. The
property is surrounded by UVM property on the north, west and south and Interstate 89 on the east.
Access is proposed via proposed city street off Spear Street, which connects to a street grid internal to
the property.
The LDR and comprehensive plan require connection to adjacent properties, which this proposal
satisfies.
The applicant is proposing to provide a rec path connection to the existing recreation path on the west
side of Spear Street, connecting to an internal network of sidewalks and recreation paths.
Road Width
At this time, the north‐south roadways are proposed to have a 24‐foot drive width with 8‐foot
parallel parking in some locations, and the east‐west private roadways are proposed to have a
20 to 22‐foot drive width. Standard neighborhood street width is 26‐feet including parking on
one side, though in the case of 26‐foot width parallel parking is generally informal.
2. While Staff is generally supportive of the more formalized north south roadways with
parallel parking on one side defined by bump outs, Staff considers that a standard drive
width of 20‐feet is more likely to result in a neighborhood feel and reduce potential future
cut‐through traffic, and recommends the Board direct the applicant to reduce the drive width
to 20‐feet and retain the 8‐foot parking. A stated goal of the developer is strong bicycle and
pedestrian connectivity, which Staff considers is more supported by a narrower drive width.
ROW Layout
The applicant has proposed to locate the home facing streets, consistent with the goals of the
Comprehensive Plan. In terms of the east‐west roadways, the general concept appears to be one
of creating connectors between the north south roadways. Since the eastern north‐south roadway
could potentially become a City Street in the future, Staff considers the entire southern east‐west
roadway must be designed to public roadway standards and the applicant should be required to
provide an irrevocable offer of dedication for that segment. The distance from back of sidewalk to
property line is currently proposed to be around 30‐feet, including 20‐feet of roadway, 5 feet of
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green space, and 5 feet of sidewalk. Staff considers this to be an acceptable ROW width for the
time being, but that additional ROW width will be required on the south side when the southern
parcel is developed.
With that configuration in mind, Staff notes that for the entrance drive portion of the roadway, the
applicant is proposing to locate the entire 50‐foot City ROW on the subject parcel, with a
maintenance easement on the UVM parcel to the south.
3. Staff considers in order to create a ROW with either no jog or less of a jog, the Board should
require the applicant to shift the ROW slightly south, with no more than 40‐feet on the subject
property. This would also solve the front setback issue on the existing home to remain. The
consequence would be that the parcel to the south would be required to provide additional
ROW at such time as it is developed, which could potentially be used for street trees and a
sidewalk or parking, as appropriate.
Road Layout Impacts to Setbacks
A secondary impact of the southern east‐west roadway being a public street is that the buildings on
the south will have two fronts, and will require waiver of front setbacks. The Board has the ability
as a PUD to waive front setbacks to 10‐feet, while setbacks appear to be 8‐feet from back of
sidewalk. As noted above, Staff recommends the Board support a front setback waiver to 10‐feet,
which will require a slight modification of the building locations.
4. The applicant is proposing distributed parking in lieu of one central parking area, a proposal
which Staff supports. Head‐in parking is not allowed on streets. Staff therefore recommends the
Board discuss with the applicant strategies for making the northern east‐west connection have
the appearance and function of a driveway leading to parking areas rather than a road,
potentially to include narrower entries, bicycle parking or benches, and sight‐distance
appropriate landscape areas.
Sidewalk and Rec Path Design
The applicant is proposing a recreation path connection to the existing north‐south recreation path
on Spear Street at the entrance to the development. The location appears challenging due to high
speeds and a long distance to the nearest signal or stop sign.
5. If the Board generally supports the idea of this connection, Staff considers the applicant should
prepare a detailed proposal for how to improve the safety of this crossing, taking into
consideration the City’s proposed improvements, and the timeline thereof, along this corridor.
Taking into consideration that the north‐south roadways may be connected in the future, Staff
considers the interior bike and ped accommodations to be appropriate. This development is
proposed to have a neighborhood feel and dedicated recreation paths are more a feature of travel
corridors than neighborhoods. Staff recommends the Board ask applicant to discuss their proposal
with the Bike & Ped committee prior to the next application for the property.
Wetland Impacts
The project is proposed to impact three areas of Class III wetlands and buffers. Staff recommends the Board
flag at this early stage of review any concerns they have with the proposed wetland impacts.
Visual Compatibility
The applicant is proposing to retain the existing storage building located between the development area
and Spear Street, and to use it as a resource for the proposed neighborhood.
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6. Staff recommends the Board invite the applicant to describe their conceptual uses for the building, and
to discuss with the applicant how it might be integrated into the development, using visual cues such as
pathways and landscaping.
Open Space
7. The applicant is proposing an interior commons area, for which no design has yet been proposed. Staff
considers that in order to avoid this area being perceived as an extension of adjacent back yards that
some delineation is necessary. Staff recommends the Board discuss the design of this area with the
applicant.
Stormwater
The assistant Stormwater Superintendent reviewed the plans on 9/22/2020 and offers the following
comments.
The Stormwater Section has reviewed the “600 Spear Street” sketch plan prepared by Trudell Consulting
Engineers, dated 2/24/20. We would like to offer the following comments:
1. This 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 area given in the existing parcel size 377,230 SF does not match the combined area of the
proposed Parcels A, B and City ROW (totals 385,647 SF).
3. The project proposes to create greater than one acre of impervious area on the parcel.
Therefore, the project will require a stormwater permit from the Vermont DEC Stormwater
Division. The applicant should acquire this permit before starting construction.
4. The applicant is required to adhere to Article 12‐ Surface Water Protection Standards of the Land
Development Regulations (LDRs).
5. The applicant should provide a drainage area map for the proposed stormwater treatment
practices.
6. The City’s minimum drainage pipe size is 15”. All pipe in proposed future ROW or City easements
must be sized at 15” diameter.
7. In order to comply with section 12.03 the applicant must design all structures and submit
modeling for the 25‐ year (24 hour‐ 4.0 inch) storm event.
8. The project proposes to impact wetlands and wetland buffer areas.
a. Section 12.02(E)(2) of the City’s Land Development Regulations indicates that
encroachment into Class II wetlands is permitted by the City only in conjunction with
issuance of a CUD by the Vermont DEC.
b. Section 12.02(E)(3) of the City’s Land Development Regulations provides restrictions to
encroachments into class II wetland buffers, class III wetlands, and class III wetland
buffers. The DRB should request information as needed to confirm that appropriate
erosion control and construction methods are being utilized so that conditions set forth
in this section are satisfied.
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9. The applicant should show snow storage locations for construction and post‐development on the
EPSC or Site plan.
10. Work in the City Right of Way (ROW) requires a permit before construction can begin. A “Permit
to Open Streets or Right‐Of‐Way” can be obtained from the South Burlington Department of
Public Works on their web site, or by stopping by their office located at 104 Landfill Road.
11. The DRB should include a condition requiring the applicant to regularly maintain all stormwater
treatment and conveyance infrastructure.
Thank you for the opportunity to comment.
‐Emmalee
Staff considers these comments would be appropriately addressed at the next stage of review.
C) SITE PLAN REVIEW STANDARDS
General site plan review standards relate to relationship to the Comprehensive Plan, relationship of
structures to the site (including parking), compatibility with adjoining buildings and the adjoining area.
Specific standards speak to access, utilities, roadways, and site features.
The majority of Staff’s concerns with these topics have been addressed under Planned Unit
Development Standards above.
Parking
As noted above, Staff considers both north‐south roadways have the potential to become public streets
and head in parking is generally not allowed on streets. Staff notes that diagonal parking may be allowed
on public streets. Parking is prohibited between buildings and streets with the purpose of the parking
locations being an activated street presence. The applicant has proposed seven (7) head‐in parking spaces
along the road adjacent to the community common area. The LDR does provide an exception for parking to
the front in the case of public recreation uses. The Board should discuss whether this common area could
be considered as public recreation.
8. Staff recommends the Board discuss these parking spaces with the applicant and whether they consider
them to be generally acceptable
Waste Disposal
It does not appear the applicant has yet contemplated waste disposal and dumpster areas. Staff
recommends this be addressed at the next stage of review.
RECOMMENDATION
Staff recommends that the Board discuss the Project with the applicant and close the meeting.
Respectfully submitted,
Marla Keene, Development Review Planner
478 Blair Park Road Williston, VT 05495 802 879 6331
www.tcevt.com
42 Mapleville Depot Road
St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
October 5, 2020
Marla Keene, Development Review Coordinator
Department of Planning & Zoning
City of South Burlington
575 Dorset St.
South Burlington, VT 05403
RE: Proposed Development at 600 Spear Street, South Burlington
DRB Sketch Plan Review
Dear Ms. Keene:
Trudell Consulting Engineers hereby submits the enclosed information and documentation on
behalf of Eastern Development Corporation ("Applicant") for a Planned Unit Development (PUD) on land
located at 600 Spear Street in South Burlington.
This letter addresses the issues prescribed in the City of South Burlington Land Development
Regulations (Appendix E Submission Requirements) as follows: (a) a narrative description of the project;
(b) demonstration of compliance with applicable review standards; (c) a list of submission elements; and
(d) changes from previous submittals. A completed Zoning Permit Application with the requisite fee has
also been submitted.
A. Project Narrative and Description
The ±8.66 acre project parcel is located in the R4 Zoning District and does not lie within any overlay
districts. The subject property is bordered by Spear Street to the west and Interstate 89 to the east. The
University of Vermont is the landowner to both the north and south.
Existing buildings include a large single-family home (located on Spear St.) and business space
located in a 7,000 square feet steel building behind the existing house. The house is currently vacant and
the building currently houses the remaining activities of the Couillard family construction business. The
land behind the commercial building is mostly vacant, except for a small outbuilding, materials storage,
and several pieces of large construction equipment. The eastern portion of the parcel is an open field.
The project proposes to retain the existing structures and construct thirty-two new dwelling units in eight
buildings located to the east of the existing commercial building. Access to the site is proposed to be from
a new city street, currently an existing road/driveway off Spear Street that currently serves the house and
commercial building. An 8' wide multiuse bike/pedestrian path is proposed to connect the development
with the exiting bike path located on the west side of Spear Street.
The proposed city streets would be located in a 50’ right-of-way (ROW) with parallel parking,
street trees, sidewalks and curbs on the north-south leg. The proposed plans show possible future
public/private access to the UVM parcels located to the north and south, which connections have been
478 Blair Park Road Williston, VT 05495 802 879 6331
www.tcevt.com
42 Mapleville Depot Road
St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Sketch Plan Application 600 Spear Street
TCE Project#: 19-268 October 2020
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discussed at a conceptual level with the university. The new city streets will be built to meet City of South
Burlington requirements and regulations.
The parcel is located in the R4 district (4 du/acre) and allows for 34.64 dwelling units on the
property. Thirty two of the units would be contained in the eight new buildings (4-plex) and two would
be allocated to the existing house on Spear St. No subdivision is proposed.
The design concept consists of four unit buildings connected by an open air breezeway containing
stairs to the second floor apartments. This design allows each living space to have direct access to the
outside through separate entrances in the first floor apartments and via the covered stairway for the
second floor units. This eliminates the need for any interior hallways which can often present problematic
maintenance and management problems. Most occupants in buildings of this size prefer the ability to
come and go directly to the outside of the building without having to transit through common spaces.
The other distinct advantage to the design is that it allows us to easily incorporate fully accessible ADA
compliant units. Older residents who would prefer the comfort and convenience of a ground-floor flat
style apartment will be able to be accommodated in the project configured with 16 ground floor units.
All of the apartments will have covered porches (second floor) or patios (first floor) providing
access to fresh air, and, for the first floor units, direct access to the backyard garden areas around the
buildings. The layout of the project creates semi-private yard areas behind the buildings where residents
can enjoy quiet areas with their immediate neighbors. Second floor units can access the rear yards from
the breezeways. In the center of the development is a substantial "commons" area where neighbors can
meet and interact. Design features for the "Commons" will be developed further as the project moves
forward. The easternmost area of the site fronting I-89 benefits from a thick buffer of existing trees and
vegetation which screens the highway in the summer and buffers view in the winter.
All utilities serving the development would be underground. Wastewater will be disposed of using
the City of South Burlington municipal system, and will connect to the east via directional drilling beneath
I-89 or to the north via Spear Street. Municipal water is available on Spear St.
Given the proximity of the site to UVM and the hospital, it is expected that many residents will
either walk or bike to work. Sufficient parking has been provided to accommodate residents and visitors,
while limiting any extra or unnecessary impervious surface on the site. Multimodal transportation
methods like walking and biking, will be encouraged and it is anticipated residents and visitors will utilize
the bike path, which can be accessed through our proposed connection. Street trees are proposed both
on the city streets and on the private drive and parking areas that serve the development to create a
unified streetscape environment.
Another notable aspect of the project is the rehabilitation of the existing commercial building
(lighting, landscaping and paved parking). In addition to other uses allowed by the City, the building will
provide storage lockers for residents and, also, a heated bike/gear shop that will allow residents to repair
and maintain bikes and sports equipment. Primary resident bike parking will be provided undercover in
the breezeway areas in each building. Visitor bike parking will be provided throughout the project.
478 Blair Park Road Williston, VT 05495 802 879 6331
www.tcevt.com
42 Mapleville Depot Road
St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Sketch Plan Application 600 Spear Street
TCE Project#: 19-268 October 2020
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B. Demonstration of Compliance
The proposed PUD meets the requirements and goals set forward in the South Burlington Land
Development Regulations. The project is in communication with the adjacent landowner to the north and
south, UVM, to coordinate the connection between parcels for future development or connectivity. The
proposed streets will be built to City standards as required by the DPW. Access to the site uses an existing
curb cut entrance, with no request for additional or new entrances to the site.
The Applicant is interested in the potential that this project offers to provide market rate housing
that is affordable without the need for deep public subsidies. The Applicant looks forward to discussing
specific approaches to affordability with the City's Planning & Zoning staff and public stakeholders,
including, specifically, the South Burlington Affordable Housing Committee. More detail about specific
affordability features will be provided as soon as possible after preliminary review is conducted by staff
and the Development Review Board.
The project is consistent with the draft PUD typology that clusters development into a
development envelope, while preserving larger areas of undeveloped land. The layout is organized so
that the residences have a unified street-front feel, with street trees, sidewalks, and outdoor open space.
A Common area is proposed that will further the sense of community in the neighborhood and serve as a
gathering place for residents and visitors, offering a valuable green space minutes from their residences.
C. Submission Elements
The submission elements included in this project package include the following:
1. Complete Subdivision Sketch Plan Application Form
2. Complete Interim Zoning Plan Review Application (including issue narrative)
3. Cover letter and narrative (this document)
4. List and address of abutting landowners
5. Plan set:
a. C1-01 Existing Conditions
b. C2-01 Overall Site Plan
c. C2-02 Sketch Site Plan
d. Location and Zoning Map
e. Natural Resources Map
D. Changes From Previous Submittals
This is the first submission for this project, however we have worked with City planning staff to
develop this plan from our originally submitted sketch plan.
478 Blair Park Road Williston, VT 05495 802 879 6331
www.tcevt.com
42 Mapleville Depot Road
St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Sketch Plan Application 600 Spear Street
TCE Project#: 19-268 October 2020
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Request for Waivers
As part of the PUD, we are requesting only one waiver: (1) reduced front yard setback of 10 feet
for new PUD buildings, and 5 feet for the existing residence with frontage on both Spear Street and the
New City Street. The front setback in the R4 district is 30 feet.
If you have any questions or need additional information, please do not hesitate to contact me
directly at (802) 879-6331 x108 or by email at lucy.thayer@tcevt.com.
Sincerely,
Lucy Thayer, PLA
Trudell Consulting Engineers
478 Blair Park Road
Williston, VT 05495
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SDITCHSSheet TitleProject TitleUse of These DrawingsScale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByFor Permitting OnlyRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMENGINEERING SURVEYField Book:1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory • • •• • ••••• ••••••••••••They are not intended as construction drawings unless notedas such or marked approved by a regulatory authority.2. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings, obtained all necessary permits,and have met with all applicable parties/disciplines,including but not limited to, the Engineer and the Architect,to insure these plans are properly coordinated including, butnot limited to, contract documents, specifications,owner/contractor agreements, building and mechanicalplans, private and public utilities, and other pertinent permitsfor construction.3. Owner and Architect, are responsible for final design andlocation of buildings shown, including an area measured aminimum five (5) feet around any building and coordinatingfinal utility connections shown on these plans.4. Prior to using these plans for construction layout, the usershall contact TCE to ensure the plan contains the mostcurrent revisions.5. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive • •• • • ••• ••••••••••Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.6. It is the User's responsibility to ensure this copy containsthe most current revisions.PLANNING ENVIRONMENTALSPAN: 60018811469 PARCEL: 1640-00600Sketch Plan - OverallC2-0102/24/20201" = 50'19-268••••AAD••••••600 Spear Street600 Spear StreetSo. Burlington, VermontPROJECT INFORMATION:1. OWNER OF RECORD: ROBERT COUILLARDC/O DEBORAH SHEEHAN 108 EDGEWOOD DRIVECOLCHESTER, VERMONT 054462. APPLICANT: EASTERN DEVELOPMENT CORPORATIONC/O FRANK VON TURKOVICH, ESQ.1 NATIONAL LIFE DRIVE - M230MONTPELIER, VERMONT 056043. TAX PARCEL ID: SPAN: 60018811469 PARCEL: 1640-006004. PHYSICAL ADDRESS 600 SPEAR STREET OF PROPERTY: SO. BURLINGTON, VERMONT 054035. PARCEL SIZE: ••••••• • ••••••••••••••6. ZONING DISTRICT: RESIDENTIAL 47. THE THE WETLAND DELINEATION SHOWN ON THIS PLAN WAS PERFORMED ON 10/21/2019ACCORDING TO THE STANDARDS OF THE 1987 US ARMY CORPS OF ENGINEERS AND THE212 REGIONAL SUPPLEMENT. THE DELINEATION WAS PREFORMED BY KARINA DAILEY, P.W.S.AND BRITTANY LEBEAU.0FeetGraphic Scale50 100 150PROJECT LOCATION14623578