HomeMy WebLinkAboutAgenda 07_SD-21-19_600 Spear St_600 Spear FJT_PP#SD-21-19
Staff Comments
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD-21-19_600 Spear St_600 Spear FJT_PP_2022-04-
05.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: March 25, 2022
Plans received: March 18, 2022
600 Spear Street
Preliminary Plat Application #SD-21-19
Meeting date: April 5, 2022
Owner/Applicant
600 Spear FJT, LLC
c/o Frank Von Turkovich
1 National Life Drive
Montpelier, VT 05604
Property Information
Tax Parcel 1640-00600
Residential 4 Zoning District
8.63 acres
Engineer
TCE
478 Blair Park Road
Williston, VT 05495
Location Map
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PROJECT DESCRIPTION
Preliminary plat application #SD-21-19 of 600 Spear FJT, LLC for a planned unit development on an
existing 8.63 acre lot developed with 7,000 sf storage building and single family home. The planned unit
development consists of one 6.68 acre lot containing 32 dwelling units in four-family buildings, a 1.24
acre lot containing the storage building and existing single family home proposed to be converted to a
duplex, 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. These parcels are located in the Institutional &
Agricultural zoning districts.
The sketch plan was reviewed on October 20, 2020. The Board held hearings on this application on July
20 and December 7, 2021. At the July 20 hearing, the applicant presented significant modifications to
the layout as a sketch-level concept. The Board provided feedback on the revised design and continued
the hearing to allow the applicant to respond to that feedback and prepare a full revised preliminary
plat application package. This report represents a full review of the revised package.
The project is subject to the 12/28/2020 Land Development Regulations since a complete preliminary
plat application was submitted prior to the warning date for the current regulations.
CONTEXT
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.
The applicant obtained City Council approval for an exemption from interim zoning with IZ-20-02.
The revised plans submitted on 3/18/2022 are consistent with the plans reviewed by the Board on
December 7, 2021 with additional detail, particularly on stormwater and landscaping, with modifications of
the western parking area to better comply with the LDR.
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”)
have reviewed the plans submitted on 3/18/2022 and offer the following comments. Numbered items
for the Board’s attention are in red.
A) ZONING DISTRICT AND DIMENSIONAL STANDARDS
Setbacks, Coverages & Lot Dimensions
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The applicant has not provided an update lot coverage computation for the reconfigured lots. The project
will consist of three lots: the lot containing the existing commercial building to remain, the lot proposed to
be dedicated to the City as a public right-of-way, and the eastern lot proposed for 24 homes in six buildings.
The maximum lot coverage is 40% for residential use and 20% for non-residential use. Staff considers given
the large portion of the lot reserved for solar field (which are not subject to local regulations pursuant to 24
VSA 4413(b), and incidentally, only the supports would be considered as contributing to lot coverage), the
allowable lot and building coverages are likely to be met. However, the applicant must demonstrate
compliance with dimensional standards at the final plat stage of review.
The Board has previously indicated they would accept the applicant’s request for a waiver of the front
setback from 30 ft to 10 ft. The proposed roadway includes a 50-ft right of way with 28-ft of pavement (two
10-ft lanes and an 8-ft parking lane), a 5-ft sidewalk, and 1-ft of green space. Staff recommends the Board
approve the requested front setback waiver.
B) SITE PLAN REVIEW STANDARDS
14.6 General Review Standards
Section 14.06 of the South Burlington Land Development Regulations establishes the following general
review standards for all site plan applications:
A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due
attention by the applicant should be given to the goals and objectives and the stated land use
policies for the City of South Burlington as set forth in the Comprehensive Plan.
The project is located in the northwest quadrant in an area identified as very low intensity principally
open land use. The objectives of the northwest quadrant as stated in the comprehensive plan include to
maintain existing affordable diverse residential neighborhoods, allow for infill development, and ensure
continued compatibility of University land uses with existing development and conservation patterns.
The zoning of this parcel is R4, while zoning of adjacent parcels is Institutional and Agricultural, accounting
for the land use policy of the comprehensive plan. The applicant, further, has proposed to cluster the
residential development within the western portion of the property adjacent to Spear Street. Staff
considers this criterion continues to be met.
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.
The applicant has provided elevations for the proposed buildings, which are all proposed to look
the same. The buildings generally have a strong relationship to one another and to the street,
with some exceptions discussed under 14.07F below. Pedestrian movement is discussed under
PUD criterion 8 and 9 below. Plantings are discussed below under Site Plan Review Criterion
14.07D.
For 32 one-bedroom homes, 30 parking spaces are required. The applicant is proposing 75
parking spaces. Staff considers parking to be adequate.
(2) Parking:
(a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a
public street shall be considered a front side of a building for the purposes of this subsection.
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The applicants proposed parking configuration requires the east-west driveways to be
considered private streets. Aside from on-street parking, parking is to the rear or sides of
buildings. Staff considers this criterion met.
(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.
The subject property is generally level and surrounded by lands not currently zoned for
development. The building architecture is of a neighborhood scale. Staff considers this criterion
continues to be met.
C. Relationship of Structures and Site to Adjoining Area.
(1) The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing),
landscaping, buffers, screens and visual interruptions to create attractive transitions
between buildings of different architectural styles.
(2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing
buildings and roads in the vicinity that have a visual relationship to the proposed structures.
Staff worked closely with the applicant to address these criteria prior to the December 7
meeting. On December 7, the Board’s feedback indicated that they considered these criteria
met for the proposed homes. The Board did have questions about how the homes will relate
to the steel building to be retained. The applicant has proposed to screen the porches with
shrubs but has not proposed any other significant screening. While screening is not necessary
for a harmonious relationship, the Board has continued to ask the applicant to provide more
detail as to how these criteria will be met for the steel building.
1. Staff recommends the Board determine whether they will allow the project to proceed to
final plat without demonstration that these criteria are met for the steel building.
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply:
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.
At the previous meetings, the Board indicated the north-south roadway and sidewalks must be extended
to the northern and southern property boundary as part of the final plat application. This is planned to be
a future public roadway and as such must to be accompanied by a draft irrevocable offer of dedication
(IROD) at the final plat stage of review.
2. Further, the IROD must be clear of any impediments. For the southern property boundary, this affects
a proposed electrical transformer. For the northern property boundary, this affects the proposed
stormwater management system. For the east-west segment of the proposed roadway, this also
affects the proposed stormwater management system. Staff considers that removing the stormwater
system from the ROW in the east-west segment of roadway may require redesign of non-incidental
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project elements and recommends the Board require the applicant to demonstrate that the project is
still viable as designed prior to closing the preliminary plat hearing.
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. Standards of Section 15.13, Utility Services, shall also be met.
Wire served utilities are proposed to be underground. The proposed electrical transformer is not screened.
Staff recommends the Board require the applicant to screen the transformer as required under 13.06 as part
of the application for final plat.
C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including
compliance with any recycling, composting, or other requirements, shall be accessible, secure and
properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s).
Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall
not be required to be fenced or screened.
3. There is a dumpster area which is proposed to be screened. The applicant previously testified that waste
disposal for the residential units will be via toters, which do not require screening. Staff recommends the
Board ask the applicant to address how collection vehicles will access the toters given the proposed
sidewalk and parking configuration adjacent to buildings 3, 4, 5, and 6.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening,
and Street Trees.
Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening
shall be required for all uses subject to planned unit development review. The minimum landscape
requirement for this project is determined by Table 13-9 of the South Burlington Land Development
Regulations.
The applicant previously estimated the building cost to be $3,763,000. Since only the configuration and
not the construction of buildings has changed, Staff anticipates the building cost has remained generally
the same. The required minimum landscape value would therefore be $45,130.
The applicant has provided $78,972 in trees and shrubs, $86,202 in perennials, and a large quantity of
plantings in the stormwater treatment areas. Staff notes that street trees are not considered as
contributing to the required minimum landscaping cost and should be removed from the computation for
the final plat application. Otherwise, required minimum landscaping costs appear to be met.
4. Staff does, however, recommend the Board ask the applicant to confirm the above building cost
remains in the correct ballpark.
Several additional landscaping standards apply to this property, as follows.
13.06B Landscaping of Parking Areas
All off-street parking areas subject to review by the Development Review Board shall be
curbed and landscaped with appropriate trees, shrubs and other plans including ground covers
as approved by the Development Review Board.
(1) All off-street parking areas shall be landscaped around the perimeter of the lot with
trees, shrubs and other plants. Perimeter planting shall be set back from the curb
sufficiently to allow for snow storage. The purpose of perimeter planting shall be to
mitigate the view of the parking lot from the public way and from adjacent uses and
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properties, and to provide shade and canopy for the parking lot. In some situations
it may be necessary both for surveillance purposes and for the perception of safety
to install the size and type of plants that leave visual access between the parking lot
to the public way or other pedestrian areas.
This criterion is only partially addressed. However, the applicant has placed great
emphasis on creating a courtyard configuration consistent with current land
development regulations, with transitions between private but visually accessible
space (a deck, stoop or porch), semi-private space (plantings, yard area that would be
used predominantly by a unit’s residents), and common space (the civic space). This
configuration has not resulted in much space for perimeter plantings. The applicant
has located deciduous trees along both northern and southern parking areas at the
exterior of the lot. Staff considers that if the Board were to require the applicant to
improve compliance with this criterion, it should be by requiring additional plantings
to screen the northern parking lot west of the planned public street, both from the
adjacent parcel to the north and from the existing home to the west.
(2) In all parking areas containing twenty-eight (28) or more contiguous parking spaces
and/or in parking lots with more than a single circulation lane, at least ten percent
(10%) of the interior of the parking lot shall be landscaped islands planted with
trees, shrubs and other plants. Such requirement shall not apply to structured
parking or below-ground parking.
This criterion is not applicable; all proposed parking areas contain 28 or fewer parking
spaces.
(3) All interior and perimeter planting shall be protected by curbing unless specifically
designed as a collection and treatment area for management of stormwater runoff
as per 13.06(B)(5)(c) below. Interior planted islands shall have a minimum
dimension of six (6) feet on any one side, and shall have a minimum square footage
of sixty (60) square feet. Large islands are encouraged.
5. It does not appear either of the northern parking areas are curbed. While Staff
considers it acceptable to omit curbing for drive aisles, both the landscaping area
adjacent to the parking stalls in the north west parking area and the sidewalk adjacent
to the parking stalls in the north east parking area should be protected from motor
vehicles. Staff recommends the Board require curbing in these locations.
(4) Landscaping Requirements
(a) Landscaping shall include a variety of trees, shrubs, grasses and ground covers.
All planting shall be species hardy for the region and, if located in areas receiving road
runoff or salt spray, shall be salt-tolerant.
The City Arborist reviewed the July 2021 submission of the applicant and provided
comments on diversity of species. Staff considers this comment to have been addressed
and will provide the final plans to the City arborist for review when they are submitted.
(b) At least one (1) major deciduous shade tree shall be provided within or near the
perimeter of each parking area, for every five (5) parking spaces. The trees shall be
placed evenly throughout the parking lot to provide shade and reduce glare. Trees shall
be placed a minimum of thirty (30) feet apart.
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This criterion is not met for either of the two southern parking areas. Staff recommends
the Board require the applicant to revise their plans to meet this criterion.
(c) Trees shall have a caliper equal to or greater than two and one-half (2 ½) inches
when measured on the tree stem, six (6) inches above the root ball.
This criterion is met.
(6) Snow storage areas must be specified and located in an area that minimizes the
potential for erosion and contaminated runoff into any adjacent or nearby surface waters.
Snow storage does not appear to be shown on the plans. Staff considers snow storage can
be addressed at the final plat stage of review.
13.06C Screening or Buffering
(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.
(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.
(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.
(4) A solid wall or fence, of location, height, and design approved by the Development
Review Board, may be substituted for the required planting.
(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.
Screening of transformers is discussed under 14.07B above. Screening of parking areas is
discussed under 13.06B above.
E. Modification of Standards. Except within the City Center Form Based Code District, 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, 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.
No modification of standards beyond the front setback waiver discussed above has been requested.
F Low Impact Development. The use of low impact site design strategies that minimize site
disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various other
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techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into underlying
soils and groundwater as close as is reasonable practicable to where it hits the ground, is required
pursuant to the standards contained within Article 12.
The project is proposing a distributed stormwater management system consisting of seven treatment
areas. This represents a significant consolidation of stormwater treatment when compared to the plans
reviewed in June. The City Stormwater section reviewed the revised plans on 3/25/2022 and offers the
following comments.
1. On Sheet C5-01, if silt fence is being proposed as the primary sediment control practice, it should
follow the Vermont Standards and Specifications for Erosion Prevention & Sediment Control,
most recently updated in February of 2020. Part 5, Silt Fence notes that the maximum drainage
area for overland flow to a silt fence shall not exceed ¼ acre per 100 feet of fence. Silt fence
should also be depicted with j-hooks at the end to capture sediment.
2. It is assumed that basements are not being proposed and there are no footing drains for
buildings.
3. The Snow Storage callout is generic and utilizes a “typical” notation. The applicant should revise
the plans to show all snow storage locations.
4. Confirm if the drainage areas for the stormwater treatment practices are correct. As shown, the
drainage areas do not cover the entire stormwater treatment practice. Please update to show
actual full drainage area – “permitted” vs. “non-permitted” impervious can be shown with
hatching within the drainage area as necessary.
5. The contours on the site are very flat and susceptible to puddling. Consider including spot point
elevations at breaks between drainage areas to ensure accurate drainage areas and positive
drainage.
6. The very south-east corner of pavement within the project: Provide spot point elevation to
ensure that runoff flows to CB or treatment practice and not offsite. Include curbing as needed.
7. In general, confirm there are no utility conflicts. In particular, the crossing of the storm drain,
gravity sewer and sewer forcemain adjacent to SMH 2.
8. Sheet C8-401: Top of Mulch Elevations and Underdrain Elevations appear to be incorrect, as they
differ from the plan sheets by approximately 90 feet in elevation.
9. Sheet C8-401: Bioretention Area Detail:
a. What size stone is being proposed within the 12” thick stone layer?
b. Was a peastone layer considered in-lieu of the filter fabric between the bioretention soil and
stone?
c. For the biorentetion soil testing, are you requiring the Morgan Method or the Modified
Morgan Method?
10. Sheet C8-402: This sheet includes details for a Rain Guardian and Filterra system. Are these
systems being proposed for this project?
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11. LA1-01: There are a number of tree planting proposed right on or adjacent to utilities including:
a. 1 ‘NS’ on the inlet pipe to Stormwater Treatment Area 2.
b. 2 ‘UA’ and 2 ‘AF’ on the gas line running north-south on the east side of the proposed road,
c. A ‘NS’ and a ‘GT’ on the forcemain, as it leaves the pump station and before the first bend.
d. It is understood that the site is very tight, but there are some large trees with trunks
proposed within 5’-6’ feet of the buildings.
Staff recommends the Board require the applicant to address the comments of the City Stormwater
Sections as part of the final plat application.
G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
Relevant criteria of 15.12 are as follows.
15.12 Standards for Roadways, Parking and Circulation
A. Street Layout. The arrangement of streets in the subdivision shall provide for the continuation
of arterial, collector and local streets of adjoining subdivisions and for proper projection of arterial,
collector and local streets through adjoining properties that are not yet subdivided, in order to make
possible necessary fire protection, movement of traffic and construction or extension, presently or when
later required, of needed utilities and public services such as recreation paths, sewers, water and
drainage facilities. Where, in the opinion of the Development Review Board, topographic or other
conditions make such continuance undesirable or impracticable, the above conditions may be modified.
In no case shall gates of any kind be permitted across public or private roads, or driveways serving more
than one dwelling unit.
6. As noted above, Staff continues to recommend the Board require the north south streets to be
extended to the property line, including the sidewalk, which is a required street cross sectional
element.
D. Criteria for Public and Private Roadways.
(3) Private roadways allowed. The DRB may at its discretion approve a roadway or roadways
within a subdivision or PUD to be private if one or more of the following situations applies:
(d) The proposed roadway has only one (1) point of access on another existing or proposed
public roadway, and serves nine (9) or fewer dwelling units in any combination of single-family,
duplex or multi-family dwellings.
(f) The homes built on a private roadway must be sprinklered to the satisfaction of the
South Burlington Fire Chief. All proposed sprinkler systems must be reviewed and agreed upon
prior to plat approval. This requirement may be waived be the DRB upon recommendation by
the City of South Burlington Fire Chief.
32 total homes are proposed to share a single access point onto Spear Street. The proposed public road
is connected to adjacent parcels to allow future interconnection, but as noted above, the adjacent
parcels are not proposed for development at this time. 15.12J limits the number of dwelling units
served by a system of streets sharing a common single access to an arterial or collector street to fifty
(50) unless there are additional connections to other streets, subject to review and approval of the
Development Review Board.
Each private road serves eight homes. Staff considers these criteria met.
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E. Standards for Construction of Roadways
(1) All streets shall be constructed completely by the applicant.
(2) All public roadways shall be built to the specifications in Table 15-1,Figure 15-1, and the
Transect Zone Street Typologies contained within Article 11 unless specifically authorized otherwise
by the DRB in its final approval of the subdivision or PUD.
Local roads are required to have a 50-ft ROW with a minimum pavement width of 28-ft including
parking. This criterion is met.
7. The required 5-ft of green space between the street and the sidewalk has not been provided. Though
Staff appreciates the layout proposed by the applicant for its larger green belt on one side of the street,
green space is necessary for snow storage and must be provided on both sides. Staff recommends the
Board require the applicant to modify the roadway cross section to include 5-ft of green space between
the road and sidewalk on both sides as part of the final plat application.
(3) All private roadways shall be built to the specifications set forth in this section with the
exception of curbing and widths. All private roadways shall be a minimum width of twenty-six (26)
feet with parking and twenty (20) feet without parking.
The private roads are more like single-loaded parking lots than roads. Single loaded parking lots
must have a 20-ft drive aisle, which has been provided. Staff considers this criterion met.
C) PLANNED UNIT DEVELOPMENT STANDARDS
(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.
The South Burlington Water Department reviewed the provided plans on 7/7/2021 and offered
comments which were included in the July staff report. The plans have changed but the comments
of the SBWD are still applicable. Staff considers the Board should require the applicant to address
the comments of the SBWD as part of the final plat application.
Staff considers the applicant should be required to demonstrate preliminary water and wastewater
allocation as part of the final plat application.
(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.
The project will disturb more than one acre of land and therefore will be required to obtain a state
General Permit for construction. Staff recommends the Board review this criterion in more detail at
final plat.
(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.
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The project is proposed to generate 25 vehicle trips per PM peak hour. 15.12F requires the project
not result in level of service below “D” at the adjacent major roadway, and at the nearest signalized
intersections. The Board determined in July that no detailed traffic study was necessary for this
project.
The applicant is proposing a crosswalk on Spear Street at the entrance to the project connecting to
the existing recreation path. The City Council decision granting interim zoning exception (IZ-20-02)
found that the applicant must include a Repeating Rapid Flashing Beacon (RRFB), or other
infrastructure designed to facilitate pedestrian and bicycle crossing from the subject parcel to the
Spear Street recreation path in its application to the Development Review Board. A RRFB has been
provided. The Board determined in July that the applicant must work with the Director of Public
Works to determine the appropriate location for the RRFB.
It is unclear what surface treatment is proposed for the internal rec paths and sidewalks. Staff
continues to recommend the Board require the rec path segments to be asphalt and the sidewalks
concrete.
(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.
The project is proposed to impact two areas of Class III wetlands and buffers. In July, the Board indicated
they had no issues with the proposed wetland impacts.
(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.
Visual compatibility and compatibility with the comprehensive plan are addressed in accordance with
14.06A above.
(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 applicant is proposing an interior commons area. The eastern portion of the property contains a
large area of wetland which will be retained. The eastern portion contains a trail behind the proposed
easternmost buildings. Staff considers this criterion met.
(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.
The Fire Chief did not provide comments on this application. Staff recommends the Board revisit
this criterion at final plat.
(8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting
have been designed in a manner that is compatible with the extension of such services and
infrastructure to adjacent properties.
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(9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is
consistent with City utility and roadway plans and maintenance standards, absent a specific
agreement with the applicant related to maintenance that has been approved by the City Council.
Most of the elements of these criteria are discussed elsewhere in this document. The Director of Public
Works reviewed the revised plans submitted on March 18 and offered the following supplemental
comments on March 24.
• Provide a detail for the RRFB’s at the Spear street crossing so that DPW can confirm that the
proposed equipment is compatible with other equipment installed in the City. This work will
require a ROW permit from DPW.
• The crosswalk at Spear Street shall be illuminated by a street light. Provide fixture details along
with photometrics for this ped crossing.
• Stormwater treatment areas (including grading) shall be removed from any proposed future City
ROW.
• The City shall be offered an Irrevocable Offer of Dedication for the proposed new city street. The
City may not choose to exercise this Offer until such time that the street connects to future public
streets. As presently constituted just within this development, the streets serve more as an
internal drive than a city street that exists for the good of the general public.
• Based on the plans submitted, it appears as if the applicant’s intent is for the wastewater pump
station and force main to remain private. If this infrastructure is to be considered for future
public ownership the pump station location will need to be revised to facilitate future
connections and maintenance. The force main is currently proposed to run through a solar field,
which would be problematic if repairs are necessary. The wastewater force main discharge point
is proposed on the east side of the interstate at the end of the City’s ROW for Oakwood Drive.
Has the applicant coordinated with the State of Vermont regarding the proposed location of the
force main? This proposed manhole on Oakwood Drive is the point at which the City would
assume responsibility for this infrastructure. In order to install this manhole the applicant will
need to obtain a ROW permit from the DPW.
• Evaluate the proposed location of the gravity sewer system. Can it be situated to facilitate future
connections within the proposed new City street?
• Evaluate the layout of the stormwater drainage system that is proposed. Are sufficient storm
drains provided to collect and convey stormwater runoff from the proposed City street? A storm
drains is located in the middle of an intersection in vehicle tire tracks instead of placed along the
curb. There are potentially conflicts with UG lines. Insufficient drainage and excessive puddling
would be a reason that the City does not accept this road in the future.
• The sidewalks running north – south along the proposed “new city street” shall be extended to
the northerly property lines
• The water line running north-south along the proposed “new city street” shall be extended to the
northerly property line.
• All pavement markings on sections of street proposed to be public shall meet the VTrans spec for
durable markings, Section 646.07, of the VTrans 2018 Standards.
• Provide civil details.
• Have the applicant confirm the material and width of all proposed sidewalk/path. It appears that
the sidewalks in the proposed new City street are of varying size.
Except as otherwise noted herein, Staff considers the comments of the Director of Public Works can be
addressed at the final plat stage of review.
Proposed lighting fixtures for the public street are not consistent with City standards. Staff recommends
#SD-21-19
Staff Comments
13
13 of 13
the Board include a condition requiring the applicant to coordinate public street lighting with the
Department of Public Works prior to application for final plat. Other lighting fixtures and illumination
levels appear to meet the requirements of the LDR. Staff will review the proposed lighting plan in more
detail at the final plat stage of review.
(10) The project is consistent with the goals and objectives of the Comprehensive Plan for the
affected district(s).
A discussion of consistency with Comprehensive Plan is provided under site plan review standards
above.
(11) The project’s design incorporates strategies that minimize site disturbance and integrate
structures, landscaping, natural hydrologic functions, and other techniques to generate less runoff
from developed land and to infiltrate rainfall into underlying soils and groundwater as close as
possible to where it hits the ground.
See discussion above under Site Plan Review standard pertaining to Low Impact Development.
D) OTHER
Energy Standards
Staff notes that all new buildings are subject to the Stretch Energy Code pursuant to Section 3.15:
Residential and Commercial Building Energy Standards of the LDRs.
13.14 Bicycle Parking and Storage
One short-term space is required for every 10 units, or 4 spaces. These spaces must be located near
building entrances. In July, the applicant indicated they intend to provide two long-term bicycle parking
spaces per unit, which exceeds the minimum required long term bicycle parking by 32 spaces. The
applicant may apply excess long-term bicycle parking towards up to 50% of the minimum required short
term bicycle parking. Therefore the applicant must provide two short-term bicycle parking spaces. Staff
recommends the Board require the applicant to provide more specific information demonstrating how
both short and long term bicycle storage requirements are met as part of the final plat application.
RECOMMENDATION
Staff recommends that the Board discuss the project with the applicant and close the hearing.
Respectfully submitted,
Marla Keene, Development Review Planner
M
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MOHOH
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X
X X X X X X X X X X X X X X X X
OHOHOHOHOHOHOHWWWWWWWW
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UT
2"
18" MAPLE
24" MAPLE INTERSTATE 89 SCLASS II WETLAND
EXISTINGAPARTMENTEXISTING
COMMERCIAL
BUILDING
35
401/36
37
38
RIM=299.34
TOP OF iIN = 291.64
BOTTOM OF iIN (SLUDGE) = 290.94
TOP OF iOUT = 290.84
BOTTOM OF iOUT (SLUDGE) = 290.34
RIM=299.56
TOP OF PIPE =293.96
EXISTING SEPTIC TANK
iIN = ± 296.0
ASSUMED
LOCATION
EXISTING SEPTIC
AREA
MAILBOX
TYPICAL
ASSUMED
LOCATION OF
WATER SERVICE
EXISTING WATER SERVICE
EXISTING SEPTIC
TANK REFERENCE
EC-4-0700
ASSUMED
LOCATION OF
WATER SERVICE
WATER MANHOLE
RIM = 298.8
BLOWOFF VALVE
ASSUMED LOCATION OF
EXISTING WATER MAIN
TBM
NAIL IN POLE #38
ELEV.=303.02
CLASS III
WETLAND
CLASS III
WETLAND
CLASS II WETLAND AS
DELINEATED ON 10/21/2019 BY
KARINA DAILEY, P.W.S. AND
BRITTANY LEBEAU.
CLOTHESLINE
BLUE
SPRUCE
BLUE
SPRUCE
N/F
UVM & STATE
AGRICULTURAL COLLEGE
N/F
REGINALD C.
& ROSE M.
HEBERT
N/F
UVM & STATE AGRICULTURAL COLLEGE
N/F
UNIVERSITY OF
VERMONT
N/F
UVM & STATE
AGRICULTURE COLLEGE
N/F
ROBERT
COUILLARD
CLASS II
WETLAND
WETLAND
CONTINUES
SOUTH
WETLAND
CONTINUES
NORTHWEST
50' S.B
U
RL.
CLASS III
WETL
A
N
D
BUFF
E
R 50' S.BURL.CLASS IIIWETLANDBUFFER50'
WETLAND
BUFFER50'WETLANDBUFFER18" CMP
i = 286.0
12" CMP
i = 293.59
i = 293.58
OVERHEAD DOOR (TYP.)
DOORWAY (TYP.)
291
297
290
289288
288
289
290
291
28
7291292293294
295296297298299300301297298299300301289290291
292
293
295
294 298295296297294293292291290
298
291
292
29
3
2
9
4
2
9
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9
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294
2962952942993003002992
9
8
29
7
29
6
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7
29
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299
299295
296
297
298
299299
298
299
298
297
296295294
295298 298
300 299 298 297 296
295294 296295
294293292
28
8
2
8
9288
289290291287290
289290291292293294
294
292293294295
29
8
2962
9
5
298
297
299
2
9
9
299
301300
301298297296295WW
WWWWW12" AC WATER MAIN
APPROX. LOCATION PER
CWD
0
Feet
Graphic Scale
50 100 150
15°±VT GridMagneticSheet Title
Project Title
Use of These Drawings
Scale:
Project Number:
Date:
Drawn By:
Project Engineer:
Approved By:
No. Description Date By
Revisions
478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495
802 879 6331 | WWW.TCEVT.COM
ENGINEERING SURVEY
No. 9020
CIVILABIGAIL A.
D
E
RYSTATE O F VER
M
O
NT
PROF
E
SSIONAL
E N G INEERLICE N S E D
Field Book:
For Local Permitting Only
1. Unless otherwise noted, these Drawings are intended for
preliminary planning, coordination with other disciplines or
utilities, and/or approval from the regulatory authorities.
They are not intended as construction drawings unless noted
as 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, but
not limited to, contract documents, specifications,
owner/contractor agreements, building and mechanical
plans, private and public utilities, and other pertinent permits
for construction.
3. Owner and Architect, are responsible for final design and
location of buildings shown, including an area measured a
minimum five (5) feet around any building and coordinating
final utility connections shown on these plans.
4. Prior to using these plans for construction layout, the user
shall contact TCE to ensure the plan contains the most
current revisions.
5. These Drawings are specific to the Project and are not
transferable. As instruments of service, these drawings, and
copies thereof, furnished by TCE are its exclusive property.
Changes to the drawings may only be made by TCE. If
errors or omissions are discovered, they shall be brought to
the attention of TCE immediately.
6. It is the User's responsibility to ensure this copy contains
the most current revisions.
PLANNING ENVIRONMENTAL
1 03/18/22 TCERevised Layout
SPAN: 600-188-11469 PARCEL: 1640-00600
Existing Conditions
C1-01
5/14/2021
1" = 50'
19-268
RMP
AAD
600 Spear FJT, LLC
600 Spear Street
South Burlington, Vermont
PROJECT LOCATION
EXISTING CONDITIONS NOTES:
1.THE PURPOSE OF THE EXISTING CONDITIONS PLAN IS TO DEPICT READILY APPARENT PERTINENT EXISTING
CONDITIONS AS OF FEBRUARY 2021.
2.BEARINGS SHOWN ARE BASED UPON VERMONT GRID NORTH USING VTVRS CORS STATION.
3.VERTICAL DATUM IS BASED ON NAVD88 (GEIOD 12). A TRIMBLE R6 RTK GPS UNIT WAS EMPLOYED FOR THESE
OBSERVATIONS.
4.COORDINATE SYSTEM IS BASED ON VERMONT STATE PLANE (U.S. SURVEY FEET).
5.THE LOCATION OF EXISTING UNDERGROUND UTILITIES AND IMPROVEMENTS SHOWN ARE BASED ON RESEARCH,
UTILITY PLANS PROVIDED BY OTHERS, AND/OR SURFACE EVIDENCE ENCOUNTERED AND WERE OBTAINED IN A
MANNER CONSISTENT WITH THE ORDINARY STANDARD OF PROFESSIONAL CARE AND HAVE NOT BEEN
INDEPENDENTLY VERIFIED BY THE OWNER OR THE DESIGN ENGINEER. ADDITIONAL UTILITIES NOT SHOWN MAY
EXIST. ENGINEER SHALL BE NOTIFIED IF ANY DISCREPANCIES ARE ENCOUNTERED. ACTUAL LOCATION OF
UNDERGROUND UTILITIES MAY VARY. DIGSAFE MUST BE CONTACTED PRIOR TO ANY EXCAVATION. CALL
1-888-DIG SAFE (344-7233) OR CALL 811.
6.PERIMETER BOUNDARIES SHOWN HEREON STRICTLY FROM TAX MAP INFORMATION ONLY, THIS PLAN DOES NOT
DEPICT A FORMAL BOUNDARY SURVEY, UNLESS NOTED AS SUCH. sur you should probably change this note
right? is everything else ok re notes?
7.THE WETLAND DELINEATION SHOWN ON THIS PLAN WAS PERFORMED ON 10/21/2019, ACCORDING TO
STANDARDS OF THE 1987 US ARMY CORPS OF ENGINEERS WETLAND DELINEATION MANUAL AND THE
NORTHEAST REGIONAL SUPPLEMENT. THIS DELINEATION WAS PERFORMED BY KARINA DAILEY, P.W.S. AND
BRITTANY LEBEAU OF TRUDELL CONSULTING ENGINEERS.
4
42
21
3
3
6
6
5
5
7
7
1
G
UG
UG
X
X X X X X X X X X X X X X X X X
OHOHOHOHOHWWWWWWW
W ØØW
ØØØØØØØØØØ XXXXXXXUT
UT INTERSTATE 89 SINTERSTATE 89 NWWWWWDX
XXXX
X
X
X
XXX
XXX
XXXX XXX50'R.O.W.10' SETBACK INTERSTATE 89 S10' SIDE SETBACK150' INTERSTATE
SETBACK
XXXXXXXXX XX X XXX
X
X
XXX X XXXXXXXXXXXXXXXXX10'
10'
50' R.O.W
10' SETBACKG G
UG
UG
UG
UGOHOHOHOH
OHOHS
W W
W ØØØW ØØØØUT
UT
UT
UT
401/36
37
38
N/F
REGINALD C.
& ROSE M. HEBERT
N/F
ROBERT COUILLARD
299
300
295296300299298297290
290
290
295 295290
295
295
300
295
2
9
5
300WWX X
X XXXXXXX
X X
X X
X X
XXXXX X
X XXXXX
XXXXXXX X XXXXX50'R.O.W.10' SETBACK
BUILDING 8
BUILDING 5
BUILDING 2
BUILDING 7
BUILDING 6
BUILDING 1
20
21
11
XXXXXXXXXXX15
4
4
XXXBUILDING 3
BUILDING 4
EV
EV
EV EV
EV
EV EV
EV WALKING PATHFFE 298.5
FFE 298.5
FFE 299.5
X XXXXXXXXXDD2992982
98
296297
298298299300300
299
298 297297
299 2992982992
9
9
2
9
9
299
299
299
299
298
298
297
297
297
298297
298
298298
294
295296
297
297
298
298
298
2
9
8
300
294
295
296295294294295296
298
297
298
299
299
299
294295296
299 299
299
297 296295294293
297 296295294293
297 296295294
297 296
298
297296298296
298
29
7
294 295
293
296
288290
292
STOP SIGN
EMERGENCY
TURN AROUND
6' BENCH, TYP.
STORMWATER TREATMENT AREA, TYP.MOWN WALKING PATH
DUMPSTER AREA
WITH SCREEN FENCE
CURB, TYP.
CURB, TYP.
MOUNTABLE CURB FOR EMERGENCY ACCESS, TYP.
10'10'
50' R.O.W
10' SETBACKFFE 299.5
FFE 299.5
FFE 299.5
FFE 299.5
FFE 299.5
PERGOLA
SNOW STORAGE (TYP)
Sheet Title
Project Title
Use of These Drawings
Scale:
Project Number:
Date:
Drawn By:
Project Engineer:
Approved By:
No. Description Date By
Revisions
478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495
802 879 6331 | WWW.TCEVT.COM
ENGINEERING SURVEY
No. 9020
CIVILABIGAIL A.
D
E
RYSTATE O F VER
M
O
NT
PROF
E
SSIONAL
E N G INEERLICE N S E D
Field Book:
For Local Permitting Only
1. Unless otherwise noted, these Drawings are intended for
preliminary planning, coordination with other disciplines or
utilities, and/or approval from the regulatory authorities.
They are not intended as construction drawings unless noted
as 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, but
not limited to, contract documents, specifications,
owner/contractor agreements, building and mechanical
plans, private and public utilities, and other pertinent permits
for construction.
3. Owner and Architect, are responsible for final design and
location of buildings shown, including an area measured a
minimum five (5) feet around any building and coordinating
final utility connections shown on these plans.
4. Prior to using these plans for construction layout, the user
shall contact TCE to ensure the plan contains the most
current revisions.
5. These Drawings are specific to the Project and are not
transferable. As instruments of service, these drawings, and
copies thereof, furnished by TCE are its exclusive property.
Changes to the drawings may only be made by TCE. If
errors or omissions are discovered, they shall be brought to
the attention of TCE immediately.
6. It is the User's responsibility to ensure this copy contains
the most current revisions.
PLANNING ENVIRONMENTAL
SPAN: 600-188-11469 PARCEL:
1640-00600
Overall Site
Plan
C2-00
5/14/2021
As Shown
19-268
MMI
AAD
600 Spear FJT, LLC
600 Spear Street
South Burlington, Vermont
PROJECT INFORMATION:
1.OWNER/APPLICANT: 600 SPEAR FJT, LLC
600 SPEAR EBT, LLC
ONE NATIONAL LIFE DRIVE - M230
MONTPELIER, VERMONT 05604
2.TAX PARCEL ID: SPAN: 600-188-11469 PARCEL: 1640-00600
3.PHYSICAL ADDRESS 600 SPEAR STREET
OF PROPERTY:SOUTH BURLINGTON, VERMONT 05403
4.PARCEL SIZE: 8.63± ACRES
5.ZONING DISTRICT: RESIDENTIAL 4
6.THE THE WETLAND DELINEATION SHOWN ON THIS PLAN WAS
PERFORMED ON 10/21/2019 ACCORDING TO THE STANDARDS OF THE
1987 US ARMY CORPS OF ENGINEERS AND THE 212 REGIONAL
SUPPLEMENT. THE DELINEATION WAS PREFORMED BY KARINA DAILEY,
P.W.S. AND BRITTANY LEBEAU.
OVERALL PLAN
1" = 50'-0"A
B CORE DEVELOPMENT PLAN
1" = 30'-0"
15°±VT GridMagneticNOTE:
75 PARKING SPACES ACCOMMODATED ON SITE.
2/DU+27 OVERFLOW AND NON-RESIDENTIAL SPACES
Revised Layout1 03/18/22 TCE
X X X X X X X X X X X X X X X X X X X X X X X X X X
ØØØØØØØØØØØØØØØØØØØ289
290
291
292
293
295
294 298295296297294293292291
290
298
291
292
2
9
3
2
9
4
2
9
5296 291 292
29
3
295
296
297
298
299299
298
299
298
297
296
295
294
295298 298
296
295294
294293292
294
294
DXX XXX
XX
XXXXXXXX
XX XXX
XXX XX XXXXX
XX XXX
XXXXXXXXXXXXX<><><><><><><><>
<>
<><><><><><><><><><><><><><><><><><><><><><><><><>
FUTURE CITY STREET EXTENSION
BUILDING 8
BUILDING 5
BUILDING 2
BUILDING 7
BUILDING 6
BUILDING 1
C2-01EXISTING
BUILDING
TO REMAIN
CLASS II 50' WETLAND BUFFER
10' SIDE SETBACK20
21
11
XXXXXXXXXXXXXXXXX4
4
WWWWWWWWWWWW
W
W W W W W W W W W
W W W W W W W W W W W W W W W W W W W
W W W W W WSSW W
WWSSSSSSSSSS S S S
FM FM FM FM FM FM FM FM FM FM FM FM FM FM
FM
FM
FM FM FM FM FM
S S SS
S
SSSSSSS
UG UG UG UG UG UG UG UGUGUGUGUGUGUGUGUGUGUG UG UG UG UG UG UG
UG UG
G G G G GGGGGGGG G G G G G
G
G
UG UG DDDDD
DDDDDDDDDDDD D
DDDDDD D D D D D D D D D D D
D
D D
D
D
D
SS
W WS S
W W
S
WG
G G G G G GS
S
BUILDING 3
BUILDING 4
WWS
S
S
SS
EV
EV
EV EV
EV
EV EV
EV WALKING PATHD
D DDD
D
D
D
FFE 298.5
FFE 298.5
FFE 299.5
D
D DD
X X X XX X X X XXXXXXXXXXXXXXXXXXS S S S
S
S
298296297
298 297297
299 2992982992
9
9
2
9
9
299
299
299
299
298
298
297
297
297
298297
298
298294
295
296
297297
29
8
298
298
2
9
8
294
295
296
295
294294
295296
29
8
297
29
8
299
299
299
294
295296
299 299
299
297 296295294293
297 296295294
297 296
298
297296298296
298
29
7
294 295
293
296
288290
292
PROPOSED 50'
CITY R.O.W.
STOP SIGN
EMERGENCY
TURN AROUND
NEW CITY STREET6' BENCH, TYP.
STORMWATER TREATMENT AREA, TYP.MOWN WALKING PATH
DETECTABLE WARNING, TYP.
SIDEWALK, TYP.
CURB, TYP.
CURB, TYP.
MOUNTABLE CURB FOR EMERGENCY ACCESS, TYP.
10'10'
50' R.O.W
FFE 299.5
FFE 299.5
FFE 299.5
FFE 299.5
FFE 299.5
COMMUNITY GARDEN AREA
ACCESS TO
SOLAR AREA
PERGOLA
<><><><><><><><>
SNOW STORAGE (TYP)<><><><><><><><><><><><><><><><><><><><><>
Sheet Title
Project Title
Use of These Drawings
Scale:
Project Number:
Date:
Drawn By:
Project Engineer:
Approved By:
No. Description Date By
Revisions
478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495
802 879 6331 | WWW.TCEVT.COM
ENGINEERING SURVEY
No. 9020
CIVILABIGAIL A.
D
E
RYSTATE O F VER
M
O
NT
PROF
E
SSIONAL
E N G INEERLICE N S E D
Field Book:
For Local Permitting Only
1. Unless otherwise noted, these Drawings are intended for
preliminary planning, coordination with other disciplines or
utilities, and/or approval from the regulatory authorities.
They are not intended as construction drawings unless noted
as 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, but
not limited to, contract documents, specifications,
owner/contractor agreements, building and mechanical
plans, private and public utilities, and other pertinent permits
for construction.
3. Owner and Architect, are responsible for final design and
location of buildings shown, including an area measured a
minimum five (5) feet around any building and coordinating
final utility connections shown on these plans.
4. Prior to using these plans for construction layout, the user
shall contact TCE to ensure the plan contains the most
current revisions.
5. These Drawings are specific to the Project and are not
transferable. As instruments of service, these drawings, and
copies thereof, furnished by TCE are its exclusive property.
Changes to the drawings may only be made by TCE. If
errors or omissions are discovered, they shall be brought to
the attention of TCE immediately.
6. It is the User's responsibility to ensure this copy contains
the most current revisions.
PLANNING ENVIRONMENTAL
SPAN: 600-188-11469 PARCEL: 1640-00600
Layout &
Materials Plan
C2-02
5/14/2021
1" = 20'
19-268
----
AAD
600 Spear FJT, LLC
600 Spear Street
South Burlington, Vermont
LAYOUT AND MATERIALS NOTES
1.THE DIMENSIONS SHOWN ON THE DRAWINGS SHOW DESIGN INTENT AND MUST
BE FIELD VERIFIED PRIOR TO PREPARATION OF SHOP DRAWINGS.
2.ALL LINES ARE PARALLEL, PERPENDICULAR, OR 45 DEGREES TO THE LINES FROM
WHICH THEY ARE MEASURED UNLESS OTHERWISE NOTED.
3.THE DIMENSIONS OF PAVEMENT AS SHOWN ON THE DRAWINGS ARE TO THE
CENTER LINE OF EACH TYPE OF JOINT EXCEPT WHERE PAVEMENT MEETS A
VERTICAL FACE; AT THIS LOCATION DIMENSIONS ARE TO THE VERTICAL FACE.
4.DIMENSIONS TO SITE OR BUILDING WALLS ARE TO THE OUTSIDE (OR EXPOSED)
FACE OF WALL UNLESS OTHERWISE NOTED.
5.EXPANSION JOINT FILLER AND SEALANT SHALL BE PLACED WHERE CONCRETE
PAVEMENT MEETS CURBING, WALLS OR OTHER VERTICAL ELEMENTS, INCLUDING
LIGHT BASES, HYDRANTS, BUILDINGS AND BUILDING COLUMNS, WALLS, STAIRS
AND AT OTHER CONDITIONS AS SHOWN ON THE DRAWINGS. CONTRACTOR
SHALL REQUEST THE PRESENCE OF THE LANDSCAPE ARCHITECT TO REVIEW THE
LAYOUT OF EXPANSION JOINTS PRIOR TO PLACING FINISHED WORK.
6.EXPANSION JOINTS SHALL BE LOCATED 25' - 30' O/C, MAX.
7.WHERE NEW PAVING OR EARTHWORK MEETS EXISTING PAVING OR EARTHWORK,
SMOOTHLY BLEND LINE OF EXISTING WITH NEW.
8.RESTORE EXISTING CONDITIONS AS NECESSARY IN ALL AREAS DISTURBED BY THE
CONSTRUCTION OF THIS PROJECT, INCLUDING, BUT NOT LIMITED TO, RESETTING
SITE IMPROVEMENTS, REPAVING AND SEEDING.
9.HANDRAILS OR GUARDRAILS SHALL BE PROVIDED FOR ALL AREAS WHERE
GRADE CHANGE IS 30" OR GREATER.
Revised Layout1 03/18/22 TCE
M
M
M OHOHG G
UG UG
UG
X
X
X
X X X X X X X X X X X X X X X X X X
OHOHOHOHOHOHWWWWWWWWWW W
W ØØW
ØØØØØØØØØØØØØUT UT
UT
401/36
37
38
WATER MANHOLE
RIM = 298.8
BLOWOFF VALVE
ASSUMED LOCATION OF
EXISTING WATER MAIN
CLASS III
WETLAND
CLASS III
WETLAND
50' S.
B
U
RL.
CLASS III
WETL
A
N
D
BUFFE
R 50' S.BURL.CLASS IIIWETLANDBUFFER12" CMP
i = 293.59
i = 293.58
291
297
290
289288
288
289
290
291
28
7292293294
295296297298299300301297298299300301289290291
292
293
295
294 298295296297294293292291290
298
291
292
29
3
2
9
4
2
9
5296 291 292
2
9
3
294
29629529429929
8
29
7
29
6
2
9
6
29
7
29
8
299
299295
296
297
298
299299
298
299
298
297
296
295
294
295298 298
300 299 298 297 296
295294 296295
294293292
28
8
2
8
9288
2892902912872892
9
0 291292293294
294
292
293
294
295
29
8
29629
5
298
297
299
2
9
9
299
301300
301298297296295WWW
WWWWWW12" AC WATER MAIN
APPROX. LOCATION PER CWD DDX
XXXX
X
X
X
XXX
XXX
XXXXX XXXXBUILDING 8
BUILDING 5
BUILDING 2
BUILDING 7
BUILDING 6
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4" SDR 21 FORCE MAIN
PUMP STATION
VALVE PIT
18" STORMWATER PIPE
FIRE HYDRANT, TYP.
BIORETENTION POND, TYP.
PRECAST CONCRETE DEEP
SUMP CATCH BASIN
STORM DRAINAGE MANHOLE, TYP.
SEWER MANHOLE, TYP.
STORMWATER DISCHARGE
PIPE
WATER SERVICE WITH CURB STOP, TYP.
SEWER SERVICE FOR
EXISTING RESIDENCE
SEWER SERVICE, TYP.
FORCEMAIN SENDING PIT -
DIRECTIONAL DRILL UNDER
WETLAND
SLEEVE PIPE, TYP.
BEEHIVE GRATE
OVERFLOW
NYLOPLAST DEEP SUMP
CATCH BASIN
PERFORATED
RISER, TYP.
PEASTONE FILTER STRIP, TYP.
FFE 299.5
FFE 299.5
FFE 299.5
FFE 299.5
FFE 299.5OHUG
X
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37
38 INTERSTATE 89 N ASSUMED
LOCATION
EXISTING SEPTIC
AREA
ASSUMED
LOCATION OF
WATER SERVICE
EXISTING WATER SERVICE
EXISTING SEPTIC TANK
REFERENCE EC-4-0700
ASSUMED
LOCATION OF
WATER SERVICE
WATER
MANHOLE
RIM = 298.8
BLOWOFF VALVE
ASSUMED
LOCATION OF
EXISTING
WATER MAIN
EXISTING SMH ROUND
RIM = ±303.0
iIN/OUT = ±291.5
EXISTING SMH SQUARE
RIM = ±303.2
iIN/OUT = ±293.228828929
0 291292293294292293295296 297294294 2912922932
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303303304
300
302
301
303
299
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2
9
8
29
9
30
0
298
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300
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MAIN
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DIRECTIONAL DRILL SENDING PIT, OPEN
EXCAVATION FROM THE PUMP STATION
TO THIS POINT. DIRECTIONAL DRILL UNDER
INTERSTATE 89 TO THE LOCATION SHOWN
ON THE PLANS NAMED RECEIVING PIT.
DIRECTIONAL DRILL RECEIVING
PIT. FROM THIS POINT TO TO
THE PROPOSED MANHOLE,
OPEN TRENCH CUT.
PROPOSED SEWER MANHOLE
RIM = ±302.25
iIN = ±290.5
iOUT = ±290.4
12" PIPE
PUMP
STATION
VALVE PIT
18" STORMWATER PIPE
FIRE HYDRANT, TYP.
BIORETENTION POND, TYP.
PRECAST
CONCRETE
DEEP SUMP
CATCH
BASIN
STORM DRAINAGE MANHOLE, TYP.
SEWER MANHOLE, TYP.
STORMWATER
DISCHARGE
PIPE
WATER SERVICE WITH CURB STOP, TYP.
SEWER SERVICE FOR
EXISTING RESIDENCE
SEWER SERVICE, TYP.
FORCEMAIN
SENDING PIT -
DIRECTIONAL
DRILL UNDER
WETLAND
SLEEVE PIPE, TYP.
BEEHIVE GRATE
OVERFLOW
NYLOPLAST
DEEP SUMP
CATCH
BASIN
PERFORATED
RISER, TYP.
PEASTONE FILTER
STRIP, TYP.
Sheet Title
Project Title
Use of These Drawings
Scale:
Project Number:
Date:
Drawn By:
Project Engineer:
Approved By:
No. Description Date By
Revisions
478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495
802 879 6331 | WWW.TCEVT.COM
ENGINEERING SURVEY
No. 9020
CIVILABIGAIL A.
D
E
RYSTATE O F VER
M
O
NT
PROF
E
SSIONAL
E N G INEERLICE N S E D
Field Book:
For Local Permitting Only
1. Unless otherwise noted, these Drawings are intended for
preliminary planning, coordination with other disciplines or
utilities, and/or approval from the regulatory authorities.
They are not intended as construction drawings unless noted
as 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, but
not limited to, contract documents, specifications,
owner/contractor agreements, building and mechanical
plans, private and public utilities, and other pertinent permits
for construction.
3. Owner and Architect, are responsible for final design and
location of buildings shown, including an area measured a
minimum five (5) feet around any building and coordinating
final utility connections shown on these plans.
4. Prior to using these plans for construction layout, the user
shall contact TCE to ensure the plan contains the most
current revisions.
5. These Drawings are specific to the Project and are not
transferable. As instruments of service, these drawings, and
copies thereof, furnished by TCE are its exclusive property.
Changes to the drawings may only be made by TCE. If
errors or omissions are discovered, they shall be brought to
the attention of TCE immediately.
6. It is the User's responsibility to ensure this copy contains
the most current revisions.
PLANNING ENVIRONMENTAL
SPAN: 600-188-11469 PARCEL:
1640-00600
Utility Plan
Overview
C3-01
5/14/2021
As Shown
19-268
ALR
AAD
600 Spear FJT, LLC
600 Spear Street
South Burlington, Vermont
SEWER CONNECTION PLAN
1" = 80'-0"A
B UTILITY PLAN
1" = 40'-0"
Revised Layout1 03/18/22 TCE
OHG G
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OHOHOHOHOHOHOHOHOHSWWWWWW
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UT
UT
UT
UT
2"
18" MAPLE
401/36
37
38
WATER MANHOLE
RIM = 298.8
BLOWOFF VALVE
ASSUMED LOCATION OF EXISTING
WATER MAIN
TBM
NAIL IN POLE #38
BLUE
SPRUCE
291
297
290
289 288
288
289
290
291
28
7294
295296297298299300301297298299300301289
290
291
292
293
295
294 298295296297294293292291
290
298
291
292
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9
4
2
9
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300
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295294 293292291289
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295
29
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2962
9
5
298
297
299
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9
9
299
301 300301298297296WWWWWWWWWW12" AC WATER MAIN
APPROX. LOCATION PER CWD
X X
X XXXXXXX
X X
X X
X X
XXXXX X
X XXXXX
XXXXXXX X XXXXXXXXXXXXXXXXXXXWWWWWWWW
W W W W W W
W W W W W W W W W W W W W W W W W W W
W W W WSW
WSSSSSSS S
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FM
FM FM FM
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S
SSSSS
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D
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X X XX XXXXXXXXXXX
XS S S
S
5 AC
3 TO
3 NS 2 QR 3 PG 3 NS 1 PG
1 AF
3 CC
1 QR
1 AB
9 RA
1 HV
1 ML
3 BN
1 AA
1 AA
1 ML
9 RA
9 RA
9 SB 9 SB
6 HA
15 HA
12 HA
6 HA
3 AS
STORMWATER
TREATMENT AREA 4
STORMWATER
TREATMENT AREA 1
STORMWATER
TREATMENT AREA 2
STORMWATER
TREATMENT AREA 5
STORMWATER
TREATMENT AREA 3 STORMWATER
TREATMENT AREA 6
STORMWATER
TREATMENT AREA 7
8 VP
3 AF
3 GT 3 UA1 AF
1 UA
2 GT 2 QR 1 UA
1 NS
3 PS
1 GT
1 ML
2 UA
1 UA 1 ML 1 ML 1 HV
9 RA
1 AS
1 NS
1 AS
1 AB
1 QR
2 UA
1 AF
1 AF
1 AF
2 GT
1 HV
1 AS
9 CAF
3 PS
1 GT
1 HV
9 RA
9 RA
9 SB
9 SB
9 SB
9 SB
6 HA
1 AB
1 QR
1 GT
1 ML
3 AS 6 HA
11 HA 14 HA
6 HA
1BN
8 AA
12 VT
1 HV
4 AA
9 VT
9 CAF 9 CAF
9 CAF
2 AA
1 BN
45 CAK
30 PVS
30 EP
15 RF
0
Feet
Graphic Scale
30 60 90
Sheet Title
Project Title
Use of These Drawings
Scale:
Project Number:
Date:
Drawn By:
Project Engineer:
Approved By:
No. Description Date By
Revisions
478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495
802 879 6331 | WWW.TCEVT.COM
ENGINEERING SURVEY
Field Book:
1. Unless otherwise noted, these Drawings are intended for
preliminary planning, coordination with other disciplines or
utilities, and/or approval from the regulatory authorities.
They are not intended as construction drawings unless noted
as 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, but
not limited to, contract documents, specifications,
owner/contractor agreements, building and mechanical
plans, private and public utilities, and other pertinent permits
for construction.
3. Owner and Architect, are responsible for final design and
location of buildings shown, including an area measured a
minimum five (5) feet around any building and coordinating
final utility connections shown on these plans.
4. Prior to using these plans for construction layout, the user
shall contact TCE to ensure the plan contains the most
current revisions.
5. These Drawings are specific to the Project and are not
transferable. As instruments of service, these drawings, and
copies thereof, furnished by TCE are its exclusive property.
Changes to the drawings may only be made by TCE. If
errors or omissions are discovered, they shall be brought to
the attention of TCE immediately.
6. It is the User's responsibility to ensure this copy contains
the most current revisions.
PLANNING ENVIRONMENTAL
1 03/18/22 TCERevised Layout
SPAN: 600-188-11469 PARCEL: 1640-00600
Landscape
Plan
LA1-01
5/14/2021
1" = 30'
19-268
----
AAD
600 Spear FJT, LLC
600 Spear Street
South Burlington, Vermont
15°±VT GridMagneticSEE LA1-02 FOR PLANT SCHEDULE
123ARCHITECTURALSHINGLESCLAPBOARDSIDINGCLADWINDOWSSTAINED TIMBERPOSTSC235TW3046TW3046C235TW3046TW3046TW3046TW3046123100' - 0" 109' - 4"T.O. 2ND SUBFLOORT.O. 1ST SUBFLOOR130' - 8"T.O.RIDGE118' - 6 3/4"T.O.ATTIC SUBFLOOR9'-4"9'-2 3/4"12'-1 1/8"
30'-8"TW3046128C2351210TW2046TW3046TW3046TW3046C235C235ARCHITECTURALSHINGLESCLAPBOARDSIDINGCLADWINDOWSSTAINEDSCREEN WALLTO STAIRS,BIKES, WALKTROUGH TOLAWNSTAINED TIMBERPOSTSSTAINED TIMBERPOSTSPAINTED TRIMTW3046C235C235100' - 0" 109' - 4"T.O. 2ND SUBFLOORT.O. 1ST SUBFLOOR130' - 8"T.O.RIDGE118' - 6 3/4"T.O.ATTIC SUBFLOOR9'-4"9'-2 3/4"12'-1 1/8"30'-8"100' - 0" 109' - 4"T.O. 2ND SUBFLOORT.O. 1ST SUBFLOOR129' - 6 3/4"T.O.RIDGE118' - 6 3/4"T.O.ATTIC SUBFLOOR9'-4"9'-2 3/4"11'-0"
29'-6 3/4"100' - 0" 109' - 4"T.O. 2ND SUBFLOORT.O. 1ST SUBFLOOR130' - 8"T.O.RIDGE118' - 6 3/4"T.O.ATTIC SUBFLOOR9'-4"9'-2 3/4"12'-1 1/8"
30'-8"128STAINED WOODSCREEN DOORSSTAINED TIMBERSTAIRS ANDRAILINGARCHITECTURALSHINGLESPAINTED WOODSIDINGSTAINED WOODSCREEN123PROPOSED ELEVATIONS Scale: 1/4" = 1'-0"SIDE ELEVATION1Scale: 1/4" = 1'-0"STREET SIDE ELEVATION2Scale: 1/4" = 1'-0"CONNECTOR SECTION2Drawn By:MMSheet:Date:21 FEB 2020Revisions:SHEET INFORMATION
600 SPEAR ST6 6554433221A1BCDBACDALTERATIONS TO
Checked By:xA3 TiMic Drafting &Designworking for your visionOffices inThetford & Montpelier, VtT:802.683.7027M:802.793.6862SOUTH BURLINGTON, VERMONT
TYPICAL 4 UNIT BUILDINGSCHEMATICDESIGN
TW3046TW3046128TW3046TW3046C235C235PAINTED TRIMPAINTED WOODSIDINGCLADWINDOWSSTAINED TIMBERPOSTSTW3046TW30461210TW3046TW3046TW3046TW3046TW3046TW3046TW3046TW3046PAINTED TRIMPAINTED WOODSIDINGCLADWINDOWSSTAINED TIMBERPOSTSSTAINEDSCREEN WALLARCHITECTURALSHINGLES100' - 0" 109' - 4"T.O. 2ND SUBFLOORT.O. 1ST SUBFLOOR129' - 6 3/4"T.O.RIDGE118' - 6 3/4"T.O.ATTIC SUBFLOOR9'-4"9'-2 3/4"11'-0"29'-6 3/4"TW3046TW3046TW3046TW3046STAINED TIMBERPOSTS100' - 0" 109' - 4"T.O. 2ND SUBFLOORT.O. 1ST SUBFLOOR130' - 8"T.O.RIDGE118' - 6 3/4"T.O.ATTIC SUBFLOOR9'-4"9'-2 3/4"12'-1 1/8"
30'-8"
PROPOSED ELEVATIONS Scale: 1/4" = 1'-0"SIDE ELEVATION1Scale: 1/4" = 1'-0"LAWN ELEVATION2Drawn By:MMSheet:Date:21 FEB 2020Revisions:SHEET INFORMATION
600 SPEAR ST6 6554433221A1BCDBACDALTERATIONS TO
Checked By:xA4 TiMic Drafting &Designworking for your visionOffices inThetford & Montpelier, VtT:802.683.7027M:802.793.6862SOUTH BURLINGTON, VERMONT
TYPICAL 4 UNIT BUILDINGSCHEMATICDESIGN
10234812UP754321
10'-1 1/4"28'-0"11'-6"30'-0"4'-9"10'-1 1/4"2'-0"7'-5"18'-7"3'-0"
9 1/2"UNIT BBEDROOMENTRYDININGKITCHENLIVINGBIKESTORAGETRASH /RECYCLINGCOVEREDAREA28'-0"10'-7"30'-0"UNIT ABEDROOMENTRYDININGKITCHENLIVINGDECK5'-0"13'-6"9'-6"DECKPROPOSED FIRST FLOOR PLANScale: 1/4" = 1'-0"FIRST FLOOR PLANS1Drawn By:MMSheet:Date:21 FEB 2020Revisions:SHEET INFORMATION
600 SPEAR ST6 6554433221A1BCDBACDALTERATIONS TO
Checked By:xA1 TiMic Drafting &Designworking for your visionOffices inThetford & Montpelier, VtT:802.683.7027M:802.793.6862SOUTH BURLINGTON, VERMONT
TYPICAL 4 UNIT BUILDINGSCHEMATICDESIGN
BEDROOM 1DININGLIVINGUNIT D1023481223456789101112131DN15
ENTRYOPEN TOBELOW28'-0"10'-1 1/4"28'-0"30'-0"
30'-0"28'-0"10'-1 1/4"28'-0"9'-9"
10'-7"DECK1416
KITCHENBEDROOM 1DININGLIVINGUNIT EENTRYKITCHEN9 1/2"DECKPROPOSED SECOND FLOOR PLANScale: 1/4" = 1'-0"SECOND FLOOR PLANS1Drawn By:MMSheet:Date:21 FEB 2020Revisions:SHEET INFORMATION
600 SPEAR ST6 6554433221A1BCDBACDALTERATIONS TO
Checked By:xA2 TiMic Drafting &Designworking for your visionOffices inThetford & Montpelier, VtT:802.683.7027M:802.793.6862SOUTH BURLINGTON, VERMONT
TYPICAL 4 UNIT BUILDINGSCHEMATICDESIGN
Site Planting
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS COST PER PLANT
(installed)TOTAL
LARGE DECIDUOUS TREES
AF 9 Acer freemanii 'Autumn Blaze'Autumn Blaze Freeman Maple 2.5" Cal B&B $750 $6,750
GT 9 Gleditsia triacanthos 'Skyline'Skyline Thornless Honeylocust 2.5" Cal B&B $875 $7,875
AS 10 Acer saccharum 'Green Mountain'Green Mountain Sgar Maple 2.5" Cal B&B $800 $8,000
BN 5 Betula nigra 'Heritage'Heritage River Birch 2.5" Cal B&B Clump; 3 stem min.$665 $3,325
NS 8 Nyssa sylvatica Sweetgum 2.5" Cal B&B $775 $6,200
QR 7 Quercus rubra Northern Red Oak 2.5" Cal B&B $775 $5,425
UA 10 Ulmus americana 'Princeton'Princeton American Elm 2.5" Cal B&B $775 $7,750
EVERGREEN TREES
AB 3 Abies balsamea 'Phanerolepis'Caanan Fir 6-7' HT B&B $475 $1,425
AC 5 Abies concolor White Fir 6-7' HT B&B $495 $2,475
PG 4 Picea glauca White Fir 6-7' HT B&B $500 $2,000
PS 9 Pinus strobus Eastern White Pine 6-7' HT B&B $350 $3,150
TO 3 Thuja plicata 'Green Giant'Green Giant Arborvitae 6-7' HT B&B $475 $1,425
SMALL TREES & SHRUBS
AA 4 Amelanchier x 'Autumn Brilliance'Autumn Brilliance Serviceberry 1.5-2" Cal B&B/Cont.Mulitstemmed, 3 min.$540 $2,160
AAB 12 Aronia arbutifolia 'Brilliantissima'Brilliant Red Chokeberry #5 CONT 4-5 canes min.95 $1,140
CC 3 Carpinus caroliniana American Hornbeam 2.5" Cal B&B/Cont.$750 $2,250
CAF 54 Clethra alnifolia 'Hummingbird'Hummingbird Summersweet #3 Cont.$60 $3,240
HV 4 Hamamelis virginiana Witchhazel #5 Cont.$205 $820
HA 76 Hydrangea arborescens 'Annabell'Annabell Hydrangea #2 Cont.$55 $4,180
ML 5 Magolia x loebneri 'Dr. Merrill'Dr. Merrill Magnolia #5 B&B/Cont.$220 $1,100
RA 54 Rhododendron 'Aglo'Aglo Rhododendron #2 Cont.$58 $3,132
SB 36 Spirea x bumalda 'Neon Flash'Neon Flash Spirea #3 Cont.$45 $1,620
VP 8 Viburnum prunifolium Blackhaw Viburnum #5 CONT 7-8 branches min.$125 $1,000.00
VT 23 Viburnum trilobum Cranberrybush Viburnum #5 CONT 5 canes min.$110 $2,530.00
Tree & Shrub Planting COST:$78,972
PERENNIALS
EP 45 Echinacea purpurea Puple Coneflower #2 Cont.$27 $1,215
Opinion of Landscape Costs
600 Spear Street
19-268
Prepared by TCE
Draft for Preliminary Plat | March 2022
HJS 25 Hemerocallis 'Joan Senior'Joan Senior Daylily #2 Cont.$27 $675
HJU 40 Hemerocallis 'June'June Daylily #2 Cont.$27 $1,080
RF 30 Rudbeckia fulgida v. fulgida Blackeyed Susan #2 Cont.$27 $810
CAF 30 Calamagrostis x acutiflora 'Karl Foerster'Karl Foerster Feather Reed Grass #2 Cont.$35 $1,050
PVS 30 Panicum virgatum 'Shenandoah'Shenandoah Switch Grass #2 Cont.$80 $2,400
Total Site Planting COST:$86,202
Stormwater Treamtent Area 1
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS / SPACING COST PER PLANT TOTAL
AI 80 Aesclepias incarnata Swamp Milkweed Plug Flat 24" O.C.$5 $400
ACA 200 Anemone canadensis Canadian Windflower Plug Flat 15" O.C.$5 $1,000
AAB 3 Aronia arbutifolia Brilliant Red Chokeberry $29 $87
AD 75 Aruncus dioicus Goatsbeard Plug Flat 24" O.C.$5 $375
AN 100 Aster novae-anglae New England Aster Plug Flat 24" O.C.$5 $500
CAF 30 Calamagrostis x acutiflora 'Karl Foerster'Karl Foerster Feather Reed Grass Plug Flat 24" O.C.$5 $150
CO 6 Cephalanthus occidentalis Button Bush 3-4' HT BR/Tube AS SHOWN $29 $174
CG Chelone glabra White Turtlehead Plug Flat 24" O.C.$5 $0
CS 10 Cornus sericea Redtwig Dogwood 3-4' HT BR/Tube AS SHOWN $29 $290
CAH Clethra alnifolia Hummingbird Summersweet 3-4' HT BR/Tube AS SHOWN $29 $0
EP 50 Echinacea purpurea Puple Coneflower Plug Flat 24" O.C.$5 $250
EM 75 Eupatorium maculatum Joe Pye Weed Plug Flat 24" O.C.$5 $375
HAN 50 Helianthus angustifolius Swamp Sunflower Plug Flat 24" O.C.$5 $250
HV 3 Hamamelis virginiana Witchhazel 3-4' HT BR/Tube AS SHOWN $31 $93
IVM 1 Ilex verticillata 'Jim Dandy'Jim Dandy Winterberry Holly 3-4' HT BR/Tube Male, AS SHOWN $32 $32
IVF 3 Ilex verticillata 'Sparkleberry'Sparkleberry Winterberry Holly 3-4' HT BR/Tube Female, AS SHOWN $32 $96
IVE 50 Iris versicolor Blue Flag Iris Plug Flat 18" O.C.$5 $250
JE 100 Juncus effusus Common Rush Plug Flat 24" O.C.$5 $500
PVS 110 Panicum virgatum 'Shenandoah'Shenandoah Switch Grass Plug Flat 24" O.C.$5 $550
RF 80 Rudbeckia fulgida v. fulgida Blackeyed Susan Plug Flat 24" O.C.$5 $400
SA 75 Scirpus autovirens Dark Green Bulrush Plug Flat 24" O.C.$5 $375
SH 100 Sporobolus heterolepis Prairie Dropseed Plug Flat 24" O.C.$5 $500
VD Viburnum dentatum Arrowwood Viburnum 3-4' HT BR/Tube AS SHOWN $29 $0
Stormwater Area 1 COST:$6,647
Stormwater Treamtent Area 2
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS / SPACING COST PER PLANT TOTAL
AI 20 Aesclepias incarnata Swamp Milkweed Plug Flat 24" O.C.$5 $100
ACA 200 Anemone canadensis Canadian Windflower Plug Flat 15" O.C.$5 $1,000
AAB 8 Aronia arbutifolia Brilliant Red Chokeberry 3-4' HT BR/Tube AS SHOWN $29 $232
AD 45 Aruncus dioicus Goatsbeard Plug Flat 24" O.C.$5 $225
AN 75 Aster novae-anglae New England Aster Plug Flat 24" O.C.$5 $375
CAF 50 Calamagrostis x acutiflora 'Karl Foerster'Karl Foerster Feather Reed Grass Plug Flat 24" O.C.$5 $250
CO Cephalanthus occidentalis Button Bush 3-4' HT BR/Tube AS SHOWN $29 $0
CG Chelone glabra White Turtlehead Plug Flat 24" O.C.$5 $0
CS 4 Cornus sericea Redtwig Dogwood 3-4' HT BR/Tube AS SHOWN $29 $116
CAH 7 Clethra alnifolia Hummingbird Summersweet 3-4' HT BR/Tube AS SHOWN $29 $203
EP 75 Echinacea purpurea Puple Coneflower Plug Flat 24" O.C.$5 $375
EM 70 Eupatorium maculatum Joe Pye Weed Plug Flat 24" O.C.$5 $350
HAN 45 Helianthus angustifolius Swamp Sunflower Plug Flat 24" O.C.$5 $225
HV 3 Hamamelis virginiana Witchhazel 3-4' HT BR/Tube AS SHOWN $31 $93
IVM 1 Ilex verticillata 'Jim Dandy'Jim Dandy Winterberry Holly 3-4' HT BR/Tube Male, AS SHOWN $32 $32
IVF 4 Ilex verticillata 'Sparkleberry'Sparkleberry Winterberry Holly 3-4' HT BR/Tube Female, AS SHOWN $32 $128
IVE 40 Iris versicolor Blue Flag Iris Plug Flat 18" O.C.$5 $200
JE 55 Juncus effusus Common Rush Plug Flat 24" O.C.$5 $275
PVS 60 Panicum virgatum 'Shenandoah'Shenandoah Switch Grass Plug Flat 24" O.C.$5 $300
RF 45 Rudbeckia fulgida v. fulgida Blackeyed Susan Plug Flat 24" O.C.$5 $225
SA 50 Scirpus autovirens Dark Green Bulrush Plug Flat 24" O.C.$5 $250
SH 90 Sporobolus heterolepis Prairie Dropseed Plug Flat 24" O.C.$5 $450
VD Viburnum dentatum Arrowwood Viburnum 3-4' HT BR/Tube AS SHOWN $29 $0
Stormwater Area 2 COST:$5,404
Stormwater Treamtent Area 3
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS / SPACING COST PER PLANT TOTAL
AI 25 Aesclepias incarnata Swamp Milkweed Plug Flat 24" O.C.$5 $125
ACA 100 Anemone canadensis Canadian Windflower Plug Flat 15" O.C.$5 $500
AAB Aronia arbutifolia Brilliant Red Chokeberry 3-4' HT BR/Tube AS SHOWN $29 $0
AD Aruncus dioicus Goatsbeard Plug Flat 24" O.C.$5 $0
AN Aster novae-anglae New England Aster Plug Flat 24" O.C.$5 $0
CAF 45 Calamagrostis x acutiflora 'Karl Foerster'Karl Foerster Feather Reed Grass Plug Flat 24" O.C.$5 $225
CO 4 Cephalanthus occidentalis Button Bush 3-4' HT BR/Tube AS SHOWN $29 $116
CG 20 Chelone glabra White Turtlehead Plug Flat 24" O.C.$5 $100
CS Cornus sericea Redtwig Dogwood 3-4' HT BR/Tube AS SHOWN $29 $0
CAH Clethra alnifolia Hummingbird Summersweet 3-4' HT BR/Tube AS SHOWN $29 $0
EP 45 Echinacea purpurea Puple Coneflower Plug Flat 24" O.C.$5 $225
EM Eupatorium maculatum Joe Pye Weed Plug Flat 24" O.C.$5 $0
HAN Helianthus angustifolius Swamp Sunflower Plug Flat 24" O.C.$5 $0
HV 1 Hamamelis virginiana Witchhazel 3-4' HT BR/Tube AS SHOWN $31 $31
IVM Ilex verticillata 'Jim Dandy'Jim Dandy Winterberry Holly 3-4' HT BR/Tube Male, AS SHOWN $32 $0
IVF Ilex verticillata 'Sparkleberry'Sparkleberry Winterberry Holly 3-4' HT BR/Tube Female, AS SHOWN $32 $0
IVE 50 Iris versicolor Blue Flag Iris Plug Flat 18" O.C.$5 $250
JE 20 Juncus effusus Common Rush Plug Flat 24" O.C.$5 $100
PVS Panicum virgatum 'Shenandoah'Shenandoah Switch Grass Plug Flat 24" O.C.$5 $0
RF 30 Rudbeckia fulgida v. fulgida Blackeyed Susan Plug Flat 24" O.C.$5 $150
SA 20 Scirpus autovirens Dark Green Bulrush Plug Flat 24" O.C.$5 $100
SH 50 Sporobolus heterolepis Prairie Dropseed Plug Flat 24" O.C.$5 $250
VC 4 Vaccinium corymbosum Highbush Blueberry 3-4' HT BR/Tube AS SHOWN $29 $116
Stormwater Area 3 COST:$2,288
Stormwater Treamtent Area 4
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS / SPACING COST PER PLANT TOTAL
CS 5 Cornus sericea Redtwig Dogwood 3-4' HT BR/Tube AS SHOWN $29 $145
IVM 1 Ilex verticillata 'Jim Dandy'Jim Dandy Winterberry Holly 3-4' HT BR/Tube AS SHOWN $29 $29
IVF 4 Ilex verticillata 'Sparkleberry'Sparkleberry Winterberry Holly 3-4' HT BR/Tube AS SHOWN $29 $116
STORMWATER BASIN SEED MIX
$155
Stormwater Area 4 COST:$445
Stormwater Treamtent Area 5
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS / SPACING COST PER PLANT TOTAL
ERNMX-180 RAIN GARDEN Mix by Ernst Seeds: 8884 Mercer Pike, Meadville, PA 16335 (800) 873-3321 Fax (814) 336-5191 www.ernstseed.com or approved
equal. Apply per manufacturer's specifications and application rate. Seed mix shall be applied with a grain rye or japanese millet cover crop per
manufacturer's recommendation.
CS 29 Cornus sericea Redtwig Dogwood 3-4' HT BR/Tube AS SHOWN $29 $841
IVM 1 Ilex verticillata 'Jim Dandy'Jim Dandy Winterberry Holly 3-4' HT BR/Tube AS SHOWN $29 $29
IVF 3 Ilex verticillata 'Sparkleberry'Sparkleberry Winterberry Holly 3-4' HT BR/Tube AS SHOWN $29 $87
STORMWATER BASIN SEED MIX
$284
Stormwater Area 5 COST:$1,241
Stormwater Treamtent Area 6
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS / SPACING COST PER PLANT TOTAL
AI 35 Aesclepias incarnata Swamp Milkweed Plug Flat 24" O.C.$5 $175
ACA Anemone canadensis Canadian Windflower Plug Flat 15" O.C.$5 $0
AAB Aronia arbutifolia Brilliant Red Chokeberry 3-4' HT BR/Tube AS SHOWN $29 $0
AD Aruncus dioicus Goatsbeard Plug Flat 24" O.C.$5 $0
AN 15 Aster novae-anglae New England Aster Plug Flat 24" O.C.$5 $75
CAF Calamagrostis x acutiflora 'Karl Foerster'Karl Foerster Feather Reed Grass Plug Flat 24" O.C.$5 $0
CO 4 Cephalanthus occidentalis Button Bush 3-4' HT BR/Tube AS SHOWN $29 $116
CG 20 Chelone glabra White Turtlehead Plug Flat 24" O.C.$5 $100
CS Cornus sericea Redtwig Dogwood 3-4' HT BR/Tube AS SHOWN $29 $0
CAH Clethra alnifolia Hummingbird Summersweet 3-4' HT BR/Tube AS SHOWN $29 $0
EP 15 Echinacea purpurea Puple Coneflower Plug Flat 24" O.C.$5 $75
EM 30 Eupatorium maculatum Joe Pye Weed Plug Flat 24" O.C.$5 $150
HAN 25 Helianthus angustifolius Swamp Sunflower Plug Flat 24" O.C.$5 $125
HV 2 Hamamelis virginiana Witchhazel 3-4' HT BR/Tube AS SHOWN $31 $62
IVM Ilex verticillata 'Jim Dandy'Jim Dandy Winterberry Holly 3-4' HT BR/Tube Male, AS SHOWN $32 $0
IVF Ilex verticillata 'Sparkleberry'Sparkleberry Winterberry Holly 3-4' HT BR/Tube Female, AS SHOWN $32 $0
IVE 25 Iris versicolor Blue Flag Iris Plug Flat 18" O.C.$5 $125
JE 30 Juncus effusus Common Rush Plug Flat 24" O.C.$5 $150
PVS 25 Panicum virgatum 'Shenandoah'Shenandoah Switch Grass Plug Flat 24" O.C.$5 $125
RF 30 Rudbeckia fulgida v. fulgida Blackeyed Susan Plug Flat 24" O.C.$5 $150
SA 20 Scirpus autovirens Dark Green Bulrush Plug Flat 24" O.C.$5 $100
SH 50 Sporobolus heterolepis Prairie Dropseed Plug Flat 24" O.C.$5 $250
VC 3 Vaccinium corymbosum Highbush Blueberry 3-4' HT BR/Tube AS SHOWN $29 $87
Stormwater Area 6 COST:$1,865
ERNMX-180 RAIN GARDEN Mix by Ernst Seeds: 8884 Mercer Pike, Meadville, PA 16335 (800) 873-3321 Fax (814) 336-5191 www.ernstseed.com or approved
equal. Apply per manufacturer's specifications and application rate. Seed mix shall be applied with a grain rye or japanese millet cover crop per
manufacturer's recommendation.
Stormwater Treamtent Area 7
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS / SPACING COST PER PLANT TOTAL
AI 50 Aesclepias incarnata Swamp Milkweed Plug Flat 24" O.C.$5 $250
ACA 65 Anemone canadensis Canadian Windflower Plug Flat 15" O.C.$5 $325
AAB Aronia arbutifolia Brilliant Red Chokeberry 3-4' HT BR/Tube AS SHOWN $29 $0
AD Aruncus dioicus Goatsbeard Plug Flat 24" O.C.$5 $0
AN 50 Aster novae-anglae New England Aster Plug Flat 24" O.C.$5 $250
CAF Calamagrostis x acutiflora 'Karl Foerster'Karl Foerster Feather Reed Grass Plug Flat 24" O.C.$5 $0
CO Cephalanthus occidentalis Button Bush 3-4' HT BR/Tube AS SHOWN $29 $0
CG Chelone glabra White Turtlehead Plug Flat 24" O.C.$5 $0
CS 6 Cornus sericea Redtwig Dogwood 3-4' HT BR/Tube AS SHOWN $29 $174
CAH Clethra alnifolia Hummingbird Summersweet 3-4' HT BR/Tube AS SHOWN $29 $0
EP 25 Echinacea purpurea Puple Coneflower Plug Flat 24" O.C.$5 $125
EM 45 Eupatorium maculatum Joe Pye Weed Plug Flat 24" O.C.$5 $225
HAN 35 Helianthus angustifolius Swamp Sunflower Plug Flat 24" O.C.$5 $175
HV Hamamelis virginiana Witchhazel 3-4' HT BR/Tube AS SHOWN $31 $0
IVM Ilex verticillata 'Jim Dandy'Jim Dandy Winterberry Holly 3-4' HT BR/Tube Male, AS SHOWN $32 $0
IVF Ilex verticillata 'Sparkleberry'Sparkleberry Winterberry Holly 3-4' HT BR/Tube Female, AS SHOWN $32 $0
IVE 30 Iris versicolor Blue Flag Iris Plug Flat 18" O.C.$5 $150
JE 50 Juncus effusus Common Rush Plug Flat 24" O.C.$5 $250
PVS 25 Panicum virgatum 'Shenandoah'Shenandoah Switch Grass Plug Flat 24" O.C.$5 $125
RF 30 Rudbeckia fulgida v. fulgida Blackeyed Susan Plug Flat 24" O.C.$5 $150
SA 15 Scirpus autovirens Dark Green Bulrush Plug Flat 24" O.C.$5 $75
SH 30 Sporobolus heterolepis Prairie Dropseed Plug Flat 24" O.C.$5 $150
VD 3 Viburnum dentatum Arrowwood Viburnum 3-4' HT BR/Tube AS SHOWN $29 $87
Stormwater Area 7 COST:$2,511
TOTAL SITE PLANTING COST:$106,603
478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
March 18, 2022
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 Prevised Preliminary Plat Review
Dear Ms. Keene:
Trudell Consulting Engineers hereby submits the enclosed revised plans on behalf of 600 Spear FJT, LLC
and 600 Spear EBT, LLC (together, the "Applicant") for a Planned Unit Development (PUD) on land located
at 600 Spear Street in South Burlington.
This letter addresses the issues prescribed in Appendix E Submission Requirements of the City of South
Burlington Land Development Regulations that includes: (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.
This project required and received approval from the City Council to pursue Development Review Board
(DRB) review, as it located in an area currently under Interim Zoning Bylaws initiated in November of 2018
that have been extended as of November 2, 2020. The City Council approved the application (#IZ-20-02)
on December 10, 2020. The Development Review Board heard this application at their July 20, 2021
meeting at which time they requested additional information. A revised site layout was submitted to the
City in November 2021 to, in part, address staff and DRB comments, which was reviewed on December 7,
2021 and was generally favorable toward the concept, pending further design for a Preliminary Plat
review. This current submission of plans provides additional engineering detail at a Preliminary Plat level
for review and consideration by the DRB.
Similar to the prior layout, the project proposes to retain the existing structures and construct thirty-two
(32) new dwelling units in eight (8) 4-plex buildings located to the east of the existing commercial building.
The proposed new city street remains located within a 50’ right-of-way (ROW) with street trees, sidewalks,
on-street parallel parking 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
discussed with the university. The new city streets will be built to meet City of South Burlington
requirements and regulations.
478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Revised Preliminary Plat Application 600 Spear Street
TCE Project#: 19-268 March 2022
Page 2 of 7
A. Project Narrative and Description
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 and east of the existing house. The house contains two dwelling
units and the steel commercial building is currently being used for general storage. The land behind the
commercial building is mostly vacant, except for a small outbuilding and some remaining materials stored
from the previous owner. The eastern portion of the parcel is an open field.
The proposed new city street would be located within 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
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 in the R4 district (4 du/acre) and allows for a total of 34.64 dwelling units on the property.
The PUD parcel will be bisected by the new city street, with the existing house and commercial building
to the west of the road and the new residences on the east side of the road. The PUD is proposed as a
continuous parcel and no lot subdivision is proposed. It is anticipated that fill may be imported to the site
and quantities will be finalized for final plat submission.
The design concept consists of four-unit buildings connected by an open-air breezeway with 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.
The entry layout 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 sixteen (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 areas around the buildings. The layout
of the project creates semi-private yard areas behind the buildings where residents can enjoy greenspace
areas with their immediate neighbors. Second floor units can access the rear yards from the breezeways.
In the center of the development is a common open space area where neighbors can meet and interact.
This space is separated from the neighboring residences by sidewalk and plantings. The common space
is kept simple and open that allow for a variety of different uses, while the pergola serves as an anchor to
the green and a meeting space. Several benches are placed around the open space and there is a
connection to a walking path that goes around the proposed solar field.
All utilities serving the development will be underground. Wastewater will be disposed of using the City
of South Burlington municipal system. A proposed sewer collection network, municipal pump station and
478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Revised Preliminary Plat Application 600 Spear Street
TCE Project#: 19-268 March 2022
Page 3 of 7
forcemain will convey waste to the east via directional drilling beneath I-89 to an existing municipal sewer
main under Oakwood Drive. Municipal water is available on Spear Street and is proposed to be brought
into the project along with two new fire hydrants. Stormwater management treatment is provided
through a series of bioretention areas that will be well planted.
Given the proximity of the site to UVM and the hospital, it is expected that many residents will either walk
or bike to work. A total of 75 parking spaces have 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 the proposed connection. Street trees are proposed on the
city streets to create a unified streetscape environment.
Another notable aspect of the project is the rehabilitation of the existing commercial building that
includes an updated exterior, 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. Bike parking will be provided
undercover in the breezeway areas in each building.
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 project is consistent with the draft PUD typology that clusters development into a development
envelope, while preserving areas of undeveloped land. The layout is organized so that the residences
have a unified street-front feel, with street trees, sidewalks, and access to outdoor open space. The
project open space area is centrally located within the development and will further the sense of
community in the neighborhood and serve as a gathering place for residents and visitors, offering a nearby
and accessible green space.
1.Water
The design flow for the project is 4,980 gallons per day (GPD) for thirty-two (32) one-bedroom
apartments, one (1) five-bedroom apartment and a 5,000 SF warehouse with fifteen (15)
employees. The flow rate was established using the 2019 Environmental Protection Rules,
Chapter 1 Wastewater System and Potable Water Supply Rules. Although the water design flow
value in the Chapter 22 Water Supply Rule differs from the Chapter 1 values, a request has been
made to the State of Vermont to use the same flow values for water and sewer. Allocation has
been sought for water and sewer design flows as indicated herein and approval is currently
pending.
478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Revised Preliminary Plat Application 600 Spear Street
TCE Project#: 19-268 March 2022
Page 4 of 7
A new 8” Blue Brute PVC pressure water pipe will be tapped into the existing water main on Spear
Street and brought into the project. The 8” water main shall conform with AWWA C900, ANSI/NSF
61 meeting pressure Class 305. There is one existing fire hydrant at the entrance of the project at
Spear Street and one new fire hydrant are proposed to serve the project. One hydrant is located
at the north of the project near Building 4 at the end of the water extension, anotheris on the
southern side of the project site near Building 5, and a third at the bend in the New City Street
2.Sewer
One sewer conveyance pipe will carry wastewater from each 4-plex building to the sewer
collection system in the street. Sewer services for each 4-plex will be 4” SDR 35 and each service
will connect to a sewer manhole. Sewer mains will be either 6” or 8” SDR 35 and will gravity convey
wastewater to the municipal pump station located at the northwestern portion of the
development.
The new pump station will be duplex, containing two explosion proof submersible vortex impeller
sewage pumps capable of exceeding the peak inflow rate by at least four times the minimum
requirement. A valve pit is proposed adjacent to the pump station where check valves and gate
valves will be located. A new control panel that meets City standards is proposed near the pump
station. The pump station is located adjacent to the road for ease of maintenance. The pumps will
be installed on stainless steel guide rails. Electrical connections will be made outside of the wet
well to minimize the need for confined space entries. Class 1 D1 compliance will be met.
3.Stormwater
The proposed means of stormwater treatment will be via bioretention basins. A Stormwater
Design Narrative is attached.
4.Wetlands
As requested in the Preliminary Plat application, additional information about wetland impact is
provided below, as well as the relevant question from the Preliminary Plat application.
Preliminary Plat Application:
9. Wetland Information
(c.) 2. Response to the criteria outlined in Section 12.02(E) of the Land Development
Regulations (applicant is strongly encouraged to have a wetland expert respond to these
criteria)
While not mapped on the Vermont State Wetland Inventory or City of South Burlington Wetland
Map, palustrine emergent wetlands have been delineated on the property and boundaries were
confirmed by the State Wetlands Program. A small Class III wetland exists near the center of the
property east of the existing garage and is dominated by the invasive common reed (phragmites
australis). This wetland, which is isolated and only 0.03 ac is likely the result of prior site
disturbance. A second Class III wetland, 0.06 ac, exists along the northern property boundary
within a wider portion of a farm ditch running east to west. Non-wetland portions of the ditch
478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Revised Preliminary Plat Application 600 Spear Street
TCE Project#: 19-268 March 2022
Page 5 of 7
exhibited dry, non-hydric soils and were lacking wetland vegetation. Additionally, two Class II
wetlands were identified in the northwest and southeast corners of the property, both extending
off-site. These wetlands were identified as Class II wetlands due to their off-site size and
vegetative composition.
The project proposes fill in the Class III wetlands, however, no impact to the Class II wetlands or
wetland buffers is proposed. As Class III wetlands, the two areas proposed for impact do not
provide significant flood or stormwater storage, surface or groundwater protection or erosion
control on the property. Both areas proposed to be impacted have been previously disturbed as
the 0.03 ac wetland is within existing fill and the 0.06 ac wetland is within a man-made farm ditch,
and either are dominated by or contain invasive species. As Class III wetlands are non-
jurisdictional at the state level, no state wetland impact permit will be required for this project.
5.Landscape
The proposed landscape plan creates a sense of place for the new PUD, utilizing street trees,
residential plantings, and stormwater treatment areas around the site that will treat runoff. The
landscaping has been designed to reinforce the neighborhood feel of the new development and
includes a strong street tree presence. A mix of tree species has been specified to promote
diversity and resilience. The tree species have also been selected to focus on primarily native,
hardy species that promote a mix of spring flowers and fall color display.
The planting and landscape materials include classic Vermont plants like sugar maples, birches,
serviceberry, rhododendron, serviceberry and hydrangea to elicit and relate to the historic
agricultural land use of the area, including the UVM agricultural parcels to the north and south.
Individual tree and shrub plantings also contribute to promoting water quality and treatment in
accordance with the State’s Stormwater Rules.
Stormwater treatment basins are located strategically around the development to catch and treat
stormwater runoff in a localized system. These areas will be planted with rain garden compatible
plants suitable for stormwater treatment areas.
6.Lighting
Proposed site lighting consists of pole-mounted LED street lights of a style equal to the Invue EPIC
Modern mounted at 20’ high on a traditional single pole mount arm. Building-mounted fixtures
would include a barn-style fixture on the building exterior at the shared sidewalk entry for the
second-floor units of similar style to the Avalon LED Gooseneck light, mounted at a 12’ height.
Fixture specifications are attached. A Lighting Plan is also included with this submission to
illustrate the distribution and light intensity at ground level.
7.Traffic
The project is expected to generated approximately 25 PM Peak Hour trips, as calculated using
ITE Trip Generation, 10th Edition, for 32-unit Low Rise Multi-Family Housing Units and one duplex.
478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Revised Preliminary Plat Application 600 Spear Street
TCE Project#: 19-268 March 2022
Page 6 of 7
This does not represent a significant increase in traffic to the Spear Street Corridor. A Traffic Brief
was included in the initial submittal.
C. Submission Elements
The submission elements included in this project package include the following:
1.Cover letter and narrative (this document)
2.Opinion of Landscape Costs
3.Local Stormwater Management Package
4.Lighting Specifications
5.Plans:
Sheet Number Sheet Name Date Last Revised
A1 Proposed First Floor Plan 11/18/2020
A2 Proposed Secord Floor Plan 11/18/2020
A3 Proposed Elevations 11/18/2020
A4 Proposed Elevations 11/18/2020
C0-00 Cover 5/14/2021 3/18/2022
C1-00 Legend & Notes 5/14/2021 3/18/2022
C1-01 Existing Conditions 5/14/2021 3/18/2022
C2-00 Overall Site Plan 5/14/2021 3/18/2022
C2-01 Entrance Plans 5/14/2021 3/18/2022
C2-02 Layout & Materials Plan 5/14/2021 3/18/2022
C2-03 Grading Plan 5/14/2021 3/18/2022
C3-01 Utility Plan Overview 5/14/2021 3/18/2022
C3-02 Wastewater and Water Utility Plan 5/14/2021 3/18/2022
C3-03 Stormwater Utility Plan 5/14/2021 3/18/2022
C4-01 Pre-Construction Stormwater Plan 5/14/2021 3/18/2022
C4-02 Proposed Stormwater Plan 5/14/2021 3/18/2022
C5-01 Overall EPSC Plan 5/14/2021 3/18/2022
LA1-01 Landscape Plan 5/14/2021 3/18/2022
LA1-02 Landscape Plan 5/14/2021 3/18/2022
LI1-01 Lighting Plan 5/14/2021 3/18/2022
S1-02 P.U.D. Plat 5/14/2021 3/18/2022
478 Blair Park Road Williston, VT 05495 802 879 6331www.tcevt.com42 Mapleville Depot Road St. Albans, VT 05478 802 528 5116
Civil Engineering Environmental Services Land Surveying Landscape Architecture
Revised Preliminary Plat Application 600 Spear Street
TCE Project#: 19-268 March 2022
Page 7 of 7
D. Changes From Previous Submittals
Changes to the plans since the previous Preliminary Plat submittal have been generally summarized
below.
•Revised layout of streets, parking areas, greenspace, and residential structures, and updated
supporting information;
•Updated Stormwater Treatment System consisting of bioretention basins designed in
accordance with the State of Vermont and the City of Burlington stormwater regulations;
•Illustration of solar panels for which a Certificate of Public Good has been received from the
Public Utility Commission.
Request for Waivers
As part of the PUD, we are requesting the following waiver:
1.Reduced Front Yard Setback: The front setback in the R4 district is 30 feet, the Applicant requests
a front yard setback of 10 feet for the PUD.
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