HomeMy WebLinkAboutSD-21-19 - Supplemental - 0600 Spear Street (14)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