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Agenda 06_AO-22-01_410 Golf Course Road_Cooper_opt
180 Market Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com TO: South Burlington Development Review Board FROM: Marla Keene, Development Review Planner SUBJECT: AO-22-01 – 410 Golf Course Road DATE: May 17, 2022 Development Review Board meeting Appeal #AO-22-01 of Robert Cooper appealing the decision of the Zoning Administrative Officer to issue a zoning permit for site improvements on a single family lot, 410 Golf Course Road. A memorandum describing the background and facts of the case is included in the packet for the Board. This cover memorandum summarizes the question to be decided by the Board. The State statute governing appeals of the administrative officer’s decisions is as follows. 24 V.S.A. § 4465. Appeals of decisions of the administrative officer (c) In the exercise of its functions under this section, a board of adjustment or development review board shall have the following powers, in addition to those specifically provided for elsewhere in this chapter: (1) To hear and decide appeals taken under this section, including, without limitation, where it is alleged that an error has been committed in any order, requirement, decision, or determination made by an administrative officer under this chapter in connection with the administration or enforcement of a bylaw. (2) To hear and grant or deny a request for a variance under section 4469 of this title. In other words, the Board must stand in the shoes of the Zoning Administrative Officer determine whether an error has been made in applying the Land Development Regulations. The subject property received a zoning permit issued by Dalila Hall on March 21, 2022 (#ZP-22-071). The appellant submitted a notice of appeal which was deemed complete by Staff on March 31, 2022. A summary of the LDRs governing alteration of grade are as follows: 14.11 Site Plan and Conditional Use Review: Specific Uses and Standards F. Alteration of Existing Grade (1) Approval Required. The removal from land or the placing on land of fill, gravel, sand, loam, topsoil, or other similar material in an amount equal to or greater than twenty (20) cubic yards, except when incidental to or in connection with the construction of a structure on the same lot, shall require the approval of the Development Review Board. The Development Review Board may grant such approval where such modification is requested in connection with the approval of a site plan, planned unit development or #AO-22-01 2 subdivision plat. This section does not apply to the removal of earth products in connection with a resource extraction operation (see Section 14.11(G), Earth Products.) (2 ) Standards and Conditions for Approval. (a) The Development Review Board shall review a request under this Section for compliance with the standards contained in this Section 14.11(F) and Section 3.07, Height of Structures of these regulations. An application under this section shall include the submittal of a site plan, planned unit development or subdivision plat application showing the area to be filled or removed, and the existing grade and proposed grade created by removal or addition of material. (b) The Development Review Board, in granting approval may impose any conditions it deems necessary, including, but not limited to, the following: (i) Duration or phasing of the permit for any length of time. (ii) Submission of an acceptable plan for the rehabilitation of the site at the conclusion of the operations, including grading, seeding and planting, fencing, drainage, and other appropriate measures. ii) Provision of a suitable bond or other security in accordance with Section 15.A.20 adequate to assure compliance with the provisions of these Regulations. (iv) Determination of what shall constitute pre-construction grade under Section 3.07, Height of Structures. There are three packages of testimony included in the packet for the Board: 1. Testimony of the Zoning Administrative Officer. This testimony describes the permitting timeline and reasoning for issuance of a zoning permit. 2. Testimony of the appellant. This testimony contains a number of sections, some of which the applicant correctly classifies as the basis of appeal and some of which the appellant categorizes as requests for enforcement. Requests for enforcement are not within the authority of the Board to adjudicate. This testimony excerpts several sections of the LDR as applicable to their testimony. Staff notes the section, 9.08A(4) Use of Berms only pertains the projects within the SEQ NRN. The subject property is located in the SEQ-NR and therefore 9.08A(4) is not applicable. 3. Testimony of the permit holder. The permit holder is a party to the appeal but their actions are not the subject of the appeal. The subject of the appeal is the decision of the administrative officer to issue a permit for the work proposed in the zoning permit application. Staff recommends the Board conduct the hearing as follows o Ask who is seeking interested person status. Only interested persons can participate. The following criteria of 24 V.S.A. § 4465 are the only ways in which someone could be considered an interested person. (1) A person owning title to property, or a municipality or solid waste management district empowered to condemn it or an interest in it, affected by a bylaw, who alleges that the bylaw imposes on the property unreasonable or inappropriate restrictions of present or potential use #AO-22-01 3 under the particular circumstances of the case. (2) The municipality that has a plan or a bylaw at issue in an appeal brought under this chapter or any municipality that adjoins that municipality. (3) A person owning or occupying property in the immediate neighborhood of a property that is the subject of any decision or act taken under this chapter, who can demonstrate a physical or environmental impact on the person's interest under the criteria reviewed, and who alleges that the decision or act, if confirmed, will not be in accord with the policies, purposes, or terms of the plan or bylaw of that municipality. (4) Any ten persons who may be any combination of voters or real property owners within a municipality listed in subdivision (2) of this subsection who, by signed petition to the appropriate municipal panel of a municipality, the plan or a bylaw of which is at issue in any appeal brought under this title, allege that any relief requested by a person under this title, if granted, will not be in accord with the policies, purposes, or terms of the plan or bylaw of that municipality. This petition to the appropriate municipal panel must designate one person to serve as the representative of the petitioners regarding all matters related to the appeal. (5) Any department and administrative subdivision of this State owning property or any interest in property within a municipality listed in subdivision (2) of this subsection, and the Agency of Commerce and Community Development of this State. Ask each person seeking interested person status to identify themselves, provide contact information, and demonstrate their eligibility using one of the above criteria. o Determine who of those requesting interested person status is an interested person. o Invite each party to provide testimony, in the following order. • Zoning Administrative Officer – The zoning administrator can lay out the facts of the zoning permit • Appellant • Permit Holder • Other interested persons The Chair may allow each party to provide a response to the testimony of others. Staff recommends the Board proceed in the same order for each round of testimony. o Once testimony has been provided, the Chair may allow public comments. The Board will determine the weight to give public comment in its deliberations. o Only if there are questions of fact should the hearing be continued; otherwise the hearing should be concluded. The Board must render its decision within the standard 45-day timeframe. Respectfully submitted, Marla Keene, Development Review Planner 180 Market Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com ATTACHMENTS 1. Zoning Permit ZP-22-071 2. Written testimony of the Zoning Administrative Officer 3. Written testimony of the appellant 4. Written testimony of the permit holder 22-071 4&2/3 BMUFSBUJPOTUPQBUJPT TUFQT ESJWFXBZ SFQMBDFFYJTUJOHSFUBJOJOHXBMMTJOLJOE 9 9 Dalila Hall Digitally signed by Dalila Hall Date: 2022.03.21 15:54:18 -04'00' L1.1Site PlanAs IndicatedABC2.24.21DATE:REVISIONS:SCALE:DRAWN BY:SHEETPROJECT NAMESHEET TITLECresta Residence410 Golf Course Road South Burlington, Vermont© OWNERSHIP AND COPYRIGHT STATEMENT OF KNAUF LANDSCAPE ARCHITECTURE, INC. This schematic design and construction bid set are exclusively owned by Knauf Landscape Architecture, Inc., which retains all rights, including copyrights, in these documents. They have been prepared by Knauf Landscape Architecture, Inc., based on information, documents, and design specifications provided by Civil / Structural Engineer and Architect. Knauf Landscape Architecture, Inc. is not responsible for any alterations or adjustments to the schematic design and construction bid set during any phase of construction which are not preapproved and authorized in writing by Knauf Landscape Architecture, Inc.SCALE: 1" = 10'PRELIMINARY - NOT FOR CONSTRUCTION 180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 | www.southburlingtonvt.gov Memorandum To: Development Review Board From: Dalila Hall, Zoning Administrative Officer Date: May 4, 2022 Re: #AO-22-01, 410 Golf Course Rd. – Appeal of Administrative Officer for #ZP-22-071 Robert Cooper of 6 Park Road, the appellant, has filed an Appeal of the Administrative Officer’s decision to issue zoning permit #ZP-22-071. The applicant has cited Section 14.11 of the Land Development Regulations as the applicable standard. Background: - On 03/08/2021 zoning permit #ZP-21-056 was issued for work at 410 Golf Course Rd. (Exhibit A) - In October 2021, I began receiving calls/emails from the appellant regarding the work at 410 Golf Course Road. - On 11/17/2021 I was able to visit the site and took the following pictures (Exhibit B). - Also on 11/17/2021, I sent the owners and their project representative the following letter via email (Exhibit C). - On 11/22/2021, I received the following pictures from the owners of 410 Golf Course Rd. showing the previous conditions with an existing boulder retaining hill, the patio fountain at the base of the hill, and the existing rear deck along with other hardscapes on the property (Exhibit D). - I received information and applications for two new zoning permits on January 7, 2022 – the new applications were categorized by the type of work. One was for the exterior hardscaping and the other was for the home renovations. - After much review and discussions for clarification purposes, with the applicant and internally, I issued permits zoning permits #ZP-22-071 (exterior hardscape) and #ZP-22-072 (home renovations) on 03/21/2022. - I used Section 14.11 F(1) of the LDR’s adopted February 7, 2022 but warned November 10, 2021 as the basis for issuing the permit. This section of the regulations was previously referenced as Section 3.12 in the prior LDR’s effective 12/28/2020 – 11/09/2021 and the language was unchanged from that version to the 02/07/2022 adopted version. It reads as follows: o Alteration of Existing Grade. Approval Required. The removal from land or the placing on land of fill, gravel, sand, loam, topsoil, or other similar material in an amount equal to or greater than twenty (20) cubic yards, except when incidental to or in connection with the construction of a structure on the same lot, shall require the approval of the 180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 | www.southburlingtonvt.gov Development Review Board. The Development Review Board may grant such approval where such modification is requested in connection with the approval of a site plan, planned unit development or subdivision plat. This section does not apply to the removal of earth products in connection with a resource extraction operation (see Section 14.11(G), Earth Products.) o In particular, I applied this part of the section “except when incidental to or in connection with the construction of a structure on the same lot,” in making my determination that I could issue permit #ZP-22-071. This concludes my testimony. ++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ Exhibit List: “A” - #ZP-21-056 “B” – D. Hall site visit pics 11/17/2021 “C” – D. Hall notice letter 11/17/2021 “D” – 410 Golf Course Rd. owner pics of prior conditions 180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 | www.southburlingtonvt.gov November 17, 2021 Tracey & Fernando Cresta 410 Golf Course Road So. Burlington, VT 05401 VIA EMAIL Re: Zoning Violation – Unpermitted Work – 410 Golf Course Road Dear Ms. & Mr. Cresta: It has come to my attention that the work occurring at 410 Golf Course Road is far more extensive than originally depicted on the zoning permit application that was issued as #ZP-21- 056 on March 8, 2021. That permit was issued to create a 4’ x 17’ addition, add a bathroom on the lower level, remodel the screen porch to become conditioned space, remodel a kitchen, master bath and basement laundry room. I visited the site today and observed that there has been extensive regrading work in the back and side yard, along with the addition of a terraced patio. There was also new siding being installed. To date, no permits have been issued for this work. We did receive a permit application for deck stairs on November 11, 2021, but before I can issue additional permits for this property, I need to understand the full extent of the work that has already occurred. It would be helpful to have a detailed list of the work already undertaken (interior and exterior), along with associated plans and costs. With respect to the alteration of existing grade in the back and side yard, it will be helpful to know how much crushed stone (cubic yards) was brought in to create the terraced patio. The exterior plans should show the base condition of the site before the work was undertaken and then show all the improvements, include details for all retaining walls. Any photos of the “before” condition will also be helpful. Please provide the requested information within seven (7) days from the date of this later. After I am able to review the full project, I can then best advise on next steps which may entail the need for review by the Development Review Board. I strongly advise that all work cease on the project, except those actions necessary to prevent erosion and to “button up” the site. If you have questions, you can email me at dhall@southburlingtonvt.gov or by phone at (802) 846-4115. Sincerely, Dalila Hall Administrative Officer cc: Jillian Bartolo, Peregrine Design Build May 2, 2022 Re: Appeal of ZP-22-071 Dear South Burlington Planning Board, I am appealing permit ZP-22-071 issued to 410 Golf Course Road due to the fact that the site exceeded the limits stated in Article 14, Section F of the Land Development Regulations, which require approval of the Development Review Board. Article 14, Section F • Alteration of Existing Grade (1) Approval Required. The removal from land or the placing on land of fill, gravel, sand, loam, topsoil, or other similar material in an amount equal to or greater than twenty (20) cubic yards, except when incidental to or in connection with the construction of a structure on the same lot, shall require the approval of the Development Review Board. The Development Review Board may grant such approval where such modification is requested in connection with the approval of a site plan, planned unit development or subdivision plat. • Note: A partial estimate of the material removed & replaced can be obtained from calculating the area of boulders that were removed from underneath the previous deck (210 sq ft x 6ft tall) totaling 46.67 cubic yards that was removed and then replaced with a like amount of compacted gravel aggregate. However, this calculation does not include any fill used to construct the deck extension measuring approximately 68 sq. ft x 6ft tall, any material used to raise the grade at the northern property line, or any material used to raise the remainder of the yard by approximately 1-2 ft. By including these additional areas the total amount of yardage added to the property would increase by a substantial margin. Secondarily, we are requesting an enforcement action against the Crestas due to a discrepancy with the proposed contour of the land shown on the site plan and the resulting contour of the land. This is illustrated below where the land elevation shown on the site plan clearly shows an elevation of 451 ft at the center of the wooden deck, 450 ft at the far edge of the wooden deck and a reduction to 449 ft just past that point. This is not the case per Reference Photo 4. An additional enforcement action should also occur at the property line, where fill was added, replacing a former 4’ swail where runoff previously drained. The added 4.5 ft slope of compacted fill is now funneling runoff from the Cresta’s property onto our property. We request the former 4’ wide swail be reinstated by providing a 4’ setback from any new landscaping work. (See Reference Photos 1-4 and Photo 6, where the former swail area is shown at the fence location. We also believe the Crestas may have raised the elevation underneath the new wooden deck per Reference Photos 7 & 8 showing the deck initially located three steps below the home’s doorway height and now residing just two steps below the doorway height. If this is the case, the elevation around the deck should be lowered to match the former elevation. Finally, we are requesting an enforcement action to alleviate the view obstruction, by adding a 4 ft setback (mentioned previously) and reducing the degree of slope along the property line to an industry accepted 3:1 ratio. Proposed grading elevations in Permit ZP-22-071: Actual grading does not “step down” per the permit: By not following the step down in elevation shown in the site plan, and extending the compacted area to the edge of the property line, this has created a “ledge” of compacted aggregate, with a steep 42 degree slope landing directly on the property line that has caused runoff to pool on our property and material from the slope to fall on our land. (See Reference Photos 1, 2 & 3) 451 450 449 Local experts confirmed our concerns about runoff, erosion, the inability of vegetation to grow over gravel on a steep grade, the raised area blocking southerly views from our property, and the scale and proximity of the impacted area not matching the neighborhood aesthetic. (See Statements 1 & 2) On 11/17/21, Dalila Hall visited our property at 6 Park Road and documented “Extensive regrading work” and additional unpermitted exterior work at the neighboring property, 410 Golf Course Road. (See excerpt below and full letter to follow). Dalila immediately issued an order to cease all exterior work, except for the permitted addition. However, despite this order, the property owners completed construction of the exterior wooden deck, concrete stairway and additional grading of the yard, none of which were permitted at the time. It is my intent to prove that the grading which occurred at 410 Golf Course Road does not meet the terms of permit ZP-22-071 and poses a threat to our property at 6 Park Road due to the steepness of the grade and lack of a drainage area. Experts confirmed that both of these issues do not conform to acceptable landscaping standards. It is our request that all items posing a threat or otherwise impinging on our property rights, be removed. Notes: • The added material along our property line ranges from 2.5 feet at the side of the deck to approximately 5 feet at the area where the cement staircase is located. Beyond the staircase, the added grade reduces from 5 feet to around 2 feet across the entire yard. • Immediately after the fill was brought in and placed along our entire property line, I noticed the swail area on our property becoming very soggy & occasionally flooded after heavy rains. This has persisted to this day - even after the Cresta’s indicated they modified their drainage system. • Prior to the lot being re-graded, 410 Golf Course Road had a 4’ swail located on the property line adjacent to our 4’ swail, where each of our properties were able to distribute runoff. With the elimination of the swail at 410 Golf Course Road, rainwater from that property now drains directly onto 6 Park Road. We are requesting the Crestas remove all unpermitted fill and all fill causing potential impacts to 6 Park Road based on the Review Board’s authority under Article 14, Section F. Thank you, Robert and Paula Cooper 6 Park Road South Burlington, VT 05403 802-735-3536 Slope calculations (Industry Standard): 1. 2:1 (run/rise) - This is the steepest incline capable of supporting plants, and is doubly tough on labor and irrigation. Sometimes these slopes will require retaining walls due to the great amount of siltation they produce. 2. 3:1 (run/rise) - This is the steepest incline allowed for a lawn due to the limitations of lawn mowers. It is often the maximum allowed by city or county codes. 3. 4:1+ (run/rise) - This is a more ideal slope which can be easily planted, and irrigation water is more likely to soak in. https://www.landscapingnetwork.com/hillsides/erosion-control.html Slope calculations (410 Golf Course Road): 1. At side of wooden deck: 4 ft run / 3.5 ft rise = 1.14:1 @41 degrees (Well below industry limits, considered incapable of supporting plants) 2. At cement stairway: 5 ft. run / 4.5 ft. rise / = 1.11:1 @ 42 degrees (Well below industry limits, considered incapable of supporting plants) Reference Photo 1: Reference Photo 2: Reference Photo 3: Reference Photo 4: Reference Photo 5: Reference Photo 6: Reference Photo 7: Original deck 3 steps below interior floor level Reference Photo 8: New deck only 2 steps below interior floor level Reference Photo 9: Reference Photo 10: November 17, 2021 Tracey & Fernando Cresta 410 Golf Course Road So. Burlington, VT 05401 VIA EMAIL Re: Zoning Violation – Unpermitted Work – 410 Golf Course Road Dear Ms. & Mr. Cresta: It has come to my attention that the work occurring at 410 Golf Course Road is far more extensive than originally depicted on the zoning permit application that was issued as #ZP-21-056 on March 8, 2021. That permit was issued to create a 4’ x 17’ addition, add a bathroom on the lower level, remodel the screen porch to become conditioned space, remodel a kitchen, master bath and basement laundry room. I visited the site today and observed that there has been extensive regrading work in the back and side yard, along with the addition of a terraced patio. There was also new siding being installed. To date, no permits have been issued for this work. We did receive a permit application for deck stairs on November 11, 2021, but before I can issue additional permits for this property, I need to understand the full extent of the work that has already occurred. It would be helpful to have a detailed list of the work already undertaken (interior and exterior), along with associated plans and costs. With respect to the alteration of existing grade in the back and side yard, it will be helpful to know how much crushed stone (cubic yards) was brought in to create the terraced patio. The exterior plans should show the base condition of the site before the work was undertaken and then show all the improvements, include details for all retaining walls. Any photos of the “before” condition will also be helpful. Please provide the requested information within seven (7) days from the date of this later. After I am able to review the full project, I can then best advise on next steps which may entail the need for review by the Development Review Board. I strongly advise that all work cease on the project, except those actions necessary to prevent erosion and to “button up” the site. If you have questions, you can email me at dhall@southburlingtonvt.gov or by phone at (802) 846- 4115. Sincerely, Dalila Hall Administrative Officer Below, please find statements from two highly tenured and respected landscape designers in Chittenden County who offer their assessment of any impacts from the recent grade alteration and offer possible remediation options: 1. Ashley Robinson President, Vermont Nursery and Landscape Association PO Box 28 Charlotte, VT 05445 802-922-1924 2. Charlie Proutt, ASLA Distinctive Landscaping, Horsford Gardens and Nursery 2111 Greenbush Road Charlotte, VT 05445 802-425-2877 2022 South Burlington LDR References LDR, Article 17, P. 322 (In reference to driveway construction) P. 322 - 17.02 Zoning Permits A. Zoning Permit Required. No land development may be commenced within the area affected by these regulations without a zoning permit issued by the Administrative Officer. No zoning permit may be issued by the Administrative Officer except in conformance with these regulations and the provisions of the Vermont Planning and Development Act. Any applicant for a zoning permit shall provide the Administrative Officer with any and all information the Administrative Officer deems necessary to ascertain compliance with these zoning regulations. Such permit shall not be effective until the time for appeal has expired, or such appeal has been adjudicated, in accordance with the Vermont Planning and development Act. LDR, Article 9, P. 140 (4) Use of Berms. Earthen Berms. An earthen berm may be required to increase the effectiveness of a landscaped buffer. The landscaping plan shall show the contours of the proposed berm and one or more cross-sections detailing its construction. The required buffer width may be reduced by the height of the berm, up to a number of feet that shall not exceed 25% of the required width, as provided in Table 9-2A. (a) Berms shall not exceed six feet (6’) in height. (b) No berm shall have a slope greater than 3:1, except where a retaining wall is used in accordance with these Regulations. LDR, Article 14, P. 231 B. 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. LDR, Article 14, P. 235 F. Alteration of Existing Grade (1) Approval Required. The removal from land or the placing on land of fill, gravel, sand, loam, topsoil, or other similar material in an amount equal to or greater than twenty (20) cubic yards, except when incidental to or in connection with the construction of a structure on the same lot, shall require the approval of the Development Review Board. The Development Review Board may grant such approval where such modification is requested in connection with the approval of a site plan, planned unit development or subdivision plat. LDR, Article 16, P. 321 E. Side Slopes. Side slopes in embankments and on roadside drainage ditches shall descend one (1) foot vertically for at least each two (2) feet horizontally (2 on 1). TO: MEMBERS OF THE SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD RE: RESPONSES TO APPEAL DATE: MAY 3, 2022 Dear DRB Members, I am the landscape architect who developed the landscape restoration plans for Fernando and Tracy Cresta and their new property at 410 Golf Course Road. I would like to take this time to describe in detail the intentions of the plan and the construction methods that were proposed for the installation. OVERALL INTENTIONS The main objective of the landscape restoration plan was to update the existing landscape and create a safe, sustainable, and aesthetically pleasing outdoor environment for the Cresta’s that seamlessly integrates with the golf course neighborhood. Our main intentions included: • Replace the existing patios, stairs, and retaining walls in approximately the same locations and at the same elevations to avoid excessive grading. • Remove and replace the deteriorating boulder retaining wall under the deck with a sturdy interlocking concrete modular wall to stabilize the earth and the deck. • Replace the rugged, unstable steps to the lower back yard with steps that have the proper base and that have even treads and risers for safety. • Remove the massive field of boulders down the hillside retaining the earth between the upper patio and the lower patio, including the boulders that encroached into the 5’ side yard setback of the Cresta’s property. Remove the manmade waterfall through the boulder hillside and the manmade pond at the bottom to eliminate the maintenance of it. Replace the boulders with a large garden and a smaller profile interlocking concrete modular wall to match the new retaining wall along the deck. • Replace the heaved and uneven bluestone patios with new even pavers over a proper base. • Reduce the amount of impervious surfaces on the property and stay within the maximum allowed amount. The impervious surfaces were reduced by 262 square feet / 1.6%. • Install additional drainage systems to address all stormwater run-off from roofs, decks, and hardscape. DESCRIPTION OF THE PROPOSED CONSTRUCTION METHODS Please refer to our landscape restoration plans L1.1, L2.1 and L3.1 for the proposed layout of the hardscape and gardens and the proposed methods of construction. 1. Our first step was to contract a land surveyor to survey the existing topography and existing landscape features for creating an as-built map of the property. This survey showed us accurate contours and locations of the house/garage and landscape features so that we could lay out the new patios, steps and retaining walls in roughly the same locations and at the same elevations as the former features. 2. All hardscape features are constructed with a dry laid method. In other words, well compacted drainage stone was prescribed for all bases and foundations for the retaining walls and patios. The patios are NOT laid on poured concrete slabs and the retaining walls are NOT made of poured concrete with concrete footings. 3. A total of 30 yards of boulders were removed from the massive hillside boulder field, the deteriorating boulder retaining wall under the deck, and the boulder wall in the 5’ setback along the north property line. 60 yards of clean drainage stone were brought to the site for creating sturdy, well- draining bases and foundations for all hardscape replacements (patios and walls). An additional 9 yards of garden soil was also brought in to establish the gardens that replaced the boulders along the north property line. Approximately 60 yards of excess soil was stockpiled on site and was dispersed in a thin layer along the lower section of sloping lawn that was disturbed by equipment. 4. All new flat hardscape surfaces are set at the same grades as the former patios they replaced. The only grade differential is at the top of the stair landing in the northeast corner where approx. 16 sq.ft. was elevated 10” for construction of the stairs to the upper patio. This resulted in a small section of slope that is 2.5:1. For long term stability of the earth, Rhus aromatica ‘Gro-Low’ or Fragrant sumac will be planted along the slope in this section. This suckering groundcover is frequently specified for projects needing erosion control on steep banks. The former deteriorating boulder retaining wall for the deck was replaced with a sturdy concrete interlocking modular to secure the soil under the deck. The modular wall begins at 5’-11” tall and diminishes to 0’-0”. The closest part of the wall is located 9’- 0” from the North property line. 5. The massive field of boulders retaining the hillside that also encroached into the 5’ side yard setback was replaced with a low wall, narrow in profile, made of the interlocking concrete modules to hold earth away from the steps and lower patio. The modular wall is located 14-16’-0” away the North property line. A beautiful garden of hardy shrubs, perennials, and groundcovers will be planted in the new garden edge that replaced the boulder walls on the hillside and along the North property line. 6. The deteriorating and heaved bluestone walkway in front from the house to the street will be replaced with concrete pavers to match the driveway. They will be dry laid over a proper drainage stone base to prevent heaving. 7. The driveway asphalt was removed and is being replaced with durable concrete pavers dry laid in a drainage stone base. 8. Granite cobble stones had lined all the garden beds throughout the property. The cobble stones have been removed and will be replaced with concrete pavers approximately the same length/width, however there will be @ 25% less of them. A gravel drip edge along the house foundation will be installed so that stormwater infiltrates the stone and soil and is captured by the foundation perimeter drains. 9. Systems for capturing stormwater run-off from roofs, deck and hardscape were enhanced throughout the site. Gutters were increased to 6” and downspouts were replaced. A new network of drain pipes was installed behind retaining walls and daylight below the east lawn away from neighboring properties. The new gardens of native plants that replace much of the former rock surfaces will also absorb rainfall. 10. The final touches at the completion of the project will involve bringing in approximately 24 yards of a garden soil/compost mix for spreading throughout the garden beds and establishing sod on the lawn. Thank you for taking the time to read this and understand the landscape restoration plan for the Cresta’s. I am happy to answer any questions. Sincerely, Cynthia Knauf DECK 4'-8" 14"14"12"12"14"12"12"11'-10"16'-0" 4'-0"20"20" 20" 453'-1" 452'-6" 451'-0" 451'-0" 448'-0" 448'-0" 445'-0" 445'-0" 444'-0" 444'-0" L1.1HARDSCAPE AS-BUILT PLAN NORTH/EAST &PROPOSED SOUTH HARDSCAPE PLANAs Indicated ABC 5.20.21DATE: REVISIONS: SCALE: DRAWN BY: SHEETPROJECT NAMESHEET TITLECresta Residence410 Golf Course RoadSouth Burlington, Vermont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x Unilock 'U-Cara' in Summer Wheat x ϭϬϮͬϯ͟ǁŝĚĞǁŝƚŚϭϰ͟ĐĂƉ A2. SEAT WALL x Unilock 'U-Cara' in Summer Wheat x ϭϮ͟ǁŝĚĞǁĂůůǁŝƚŚϭϰ͟ĐĂƉ B1. WALL CAPS FOR RETAINING AND SEAT WALLS x Techo-bloc 'Raffinato' in Grey Nickel x Ϯϴ͟ůŽŶŐdžϭϰ͟ǁŝĚĞdžϯ͟ƚŚŝĐŬ B2. FIRE TABLE CAP & SOUTH RETAINING WALL CAPS x Techo-bloc 'Raffinato' in Grey Nickel x Ϯϴ͟ůŽŶŐdžϭϰ͟ǁŝĚĞdžϮ͟ƚŚŝĐŬ C. TREADS AND RISERS x Treads: Techo-bloc 'Raffinato' in Grey Nickel; Ϯϴ͟ůŽŶŐdžϭϰ͟ǁŝĚĞdžϮ͟ƚŚŝĐŬ x Risers: Unilock 'U-Cara' in Granite - Pitched Finish. ZŝƐĞƌƉŝĞĐĞƐĐŽŵĞϲ͟ƚŚŝĐŬ͕ƐŽϮ͟ŵƵƐƚďĞďƵƌŝĞĚ D. PATIOS AND LANDING x Caesar Porcelain 'Gea'; dry laid per manufacturer's specs. x 2'x2' pavers E. FIRE TABLE STONE VENEER x Thompson Stone 'Brooklawn' on CMU blocks. KƵƚƐŝĚĞǁĂůůĚŝŵĞŶƐŝŽŶƐƚŽďĞϲΖͲϰ͟ůŽŶŐdž ϯΖͲϮ͟ǁŝĚĞƚŽĂĐĐŽŵŵŽĚĂƚĞďƵƌŶĞƌƐŝnjĞ͘ x Ledge pattern; raked joints to appear dry laid F. FIRE TABLE BURNER x Hearth Product Controls burner x #54X16SSEI-H; Hi/Lo switching ability. G. DRIVEWAY PAVERS x Techo-bloc 'Blu 80 Smooth'; 03 Linear Pattern; Champlain Grey x Border in Techo-bloc 'Blu 80 Smooth'; 03 Linear Pattern; Champlain Grey x Heating element H. WALKWAY PAVERS x Techo-bloc 'Blu 60 Slate'; 03 Linear Pattern; Champlain Grey x Border in Techo-bloc 'Blu 80 Slate'; 03 Linear Pattern; Champlain Grey I. GARDEN EDGES x Techo-bloc Raffinato 'Nickel Grey' J. DRIP EDGE x Decorative drainage stone (tbd) along house foundation. x Metal edge between stone and garden beds. K. GARDEN MAINTENANCE PATH x Fieldstone or bluestone stepping stones. L1 STEP AND WALL LIGHTS x Fit under the caps and treads x INTEGRAL DIMMABLE LIGHTS https://integral-lighting.com/product/ il6000-xxx-500-led/ x TO BE FINALIZED WHEN COLOR SAMPLES ARRIVE. Color / Quantity: 'Platinum' for Steps / 34; 'Sandstone' for Caps / 9 L2 PLANTER ACCENT LIGHTS x HUNZA FERN LITE x &Eͬ>͖ůĂĐŬ͖ϮϳϬϬ<͖ϭϮ͟ƐƉŝŬĞ x Quantity: 4 S FIRE TABLE ON/OFF SWITCH T TRANSFORMERS FOR LANDSCAPE LIGHTS x Approximate location 11.11.21 ELEVATIONS LEGEND 444'-0" 444'-0"FORMER TOPOGRAPHICAL ELEVATION FROM SURVEY AS-BUILT TOPOGRAPHICAL ELEVATION CONTOURS BASED ON TOPOGRAPHICAL SURVEY DATED FEBRUARY 19, 2021 4.27.22 (6) 6" RISERS (6) 6" RISERS DECK 453'-1" 451'-0" 448 454'-3116 " MAIN FLR. LEVEL / 461'101116" BASEMENT FLR. LEVEL 6"-7" STEP UP GRADE BELOW DECK MATCHES PLANTER SOIL GRADE 451'-0" 451'-0" L2.1North & East Yard -Hardscape Plan / Partial As-Built PlanAs Indicated ABC 4.16.21DATE: REVISIONS: SCALE: DRAWN BY: SHEETPROJECT NAMESHEET TITLECresta Residence410 Golf Course RoadSouth Burlington, Vermont2:1(56+,3$1'&23<5,*+767$7(0(172).1$8)/$1'6&$3($5&+,7(&785(,1&7KLVVFKHPDWLFGHVLJQDQGFRQVWUXFWLRQELGVHWDUHH[FOXVLYHO\RZQHGE\.QDXI/DQGVFDSH$UFKLWHFWXUH,QFZKLFKUHWDLQVDOOULJKWVLQFOXGLQJFRS\ULJKWVLQWKHVHGRFXPHQWV7KH\KDYHEHHQSUHSDUHGE\.QDXI/DQGVFDSH$UFKLWHFWXUH,QFEDVHGRQLQIRUPDWLRQGRFXPHQWVDQGGHVLJQVSHFLILFDWLRQVSURYLGHGE\&LYLO6WUXFWXUDO(QJLQHHUDQG$UFKLWHFW.QDXI/DQGVFDSH$UFKLWHFWXUH,QFLVQRWUHVSRQVLEOHIRUDQ\DOWHUDWLRQVRUDGMXVWPHQWVWRWKHVFKHPDWLFGHVLJQDQGFRQVWUXFWLRQELGVHWGXULQJDQ\SKDVHRIFRQVWUXFWLRQZKLFKDUHQRWSUHDSSURYHGDQGDXWKRUL]HGLQZULWLQJE\.QDXI/DQGVFDSH$UFKLWHFWXUH,QF SCALE: 1/4" = 1'-0" FOR CONSTRUCTION 4.30.21 5.20.21 5.27.21 6.25.21 HARDSCAPE SPECIFICATIONS - UPDATED 9.22.21 A1. RETAINING WALL x Unilock 'U-Cara' in Summer Wheat x ϭϬϮͬϯ͟ǁŝĚĞǁŝƚŚϭϰ͟ĐĂƉ A2. SEAT WALL x Unilock 'U-Cara' in Summer Wheat x ϭϮ͟ǁŝĚĞǁĂůůǁŝƚŚϭϰ͟ĐĂƉ B1. WALL CAPS FOR RETAINING AND SEAT WALLS x Techo-bloc 'Raffinato' in Grey Nickel x Ϯϴ͟ůŽŶŐdžϭϰ͟ǁŝĚĞdžϯ͟ƚŚŝĐŬ B2. FIRE TABLE CAP & SOUTH RETAINING WALL CAPS x Techo-bloc 'Raffinato' in Grey Nickel x Ϯϴ͟ůŽŶŐdžϭϰ͟ǁŝĚĞdžϮ͟ƚŚŝĐŬ C. TREADS AND RISERS x Treads: Techo-bloc 'Raffinato' in Grey Nickel; Ϯϴ͟ůŽŶŐdžϭϰ͟ǁŝĚĞdžϮ͟ƚŚŝĐŬ x Risers: Unilock 'U-Cara' in Granite - Pitched Finish. ZŝƐĞƌƉŝĞĐĞƐĐŽŵĞϲ͟ƚŚŝĐŬ͕ƐŽϮ͟ŵƵƐƚďĞďƵƌŝĞĚ D. PATIOS AND LANDING x Caesar Porcelain 'Gea'; dry laid per manufacturer's specs. x 2'x2' pavers E. FIRE TABLE STONE VENEER x Thompson Stone 'Brooklawn' on CMU blocks. KƵƚƐŝĚĞǁĂůůĚŝŵĞŶƐŝŽŶƐƚŽďĞϲΖͲϰ͟ůŽŶŐdž ϯΖͲϮ͟ǁŝĚĞƚŽĂĐĐŽŵŵŽĚĂƚĞďƵƌŶĞƌƐŝnjĞ͘ x Ledge pattern; raked joints to appear dry laid F. FIRE TABLE BURNER x Hearth Product Controls burner x #54X16SSEI-H; Hi/Lo switching ability. G. DRIVEWAY PAVERS x Techo-bloc 'Blu 80 Smooth'; 03 Linear Pattern; Champlain Grey x Border in Techo-bloc 'Blu 80 Smooth'; 03 Linear Pattern; Champlain Grey x Heating element H. WALKWAY PAVERS x Techo-bloc 'Blu 60 Slate'; 03 Linear Pattern; Champlain Grey x Border in Techo-bloc 'Blu 80 Slate'; 03 Linear Pattern; Champlain Grey I. GARDEN EDGES x Techo-bloc Raffinato 'Nickel Grey' J. DRIP EDGE x Decorative drainage stone (tbd) along house foundation. x Metal edge between stone and garden beds. K. GARDEN MAINTENANCE PATH x Fieldstone or bluestone stepping stones. L1 STEP AND WALL LIGHTS x Fit under the caps and treads x INTEGRAL DIMMABLE LIGHTS https://integral-lighting.com/product/ il6000-xxx-500-led/ x TO BE FINALIZED WHEN COLOR SAMPLES ARRIVE. Color / Quantity: 'Platinum' for Steps / 34; 'Sandstone' for Caps / 9 L2 PLANTER ACCENT LIGHTS x HUNZA FERN LITE x &Eͬ>͖ůĂĐŬ͖ϮϳϬϬ<͖ϭϮ͟ƐƉŝŬĞ x Quantity: 4 S FIRE TABLE ON/OFF SWITCH T TRANSFORMERS FOR LANDSCAPE LIGHTS x Approximate location 9.2.21 9.10.21 9.22.21 11.11.21 4.27.22 DECK 4'-8" 14"14"12"12"14"12"12"11'-10"16'-0" 4'-0" SY SY SY FI D PO PAHQHQ HQ AVAV AR AR AT AV PA PK BP BP(3) PH (9) MM (3) EM (11) EM (3) EM (3)P AP 20"20" 20" AFM L3.1 Planting PlanAs Indicated ABC 6.25.21DATE: REVISIONS: SCALE: DRAWN BY: SHEETPROJECT NAMESHEET TITLECresta Residence410 Golf Course RoadSouth Burlington, Vermont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¶6,'(<$5'6(7%$&.$/21*1257+3523(57< /,1(:(5(5(029('$1'5(6725(':,7+*$5'(1%('6'5$,1$*(6:$/( %(7:((17+(3523(57,(6,60$,17$,1(' -)(1&(:$65(029(' -6721(3$7+72675((7:$65(029('$1':,//%(5(6725(':,7+/$:1 )250(5833(53$7,2'(&.67(36$1'3$7+72 675((76,'( 5(129$7('833(53$7,2 3$*( %()25($1'$)7(53+27262)1257+<$5' &5(67$5(6,'(1&( *2/)&2856(52$'6287+%85/,1*7219(50217 0$< -833(53$7,23$9(56:(5(5(3/$&(' -'(&.67(36:(5(5(3/$&(':,7+:22' -%28/'(56:,7+,17+(¶6,'(<$5'6(7%$&.$/21*3523(357</,1( :(5(5(029('$1'5(6725(':,7+*$5'(1 -%28/'(56$&52667+(+,//6,'(:(5(5(3/$&(':,7+/$5*(*$5'(1 -(;,67,1*'5$,1$*(6:$/(%(7:((17+(7:23523(57,(6,60$,17$,1(' )250(5833(53$7,25(7$,1('%<%28/'(5+,//6,'( 5(129$7('833(53$7,2$1'5(6725('+,//6,'( 3$*( %()25($1'$)7(53+27262)1257+<$5' &5(67$5(6,'(1&( *2/)&2856(52$'6287+%85/,1*7219(50217 0$< (;,67,1*'5$,1$*(6:$/(21$35,/ '85,1*7+(3(5,2' 2)+($9<5$,112)/22',1*2&&855('217+(1(,*+%25¶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