HomeMy WebLinkAboutAgenda 07_SP-22-028_4 Harbor View Rd_Rieley Cohen PtspCITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SP-22-028_4 Harbor View Rd_Rieley Cohen Ptsp_SC_2022-
10-18.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: October 12, 2022
Plans received: October 5, 2022
4 Harbor View Rd
Site Plan Application #SP-22-028
Meeting date: October 8, 2022
Owner/Applicant
Rieley Cohen Partnership, LLC
PO Box 4279
Burlington, VT 05406
Engineer
TCE
478 Blair Park Road
Williston, VT 05495
Property Information
Tax Parcel 0780-00004
Commercial 2 Zoning District, Transit Overlay District
Location Map
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PROJECT DESCRPTION
Site plan application #SP-22-028 of Rieley Cohen Partnership, LLC to amend a previously
approved site plan for a 13,000 sf contractor or building trade facility with outdoor storage. The
amendment consists of constructing a 5,500 sf addition and additional outdoor storage, 4
Harbor View Road.
CONTEXT
This project is subject to Site Plan Review Standards, and Transit Overlay District. The property
most recently received site plan approval #SP-19-41 to change the use to a contractor or building
trade facility and construct an accessory structure.
This project was continued without being heard from June 6, 2022 to allow the applicant to
proactively address staff comments and to coordinate with the State Stormwater Department on
stormwater treatment and management. The applicant submitted a full set of revised materials
on October 5, including a line by line response to the June 6 comments, which have been woven
into but not quoted in these staff comments. These staff comments also reflect the revised plans.
COMMENTS
Planning Director Paul Conner and Development Review Planner Marla Keene (“Planning Staff”)
have reviewed the plans submitted on 10/5/2022 and offer the following comments. Comments
for the Board’s attention are indicated in red.
A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
The project is located in the C2 zoning district.
Commercial 2 Zoning District Required Proposed
Min. Lot Size 40,000 sf 1.84 ac (no change)
Max. Building Coverage 40% 24.9%
Max. Overall Coverage 70% 61.9%
Min. Front Setback (Urban Design
Overlay District)
20 ft. 38 ft.
Max Front Setback Coverage 30% 0%
Min. Side Setback 10 ft. 30 ft. (no change)
Min. Rear Setback 30 ft. 30 ft. (no change)
Building Height (pitched roof) 40 ft. 17 ft.
Meets requirement
B) SITE PLAN REVIEW STANDARDS
14.06 General Review Standards
The proposed building addition consists of a loading dock area with interior partitions. The
proposed addition reduces the front setback and the stormwater management system requires
removal of the existing vegetated area between the building and the street. Therefore
compliance with these standards becomes more reliant upon the configuration of the building.
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A. 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.
1. The applicant’s cover letter describes the proposed addition as for the purposes of
expanding the current business. However the layout of the addition includes individual
work spaces/areas within independent entrances, restroom facilities, and fire-rated
partitions. Staff recommends the Board require the applicant to describe the proposed
use and function of the facility. Though a multi-tenant building is not necessarily
prohibited, there are several standards which may apply differently. A future change to
a multi-tenant space would require site plan review.
The DRB shall consider the following:
(a) Street Frontage. Maintain internally-consistent building setbacks and
landscaping along the street.
Staff considers the proposed addition improves consistency with adjoining building
setbacks along the street.
(b) Building Placement, Orientation. Maintain or establish a consistent orientation
to the street and, where a prevalent pattern exists, shall continue the manner in which
the site’s existing building foundations relate to the site’s topography and grade.
2. The proposed building addition is not oriented to the street. Adjoining properties are
mixed in their orientation. However, since the proposed addition reduces setback and
removes screening vegetation, Staff recommends the Board direct the applicant to
improve the appearance of the building such that there are some architectural details,
such as windows and variations in siding materials, establishing a street-facing presence
to the building. The applicant has proposed a row of arborvitae along the northern face
of the building. While screening can be used to assist in creation of a harmonious
appearance, Staff considers the building itself should be improved.
(c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale
between existing, planned or approved development, and proposed development.
Staff considers the proposed addition to be consistent in scale with adjoining buildings.
(d) Pedestrian Orientation. Improve and enhance pedestrian connections and
walkability within the area proposed for development.
There is no pedestrian orientation existing or proposed. There are no sidewalks or
pathways. The existing sidewalk on Harbor View Road is on the opposite side of the
street. Staff considers the proposed addition does not create sufficient nexus to require
improvements to pedestrian connections or walkability.
(e) Solar Gain. Orient their rooflines to maximize solar gain potential, to the
extent possible within the context of the overall standards of these regulations.
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Staff considers the proposed flat roof does not detract from compliance with this
criterion.
(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.
It appears the applicant is proposing to provide parking within an area they have
designated as outdoor storage. Parking is located to the side of the building.
Parking to the side of the building is regulated under 14.06A(2)(c) as follows
Parking area width. Surface parking areas and affiliated drive aisles
located to the side of buildings shall not exceed the width of building(s),
Civic Spaces, and Site Amenities along any street frontage. This may be
calculated separately or cumulatively for corner lots. Parking approved
pursuant to 14.07(B)(2)(b) shall be exempt from this subsection.
3. Parking is proposed within the outdoor storage area. Parking width to the side
of the building is limited to the width of the building. Parking of registered
vehicles outside of the designated parking spaces is prohibited. Staff notes if the
proposed parking spaces are used, they will block use of at least one overhead
door. Staff recommends the Board discuss the use of this area and require the
applicant to revise the plans if necessary to result in plans which can readily be
complied with.
(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 footprint of the building after the addition will remain consistent with the footprint of
buildings on adjoining properties. It is proposed to be one story, while the buildings on the
adjoining sites are one story, two stories, or a combination of both. Staff considers this
criterion met.
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.
(3) To accomplish (1) and (2), the DRB shall consider:
(a) Pattern and Rhythm. Update or maintain or extend the overall pattern
of development defined by the planned or existing street grid, block
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configurations, position and orientation of principal buildings, prevalence of
attached or detached building types.
(b) Architectural Features. Respond to recurring or representative
architectural features that define neighborhood character, without adhering to
a particular architectural style.
(c) Privacy. Limit impacts and intrusions to privacy on adjoining properties,
including side and back yard areas through context sensitive design.
The addition is proposed to be clad in the same light colored metal panel siding as the
existing building. As noted above, the setback and screening of the building is proposed
to be significantly reduced.
4. Staff recommends the Board require the applicant to improve both the appearance of
the building addition facing the street. Potential improvements that would not be
incompatible with the nature of the use include a row of simple windows, variations in
siding texture, color, and orientation, or variations in roofline. Other options certainly
exist.
C. Site Amenity Requirement
(1) Sites are required to include a specific minimum area for appropriate Site Amenities.
This section does not apply to projects within the City Center FBC District (which are
governed by Section 8.08).
(2) Applicability. Applications for the following shall be required to provide Site
Amenities:
(a) Additions or expansions exceeding 5,000 SF for existing non-residential
structures.
(3) The required area shall be:
(a) For Non-Residential development, a minimum of 6% of non-residential building
gross floor area.
The proposed 5,500 sf addition requires a 330 sf amenity space.
(4) The DRB may, in its discretion, provide a credit for up to 50% of the required Site
Amenity area if the Applicant demonstrates a safe, walkable connection to an existing Civic
Space or public park that is accessible by the general public and located within five-hundred
(500) feet of at least one pedestrian access point for each building on the lot via a walking
route and/or pedestrian way. A “safe, walkable connection” shall not include or require
crossing a four-lane road.
No existing civic spaces or public parks are within five-hundred feet.
The applicant has proposed a snippet/parklet type amenity. The minimum size of this
amenity is 600 sf, it must be directly adjacent to the public right of way and sidewalk or
operable building entry, and must have seating as the main focus of the space. Specifically,
the LDR requires the following.
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Seating must be the main focus of the space. Seating must be present year-round and
composed of high quality materials. Fixed seating is required unless the applicant
demonstrates that moveable seating will meet the stated goals of the type.
Landscaping shall also be a primary component of the space. Because the space is
inherently small, it shall be carefully landscaped in a higher proportion than larger
spaces. Landscaping should not interfere with seating, but instead compliment it.
Spaces should appear warm and inviting and permanent rather than temporary.
5. The proposed space is 350 sq ft, is generally linear in form, and has a single bench. Staff
considers this area does not and can not meet the requirements for a snippet/parklet given
its inherent size (too small) and geometry (too linear). The previous staff notes suggested
this type, but had recommended it at the street rather than at the proposed location. Staff
recommends the Board require the applicant to revise the plans to provide a qualifying site
amenity prior to closing the hearing.
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards
shall apply:
A. Environmental Protection Standards. All proposed development shall be subject to
the applicable requirements of Article 12, Environmental Protection Standards.
No protected resource areas are present on this site. This criterion is not applicable.
B. Site Design Features. All proposed development shall comply with standards for the
placement of buildings, parking and loading areas, landscaping and screening, open
space, stormwater, lighting, and other applicable standards related to site design
pursuant to these Land Development Regulations.
These standards are contained in Article 13 and are discussed below.
C. Access and Circulation. All proposed development shall comply with site access and
circulation standards of Section 15.A.14.
No changes to site access or circulation are proposed.
D. Transportation Demand Management (TDM) [reserved]
E. Building Form. Development within the City Center Form Based Code District, the
Urban Design Overlay District, and other districts with supplemental building form
standards shall adhere to the standards contained therein.
This criterion is not applicable.
F. Streetscape Improvements. A proposed new construction or extension/expansion of
an existing structure exceeding the thresholds listed in either (a) Section 14.09(B) or
(b) Section 8.11(D) within the City Center Form Based Code, or Section 3.15(D) in all
other zoning districts, shall be required to upgrade adjacent sidewalks, greenbelts, and
related street furniture (trees, benches, etc.) to the standards contained within the
applicable Street Type and Building Envelope Standard. Nothing in this subsection
shall be construed to limit requirements for additional upgrades as necessary to meet
the requirements of these Regulations.
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Staff considers Harbor View Road to be a Bicycle Boulevard - Neighborhood Collector.
Neighborhood collectors are required to have a 10-ft recreation path on one side, 4-ft
bike lanes, and vertical faced curb. There is an existing sidewalk on the opposite side of
Harbor View Road from the project. The street is curbed. Staff considers that since the
opposite side of the road is established as the pedestrian side, no upgrades are
necessary.
F. 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.
See 13.02F below for discussion of access.
G. 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.A.18, Infrastructure, Utilities, and Services, shall also be met.
6. It appears electrical lines are proposed to be underground; Staff recommends the Board
require the applicant to indicate on the plans that the utilities are underground, either
through symbology (“UE” as opposed to “E”) or a callout.
The applicant is proposing a new electrical transformer, indicated on the plans with the
note “prior to construction, confirm primary electric location and separation
requirements to new structure with GMP.” Staff recommends the Board include a
condition that any necessary modification to the location of the transformer shall be
subject to review of the administrative officer.
H. 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.
7. The applicant has called out dumpster locations on the plans. The dumpsters do not
appear to be enclosed or secured, though they are screened by perimeter fencing. Staff
recommends the Board require the applicant to provide enclosure to reduce the amount
of trash that escapes the dumpsters.
C) SUPPLEMENTAL REGULATIONS
13.02 Off Street Parking and Loading
F. Access management Requirements. It is the intent of the City to minimize traffic and
pedestrian conflicts caused by vehicular driveways on public roadways by reducing the
number of required driveways and by minimizing the number of vehicles utilizing such
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driveways off public roadways. All applicants must make an effort to reduce these
impacts. All commercial lots (retail, restaurant, office, service uses, excluding
residential, agricultural and industrial uses) located adjacent to other commercial lots
must provide a driveway connection to any adjacent commercial lot. If the adjacent
property owner does not want to provide for that connection, the applicant must
provide an easement to do so in the future when circumstances may change. This
driveway connection or easement should be located where vehicular and pedestrian
circulation is most feasible.
There is an existing driveway connection to the property to the west. Staff considers a
connection to the east to be infeasible due to the location of the building. Staff
considers a connection to the property to the south to be infeasible due to the location
of the building on the property to the south.
G. Design requirements for Parking Spaces, Parking Aisles, Lighting and Landscaping
(1) Design requirements for off-street parking and loading are provided in
Table 13-2 and Figure 13-1, Section 13.04, Landscaping , Screening, and Street
Trees, and Section 13.07, Exterior Lighting. All paved parking spaces shall be
striped or otherwise physically delimited.
8. Areas not approved for parking may not be used as parking. As discussed above,
Staff notes some of the proposed parking conflicts with the proposed overhead
doors. Staff recommends the Board discuss with the applicant what would
constitute adequate parking to prevent illegal parking from becoming an issue.
Parking lot landscaping is further discussed under 13.04 below.
(2) The location of parking areas and loading docks shall prevent conflicts with
entering and existing traffic onto a public street and prevent conflicts between
vehicles and pedestrians. The distance between access points and parking
areas shall be adequate to minimize blockage and prevent back-ups onto the
public street.
The applicants provided floor plans and elevations proposed six loading docks.
Staff considers the locations of these loading docks to meet this criterion. The
floor plan and elevations also indicate a “future overhead door.” Staff
recommends the Board require the applicant to remove this door from the
plans. Should the applicant later wish to add a door, they may apply for a site
plan amendment at that time.
(3) Provision shall be made for access by police, fire and emergency vehicles.
The Fire Chief reviewed the plans on October 12, 2022 and indicated “there are
no access issues for FD. The addition will require that the existing sprinkler
system will need to be extended. As there is potential for indoor vehicle storage,
the applicant shall ensure that the sprinkler system and fire alarm is designed to
protect that hazard classification.” Staff also notes the project is subject to fire
department review from a building permit perspective.
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(4) Pedestrian safety. Insofar as practicable, pedestrian and bicycle circulation
shall be separated from motor vehicle circulation. Safe and convenient
pedestrian circulation, including appropriate sidewalks, shall be provided on
the site and its approaches. The pedestrian circulation on site shall be
designed to minimize adverse effects of vehicular traffic on sidewalks and
recreation paths.
Pedestrian pathways are not provided. As noted above, Staff considers the
proposed addition does not create sufficient nexus to require improvements to
pedestrian connections or walkability.
(5) Bicycle parking or storage facility. See Section 13.03
(6) Stormwater management strategies that facilitate infiltration including but
not limited to recessed planting islands, bioretention facilities, and pervious
parking spaces are encouraged in the design of any off-street parking or
loading area.
Stormwater management is discussed under 13.05 below.
13.08 Outdoor Storage and Display
A. Outdoor Storage. Outdoor storage of goods, materials, vehicles for other than daily use,
and equipment shall be subject to the following provisions:
(1) Any outdoor storage shall be appurtenant to the primary use of the property and shall be
allowed only in nonresidential districts and upon approval of the DRB in conjunction with a
site plan, conditional use and/or PUD application.
This application is for site plan. Staff considers this criterion met.
(2) The Development Review Board may require that outdoor storage areas in connection with
commercial or industrial uses be enclosed and/or screened where the storage area may
comprise an attractive nuisance, where the proposed use of the storage areas present
opportunities for theft, or where the Board finds that said storage areas are in view of
residentially-zoned parcels.
The applicant is proposing to screen the outdoor storage area with a chain link fence with
screen mesh, and a row of arborvitae. The applicant stated in their cover letter that the
fence is proposed to be 6-ft in height. Staff recommends the Board require the applicant to
indicate the fence height on the plans and provide a fence detail that complies with the
standards for fences of 13.11.
13.04 Landscaping, Screening & Street Trees
B. Except for parking spaces accessory to a one-family or two-family dwelling, all off-
street parking areas subject to review by the Development Review Board, shall be curbed and
landscaped with appropriate trees, shrubs, and other plants including ground covers, as
approved by the Development Review Board. Sections of recessed curb are permitted if their
purpose is to allow stormwater runoff from the adjacent parking area to reach stormwater
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collection, treatment and management infrastructure. The Development Review Board shall
consider the adequacy of the proposed landscaping to assure the establishment of a safe,
convenient, and attractive parking area and the privacy and comfort of abutting properties.
(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
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.
There is an existing wooded area to be retained along the south side of the existing parking
and outdoor storage area. There is a proposed hedge to the north and west (discussed
above pertaining to outdoor storage).
(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.
Fewer than 28 spaces are proposed.
(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
13.04(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.
Perimeter planting is protected by a fence. Staff considers this criterion met.
(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.
9. The City Arborist reviewed the original plans but has not yet had an opportunity to
review the revised plans. Staff anticipates having an update at the time of the hearing.
(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.
This criterion is met for the parking spaces that are not adjacent to the building.
(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 proposed to be met.
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(d) Where more than ten (10) trees are installed, a mix of species is encouraged;
the species should be grouped or located in a manner that reinforces the design and
layout of the parking lot and the site.
17 trees are proposed, utilizing five species.
(e) Within the City Center FBC District, landscaping required within this section
shall not count towards meeting minimum landscape budget requirements as detailed
in Section 13.04(G).
N/A
(7) 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.
10. Snow storage areas are specified on the plans to the rear of the outdoor storage areas.
The applicant has stated that outdoor storage of equipment will be oriented to allow for
snow storage as depicted on the plan. Staff recommends the Board ask the applicant to
clarify.
C. Screening or buffering. The Development Review Board will require landscaping,
fencing, land shaping and/or screening along property boundaries (lot lines) whenever it
determines that a) two adjacent sites are dissimilar and should be screened or buffered from
each other, or b) a property’s appearance should be improved, which property is covered
excessively with pavement or structures or is otherwise insufficiently landscaped, or c) a
commercial, industrial, and multi-family use abuts a residential district or institutional use, or
(d) a parking or loading area is adjacent to or visible from a public street.
Staff considers this criterion to work in conjunction with 14.06B above. The applicant is
proposing to remove a large wooded area with little understory growth between the existing
building and the street, and expand the building and outdoor storage towards the street by 42
ft. As discussed below, this front area was required to be heavily planted as part of the original
approval for the property, likely to achieve compliance with the version of this criterion that
existed at the time of that original approval. Existing trees to be removed in this area consist of
mostly large white pine, with some interspersed deciduous trees. The applicant is proposing a
vegetated stormwater basin in this area, and is proposing to screen the outdoor storage with a
row of arborvitae. Staff considers that the nature of the proposed use as a site for a large
amount of outdoor storage to be a use that should be screened. Staff considers this criterion
met.
D. Front Yards of Non-Residential and Multi-Family Uses. In the case of non-residential
and multi-family uses, the required front yard and/or the frontage along designated arterial
and collector streets (see Article 3, Section 3.06 for this list) shall be suitably landscaped and
maintained in good appearance. Landscape elements that reduce stormwater runoff and
promote stormwater infiltration are encouraged. The Development Review Board shall
require the applicant to meet the provisions of sections 13.04(F) and (G).
The applicant is proposing an vegetated bioretention area in the front yard. Staff considers this
criterion met.
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G(3) Landscaping Budget Requirements. The Development Review Board shall require
minimum planting costs for all site plans, as shown in Table 13-4 below. In evaluating
landscaping requirements, some credit may be granted for existing trees or for site
improvements other than tree planting as long as the objectives of this section are not
reduced. The costs below are cumulative; for example, a landscaping budget shall be required
to show a planned expenditure of three percent of the first $250,000 in construction or
improvement cost plus two percent of the next $250,000 in construction or improvement cost,
plus one percent of the remaining cost over $500,000. The landscaping budget shall be
prepared by a landscape architect or professional landscape designer.
The cost of the proposed building addition is $660,000, requiring $11,100 in plantings. The
applicant has proposed $43,878 in trees and shrubs. The additional plantings beyond the
required minimum have been provided in response to criterion I below.
I. Landscape Maintenance. Maintenance and responsibility. All planting shown on an
approved site plan shall be maintained by the property owner in a vigorous growing condition
throughout the duration of the use. Plants not so maintained shall be replaced with new plants
at the beginning of the next immediately following growing season. Trees with a caliper of less
than 5” may be replaced on an inch-by-inch basis with trees of the same genus of at least 2”
caliper each. No permit shall be required for such replacements provided they conform to the
approved site plan. Replacement of trees with a caliper of greater than 5” shall require an
amendment to the site plan.
The most recent previously approved plans showed the wooded area to be removed as a
general wooded area, not as individual trees required to be planted. However, the 1983 plan
indicates that the wooded area to be removed, as well as the planting bed to be removed
adjacent to the existing building, were required elements of that site plan planted at the time of
approval. The 1983 approval was for a warehouse and office building with outdoor storage,
which Staff considers consistent with the current use. The zoning district has been C2 since
before that time. Therefore Staff considers this criterion applies to the wooded areas on the
plans, including a large number of plantings that have not been maintained as required.
Plantings approved in 1983 include the following.
Quantity Name Size
3 “Emerald Queen” Norway
Maple
3 ½” – 4” cal.
21 Paper Birch 10 – 12’ height
94 Red Osier Dogwood 3 – 4’ height
107 White Pine 6 – 8’ height
The 1983 plan and decision are included in the packet for the Board. The 1983 decision states
that “screening of the storage area shall be reviewed after 1 year and may be required to be
upgraded. Other landscaping is satisfactory.” Staff considers this statement, combined with the
unusually high quantity of plantings, to be evidence that the Board at the time found screening
of the property to be of particular importance.
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The LDR states that “replacement of trees with a caliper of greater than 5” shall require an
amendment to the site plan.” Staff recommends the Board require the applicant to provide
landscaping equivalent to that approved in 1983. Equivalency may consist of a similar total
caliper of trees, a similar total value of trees, or a similar resulting buffering and screening
regardless of caliper or value. The replacement of previously approved landscaping is separate
from the required $11,100 in plantings for the proposed building expansion. The applicant has
attempted to provide similar buffering and screening regardless of caliper or value.
11. Staff recommends the Board determine whether they consider the proposed site to achieve a
level of screening and buffering consistent with the previous approval or whether they will
require the applicant to provide a similar total caliper of trees or a similar total value of trees
(in today’s costs).
13.05 Stormwater Management
Stormwater standards apply when one-half acre or more of impervious surface exists or is
proposed to exist, and where 5,000 sf of impervious is created or reconstructed. The City
Stormwater Section reviewed the proposed plans on 6/24/2022 and offers the following
comments.
The Stormwater Section has reviewed the “4 Harbor View Road” site plan prepared by
Lamoureux & Dickinson Consulting Engineers, dated 4/1/22 and last updated on 6/2/22. We
would like to offer the following comments:
1. This project is located in the Bartlett Brook watershed. This watershed is listed as
stormwater impaired by the State of Vermont Department of Environmental
Conservation (DEC).
2. The property currently has an expired State stormwater permit (2-0153).
3. The project is only proposing treat stormwater runoff form the new and redeveloped
impervious surfaced. However, projects with an expired permit seeking permit
renewal within a stormwater impaired watershed, with less than 3 acres of
impervious surface, subject to §3.1.C.4.a of the 3-9050 Stormwater General Permit,
are required to meet the redevelopment standard and channel protection standard
for the whole site, unless the TMDL has already been met. The applicant should
confirm what treatment standards are required for this site to obtain valid permit
coverage.
4. The applicant indicated that the seasonal high groundwater table was found less
than 2 feet from the ground surface, with a reference made to Sheet ST1 for soils
data. Please provide Sheet ST1 for review.
a. Is the bioretention system being proposed in the seasonal high groundwater
table? The Vermont Stormwater Management Manual §4.3.1.1 indicates that
the bottom of the bioretention practice shall be located at or above the seasonal
high groundwater table.
5. As the project has more than one-half acre or more of impervious surface and is
proposing to develop more than 5,000 sf of impervious surface, the project is subject
to the requirements of section 13.05 of the LDRs.
#SP-22-028
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6. The DRB should include a condition requiring the applicant to regularly maintain all
stormwater treatment and conveyance infrastructure.
12. The applicant provided a letter from the State stormwater section indicating that treatment
for existing impervious surfaces is not required (Comment #3). The applicant has made
modifications to the stormwater details to respond to other comments of the City
Stormwater section provided in June. Staff has provided the revisions to the Deputy Director
of Stormwater and anticipates having an update at the time of the hearing.
13.07 Exterior Lighting
Lighting requirements are summarized as follows.
(1) Fixtures must be downcast and shielded
(2) Illumination must be evenly distributed
(3) Fixtures must be placed to minimize lighting from becoming a nuisance
(4) Poles shall be rustproof metal, cast iron, fiberglass, finished wood or similar
structural material, with a decorative surface or finish
(5) Poles & building mounted fixtures may be no higher than 30-ft
(6) Poles must be located in safe locations
Specific requirements for maximum illumination levels are included in Appendix A and are
limited to 3 foot candles average at ground level. The applicant has provided a photometric
drawing. It appears they are proposing two freestanding lights and eight building mounted
lights. Heights of the fixtures which result in the provided photometrics are not provided.
Maximum illumination levels are 7.6 lumens near the wall mounted fixtures. Illumination
levels are near zero at the property line. Staff recommends the Board require the applicant to
update the site plan to clearly indicate the light locations and the mounting height.
13.03 Bicycle Parking and Storage
The applicant has proposed to retain the existing bicycle rack. The required number of bicycle
parking spaces is two. Staff considers bicycle parking standards to be met.
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, Development Review Planner
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202202204204206208HARBOR VIEW ROAD40'10'EXISTING BUILDING13,000 SF50' WIDE EASEMENTFOR INGRESS &EGRESS TO LOT 3D O C K P L A T F O R MPLANTINGBEDGAS METERFDCELECOH DOOROH DOOROH DOOREDGE GRAVELEDGE PAVEMENT71'156'330'290'320'30'30'10'10'LOADING SPACELOADING SPACE5 SPACESEXISTING ACESSORY STRUCTURE(3 SIDED) FOR STORAGE OF MATERIALSSNOWSTORAGES N O W S T O R A G EEXISTING GATE WITHSCREEN MESHKSI COMMERCIALPROPERTIES, LLCN/F8 HARBOR VIEW ROADJOHN LARKIN, INC.N/F9 HARBOR VIEW ROADLARKIN, INNS, LPN/F1720 SHELBURNE ROADEXISTING BIKE RACKTYPICAL EXISTING TREELINEEXISTING CHAIN LINK FENCE WITHSCREEN MESH TO BE RELOCATED TOPERIMETER OF NEW PAVEMENT &OUTSIDE STORAGEEXIST. FENCE & EXIST. SCREEN MESHPROPOSEDBUILDINGADDITION5,280 SFO U T S I D E S T O R A G EO U T S I D E S T O R A G ETYPICAL PROPOSEDTREELINEPROPOSED CHAIN LINKFENCE WITH SCREEN MESHO U T S I D E S T O R A G EO U T S I D E S T O R A G ES N O W S T O R A G EPROPOSED CHAINLINK FENCE WITHSCREEN MESHTRASH &RECYCLINGCONTAINERSPROPOSEDSNIPPET/PARKLETTYPICAL PROPOSED TREELINEOVERALLSITE PLAN2002040801" = 20 FEET LOCATION MAPN.T.S.PARCEL DATAPARCEL ID:0780-00004TOTAL PROJECT AREA:1.84 ACRESZONING DISTRICT:COMMERCIAL 2MIN. BUILDING SETBACKS:FRONT YARD30 FEETSIDE YARD10 FEETREAR YARD30 FEETACCESSORY STRUCTURESETBACKS:FRONT YARDSAME AS FOR PRINCIPAL STRUCTUREREAR YARD 5 FEETSIDE YARD5 FEETMAX. BUILDING HEIGHT:35 FEET (FLAT) / 40 FEET (PITCHED)15 FEET FOR ACCESSORY BUILDINGEXISTING BLDG HEIGHT:17 FEET (NO CHANGE)PROPOSED BLDG HEIGHT:MATCH EXISTING PRIMARY BUILDING HEIGHTBUILDING COVERAGE:MAXIMUM ALLOWED = 40%EXISTING = 18.3% (14,694 SF / 80,177 SF)PROPOSED = 24.9% (19,974 SF / 80,177 SF)LOT COVERAGE:MAXIMUM ALLOWED = 70%EXISTING = 49.2% (39,440 SF / 80,177 SF)PROPOSED = 61.9% (49,650 SF / 80,177 SF)FRONT YARD COVERAGE:MAXIMUM ALLOWED = 30%EXISTING = 0% (NO CHANGE)BIKE PARKING:2 SHORT TERM SPACES REQUIRED(SEE PLAN FOR INVERTED-U BIKE RACK)2 LONG TERM SPACES REQUIRED(SECURE BIKE STORAGE TO BE PROVIDED INSIDE BLDG)SHOWER & CHANGING ROOM - NOT REQUIRED1 CLOTHES LOCKER TO BE PROVIDED IN BLDGNOTES:1. THE PURPOSE OF THIS PLAN IS TO PRESENT THE EXISTING SITE LAYOUT AND PROPOSEDBUILDING ADDITION AND OUTSIDE STORAGE AREA.2. EXISTING CONDITIONS INFORMATION IS BASED UPON THE UTILITY PLAN FOR A NEWWAREHOUSE AND OFFICE BUILDING, SHEET LS-2, DATED 03-15-1983 BY ALEXANDER / TRUEX/ deGROOT, AND FIELD SURVEY BY THIS OFFICE ON OCTOBER 18, 2019.3. EXISTING UTILITIES INFORMATION SHOWN HEREON WAS OBTAINED FROM THE ABOVEREFERENCED PLAN AND MAY NOT BE COMPLETE. THE CONTRACTOR SHALL NOTIFYDIGSAFE AND THE CITY OF SOUTH BURLINGTON PUBLIC WORKS DEPARTMENT AND WATERDEPARTMENT PRIOR TO ANY EXCAVATION.4. BOUNDARY DATA IS BASED UPON A PLAN TITLED "COMMERCIAL SUBDIVISION, BARTLETTPROPERTY" BY KREBS & LANSING CONSULTING ENGINEERS, INC., LAST REVISED 09-14-1982AND RECORDED IN SLIDE 136 OF THE SOUTH BURLINGTON LAND RECORDS.SITE196LEGENDPROJECT BOUNDARYABUTTING PROPERTY LINEEXISTING CONTOUR1THE CONTRACTOR SHALL NOTIFYAND OBTAIN A TICKET FROM"DIGSAFE" AT 811 PRIOR TO ANYEXCAVATION.478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #RAILROADUVMHORTICULTURECENTEREXISTING STORM PIPEEXISTING GAS LINEEXISTING SANITARY SEWER PIPESEXISTING BUILDING MOUNTED LIGHTEXISTING POLE MOUNTED LIGHTROUTE 7
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TLAKE CHAMPLAIN LAKE CHAMPLAIN APPLICANT & LANDOWNERRIELEY COHEN PARTNERSHIP, LLCP.O. BOX 4279BURLINGTON, VT 05406GEXISTING WATER LINE, VALVE, & HYDRANTWEXISTING TREE LINECHAIN LINK FENCE WITH MESH SCREENEXISTING EASEMENTCHAIN LINK FENCE CHAMP CAR CARECENTER, INC.N/FALLEN BROOKDEVELOPMENT, INC.N/F40 ALLEN ROADBUILDING SETBACKSHEET INDEX1OVERALL SITE PLAN2GRADING & UTILITY PLAN3LIGHTING PLAN4EROSION PREVENTION & SEDIMENT CONTROL PLAN5POST CONSTRUCTION SOIL DEPTH & QUALITY PLAN6SITEWORK DETAILS & SPECIFICATIONS7BIORETENTION AREA DETAILS & SPECIFICATIONS8EXISTING CONDITIONS PLAN9LANDSCAPE PLAN04-28-22REVISE ADDITION SIZEABR1" = 20'10-05-22REVISE PER 07-06-22 STAFF NOTESDJH
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200200202204SSSSSGGGGGEEEHARBOR VIEW ROADEXISTINGGAS METERFDCELECOH DOOROH DOOREXISTING GATE WITH SCREENMESH TO REMAINTYPICAL EXISTING TREELINEEXISTING CHAIN LINK FENCE WITHSCREEN MESH TO BE RELOCATEDTO PERIMETER OF NEW PAVEMENT& OUTSIDE STORAGEPROPOSED BUILDING ADDITIONFFE = 202.9(MATCH EXISTING BLDG)PROPOSED GATEWITH SCREEN MESHPROPOSED CHAIN LINKFENCE WITH SCREEN MESH18" PE E.S.INV = 197.0NEW 18" PECB1CB2CB36" SDR35 PVC UD6" SDR35 PERF PVC UDNEW 18" PET.B.M.TOP CONC MON.ELEV = 196.39EXISTING WATERMAINPROPOSED TREELINEEXISTING 12" CMP CULVERT.CLEAN CULVERT AND REGRADEINLET AND OUTLET TO DRAINNEW ASPHALT CURBALONG FENCENEW BOULDERRETAINING WALLPERFORM EXPLORATORY EXCAVATION ALONGEXISTING GAS SERVICE TO CONFIRMADEQUATE COVER. COORDINATE WITH VTGAS TO ADJUST SERVICE DEPTH AS REQUIREDPERFORM EXPLORATORY EXCAVATION ALONGEXISTING WATER SERVICE.- IF COVER WILL BE >5 FEET, INSULATE WHERELESS THAN 6 FEET OF COVER.- IF COVER WILL BE <5 FEET, RE-LAY WATERSERVICE TO ACHIEVE 6 FEET COVER.COORDINATE EXPLORATORY EXCAVATION ANDWORK WITH SBURL WATER DEPARTMENT.FUTURE SIGN CB48" PVCINV = 190.0CB5E X I S T I N G C O N C R E T ET O B E R E M O V E D+20
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+201.9+201.9T.B.M.TOP CONC MON.ELEV = 188.86BIORETENTION AREA #2BIORETENTION AREA #1E X I S T I N G P A V E D D R I V E
TRASH & RECYCLINGCONTAINERSPERFORM EXPLORATORY EXCAVATION ALONGEXISTING SEWER SERVICE.- IF COVER WILL BE >4 FEET, INSULATE WHERE LESSTHAN 6 FEET OF COVER.- IF COVER WILL BE <4 FEET, RE-LAY SEWER SERVICETO ACHIEVE 5 FEET COVER WITH MINIMUM 2% SLOPE.COORDINATE EXPLORATORY EXCAVATION AND WORKWITH SBURL DPW8" SCH40 PVC ROOF DRAIN.CONFIRM PIPE SIZE AND TYPEWITH MEP DESIGN PLANSTYPE II STONE FILLREGRADE DRAINAGEDITCH IN SIDE YARDREMOVE EXISTINGLIGHT POLE AND BASEWITHIN NEW PAVEMENT(TYP OF 2)P L A N T E R B E DREGRADE EXISTING DRAINAGE DITCH REMOVE EXISTING LIGHTPOLE AND BASECLEANOUT, TYP.EXIST. 18" RCPAPPROXIMATE LIMITS OF SAW CUTFOR PAVEMENT REPLACEMENTSEE MEP DESIGN PLANS FORCONDUIT SIZE AND ELECSERVICE REQUIREMENTSPRIOR TO CONSTRUCTION, CONFIRMPRIMARY ELECTRIC LOCATION ANDSEPARATION REQUIREMENTS TO NEWSTRUCTURE WITH GMPAPPROXIMATELOCATION OFEXISTING ELEC &TELECOM LINESREMOVE POST INDICATORVALVE AND INSTALL CAST IRONVALVE BOX TO FINISH GRADE8" PVC ROOF DRAINS=0.005END ASPHALT CURBAT EXISTING FENCECORNERGAS METER FORPROPOSED ADDITIONAPPROXIMATE LOCATIONOF EXISTING ROOF DRAINXXPERFORM EXPLORATORY EXCAVATION ALONGEXISTING ROOF DRAIN.- IF COVER WILL BE >4 FEET, INSULATE WHERE LESSTHAN 6 FEET OF COVER.- IF COVER WILL BE <4 FEET, RE-LAY SERVICE PIPE TOACHIEVE 5 FEET COVER WITH MINIMUM 1% SLOPE.END 6" PERF. PVCINV = 193.336" SDR35 PVC (SOLID)UTILITY SERVICE RELOCATION NOTE:IF THE EXISTING ROOF DRAIN, SEWER SERVICE, OR GAS SERVICE MUST BERE-LAID TO ACHIEVE THE NECESSARY DEPTH OF COVER, THE HORIZONTALALIGNMENT OF THE NEW PIPING SHALL BE SHIFTED TO AVOIDENCROACHING UPON THE FOOTPRINT OF THE BIORETENTION AREA. NEWCLEANOUTS SHALL BE INSTALLED AT ALL HORIZONTAL AND VERTICALBENDS IN THE NEW SERVICE ROOF DRAIN AND SEWER SERVICE PIPING.GRADING &UTILITY PLAN1001020401" = 10 FEET GENERAL NOTES:1. THE PURPOSE OF THIS PLAN IS TO PRESENT THE EXISTING SITE LAYOUTAND THE PROPOSED BUILDING ADDITION AND OUTSIDE STORAGE AREA.2. EXISTING CONDITIONS INFORMATION IS BASED UPON THE UTILITY PLANFOR A NEW WAREHOUSE AND OFFICE BUILDING, SHEET LS-2, DATED03-15-1983 BY ALEXANDER / TRUEX / deGROOT, AND FIELD SURVEY BY THISOFFICE ON OCTOBER 18, 2019.3. EXISTING UTILITIES INFORMATION SHOWN HEREON WAS OBTAINED FROMTHE ABOVE REFERENCED PLAN AND MAY NOT BE COMPLETE. THECONTRACTOR SHALL NOTIFY DIGSAFE AND THE CITY OF SOUTH BURLINGTONPUBLIC WORKS DEPARTMENT AND WATER DEPARTMENT PRIOR TO ANYEXCAVATION.4. BOUNDARY DATA IS BASED UPON A PLAN TITLED "COMMERCIALSUBDIVISION, BARTLETT PROPERTY" BY KREBS & LANSING CONSULTINGENGINEERS, INC., LAST REVISED 09-14-1982 AND RECORDED IN SLIDE 136 OFTHE SOUTH BURLINGTON LAND RECORDS.196LEGENDPROJECT BOUNDARYABUTTING PROPERTY LINEEXISTING CONTOUR2478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #EXISTING STORM PIPEEXISTING GAS LINEEXISTING SANITARY SEWER PIPESEXISTING BUILDING MOUNTED LIGHTEXISTING POLE MOUNTED LIGHTGEXISTING WATER LINE, VALVE, & HYDRANTWEXISTING TREE LINECHAIN LINK FENCE WITH MESH SCREENEXISTING EASEMENTCHAIN LINK FENCE BUILDING SETBACKSTORM STRUCTURE DATANEW CB1 (2' SUMP)RIM = 197.018" PE IN = 192.018" PE OUT = 191.0NEW CB2 (2' SUMP)RIM = 194.06" PVC UD IN = 191.5018" PE IN = 189.75EXISTING 18" RCP OUT = 189.65 (SET ON EXISTING PIPE)NEW CB3 (2' SUMP)RIM = 191.06" UD IN = 187.3312" PE OUT = 185.00EXISTING CB4RIM = 188.13EXISTING 12" IN = 183.93NEW 12" IN = 184.0EXISTING 12" OUT = 183.53NEW CB5 (4' DEEP SUMP)RIM = 195.508" PVC OUT = 190.65UTILITY RELOCATION NOTES:PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL PERFORMEXPLORATORY EXCAVATIONS TO CONFIRM THE HORIZONTAL AND VERTICALLOCATION OF THE EXISTING UTILITIES. EXCAVATION IN MULTIPLE LOCATIONSALONG EACH UTILITY LINE MAY BE REQUIRED. POTENTIAL CONFLICTS ANDAREAS OF INSUFFICIENT COVER SHALL BE REPORTED TO THE ENGINEER.EXISTING UTILITY LINES WITH INSUFFICIENT COVER WITH THE PROPOSEDFINISH GRADES SHALL BE RE-LAID IN COORDINATION WITH THE UTILITYCOMPANY.PROPOSED BUILDING MOUNTED LIGHTPROPOSED POLE MOUNTED LIGHTPROPOSED TREE LINE196PROPOSED CONTOURPROPOSED UNDERDRIAN AND CLEANOUTUDPROPOSED CATCHBASIN AND STORM PIPEEXISTING ELECTRIC & TELECOM LINESE04-28-22REV ADDITION FOOTPRINT, EXIST 18" RCP STORM PIPEABR05-06-22ADD NOTE RE: EXPLORATORY EXCAVATION FOR EX. ROOF DRAINABR06-02-22ADJUST CB1/CB2, UTILITY SERVICE RELOCATION NOTESABR1" = 20'10-05-22REVISE PER 07-06-22 STAFF NOTESDJH
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202202204204206208HARBOR VIEW ROADEXISTING BUILDINGELECEDGE GRAVELEDGE PAVEMENTEXISTING ACESSORY STRUCTUREEXIST. FENCE & EXIST. SCREEN MESHPROPOSEDBUILDINGADDITIONTYP. NEW BUILDINGMOUNTED LIGHTWWWTYP. NEW POLEMOUNTED LIGHTWLIGHTING PLAN2002040801" = 20 FEET 1" = 20'3THE CONTRACTOR SHALL NOTIFYAND OBTAIN A TICKET FROM"DIGSAFE" AT 811 PRIOR TO ANYEXCAVATION.478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #LIGHTING SPECIFICATIONSLEGENDDESCRIPTIONMOUNT HEIGHTCOLOR TEMPRAB ALED3T78N 78WATT TYPE IIIPOLE MOUNT / 22 FEET4000KRAB WPLED26N 26WATT15' WALL MOUNT4000KAVERAGE ILLUMINATION LEVEL = 1.3 FOOTCANDLES (OUTSIDE STORAGE AND PARKING AREAS ONLY)NOTES:COLOR - FIXTURES AND POLES SHALL BE BRONZE - TO BE CONFIRMED WITH OWNERPOWER SUPPLY - COORDINATE WITH OWNER ON POWER SUPPLY LOCATION IN BUILDINGLIGHTING CONTROLS - LIGHTING CONTROL DESIGN SHALL BE BY THE OWNER'S ELECTRICIANCONDUIT SIZE & LAYOUT - CONDUIT SIZE AND LAYOUT DESIGN SHALL BE BY THE OWNER'S ELECTRICIANAPPENDIX A PERFORMANCE STANDARDS- NO LIGHT FIXTURES HAVE A MOUNTING HEIGHT GREATER THAN 30 FEET- THE MAXIMUM ILLUMINATION AT GROUND LEVEL DOES NOT EXCEED AN AVERAGE OF 3 FOOTCANDLES- ALL LIGHT FIXTURES ARE DOWNWARD DIRECTED TO MINIMIZE INDIRECT GLARE22WPOLE MOUNTED LIGHT DETAIL 222210-05-22REVISE PER 07-06-22 STAFF NOTESDJH
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202202204204206208SSSSSGGGGGEEEHARBOR VIEW ROADEXISTING BUILDING13,000 SFD O C K P L A T F O R MOH DOOREDGE GRAVELEDGE PAVEMENTACESSORY STRUCTUREPROPOSEDBUILDINGADDITIONBIORETENTION AREA #1BIORETENTION AREA #2E X I S T I N G P A V E D D R I V ESTABILIZEDCONSTRUCTION EXIT(MIN LENGTH = 25')SWEEP EXISTING PAVEMENTAS NEEDED TO PREVENTSEDIMENT TRANSPORTTPZTPZTPZTPZEROSION PREVENTION &SEDIMENT CONTROLPLAN20020401" = 20 FEET 1" = 20'4478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #SILT FENCE OR EROSION LOG (12" DIA)EPSC LEGENDSTABILIZED CONSTRUCTION EXITEROSION MATTINGINLET PROTECTIONEROSION PREVENTION AND SEDIMENT CONTROL PERMIT REQUIREMENTSPRIOR TO CONSTRUCTION, THE SITE CONTRACTOR SHALL OBTAIN CO-PERMITEE COVERAGE UNDER GENERALPERMIT 3-9020 WHICH REGULATES STORMWATER RUNOFF FROM CONSTRUCTION SITES.THIS PROJECT QUALIFIES AS HAVING A LOW RISK FOR IMPACTS TO WATER QUALITY, BASED UPON THEFOLLOWING:- LESS THAN 2 ACRES WILL BE DISTURBED AT ANY TIME- A MAXIMUM OF 21 CONSECUTIVE DAYS BEFORE DISTURBED EARTH IS TEMPORARILY OR PERMANENTLYSTABILIZED.THESE CRITERIA FORM THE BASIS FOR THE LOW RISK DETERMINATION. ANY CHANGES TO THESE CRITERIAREQUIRE THAT THE RISK ANALYSIS BE RE-EVALUATED TO DETERMINE IF THE POTENTIAL RISK TO WATERQUALITY, AND THE RELATED PERMITTING REQUIREMENTS, HAVE CHANGED.6" MINEXISTING GROUNDOR SUBGRADEPUBLIC ROADWAYROADWAY25' MINPLANRIGHT-OF-WAYPUBLIC1-1/2" TO 2"DIA. STONEWIDTH OFPROFILE25' MIN FOR THIS SITEPUBLICRIGHT-OF-WAY4"-6"2.STAPLE PATTERN GUIDE5.6"1.12"12"6"12"6"2.4.5.3B.1.3A.THE CONTRACTOR SHALL REFER TO THE LOW RISK SITE HANDBOOK FOR EROSION PREVENTIONAND SEDIMENT CONTROL MEASURES TO BE IMPLEMENTED ON THE SITE. AT A MINIMUM,THESE SHALL INCLUDE:- MARKING THE LIMITS OF DISTURBANCE TO PRESERVE EXISTING VEGETATION OUTSIDETHE LIMITS OF CONSTRUCTION- LIMITING THE DISTURBED AREA TO THAT WHICH IS ACTIVELY BEING WORKED- INSTALLATION OF A STABILIZED CONSTRUCTION EXIT- INSTALLATION OF SILT FENCE ALONG THE DOWNSLOPE PERIMETER OF THE DISTURBEDAREA AND AROUND SOIL STOCKPILES- PLACEMENT OF EROSION MATTING IN CHANNELS, ON ALL SLOPES 3H:1V OR STEEPER,AND MULCHINGALL OTHER DISTURBED AREAS- SWEEPING PAVED AREAS TO REMOVE SEDIMENTEROSION PREVENTION AND SEDIMENT CONTROL MEASURES WILL BE INSPECTED AT LEASTONCE EVERY 7 DAYS AND FOLLOWING PRECIPITATION EVENTS RESULTING IN RUNOFF. DURINGTHE WINTER CONSTRUCTION PERIOD, INSPECTIONS ARE REQUIRED DAILY WHEN WORK ISUNDERWAY.SECTIONTPZLIMITS OF DISTURBANCETREE PROTECTION ZONE (CONTINUOUSCONSTRUCTION OR SNOW FENCE)05-06-22ADD TREE PROTECTION ZONEABR10-05-22REVISE PER 07-06-22 STAFF NOTESDJH
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202202204204206208SSSSSGGGGGEEEHARBOR VIEW ROADEXISTING BUILDING13,000 SFEDGE GRAVELEDGE PAVEMENTACESSORY STRUCTUREPROPOSEDBUILDINGADDITIONBIORETENTION AREA #2BIORETENTION AREA #1E X I S T I N G P A V E D D R I V E
POST CONSTRUCTIONSOIL DEPTH &QUALITY PLAN20020401" = 20 FEET 1" = 20'5478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #POST-CONTRUCTION SOIL DEPTH & QUALITY TREATMENT NOTES1.POST-CONSTRUCTION SOIL DEPTH AND QUALITY TREATMENT SHALL CONFORM TO SECTION 3 OF THE "2017VERMONT STORMWATER MANAGEMENT MANUAL RULE AND DESIGN GUIDANCE". AT A MINIMUM, ALL AREASIDENTIFIED ON THIS PLAN ARE SUBJECT TO THESE RULES AND THE OUTLINED TREATMENT AS INDICATEDBELOW. ANY ADDITIONAL AREAS THAT ARE DISTURBED BY CONSTRUCTION ACTIVITIES, INCLUDING THECOMPACTION OF SOIL DUE TO THE TRACKING OF HEAVY EQUIPMENT, ARE ALSO SUBJECT TO THESTANDARDS.2.TOPSOIL SHALL CONTAIN A MINIMUM OF 4% DRY WEIGHT ORGANIC MATTER, AND SHALL BE PLACED AMINIMUM OF 4" OF DEPTH AS INDICATED ON THE PLANS.3.THE COMPOST USED TO MEET ORGANIC REQUIREMENTS SHALL CONSIST OF THE FOLLOWING:·A CARBON TO NITROGEN RATIO BELOW 25:1.·COMPOST SHALL MEET THE DEFINITION OF "COMPOST" IN THE AGENCY'S SOLIDWASTE MANAGEMENT RULES OR THE CONTAINMENT STANDARDS IN THEVERMONT SOLID WASTE MANAGEMENT RULES §6-1104(g)(6-7), §6-1105(e)(8-9) AND§6-1106(e)(7-9).·A MAXIMUM OF 35% OF THE TOTAL SOIL VOLUME MAY CONTAIN EXCEPTIONALQUALITY BIOSOLIDS AMENDMENTS, AND SHALL BE WELL MIXED.4.THE SOIL QUALITY REQUIREMENTS SHALL BE MET BY USING THE FOLLOWING METHODS:·INSTALL SILT FENCE OR CONSTRUCTION FENCE ALONG THE LIMITS OF CONSTRUCTIONDISTURBANCE TO PROTECT NATIVE SOILS AND VEGETATION FROM COMPACTION DURINGCONSTRUCTION.-OR-·STOCKPILE SOIL ON SITE IN A DESIGNATED CONTROLLED AREA, AT LEAST 50 FEET FROMSURFACE WATERS, WETLANDS, FLOODPLAINS, OR OTHER CRITICAL RESOURCE AREAS.·SCARIFY OR TILL SUBGRADE TO A DEPTH OF 4 INCHES. EXCEPT FOR WITHIN THE DRIP LINE OFEXISTING TREES, THE ENTIRE SURFACE SHALL BE DISTURBED BY SCARIFICATION;·AMEND TOPSOIL, IF NEEDED, TO MEET THE ORGANIC CONTENT REQUIREMENTS:··PRE-APPROVED RATE: COMPOST SHALL BE INCORPORATED WITH AN ORGANIC MATTERCONTENT BETWEEN 40 AND 65% INTO THE TOPSOIL AT A RATIO 1:3, OR··CALCULATED RATE: INCORPORATE COMPOSTED MATERIAL OR APPROVED ORGANICMATERIAL AT A CALCULATED RATE TO ACHIEVE 4 INCHES OF SETTLED SOIL AT 4% ORGANICCONTENT.·REPLACE STOCKPILED TOPSOIL PRIOR TO PLANTING·RAKE BEDS TO SMOOTH AND REMOVE SURFACE ROCKS LAGER THAN 2 INCHES IN DIAMETER; ANDWATER OR ROLL TO COMPACT SOIL IN TURF AREAS TO 85% OF MAXIMUM DRY DENSITY.5.SOIL DEPTH SHALL BE ESTABLISHED AT THE END OF CONSTRUCTION AND ALL AREAS IDENTIFIED SHALL BEPROTECTED FROM COMPACTION.6.TEST HOLES SHALL BE PERFORMED BY THE CONTRACTOR BY USING A SHOVEL DRIVEN SOLELY BY THECONTRACTORS WEIGHT. THE TEST HOLES SHALL BE 8" IN DEPTH AND USED BY THE CONTRACTOR FOR SELFVERIFICATION THAT ALL REQUIREMENTS OF THE POST-CONSTRUCTION SOIL DEPTH AND QUALITY PLAN HAVEBEEN MET.7.TEST HOLES SHALL BE PERFORMED IN LOCATIONS NOTED ON THE SITE PLAN OR AS SELECTED BY THECONTRACTOR. TEST HOLES SHALL BE SPACED AT A MINIMUM OF 50' APART. THE CONTRACTOR SHALLPROVIDE NINE (9) TEST HOLES PER ACRE OF IDENTIFIED AREA SUBJECT TO THE POST-CONSTRUCTION SOILDEPTH AND QUALITY TREATMENT.8.A DENSE AND VIGOROUS VEGETATIVE COVER SHALL BE ESTABLISHED OVER ALL TURF AREAS. SEELANDSCAPING PLAN FOR ADDITIONAL NOTES, PLANTING SCHEDULE AND SEEDING SPECIFICATIONS.AREAS OF POST-CONSTRUCTION SOILDEPTH AND QUALITY TREATMENT(SEE NOTES FOR SPECIFICATIONS)AREAS NOT REQUIRED TO MEET THEPOST-CONSTRUCTION SOIL DEPTH ANDQUALITY TREATMENTPCSDQ LEGEND10-05-22REVISE PER 07-06-22 STAFF NOTESDJH
SITEWORKDETAILS ANDSPECIFICATIONSNTS6478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #TYPICAL WATER TRENCHGENERAL CONSTRUCTION SPECIFICATIONS1. ALL WORK AND MATERIALS SHALL BE APPROVED BY AND IN ACCORDANCE WITH THE LATEST VERMONTAGENCY OF TRANSPORTATION STANDARD SPECIFICATIONS FOR CONSTRUCTION, THE MANUAL ON UNIFORMTRAFFIC CONTROL DEVICES, THE CITY OF SOUTH BURLINGTON PUBLIC WORKS SPECIFICATIONS AND THESEPLANS.2. THE CONTRACTOR SHALL CONTACT ALL UTILITIES BEFORE EXCAVATION TO VERIFY THE LOCATION OF ANYUNDERGROUND LINES. THE CONTRACTOR SHALL NOTIFY "DIGSAFE" AT 1-888-DIG-SAFE PRIOR TO ANYEXCAVATION. THE CONTRACTOR SHALL PERFORM EXPLORATORY EXCAVATIONS AS NEEDED TO DETERMINETHE ACTUAL LOCATION OF THE EXISTING PRIVATE UTILITIES WITHIN THE LIMITS OF THE PROPOSED WORK.3. UTILITIES INFORMATION SHOWN HEREON WERE OBTAINED FROM LIMITED FIELD SURVEYS AND AVAILABLEPRIOR SITE PLANS AND MAY OR MAY NOT BE EITHER ACCURATE OR COMPLETE. THE CONTRACTOR SHALLVERIFY THE EXACT LOCATION OF ALL EXISTING UTILITIES AND SHALL BE RESPONSIBLE FOR ANY DAMAGE TOANY UTILITY, PUBLIC OR PRIVATE, SHOWN OR NOT SHOWN HEREON. THE CONTRACTOR SHALL CONNECT ORRECONNECT ALL UTILITIES TO THE NEAREST SOURCE THROUGH COORDINATION WITH UTILITY OWNER.4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DEMOLITION AND REMOVAL OF ALL EXISTING VEGETATION,PAVEMENT AND STRUCTURES NECESSARY TO CONSTRUCT THIS PROJECT UNLESS OTHERWISE NOTED ONTHESE PLANS. THE CONTRACTOR SHALL REMOVE ALL EXCESS MATERIAL, DEBRIS AND TRASH FROM THE SITEUPON COMPLETION OF CONSTRUCTION, UNLESS OTHERWISE DIRECTED BY THE OWNER.5. THE CONTRACTOR SHALL BE RESPONSIBLE AT HIS OWN EXPENSE FOR ENSURING THAT THE DUST CREATEDAS A RESULT OF CONSTRUCTION DOES NOT CREATE A NUISANCE OR A SAFETY HAZARD. WHERE AND WHENDEEMED NECESSARY BY THE OWNER, THE CONTRACTOR SHALL BE REQUIRED TO WET SECTIONS OF THECONSTRUCTION AREA WITH WATER, APPLY CALCIUM CHLORIDE OR SWEEP ASPHALT ROADS WITH A POWERBROOM AS DUST CONTROL.6. THE CONTRACTOR SHALL ERECT TEMPORARY CONSTRUCTION SIGNS IN ACCORDANCE WITH STATEE-STANDARDS AND CITY REQUIREMENTS. ADDITIONAL TEMPORARY CONSTRUCTION SIGNS SHALL BE IN PLACEWHILE ANY WORK IS UNDERWAY WITHIN THE PUBLIC RIGHT OF WAY. THE CONTRACTOR SHALL PROVIDEFLAGGERS FOR TRAFFIC CONTROL AT ALL TIMES THAT WORK IS UNDERWAY ON THE SHOULDER OR WITHIN THEPAVED PORTION OF THE PUBLIC RIGHT OF WAY.7. ANY SURFACES, LINES, OR STRUCTURES WHICH HAVE BEEN DAMAGED BY THE CONTRACTOR'S OPERATIONSSHALL BE RESTORED TO THE CONDITION AT LEAST EQUAL TO THAT IN WHICH THEY WERE FOUND IMMEDIATELYPRIOR TO THE BEGINNING OF OPERATIONS.8. THE HORIZONTAL AND VERTICAL SEPARATION FOR SEWER, STORM, AND WATER LINES SHALL BE INACCORDANCE WITH THE LATEST EDITION OF THE VERMONT ENVIRONMENTAL REGULATIONS AND THE VERMONTWATER SUPPLY RULES.9. HEALTHY EXISTING TREES, AS SHOWN ON THE PLANS, ON AND ADJACENT TO THE SITE SHALL BE PROTECTEDBY THE CONTRACTOR.10. ALL FILL SHALL BE PLACED IN 6 INCH LIFTS AND THOROUGHLY COMPACTED TO 95% OF MAXIMUM DENSITY ATOPTIMUM MOISTURE CONTENT AS DETERMINED BY ASTM D698 STANDARD PROCTOR, UNLESS OTHERWISESPECIFIED.11. AT COMPLETION OF GRADING, SLOPES, DITCHES, AND ALL DISTURBED AREAS SHALL BE SMOOTH AND FREEOF POCKETS WITH SUFFICIENT SLOPE TO ENSURE DRAINAGE.3500 PSI CONCRETETYPICAL BOLLARD18"NTS6"36"6"CONCRETEFILL PIPE WITH 3500 PSI6" DI OR STEEL PIPECLEAN AND PAINT WITH 2 COATSOF RUST INHIBITING PRIMERFINISH GRADE52"PROVIDE HDPE BOLLARDSLEEVE-COLOR TO BESELECTED BY OWNERSEE PLANS11GRADE OF PAVEMENTSLOPE TO MATCH FINISHSEE SITE PLAN FOR GRADINGBITUMINOUSCONCRETE CURB18"1 1/2" THICK VTRANS TYPE IIIWEARING COURSE2" THICK VTRANS TYPE IIBASE COURSEMIRAFI 500X GEOTEXTILEFABRIC OR EQUALDENSE GRADED CRUSHEDSTONE (VTRANS SPEC 704.06)SELECT NATIVE SANDDRIVE & PARKING AREA CROSS SECTIONNTSWHERE FILL IS REQUIRED, SELECT NATIVE SAND ORAPPROVED SAND FILL SHALL BE USED TO REACH THESUBGRADE ELEVATION. IF ALTERNATE MATERIAL ISUSED, THE ENGINEER SHALL BE CONSULTEDREGARDING THE NEED FOR UNDERDRAINTYPICAL SANITARY SEWER & STORM TRENCHNTS1"2" R
6 1/2"2"9"BITUMINOUS CONCRETE CURBBACKFILL A MINIMUM OF THREEFEET BEHIND CURBBITUMINOUSPAVEMENTCURB SURFACE TO BE TREATED WITHTWO COATS OF EMULSIFIEDBITUMINOUS MATERIAL AFTER CURBHAS BEEN IN PLACE SEVEN DAYS45°75°120 # LIVE SEED PER ACRE100RYEWINTER HARDY, PERENNIAL37.525.25KENTUCKY BLUEGRASS37.537.25CREEPING RED FESCUE4537.5TYPE OF SEEDPER ACRELBS. LIVE SEED% BY WEIGHTURBAN MIX GRASS SEEDALL DISTURBED AREAS THAT DO NOT HAVE AN IMPERVIOUS SURFACE (PAVEMENT, SIDEWALKS, ROOFS) ORARE NOT LANDSCAPED WITH BARK MULCH, SHALL BE STABILIZED NEW GRASS COVER. ALL SEEDING ANDMULCHING FOR ESTABLISHING NEW GRASS COVER SHALL BE COMPLETE PRIOR TO SEPTEMBER 15.PLACEMENT OF TOPSOIL, AND THE APPLICATION OF SEED, FERTILIZER, LIME (WHERE APPLICABLE), ANDMULCH SHALL BE IN ACCORDANCE WITH THE FOLLOWING:1.A MINIMUM OF 4" OF APPROVED TOPSOIL SHALL BE PLACED IN ALL AREAS. PLACEMENT OF TOPSOILSHALL NOT BE DONE WHEN THE GROUND OR TOPSOIL IS FROZEN, EXCESSIVELY WET, OR OTHERWISEIN A CONDITION DETRIMENTAL TO THE WORK. FOLLOWING PLACEMENT OF TOPSOIL, THE SURFACESHALL BE RAKED. ALL STONES, LUMPS, ROOTS, OR OTHER OBJECTIONAL MATERIAL SHALL BEREMOVED.2.URBAN SEED MIXTURE SHALL BE SPREAD UNIFORMLY IN ALL AREAS AT THE SPECIFIED RATE.3.FERTILIZER SHALL BE APPLIED ONLY AFTER PERFORMING A SOIL TEST ON THE IN-PLACE ORSTOCKPILED TOPSOIL, AND BE APPLIED ONLY BASED UPON SOIL DEFICIENCIES. LIME SHALL ONLY BEAPPLIED AS NEEDED BASED UPON A SOIL pH TEST.4.MULCHING SHALL FOLLOW THE SEEDING OPERATION BY NOT MORE THAN 24 HOURS. MULCH SHALL BESPREAD UNIFORMLY OVER THE AREA AT A MINIMUM RATE OF 2 TONS PER ACRE. SITE CONDITIONS MAYWARRANT THE APPLICATION OF A TACKFIER TO HOLD THE MULCH IN PLACE. IF NECESSARY TO RETAINTHE MULCH, THE CONTRACTOR SHALL APPLY AN APPROVED TACKIFIER WITHOUT ADDITIONAL COST TOTHE OWNER.5.ALL SLOPES STEEPER THAN 3H:1V SHALL HAVE EROSION MATTING APPLIED OVER THE SEED. ALLDITCH CENTERLINE GRADES GREATER THAN 5% OR AS SHOWN ON THE PLANS SHALL HAVE EROSIONMATTING APPLIED OVER THE SEED. EROSION MATTING SHALL CONSIST OF EROSION CONTROLBLANKET WITH 100% AGRICULTURAL STRAW MATRIX STITCH BOUNDED WITH DEGRADABLE THREADBETWEEN TWO BIODEGRADABLE JUTE FIBER NETTINGS, NORTH AMERICAN GREEN S150BN OR EQUAL.6.THE CONTRACTOR SHALL BE RESPONSIBLE FOR A FULL GROWTH OF GRASS IN ALL DISTURBED AREASTO BE RE-VEGETATED. VEGETATION GROWTH SHALL BE PERMANENT AND SUFFICIENT TO PREVENTEROSION OF THE UNDERLYING SOIL UNDER ALL CONDITIONS OF PRECIPITATION. THE CONTRACTORSHALL BE RESPONSIBLE FOR PROTECTING AND CARING FOR SEEDED, MULCHED, AND AREAS OFESTABLISHED VEGETATION UNTIL FINAL ACCEPTANCE OF THE WORK BY THE OWNER.TURF ESTABLISHMENT SPECIFICATIONSDEEP SUMP CB OUTLET PIPE DETAIL24"X24" SQUARE STRUCTURETYPICAL DEEP SUMP CATCHBASINLOOSENED SOIL; DIG ANDTURN THE SOIL TO REDUCECOMPACTION TO THE AREAAND DEPTH SHOWN3 x WIDEST DIMENSIONOF ROOT BALL4" HIGH X 8" WIDE ROUND-TOPPEDSOIL BERM ABOVE ROOT BALLSURFACE SHALL BE CONSTRUCTEDAROUND THE ROOT BALL. BERMSHALL BEGIN AT ROOT BALLPERIPHERY.PRIOR TO MULCHING, LIGHTLY TAMPSOIL AROUND THE ROOT BALL IN 6"LIFTS TO BRACE SHRUB. DO NOT OVER-COMPACT. WHEN THE PLANTINGHOLE HAS BEEN BACKFILLED, POURWATER AROUND THE ROOT BALL TOSETTLE THE SOIL.2" LAYER OF WOOD CHIPMULCH. NO MORE THAN 1" OFMULCH ON TOP OF ROOT BALL.BOTTOM OF ROOT BALLRESTS ON NATIVE ORRECOMPACTED SOILSLOPE SIDES OF LOOSENED SOILFINISH GRADENATIVE SOILENSURE THAT ROOT FLARE ISAT SURFACE.EXISTING SOILROOT BALL SIZE SHALLMEET ANSI Z60.1CURRENT EDITION FORTRUNK CALIPER SIZECONSTRUCT BERM AROUND ENTIREROOT BALLONE CENTRAL LEADER - TREES WITHCO-DOMINANT LEADERS SHALL BEREJECTEDPRIOR TO MULCHING, LIGHTLY TAMPSOIL AROUND THE ROOT BALL IN 6"LIFTS TO BRACE TREE. DO NOT OVERCOMPACT. WHEN THE PLANTINGHOLE HAS BEEN BACKFILLED, POURWATER AROUND THE ROOT BALL TOSETTLE THE SOIL.LOOSENED SOIL; DIG AND TURNTHE SOIL TO REDUCE COMPACTIONTO THE AREA AND DEPTH SHOWNROOT BALL MODIFIED AS REQUIRED TOCORRECT GIRDLING ROOTS OR TREE TOODEEP IN ROOT BALL. REMOVE ALL BURLAP,WIRE, ROPE, OR OTHER MATERIALS THATCOULD RESTRICT ROOT GROWTH4" LAYER OF GROUND BARK OR WOODCHIP MULCH. NO MORE THAN 1" OFMULCH ON TOP OF ROOT BALL.SLOPE SIDES OF LOOSENED SOILBOTTOM OF ROOT BALL RESTS ONNATIVE OR RECOMPACTED SOILTREE PLANTING DETAILSET TREE SO THAT ROOT FLARE ISJUST VISIBLE ABOVE SURFACENTS3X THE WIDEST DIMENSION OF ROOT BALLSHRUB PLANTING DETAILNTS05-06-22ADD TREE AND SHRUB PLANTING DETAILABR10-05-22REVISE PER 07-06-22 STAFF NOTESDJH
BIORETENTION AREADETAILS AND SPECIFICATIONSNTS7478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #BIORETENTIONSOIL MIXSTRAW MULCH OVERSEED24"BIORETENTION BASINSOIL MEDIA ELEV.STRAW MULCHMIRAFI 140N GEOTEXTILE,OR EQUAL, BETWEEN PEAGRAVEL AND SOIL MEDIA.SEE CROSS-SECTION FORWIDTH3/4" TO 1-1/2" CLEAN, CRUSHED STONE, FROM 4"BELOW UNDERDRAIN TO TOP OF UNDERDRAIN.(DO NOT USE LIMESTONE)6" SDR35 PVC PERFORATEDUNDERDRAIN PIPE LAID FLATMIRAFI 500X GEOTEXTILEWOVEN FABRIC, OR EQUAL.MINIMUM 12" OVERLAP11BIORETENTION - EROSION PREVENTION AND SEDIMENTCONTROL SEQUENCING1.INSTALL SILT FENCE AND/OR OTHER APPROPRIATE TEMPORARY SEDIMENT AND EROSIONCONTROL DEVICES TO PREVENT SEDIMENT FROM ENTERING THE BIORETENTION DURINGCONSTRUCTION.2.RUNOFF SHALL NOT BE DIRECTED INTO THE BIORETENTION FACILITY UNTIL:A.ALL UPGRADIENT CONTRIBUTING AREAS HAVE BEEN PERMANENTLY STABILIZED.B.THE BIORETENTION FACILITY IS COMPLETE AND ALL AREAS SUBJECT TO RUNOFFHAVE BEEN PERMANENTLY STABILIZED.4.REMOVE TEMPORARY EROSION PREVENTION AND SEDIMENT CONTROL DEVICES AFTER THEBIORETENTION IS PLACED ONLINE AND IS RECEIVING RUNOFF.5.IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BIORETENTION AREA, THESEDIMENT AND ALL CONTAMINATED MATERIAL (SUCH AS MULCH OR SOIL MIX) SHALL BEREMOVED AND REPLACED BY THE CONTRACTOR AT NO EXPENSE TO THE OWNER.BIORETENTION - MATERIAL SPECIFICATIONS:STRAW MULCHSTRAW SHALL BE DERIVED FROM WHEAT, RICE, OR BARLEY AND SHALL BE FREE OF NOXIOUS WEEDS OR SEED.GRASS CLIPPINGS ARE UNSUITABLE FOR STRAW MULCH.STRAW MULCH SHALL BE RETAINED IN PLACE THROUGH THE USE OF NETTING, TRACKING, OR APPLICATION OF ATACKIFIER. ANY BLOWN MULCH SHALL BE RE-APPLIED UNTIL VEGETATION IS ESTABLISHED.BIORETENTION SOIL MIXTHE BIORETENTION SOIL SHALL CONSIST OF USDA SAND TO LOAMY SAND CLASSIFICATION, OR A WELL BLENDED,HOMOGENOUS MIXTURE OF THE FOLLOWING COMPONENTS:SAND 85-88%SILT 8-12%CLAY0-2%*ORGANICS3-5%*ORGANICS SHOULD CONSIST OF COMPOST THAT MEETS THE DEFINITION OF "COMPOST" IN THE AGENCY'S SOLIDWASTE MANAGEMENT RULES OR THE CONTAINMENT STANDARDS IN THE VERMONT SOLID WASTE MANAGEMENTRULES §6-1104(g)(6-7), §6-1105(e)(8-9), AND §6-1106(e)(7-9).THE BIORETENTION SOIL MIX SHALL BE FREE OF STONES, STUMPS, OR ROOTS LARGER THAN TWO (2) INCHES INANY DIMENSION. THE SOIL MIX SHALL BE FREE OF NOXIOUS WEEDSEACH BIORETENTION SOIL MIX MATERIAL COMPONENT SHALL HAVE THE FOLLOWING PROPERTIES:TOPSOIL: SANDY LOAM OR LOAMY SAND TEXTURE PER USDA TEXTURAL TRIANGLE, HAVING LESS THAN 5% CLAYCONTENT.COMPOST: SHALL BE FREE OF WEED SEEDS AND COMPLY WITH EPA REQUIREMENTS FOR COMPOST. THECOMPOST SHALL HAVE A LOOSE AND GRANULAR TEXTURE. THE COMPOST SHALL POSESS NO OBJECTIONABLEODORS AND SHALL NOT RESEMBLE THE RAW MATERIAL FROM WHICH IT WAS DERIVED.BIORETENTION - GENERAL CONSTRUCTION SPECIFICATIONS1.THE BIORETENTION SHALL BE EXCAVATED TO THE DIMENSIONS, SIDE SLOPES, ANDELEVATIONS SHOWN ON THE DRAWINGS. THE METHOD OF EXCAVATION SHALL MINIMIZE THECOMPACTION OF THE SUBGRADE SOIL WITHIN THE FOOTPRINT OF THE BIORETENTION AREA.2.THE BIORETENTION SOIL MIXTURE SHALL BE PLACED AND GRADED USING LOW GROUNDCONTACT PRESSURE EQUIPMENT. TO THE EXTENT POSSIBLE, WORK SHALL BE PERFORMEDBY EQUIPMENT OPERATING ON THE ADJACENT SLOPES.3.ALL WORK RELATED TO PLACEMENT OF STRAW MULCH AND SEEDING SHALL BEACCOMPLISHED WITH METHODS AND EQUIPMENT THAT DO NOT RESULT IN FURTHERCOMPACTION OF THE BIORETENTION SOIL MIX.BIORETENTION - RECOMMENDED MAINTENANCE SCHEDULEACTIVITYSCHEDULE·PRUNE OR WEED TO MAINTAIN APPEARANCEAS NEEDED·REPLACE MULCH DUE TO EROSIONAS NEEDED·REMOVE TRASH AND DEBRISAS NEEDED·INSPECT VEGETATED SWALE/FOREBAY/PRETREATMENT SEMI-ANNUALLY FOR EROSION·INSPECT SHRUBS AND PERENNIALS, REMOVE DEAD OR SEMI-ANNUALLY DISEASED PLANTS·INSPECT AND REMOVE SEDIMENT AND DEBRIS IN ANNUALLY PRETREATMENT AREAS·INSPECT INFLOW POINTS AND RAIN GARDEN SURFACES FOR ANNUALLY BUILD-UP OF SEDIMENT. REMOVE AND REPAIR AS NECESSARY. ·REPLACE MULCH OVER BIORETENTION SURFACE2-3 YEARS·REPLACE/CLEAN PRETREATMENT STONE3-5 YEARSBIORETENTION MONITORING AND MANAGEMENTAESTHETICSARE WEEDS PRESENT?REMOVE WEEDS. IRRIGATE IF NECESSARY TO INCREASE VIGOR OF DESIRED SPECIES. REPLACE ANY PLANTS THAT AREMISSING BECAUSE OF MORTALITY. APPLY A THIN LAYER OF WOOD CHIP MULCH OVER ANY BARE SOIL.WHAT TO LOOK FORPROBLEMSYES//NOPOSSIBLE CAUSESACTIONSYESYOUNG PLANTS HAVE NOT YET COVERED THE GROUND.REMOVE SEED SOURCES.THERE ARE NEARBY SOURCES OF WEED SEEDS.NOCHECK AGAIN NEXT TIME.YESCHECK AGAIN NEXT TIME.IS THE PLANTING ATTRACTIVE?THE MIX OF SPECIES HAS DEVIATED FROM ORIGINAL DESIGN.CONTACT DESIGNER TO DEVELOP ENHANCEMENT PLAN. INSTALL RECOMMENDED PLANTINGS.NOREMOVE LITTER. INVESTIGATE POSSIBLE SOURCES AND REMOVE, OR IMPROVE LITTER COLLECTION PRACTICES.YESNOCHECK AGAIN NEXT TIME.IS LITTER PRESENT?LOSS OF SPECIESDIVERSITYYESNOHAS MORTALITY CAUSED THEDISAPPEARANCE OF SPECIES?CONTACT DESIGNER TO ASSESS HYDROLOGY AND SUITABILITY OF SPECIES. INSTALL RECOMMENDED SPECIES TO FILLGAPS.CHECK AGAIN NEXT TIME.HEALTH OF PLANTSYESNODO PLANTS EXHIBIT LOW VIGOR?COLLECT AND SUBMIT SOIL SAMPLES FOR ANALYSIS. CORRECT NUTRIENT DEFICIENCIES OR IMBALANCES. BECAUSE RAINGARDEN PLANTS DO NOT HAVE HIGH NUTRIENT REQUIREMENTS, BE CONSERVATIVE WITH FERTILIZER APPLICATION.CHECK AGAIN NEXT TIME.THE SOIL HAS INADEQUATE NUTRIENTS.SOIL pH IS OUT OF THE ACCEPTABLE RANGE.COLLECT AND SUBMIT SOIL SAMPLES FOR ANALYSIS. CORRECT pH LEVEL USING SULFUR OR GROUND LIMESTONE, ASPRESCRIBED.PLANTS ARE NOT ADAPTED TO THE HYDROLOGY OF THERAIN GARDEN.CONTACT DESIGNER TO ASSESS HYDROLOGY AND MAKE RECOMMENDATIONS FOR MORE SUITABLE SPECIES. INSTALLRECOMMENDED SPECIES.SUBSTANCES TOXIC TO PLANTS HAVE ENTERED THE RAINGARDEN.CONTACT DESIGNER TO ASSESS PLANT AND SOIL SYMPTOMS AND DEVELOP STRATEGY FOR ADDRESSING TOXINS.ARE PLANTS OVERLY VIGOROUS ORFALLING OVER?THE SOIL HAS EXCESSIVE NUTRIENTS.FERTILIZER SHOULD NEVER BE APPLIED TO A RAIN GARDEN UNLESS THE NEED IS DEMONSTRATED. CHECK THECONTRIBUTING WATERSHED FOR SOURCES OF EXCESS NUTRIENTS AND REMOVE IF POSSIBLE. ASSESS SPECIESSUITABILITY IN LIGHT OF HIGH NUTRIENT LEVELS.NOCHECK AGAIN NEXT TIME.YESARE ONE OR MORE SPECIESENCROACHING ON OTHERS?CONDITIONS ARE IDEAL FOR THE OVERLY VIGOROUSSPECIES.IN EARLY SUMMER, CUT STEMS OF THE OVERLY VIGOROUS PLANTS TO THE GROUND WHERE THEY ENCROACH ON NEARBYSPECIES. CONTINUED ISSUES MAY REQUIRE THAT THE EXCESS PLANT CROWNS BE DUG OUT.CONTACT THE DESIGNER TO ASSESS THE SUITABILITY OF THE LOW-VIGOR SPECIES AND MAKE RECOMMENDATIONS.NOSPECIES THAT ARE BEING CROWDED OUT ARE NOT WELLSUITED TO THE SOIL OR HYDROLOGY.CHECK AGAIN NEXT TIME.THE ADAPTATIONS OF THE PLANT SPECIES DO NOT MATCHTHE HYDROLOGY.BIORETENTIONFUNCTIONIS STANDING WATER ABSORBEDWITHIN 48 HOURS AFTER A RAINEVENT?YESNOCHECK AGAIN NEXT TIME.OUTLET DRAIN IS BLOCKED.CLEAR OR UNCLOG DRAIN.SOIL IS NOT PERMEABLE ENOUGH.CONTACT DESIGNER TO ASSESS INFILTRATION RATE AND DEVELOP STRATEGY TO IMPROVE IT.EXCESSIVE WATER IS BEING DIRECTED INTO RAIN GARDEN.CONTACT DESIGNER TO INVESTIGATE WATER FLOW AND DEVELOP PLAN TO MODIFY INLET IF NECESSARY.IS BIORETENTION RARELY INUNDATEDOR INUNDATED FOR ONLY SHORTPERIODS OF TIME?YESNOINLET IS BLOCKED.CLEAN DEBRIS FROM INLET.ADEQUATE WATER IS NOT FLOWING TOWARDS INLET.MODIFY THE INLET OR FLOW PATHS OVER CONTRIBUTING IMPERVIOUS SURFACES.CHECK AGAIN NEXT TIME.IS EROSION, SEDIMENTATION, OR BARESOIL PRESENT?YESNOGAPS BETWEEN PLANTS ARE NOT STABILIZED BY ROOTS.OTHER INFLOW(S) OF WATER BESIDES THE PLANNED ONEEXPOSES SOIL TO EROSION.SEDIMENT IS BEING CARRIED WITH RUN-OFF INTO THE RAINGARDEN.CHECK AGAIN NEXT TIME.CONTACT DESIGNER TO EVALUATE WHETHER MORE OR ALTERNATIVE SPECIES ARE NECESSARY TO STABILIZE SOIL.INSTALL ADDITIONAL PLANTINGS.BLOCK THE EXTRA INFLOW OR ARMOR THE ROUTE OF INFLOW WITH STONES TO KEEP SOIL IN PLACE.STABILIZE OR REMOVE SEDIMENT SOURCE. DETERMINE THE CAUSE AND PREVENT IT FROM HAPPENING. REPLACE ANYMISSING PLANTS AS SOON AS POSSIBLE. MULCH WITH A THIN LAYER OF WOOD CHIPS.OUTLET STRUCTURE IS LEAKING BELOW THE RIM.REPAIR THE OUTLET STRUCTURE.YESACCUMULATION OFPLANT DEBRISIS THERE A SUBSTANTIAL AMOUNT OFDEAD STEMS PRESENT?YESTHE END OF THE GROWING SEASON RESULTS IN DEADHERBACEOUS STEMS.LEAVE STEMS STANDING OVER THE WINTER TO PROVIDE SEEDS AND COVER FOR BIRDS, PROTECTION FOR SOIL. CUT DEADSTEMS TO 6 - 12" ABOVE THE SOIL IN LATE APRIL. REMOVE STEMS FROM RAIN GARDEN.SHRUB STEMS LOSE VIGOR WITH AGE.AFTER SHRUBS HAVE REACHED MATURITY, REJUVENATE BY PERIODICALLY PRUNING AWAY LESS VIGOROUS STEMS,CLEANLY CUTTING AT GROUND LEVEL. RETAIN ADEQUATE TOP GROWTH TO SUPPORT ROOTS.NOCHECK AGAIN NEXT TIME.DOES BIORETENTION VEGETATIONATTRACT BIRDS AND POLLINATORS?YESCHECK AGAIN NEXT TIME.NOT ENOUGH OF THE RIGHT KINDS OF PLANTS ARE PRESENT.CONTACT DESIGNER TO INVENTORY SPECIES AND MAKE RECOMMENDATION FOR SUPPLEMENTING WITH ONES THAT AREMORE BENEFICIAL. INSTALL NEW PLANTS.NOADD MORE FUNCTIONAL SPECIES.FLOWERS ARE NOT BLOOMING AT THE PROPER TIME TOBENEFIT DESIRED SPECIES.12"PEA STONE ELEV.3/8" CLEAN, PEA STONE, TOP OFUNDERDRAIN TO 2" ABOVE UNDERDRAIN.BIORETENTIONSOIL MIX24"SOIL MEDIA ELEV.STRAW MULCHBIORETENTION #1 - MIRAFI500X GEOTEXTILE WOVENFABRIC, OR EQUAL. MINIMUM12" OVERLAPBIORETENTION #2 -30 MIL MIN. POLY LINER TOBE INSTALLED AROUNDENTIRE BIORETENTION AREAAND BENEATH UNDERDRAIN.CONTRACTOR TO ENSURELINER IS SEALED ANDWATERTIGHT. ENGINEER TOVERIFY LINER INSTALLATIONPRIOR TO BACKFILL.116' WIDE MIRAFI 140NGEOTEXTILE, OR EQUAL,CENTERED OVERUNDERDRAIN PIPECRUSHED STONE ELEV.CRUSHED STONE ELEV.PEA STONE ELEV.UNDISTURBED NATIVE SOILUNDISTURBED NATIVE SOILSEE PLAN FOR WIDTHBIORETENTION SEED MIX1.USE "VERMONT NATIVE WILDFLOWER & GRASS SEED MIX" OR APPROVED EQUAL. SEEVERMONT WETLAND PLANT SUPPLY FOR SPECIES COMPOSITION AND APPLICATIONSPECIFICATIONS. SEED SHALL BE APPLIED ACROSS THE BOTTOM OF THE BIORETENTIONAREA (FOLLOWING THE ELEVATION 166 CONTOUR).2.DIVIDE THE REQUIRED AMOUNT OF SEED INTO TWO EQUAL PARTS, SPREAD ONE-HALF INONE DIRECTION, THE REMAINDER AT RIGHT ANGLES. USE AN APPLICATION RATE OF18LBS/ACRE UNLESS OTHERWISE SPECIFIED.3.WATER ONLY AS NEEDED. IF INSTALLATION OCCURS IN FALL WHEN SEED IS DORMANT,WATERING MAY NOT BE NECESSARY. CONTACT SEED SUPPLIER FOR THEIRRECOMMENDATION.4.SEEDED AREA SHALL BE MOWED 2-3 TIMES DURING THE FIRST YEAR TO PREVENT THEESTABLISHMENT OF WEEDS. THE MOWER BLADE SHOULD BE SHARP (TO AVOID RIPPINGSEEDLINGS OUT OF THE GROUND) AND SHOULD BE SET AT A HEIGHT OF 6". EXACT MOWINGSCHEDULES ARE DICTATED BY THE GROWTH OF THE VEGETATION, AND SHOULD BEPERFORMED WHEN THE WEEDS REACH A HEIGHT OF 1-2 FEET, OR BEGIN TO FLOWER.AFTER THE FIRST YEAR OF GROWTH, THE SEEDED AREA SHOULD BE MOWED ONCE EVERYYEAR AT THE BEGINNING OF SPRING.LONGITUDINAL SECTIONCROSS SECTIONBIORETENTION AREA DATAFEATURE DESCRIPTIONFINISH GRADE / TOP BIORETENTION SOILBOTTOM BIORETENTION SOIL / TOP PEA STONEBOTTOM PEA STONE / TOP CRUSHED STONEINVERT UNDERDRAIN PIPEBOTTOM CRUSHED STONE BIORETENTION AREA #1 190.00188.00187.83187.33187.00ELEVATION BIORETENTION AREA #2 196.00194.00193.83193.33193.0010-05-22REVISE PER 07-06-22 STAFF NOTESDJH
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202202204204206208SSSSSSGGGGGEEEHARBOR VIEW ROAD40'10'EXISTING BUILDING13,000 SF50' WIDE EASEMENTFOR INGRESS &EGRESS TO LOT 3D O C K P L A T F O R MPLANTING BEDGAS METERFDCELECOH DOOROH DOOROH DOOREDGE GRAVELEDGE PAVEMENT71'330'290'320'30'30'10'10'LOADING SPACELOADING SPACE5 SPACESO U T S I D E S T O R A G EEXISTING ACESSORY STRUCTURE(3 SIDED) FOR STORAGE OF MATERIALSSNOWSTORAGES N O W S T O R A G EEXISTING GATE WITHSCREEN MESHKSI COMMERCIALPROPERTIES, LLCN/F8 HARBOR VIEW ROADJOHN LARKIN, INC.N/F9 HARBOR VIEW ROADLARKIN, INNS, LPN/F1720 SHELBURNE ROADEXISTING BIKE RACKTYPICAL EXISTING TREELINETO BE REMOVEDEXISTING CHAIN LINKFENCE WITH SCREEN MESHEXIST. FENCE & EXIST. SCREEN MESHO U T S I D E S T O R A G ETYPICAL PROPOSEDTREELINEDUMPSTERSEXISTING SIDEWALKAPPROXIMATE LOCATIONOF EXISTING ELEC &TELECOM LINES156'8" PVC ROOF DRAINPOST INDICATOR VALVEC O N C R E T E S U R F A C E P A V E D S U R F A C E P A V E D S U R F A C E15" MAPLE6" POPLAR8" POPLAR6" WH. PINE12" WH.PINE6" WH.PINE18" WH.PINE12" WH.PINE8" WH.PINE12" WH.PINE15" MAPLE10" WH.PINE10" WH.PINE14" WH.PINE10" WH.PINE10" WH.PINE10" WH.PINE20" WH.PINE12" WH.PINE12" WH.PINE12" WH.PINE14" WH.PINE16" WH.PINE16" WH.PINE12" WH.PINE12" WH.PINE12" WH.PINE16" WH.PINESHRUBSS U M A C & S H R U B SS U M A C & S H R U B S22" WH.PINE10" MAPLE8" MAPLE11" MAPLE7" ASHMULTI-STEM MAPLE8" BLACK CHERRY8" MAPLE8" MAPLE7" MAPLE12" MAPLE20" WH.PINE8" MAPLE24" WH.PINE9" ASH12" CEDAR14" WH.PINE12" MAPLE7" MAPLE7" ASH16" WH.PINE10" MAPLE20" WH.PINE18" WH.PINE6" WH.PINE(2) 12" WH.PINE9" ASH24" POPLAR9" WH.PINE12" WH.PINE8" WH.PINE12" WH.PINE8" WH.PINE12" WH.PINESHRUBSSHRUBSW H I T E P I N E T R E E SS H R U B S A N D S M A L L T R E E SEXISTING SHRUBSTO BE REMOVEDEXISTINGCONDITIONS PLAN2002040801" = 20 FEET 1" = 20'NOTES:1. THE PURPOSE OF THIS PLAN IS TO PRESENT THE EXISTING SITE LAYOUT. EXISTINGCONDITIONS INFORMATION IS BASED UPON THE UTILITY PLAN FOR A NEW WAREHOUSEAND OFFICE BUILDING, SHEET LS-2, DATED 03-15-1983 BY ALEXANDER / TRUEX / deGROOT,AND FIELD SURVEY BY THIS OFFICE ON OCTOBER 18, 2019.3. EXISTING UTILITIES INFORMATION SHOWN HEREON WAS OBTAINED FROM THE ABOVEREFERENCED PLAN AND MAY NOT BE COMPLETE. THE CONTRACTOR SHALL NOTIFYDIGSAFE AND THE CITY OF SOUTH BURLINGTON PUBLIC WORKS DEPARTMENT AND WATERDEPARTMENT PRIOR TO ANY EXCAVATION.4. BOUNDARY DATA IS BASED UPON A PLAN TITLED "COMMERCIAL SUBDIVISION, BARTLETTPROPERTY" BY KREBS & LANSING CONSULTING ENGINEERS, INC., LAST REVISED 09-14-1982AND RECORDED IN SLIDE 136 OF THE SOUTH BURLINGTON LAND RECORDS.196LEGENDPROJECT BOUNDARYABUTTING PROPERTY LINEEXISTING CONTOUR8THE CONTRACTOR SHALL NOTIFYAND OBTAIN A TICKET FROM"DIGSAFE" AT 811 PRIOR TO ANYEXCAVATION.478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #EXISTING STORM PIPEEXISTING GAS LINEEXISTING SANITARY SEWER PIPESEXISTING BUILDING MOUNTED LIGHTEXISTING POLE MOUNTED LIGHT2 HARBOR VIEW ROADGEXISTING WATER LINE, VALVE, & HYDRANTWEXISTING TREE LINECHAIN LINK FENCE WITH MESH SCREENEXISTING EASEMENTCHAIN LINK FENCE CHAMP CAR CARECENTER, INC.N/FALLEN BROOKDEVELOPMENT, INC.N/F40 ALLEN ROADBUILDING SETBACK05-06-22ADD INDIVIDUAL TREESABR10-05-22REVISE PER 07-06-22 STAFF NOTESDJH
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202202204204206208HARBOR VIEW ROAD40'EXISTING BUILDING13,000 SF50' WIDE EASEMENTFOR INGRESS &EGRESS TO LOT 3D O C K P L A T F O R MELECOH DOOROH DOOROH DOOREDGE GRAVEL10'LOADING SPACELOADING SPACE5 SPACESEXISTING ACESSORY STRUCTURE(3 SIDED) FOR STORAGE OF MATERIALSEXISTING GATE WITHSCREEN MESHKSI COMMERCIALPROPERTIES, LLCN/F8 HARBOR VIEW ROADJOHN LARKIN, INC.N/F9 HARBOR VIEW ROADLARKIN, INNS, LPN/F1720 SHELBURNE ROADPROPOSEDBUILDINGADDITION5,280 SFO U T S I D E S T O R A G EO U T S I D E S T O R A G EO U T S I D ES T O R A G ETYPICAL PROPOSEDTREELINEPROPOSED CHAIN LINKFENCE WITH SCREEN MESHO U T S I D E S T O R A G EO U T S I D E S T O R A G EPROPOSED CHAINLINK FENCE WITHSCREEN MESHTRASH &RECYCLINGCONTAINERS6' BENCH ON BRICK PAVERS(6) BM(3) BM(3) BM(8) HE(16) HHSITE AMENITY SPACE (±340 SF)(3) AF(59) TO(3) BM(5) VD(5) CA(1) AF(1) NS(3) QP(2) PSSTORMWATER BASIN &SLOPES SEED MIXSTORMWATER BASIN& SLOPES SEED MIX(1) NS(3) AF(7) CS(1) NS(4) VD(5) COC(3) BM(7) CS(7) CA(3) BM(7) CS(7) CS(7) CA(14) CSLANDSCAPE PLAN2002040801" = 20 FEET 9478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #2 HARBOR VIEW ROADCHAMP CAR CARECENTER, INC.N/FALLEN BROOKDEVELOPMENT, INC.N/F40 ALLEN ROAD1" = 20'LETLET10-05-22PLANTING NOTES1.LOCATE AND VERIFY ALL EXISTING UTILITY LINES PRIOR TO PLANTING AND REPORT ANY CONFLICTS TO THE OWNER'S REPRESENTATIVE.2.ALL NEW PLANT MATERIAL SHALL CONFORM TO THE MINIMUM GUIDELINES ESTABLISHED FOR NURSERY STOCK PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN. INC. IN ADDITION, ALLNEW PLANT MATERIAL FOR THE PROJECT SHALL BE OF SPECIMEN QUALITY.3.ALL NEW WOODY STEM PLANTS SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN, UNLESS OTHERWISE NOTED ON THE PLANT SCHEDULE.4.THE CONTRACTOR SHALL SUPPLY ALL NEW PLANT MATERIAL IN QUANTITIES SUFFICIENT TO COMPLETE THE PLANTING SHOWN ON THE DRAWINGS. IF MINOR DISCREPANCIES EXIST BETWEEN THENUMBER OF PLANTS DRAWN ON THE PLANTING PLAN AND THE NUMBER OF PLANTS IN THE PLANT SCHEDULE, THE PLANTING PLAN SHALL GOVERN.5.ALL NEW TREES SHALL BE TAGGED AND APPROVED BY THE LANDSCAPE ARCHITECT AT THE NURSERY PRIOR TO DIGGING OR DELIVERY TO THE SITE. FOR SHRUBS AND SMALLER MATERIALS,REPRESENTATIVE TAGGING BY THE LANDSCAPE ARCHITECT WILL BE ACCEPTABLE.6.NO TREES SHALL BE PLANTED BEFORE ACCEPTANCE OF ROUGH GRADING. TREES SHALL BEAR SAME RELATIONSHIP TO FINISH GRADE AS THEY BARE TO FINISH GRADE BEFORE BEING DUG IN THENURSERY. PRIOR TO PLANTING, REMOVE THE TOP OF THE BURLAP AND CONFIRM THAT PLANT ROOT CROWNS ARE NOT COVERED BY SOIL FROM THE NURSERY.7.STAKE LOCATION OF ALL PROPOSED PLANTING FOR APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO COMMENCEMENT OF PLANTING.8.ALL EXISTING TREES TO REMAIN SHALL BE PRUNED AND FERTILIZED BY A CERTIFIED ARBORIST.9.AGED BARK MULCH SHALL BE APPLIED TO ALL PLANT BEDS AT A 3" DEPTH, TYPICAL.10.ALL LAWN AREAS DISTURBED BY CONSTRUCTION OPERATIONS INSIDE AND OUTSIDE THE LIMIT OF WORK SHALL BE LOAMED AND SEEDED AS SPECIFIED.11.ALL AREAS TO BE SEEDED SHALL RECEIVE SOIL PREPARATION AS SPECIFIED PRIOR TO SEEDING, UNLESS OTHERWISE NOTED ON PLAN.12.ALL AREAS TO BE SEEDED WITH LAWN MIX SHALL RECEIVE 6" TOPSOIL PRIOR TO SEEDING.13.ALL NEW TREES SHALL BE GUARANTEED BY THE CONTRACTOR FOR 1 YEAR MIN. FROM TIME OF WRITTEN ACCEPTANCE OF THE PROJECT.PLANT SCHEDULE:6' BENCHReverie Collection Eva Bench 6 ftlength with horizontal wood slats, ipe.All fabricated metal components aresteel shotblasted, etched,phosphatized, preheated andelectrostatically powder-coated withTGIC polyester powder coatings, orapproved equal.By Victor Stanley, P.O. Box 330Dunkirk, MD 20754 USA1.800.368.2573
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202202204204206208SSSSSSGGGGGEEESB-1SB-2SB-3GgC(HSG C)HnB(HSG A)EwA(HSG C/D)DA-2DA-1DA-3DA-3DA-3LEGENDLOCATION OF SOIL BORINGSTORMWATER DRAINAGE AREAREDEVELOPED IMPERVIOUS SURFACE (UNTREATED)AREA = 0.06 ACRESNEW IMPERVIOUS SURFACE (TREATED)AREA = 0.24 ACRESREDEVELOPED IMPERVIOUS SURFACE (TREATED)AREA = 0.08 ACRESSB-1SB-#Performed by L&D Consulting Engineers on 4/15/2021Soil Borings (SB-X)1.2'Depth toSHGWUSDA Classification ofSoil below topsoil layerSilt loam w/ 20% Gravels191.1Exist. GroundElev. (ft)SB-21.6'Silt loam192.3SB-30.3'Silty clay loam192.0(IN FEET)GRAPHIC SCALE020204080VTGRID
SOIL BOUNDARY LINESSB-XST1STORMWATERLAYOUT PLAN478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERS1.These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings,and copies thereof, furnished by TCE are its exclusiveproperty. Changes to the drawings may only be madeby TCE. If errors or omissions are discovered, they shall bebrought to the attention of TCE immediately.2.It is the User's responsibility to ensure this copy containsthe most current revisions.Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:Field Book:Use of These Drawings04-01-2219108DJHDJHDJH--REVISIONSBYDATETHIS PLAN WAS ORIGINALLY PREPARED BY LAMOUREUX & DICKINSON CONSULTINGENGINEERS, INC. EDITS TO THIS PLAN AFTER MAY 16, 2022 WERE PERFORMED BY TCE, INC.CLIENT AGREES TO INDEMNIFY AND HOLD HARMLESS TCE, INC. FROM ANY DAMAGES,LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEY'S FEES AND DEFENSE COSTS,ARISING OR ALLEGEDLY ARISING FROM ANY NEGLIGENT ACTS, ERRORS OR OMISSIONS BYANY PRIOR CONSULTANT RETAINED BY THE CLIENT FOR THIS PROJECT.4 HARBOR VIEW ROADSOUTH BURLINGTON, VTPlan Sheet #1" = 20'EXISTING IMPERVIOUS SURFACE (UNTREATED)AREA = 0.78 ACRES
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
Landscape Budget Requirement (Land Development Code Article 13):
Estimated Construction Cost: $660,000
3% First $250K: $7,500
2% Second $250K: $5,000
1% Remaining: $1,600
Required Landcape Budget: $14,100
SYM QTY SCIENTIFIC NAME COMMON NAME INSTALL SIZE CONDITION COMMENTS /SPACING COST PER PLANT(installed)TOTAL
DECIDUOUS TREES
AF 4 Acer freemanii 'Autumn Blaze'Autumn Blaze Freeman Maple 2.5-3" Cal B&B As Shown $1,050 $4,200
BN 1 Betula nigra 'Heritage'Heritage River Birch 12-14' HT B&B Clump; 3 stem min.$1,000 $1,000
CC 6 Carpinus caroliniana American Hornbeam 2.5-3" Cal B&B As Shown $1,050 $6,300
NS 3 Nyssa sylvatica Sweetgum 2.5-3" Cal B&B As Shown $1,340 $4,020
QB 3 Quercus palustris Pin Oak 2.5-3" Cal B&B As Shown $1,340 $4,020
EVERGREEN TREES
PS 2 Pinus strobus Eastern White Pine 10-12' HT B&B As Shown, Full $840 $1,680
TO 59 Thuja occidentalis 'Nigra'Eastern Arborvitae 5-6' HT B&B 4' O.C.$265 $15,635
DECIDUOUS & EVERGREEN SHRUBS
BM 9 Buxux microphylla 'Green Mountain'Green Mountain Boxwood 18" SP Cont.As Shown $103 $927
COC 13 Cephalanthus occidentalis Button Bush #2 Cont.As Shown $63 $819
CAH 24 Clethra alnifolia 'Hummingbird'Hummingbird Summersweet #2 Cont.As Shown $65 $1,560
CS 35 Cornus sericea Red Twig Dogwood #2 Cont.3 Cane min., 30" HT $63 $2,205
VD 14 Viburnum dentatum Arrowwood Viburnum #5 Cont.As Shown $108 $1,512
PERENNIALS
HH 16 Hemerocallis 'Happy Returns'Happy Returns Daylily #1 Cont.24" O.C.$23 $368
HE 8 Hosta spp Hosta species #1 Cont.24" O.C.$28 $224
Total Site Planting COST:$44,470
Hardscape Site Elements QTY UNIT COST PER UNIT TOTAL
Site Furnishings
Benches 1 ea $3,000 $3,000
Hardscape COST:$3,000
TOTAL LANDSCAPE COST:$47,470
Site Plan | October 2022
Opinion of Landscape Costs
4 Harbor View Road22-525
Prepared by TCE
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
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
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
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
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
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
1
Dan Heil, PE
From:Purcell, Terry <Terry.Purcell@vermont.gov>
Sent:Tuesday, September 6, 2022 10:21 AM
To:Dan Heil, PE
Cc:Matt Cohen; scott@rieleyproperties.com; Abby A. Dery, PE; Ferraro, Aaron; Schelley,
Emily; McIntyre, Megan
Subject:RE: 22-525 - Stormwater Permit Application 9411-9050
Categories:Filed by Newforma
Hi Dan,
We discussed this with the City of South Burlington and the proposed BMP for 4 Harbor View Road to meet the MS4
Flow Restoration Plan’s requirements is offsite and already funded. The existing impervious surface previously covered
under permit 2-0153 does not require any new stormwater treatment or control – except for any impervious area that
may have been proposed as part of site balancing for new (expanded) impervious that could not feasibly be treated.
The 9411-9050 application currently has a status of administratively incomplete, please contact Megan McIntyre if you
have any questions regarding that review and where things currently stand.
Thanks,
Terry
Terry Purcell / Operational Section Supervisor (he, him)
Vermont Department of Environmental Conservation
Watershed Management Division, Stormwater Program
Davis 3, 1 National Life Drive / Montpelier, VT 05620-3522
802-490-6166 cell /terry.purcell@vermont.gov
https://dec.vermont.gov.watershed
The Agency of Natural Resources supports telework, and there are times when I may be
working from another office location. I am available to connect by phone and email. I am
also available to connect in-person upon request.
From: Dan Heil, PE <Dan.Heil@tcevt.com>
Sent: Friday, August 19, 2022 4:02 PM
To: Purcell, Terry <Terry.Purcell@vermont.gov>
Cc: Matt Cohen <matt@pinnaclepropertiesvt.com>; scott@rieleyproperties.com; Abby A. Dery, PE
<Abby.Dery@tcevt.com>; Ferraro, Aaron <Aaron.Ferraro@vermont.gov>; Schelley, Emily
<Emily.Schelley@vermont.gov>
Subject: RE: 22-525 - Stormwater Permit Application 9411-9050
EXTERNAL SENDER: Do not open attachments or click on links unless you recognize and trust the sender.
Terry,
Following up from our phone conversation last week, you mentioned that you’d be having an internal meeting and
would check on an approximate timeframe to get an answer for the stormwater requirements on-site. Do you have any
update on when we may know what is required to be treated (existing vs. proposed impervious).
FINDINGS OF FACT
STATE OF VERMONT
COUNTY OF CHITTENDEN , 06o0CITYOFSOUTHBURLINGTONS3
Re: Findings of Fact, application ofwestinghouse
Electric Corporation, Lot 3, Bartlett Property, Harboor View Road
On the _,. h of , March 1 83 the
South Bur ng-ton planning omm ss on aooroved or i the
request of in ouse Electric corporation
for site ro under Section 19j.Q of the South ur ng on Zoning Regu at ons based on the
following findings-,
1. TRAFFIC ACCESS - Joint access road serving lots 2 and 3 must be built
to City construction standards (24' width is acceptable). Depressed
cutb to be constructed across entrance.
2. CIRCULATION AND PARKING - Adequate as proposed.
3. LANDSCAPING SCREENING - Screening of the storage area shall be
reviewed after 1 year and may be required to be upgraded. Other
landscaping is satisfactory.
South Burlington Planning ommission