HomeMy WebLinkAboutAgenda 05_SP-22-020_39 Bowdoin Street_neagleychase
TO: South Burlington Development Review Board
FROM: Marty Gillies, Development Review Planner I
SUBJECT: #SP-22-020 39 Bowdoin Street
DATE: November 15, 2022 Development Review Board meeting
PROJECT DESCRPTION
Site plan application #SP-22-020 of Neagley & Chase Construction to construct a 12,840 sf contractor or
building trade facility with supporting parking and infrastructure improvements, 39 Bowdoin St.
CONTEXT
The Board held a hearing on this application on June 21 and October 4, 2022. The Board reviewed the
application with the applicant, provided feedback, and continued the hearing on both of those dates for
the purpose of allowing the applicant to make necessary modifications to the project for the project to
be compliant with the City’s Land Development Regulations.
The applicant provided revised materials on November 8. Review of these revised materials is
incorporated herein; criterion which Staff considers to have been addressed have been removed from
this report.
COMMENTS
A) SITE PLAN REVIEW STANDARDS
14.06 General Review Standards
C. Site Amenity Requirement
(1) The required area shall be:
(a) For Non-Residential development, a minimum of 6% of non-residential building gross
floor area.
(b) For Residential development, determined by number of units as:
(i) For fewer than 10 units, 100 square feet per unit;
(ii) For 10 to 19 units, 85 square feet per unit; or
(iii) For 20 or more units, 60 square feet per unit.
#SP-22-020
2
The proposed 11,317 sf building requires a minimum of 680 sf of Site Amenity. The applicant has
revised the plans to propose a 1,338 sf parklet located near the southwest corner of the building,
directly adjacent to the proposed primary entrance and the existing public sidewalk. 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. Additionally, the
landscaping requirement for parklets states that “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 complement it.”. The
proposed Site Amenity features four paperbark maples and four metal picnic tables.
1. Staff recommends the Board review the applicant’s plans and determine whether this criterion has
been met.
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.
The property contains a wetland, wetland buffer, and river corridor. The river corridor is
contained entirely within the wetland and wetland buffer. The applicant is proposing minor
grading outside of the wetland buffer and is proposing to appropriately fence the fill used for
this project in order to avoid impacts to the wetland buffer. The applicant has revised the plans
to connect the proposed project to the existing City sewer line outside of the Class II wetland
buffer. As such, Staff considers this criterion met.
C. Access and Circulation. All proposed development shall comply with site access and
circulation standards of Section 15.A.14.
Much of 15.A.14 pertains to the construction of streets, which are not applicable to this
application. The applicable sections of 15.A.14 follow.
15.A.14 (D) Functional Capacity and Transit Oriented Development. The nearest signalized
intersection or those intersections specified by the DRB shall have an overall level of
service “D” or better, at the peak street hour, including the anticipated impact of the fully
developed proposed PUD or subdivision. In addition, the level of service of each through
movement on the major roadway shall have a level of service of “D” or better at full
buildout.
The applicant has estimated traffic based on 5,490 sf of Warehousing use (ITE LUC #150)
and 7,710 sf of Specialty Trade Contractor use (ITE LUC #180) and estimates that the project
weekday PM peak hour trip generation will be 16 VTEs per hour. Staff considers this
criterion met.
15.A.14(E) Access and Circulation. The applicant must demonstrate that the street network
is arranged to meet applicable access management, traffic, and pedestrian circulation
standards under these Regulations, including criteria for site plans under Article 14,
Transect Zone Subdivisions under Article 9, or a type of Planned Unit Development under
Article 15.C; and, for state highways, VTrans Access Management Program Guidelines in
#SP-22-020
3
effect at the time of application. Unless otherwise specified under these regulations, the
street network, including the location and arrangement of streets, must be designed to:
(8) Align access point with existing intersections or curb cuts and consolidate existing
access points or curb cuts within the subdivision, to the extent physically and
functionally feasible.
Staff considers the pedestrian access to be adequate and supports the proposed
driveway widths.
At previous hearings, the Board asked the applicant whether the curb cut on Bowdoin St
could be re-configured to align with the existing curb cut on the opposite side of the
street. One potential advantage is that this would result in trucks making their
maneuvers on the site rather than in the public way.
The applicant has reviewed a variety of options and concludes that the request from the
Board to re-align the proposed curb cut in the manner suggested is not functionally
feasible.
2. Staff recommends the Board review the applicant’s plans and determine whether this criterion has
been met.
B) 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
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.
As discussed above, Staff considers cross-lot connections to not be viable. However, in the case
of a site plan, the Board only has the authority to waive dimensional requirements. The
applicant has provided a draft deed for a 25-foot-wide access easement between the subject
property and the property to the north. As such, Staff considers this criterion met.
13.03 Bicycle Parking and Storage.
The applicant has provided two bicycle racks, providing short-term parking spaces for four bicycles, and
a bicycle storage space & locker.
Required Bike Parking Required
Short Term (1 per 5k sf office, 1
per 20k sf contractor facility,
minimum 4)
4
#SP-22-020
4
Long Term (50% of short term
retail and office, 1 per unit)
2
Clothes Lockers 1
The applicant has revised the plans to provide the required short-term and long-term bicycle parking
spaces and meet the design standards for these spaces. As such, Staff considers this criterion met.
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 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.
(4) Landscaping Requirements
(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.
23 parking spaces are provided, requiring 5 shade trees. The applicant has revised the plan to
provide 6 shade trees distributed between both sides of the parking area. Staff considers this
criterion met.
(c) 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.
The applicant has revised the plan to propose sixteen trees representing six different species. As
such, staff considers this criterion met.
(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.
Snow storage areas have been revised, and Staff considers this criterion met.
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.
#SP-22-020
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The applicant has not provided a total estimated project cost calculation. The minimum landscaping
budget is calculated as a percentage of the total estimated project cost. As such, it is impossible to
calculate whether the applicant has met the minimum landscaping budget requirement.
3. Staff recommends the Board require the applicant to provide a project cost estimate before the
conclusion of the hearing.
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, Development Review Planner
CIVIL ENGINEERING ASSOCIATES, INC.
10 Mansfield View Lane Phone: 802-864-2323
South Burlington, VT 05403 Fax: 802-864-2271
E-Mail: dmarshall@cea-vt.com
November 7, 2022
Mr. Marty Gillies
Development Review Planner
City of South Burlington Planning & Zoning
575 Dorset Street
South Burlington, Vermont 05403
Re: Northeast Territories, Inc. 39 Bowdoin Street SP-22-020
Lot 7 at Meadowland Business Park
Site Plan Application for Proposed Office Space and Contractor’s Yard
Supplemental Information
Dear Mr. Gillies:
Thank you for your assistance in the management of this application. To assist in
the management of the supplemental information offered with this correspondence,
we have inserted the “red” staff recommendations as a starting point in support of
the applicant’s responses
1. It appears the applicant’s proposed height is calculated based on the floor to ceiling height of the
building, not the height as calculated from the average preconstruction grade of the site.
Furthermore, there is a discrepancy between the stated height in the application (33 feet) and the
height demonstrated in the elevations (roughly 25 feet). Staff recommends the Board require the
applicant to provide a height measured from average pre-construction grade prior to closing the
hearing. We have attached Sheet HB-1.0 which calculates the average existing grade
and compares that with the proposed finish floor elevation and proposed building
height yielding a final permitting building height of 31.79 feet.
2. The applicant is proposing to encroach into the front setback by approximately 19.4 feet on the
south side of the property and by approximately 8.5 feet on the east side. The applicant has
requested a setback waiver to reduce the front yard setbacks to 35 feet, but that will not be
sufficient to accommodate the proposed building footprint. As such, Staff recommends the Board
instead consider a waiver to reduce the front yard setback from 50 feet to 30 feet. We concur
with the observations of the proposed building footprint location and concur with this
recommendation which was reviewed during the last hearing.
3. The Snippet/Parklet Site Amenity must primarily feature year-round, fixed, high-quality seating.
Staff recommends the Board require the applicant to demonstrate compliance with this
requirement. We have attached a new landscaping plan, Sheet L1.1, which adopts the
features outlined above. 8x11 images of the proposed furniture and landscaping
trees are also attached.
Mr. Marty Gillies
Page 2 of 4
November 7, 2022
4. Staff recommends the board require the applicant to modify their proposal to connect the
proposed project to the existing City sewer line outside of the Class II wetland buffer. The Site
Utility Plan (Sheet C2.3) has been revised to no longer utilize the existing sewer stub
originally approved by the City nut a new service that runs southerly into Meadowland
Drive which will now require an open cut of the roadway surface. Plans also revised
to integrate these changes are reflected on the Attached Sheet C2.2 Grading and
Drainage plan, C3.0 – EPSC Plan and C4.1 – Utility Details.
5. Staff recommends the Board require the applicant to revise the trip generation calculations
using the updated building square footage and proposed use.. An addendum to the original
Traffic Impact Assessment to address the project size has been prepared by Mr.
Roger Dickinson, P.E. and recommends that the PM Peak Hour VTE value be set at
16.
6. Staff further recommends the Board establish as part of their decision an approved PM Peak
Hour Trip Generation for the purpose of calculating traffic impact fees. Please see above.
7. Staff considers there are no substantial topographical challenges, and recommends the
Board discuss with the applicant whether to modify their site plan to construct the driveway so that
it both aligns with the driveway on the opposite side of Bowdoin Street and with the drive aisle, to
ease internal circulation and allow the trucks to back to the loading docks from the parking lot
rather than from the street. We developed a series of plans which superimpose the
design truck on:
A. The originally proposed plans (Sheet T1.0)
B. The drive-in and back-into the truck loading area through a curb cut located
opposite of the CBA Building driveway.
a. Compared to the originally proposed configuration this adds 2843 SF
(orange hatch) and eliminates 505 SF (Blue hatch) for as net increase of
2337 SF
b. Technically this is possible but requires that the cab swing out into the
street to accommodate the back-in movement.
C. Sheet T1.3 Shows the effort to pull out of the Loading Dock while using the
relocated curb cut, the truck would need to drive over the curb and trees on the
east side of the Bowdoin Street.
D. Sheet T1.2 shows the requirements to pull out of the aligned curb cut, back-in to
the CBA driveway to head back south. This too has impacts on the curbing and
street trees.
a. This option requires the relocation of the solid waste enclosure facility to
the west and a reduction in the size of the island (increase in impervious
surface.
In summary, the alternate driveway curb cut alignment cannot accommodate the
turning movements into the site without a large increase in impervious area nor can it
Mr. Marty Gillies
Page 3 of 4
November 7, 2022
accommodate the egress movements with traveling over curbs and street trees.
turning movements.
8. The proposed dumpster location is to be screened, but Staff considers insufficient information
about the screening is provided to confirm whether this criterion is met. The material is called out
as “screen board or other material as per owners request.” Staff recommends the Board require
the applicant to demonstrate compliance with this criterion as a condition of approval. Sheet
C4.4 was mistakenly left out of the last submission. It is attached with this
information which includes the proposed screening detail.
9. The applicant has proposed a 20-ft wide access easement to the property to the north in
accordance with this requirement. Staff recommends the Board require the applicant to provide a
draft easement document prior to closing the hearing. A Draft deed for the future access to
the north is attached.
10. Staff has been unable to locate turning movement information in the revised materials
provided on 9/21. Staff continues to recommend the Board require the applicant to address
the Fire Chief’s comments which pertain to site design prior to closing the hearing. We
understand at the last hearing that this issue had been acknowledged by staff as
being acceptable.
11. Staff recommends the Board require the applicant to provide long-term bicycle parking at the
site, noting that 50% of the required long-term bicycle parking requirement can be met by
private office space. As such, Staff considers that the applicant must provide one additional long-
term bicycle parking space and an associated clothes locker, and recommends that the Board
require the applicant to do so prior to closing the hearing. The required locker and storage
position has been added to the Floor Plan Sheet A2.0
12. Staff recommends the Board require the applicant to fully meet this requirement and revise
the distribution of the shade trees prior to closing the hearing. We understand at the last
hearing that this issue had been acknowledged by staff as being acceptable.
13. Staff recommends the Board require the applicant to fully meet this requirement by
providing a more diverse mix of tree species. The proposed Landscaping Plan Sheet L1.1
depicts the amended proposed tree species mixture for the project.
14. Staff recommends the Board require the applicant to clarify where the snow storage areas will
be located prior to closing the hearing. The snow storage areas are on Sheet C1.1. These
have been removed from Sheet C2.1 to avoid any ambiguity.
15. Staff recommends the Board require the applicant to provide a project cost and values of each of
the landscaping elements included in the landscaping plan before the conclusion of the hearing.
16. One of the lights included in a cut sheet submitted by the applicant does not meet the downcast
and shielded requirements. Staff recommends the board include a condition that only the lights
specified on the plans, and not all the lights included in the cut sheets, be permitted. This is
acceptable
Mr. Marty Gillies
Page 4 of 4
November 7, 2022
17. Staff recommends the Board discuss with the applicant how the roof will comply with the
standard. If the applicant demonstrates satisfactory compliance with this requirement, Staff
considers demonstration of it on the plans can be a condition of approval. A Note has ben
added to Sheet A1.0 requiring PV enabling power accommodations.
This completes our general summary of the current status of the revisions made
for the project application materials. If you should have any questions, please feel
free to contact me at 864-2323 x310.
Respectfully,
David S. Marshall, P.E.
Project Engineer
Attachments:
Site Plan Application Package
Site Plan Application (1 digital copy
Plans
HB-1.0 – Building Height Calculation
A1.0 – Building Elevations
A2.0 – Building Floor Plan
L1.1 – Landscaping Plan
C2.1 – Site Plan
C2.2 – Grading and Drain age plan
C2.3 - Site Utility Plan
C3.0 – EPSC Plan
C4.1 – Site Utility Details
C4.4 – Misc. Details
T1.0 – Traffic Plan
T1.1 – Traffic Plan
T1.2 – Traffic Plan
T1.3 – Traffic Plan
8x11 Materials
Proposed Furniture
Specimen Tree Graphics
TIA Addendum
Draft Access Easement Deed
cc: (All w/ enclosures, 11x17 plans); M. Neagley CEA File 19145.00
P:\AutoCADD Projects\2019\19145\3-Permitting\1-Local Applications\4-Site Plan\Submittal\Supplemental 22-10-21\0 - Gillies - Lot 7 MBP
Site Plan Cover Letter 221107.rtf
REF.UP
REF.100' - 0"75' - 0"
125' - 0"30' - 0"5' - 6"72 SF
VESTIBULE
101
752 SF
LOBBY
102
15' - 5 1/2"12' - 6"12' - 6"12' - 6"12' - 6"13' - 2 1/2"20' - 6"
234 SF
PRESIDENT
105 234 SF
CEO
106
234 SF
VP
107
234 SF
BD
108
237 SF
ACCOUNTING
109
311 SF
PE
110
142 SF
PM5
111
142 SF
PM4
112
142 SF
PM3
113
142 SF
PM2
114
142 SF
PM1
115
163 SF
EST
116
207 SF
BID/EST
117
3091 SF
SHOP
118
423 SF
CONFERENCE
ROOM
119 5' - 0"7' - 0"252 SF
STORAGE
120 62 SF
BATHROOM
122
228 SF
COPIER/PRINTER
123
40 SF
IT
124
53 SF
JC
125
156 SF
KITCHEN
126
443 SF
LOADING DOCK
127
MEZZANINE ABOVE
EXIT
EXIT
302 SF
OFFICE MAN.
RECEPTION
128
DISPLAY-GALLERY
52 SF
BATHROOM
121
6' - 6"6' - 0"16' - 0"141 SF
EST
132
8' - 10"6' - 7"6' - 9 1/2"6' - 9 1/2"
47 SF
BATHROOM
134 6' - 0"145 SF
SMALL
CONFERENCEROOM
137
163 SF
OFFICE
138
182 SF
OFFICE
139
56 SF
SHOP BATHROOM
140
PLOTTER
WORK COUNTER STORAGE/MAIL 14' - 9 1/2"11' - 6"11' - 2 1/2"12' - 5 1/2"5' - 1"9' - 6"9' - 6"9' - 6"9' - 6"9' - 6"9' - 6"EXIT
MIN.
1' - 6"
CANOPY ABOVE
LOADING DOCKS, LANDINGS, STAIRS AND WALKS - SEE CIVIL/STRUCTURAL
SIDEWALK TO
DRIVEWAY (PUBLIC WAY)
METAL STAIRS, 7" RISERS CONC. FILLED PANS. MTL HANDRAIL BOTH SIDES.
26' - 6"
PATIO SEE CIVIL88' - 0"18' - 0"734 SF
MECHANICALROOM
130
119 SF
OFFICE
131
OPEN TO SHOP
BELOW
MEZZANINE 10 PERSON MAX (TOTAL OFFICE SPACE = 780 SF)
118 SF
OFFICE
135505 SF
OPEN OFFICE
136
42" HIGH GUARDRAIL WITH 4' REMOVABLE SECTION. project name:sheet title:
sheet no.
scale:
project no.
checked by:
drawn by:
proj. date:
sheet date:project address:P 802.879.51537 CARMICHAEL ST. ESSEX JUNCTION, VT 05452SCOTTPARTNERS.COMF 802.872.2764 1/8" = 1'-0"9/21/2022 1:04:46 PMS:\1-S+P-Projects\1-COMMERCIAL\Neagley-Chase Offices 2022\Drawings\Revit\2022.09.21_NCC Office_R23.rvtNEAGLEY & CHASE NEWOFFICESProject Number
JBA
JN
Issue Date
PROPOSED PLAN
A2.009/21/2022 ZONING
DRAWINGS_NOT FOR
CONSTRUCTION Enter address here09/21/2022
1/8" = 1'-0"1FIRST FLOOR PROPOSED PLAN
1/8" = 1'-0"2MEZZANINE
EXIT
No Date Revisions
1 11-7-22 Added Bike Storage7,708.56 sq ft One long Term Bike Stage space and Locker.
1,673.18 sq ft
11,523.47 sq ft
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L1.1
PROPOSED
PLANTING
PLAN
NORTHEAST
TERRITORIES, INC.
20 SOUTH CREST
BURLINGTON, VERMONT
LOT 7
MEADOWLAND
BUSINESS PARK
SOUTH BURLINGTON, VERMONT
NEAGLEY & CHASE
CONSTRUCTION
66 BOWDOIN ST., STE. 100
SOUTH BURLINGTON, VERMONT
NEAGLEY & CHASE
OFFICE BUILDING
Oct. 18, 2022
PATIO FURNITURE
NEAGLEY & CHASE OFFICE BUILDING
SOUTH BURLINGTON, VERMONT
OCTOBER 18, 2022
METAL SQUARE PICNIC TABLE
4’X4’
METAL RECTANGULAR PICNIC TABLE
8-FEET LONG
Page 1
TECHNICAL MEMORANDUM
Project: Lot 7 - Meadowland Business Park, South Burlington
Date:October 21, 2022
From: Roger Dickinson, PE, PTOE
Subject: Traffic Impact Assessment Addendum
The purpose of this Addendum is to identify the effects of a reduction in the size of the proposed
development on Lot 7 in the Meadowlands Business Park (Meadowland Drive) on future traffic
congestion and safety conditions.
Originally proposed was a 21,790 sf warehouse/general light industrial/office building. The traffic
impacts of that building were examined in a Traffic Impact Analysis prepared by Lamoureux & Dickinson
Consulting Engineers, Inc., dated March 7, 2022.
The newly proposed 13,200 sf building will provide 7,710 sf of specialty trade contractor (ITE LUC #180)
space and 5,490 sf of warehousing (ITE LUC #150) space. This change will reduce the estimated
weekday pm peak hour trip generation from 27 vte/hr (4 entering + 23 exiting) to 16 vte/hr (5 entering +
11 exiting).
The above reduced building size and revised land-uses will improve future traffic congestion and safety
conditions from what were originally projected in the TIA. The conclusion that a traffic signal is not
warranted at the Hinesburg Rd/Meadowland Dr intersection remains unchanged. In addition, the
calculated local and state transportation impact fees will also be proportionately reduced.
SSSSSSSSSSSTS S
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EX. 8" WATER SERVICE
INV. UNKNOWN
APPROX. LOCATION
8" PVC SEWER SERV.
INV. UNKNOWN 8" D.I. WATER MAIN10" D.I. WATER MAIN
8" PVC
8" PVC
EX. SMH
RIM 346.3
INV. 335.5 (CL)
EX. SMH
RIM 340.3
INV. 332.6 (CL)BOWDOIN ST.MEADOWLAND DR.
PROPOSED BUILDING
11,317 SF
F.F.E. 348.0
50'
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342
341
341341341
340
340
339
339
338
338
337
3373368" OAK
8" OAK
8" OAK
8" MAPLE
8" MAPLE
(2) WATER DIG SAFE
MARKINGS
4" SPRUCE
2" SPRUCE
2" SPRUCE
4" SPRUCE
(3) 4" SPRUCE
(2) 4" SPRUCE
4" SPRUCE
4" SPRUCE
(3) 4" SPRUCE
4" SPRUCE
2" SPRUCE
2" SPRUCE
(4) 6" FIR
2" FIR
T T
PROPOSED
SPRINKLER
ROOM
±68 L.F. - 6" SDR 35 PVC(2% MIN. SLOPE)115 L.F.
-
8
"
C
9
0
0
P
V
C340338339
349345
346
339 341
4" LINDEN
4" LINDEN
4" LINDEN
4" LINDEN
2" SPRUCE
NEW GATE VALVE
AND VALVE BOX 346345RT348348349347347348349349347LOT 7
3.96 AC.
FIRE DEPARTMENT
CONNECTION
98.7'
2" TYPE 'K' DOMESTIC
SERVICE w/ 2" GATE
VALVE & VALVE BOX
8" D.I.6" CL 52
D.I.P.
8"x6" TEE
PROPOSED ELEC., TEL.
& CABLE SERVICE
D
D
D
ST
D
STETC
ETC
W
W
ST 348347346345
346
347346
345
34
5
346
347
346
346
343
345
346345347
CONTRACTOR SHALL
CONFIRM EX. PIPE SIZE
PRIOR TO CONNECTION GSWYE CONNECTION
INV. 335.3±
DSM
DSM
SAL
1" = 20'
19145
C2.3
PROPOSED
CONDITIONS
UTILITY PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
NORTHEAST
TERRITORIES, INC.
20 SOUTH CREST
BURLINGTON, VERMONT
LOT 7
MEADOWLAND
BUSINESS PARK
SOUTH BURLINGTON, VERMONT
NEAGLEY & CHASE
CONSTRUCTION
66 BOWDOIN ST., STE. 100
SOUTH BURLINGTON, VERMONT
LOCATION MAP
1" = 2000'
PROJECT
LOCATION
116
89
NEAGLEY & CHASE
OFFICE BUILDING
ALL WATER LINES AND APPURTENANCES SHALL BE
INSTALLED IN ACCORDANCE WITH THE CHAMPLAIN WATER
DISTRICT SPECIFICATIONS AND DETAILS FOR THE
INSTALLATION OF WATER LINES AND APPURTENANCES,
CURRENT EDITION, HENCEFORTH THE CWD SPECIFICATIONS.
RECORD DRAWINGS PREPARED BY A VERMONT LICENSED
PROFESSIONAL ENGINEER SHALL BE PROVIDED TO THE
SOUTH BURLINGTON WATER DEPT. IN PDF AND AUTOCAD
FORMAT. DRAWING SHALL INCLUDE TIES TO ALL GATE
VALVES AND CURB STOPS TO SUB-METER ACCURACY.
APR. 7, 2022
4/28/22 DSM REVISED PER CWD COMMENTS
6/8/22 DSM REVISED PER CITY COMMENTS
9/21/22 DSM REVISED SITE LAYOUT
11/7/22 DSM REVISED SEWER SERVICE
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ST
ST
ST
ST ETCETCETCETCETCETCETCETCETCETCETC
ST
S
T
STSTSTST
WWWWWWWWWWWWWWWW
W
W STSTW
W
W
W
W
ST
ST
ST STSTSTSTSTSTSTW
WWD
D
G
G
G
G
G
G
GBOWDOIN ST.5
PROPOSED BUILDING
11,317 SF
F.F.E. 348.0
50'
W
E
T
L
A
N
D
B
U
F
F
E
R
EXISTING BIT. CONC. SHA
R
E
D
U
S
E
P
A
T
H EXISTING 5' BIT. CONC. SIDEWALK
10" CONC.
RETAINING
WALL
351350350349349348348348347347347346346
34
5 345344
3443
4
4
343
3433
4
3
342
3423
4
2
341
341341340
340
339
339
338
338
337
337340338339345
346
339 341 346345RT348348349347347348349349347LOT 7
3.96 AC.
612
NEW SEGMENTAL RETAINING WALL
348347346345
346
347346
345
34
5
346
347
346
346
343
345
346345347
DSM
DSM
SAL
1" = 20'
19145
T1.1
TRAFFIC PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
NORTHEAST
TERRITORIES, INC.
20 SOUTH CREST
BURLINGTON, VERMONT
LOT 7
MEADOWLAND
BUSINESS PARK
SOUTH BURLINGTON, VERMONT
NEAGLEY & CHASE
CONSTRUCTION
66 BOWDOIN ST., STE. 100
SOUTH BURLINGTON, VERMONT
LOCATION MAP
1" = 2000'
PROJECT
LOCATION
116
89
NEAGLEY & CHASE
OFFICE BUILDING
OCT. 20, 2022
Turn into Site and Back into Loading Dock
Reduction in
pavement
surface with
realigned
entrance.
Additioonal Pavement
required to accommodate a
re-ligned curb cut
505.24 2,842.94
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ST
ST
ST
S
T ETCETCETCETCETCETCETCETCETCETCETC
ST
S
T
STSTSTST
WWWWWWWWWWWWWWWWW
W
W STSTW
W
W
W
W
ST
ST
ST STSTSTSTSTSTW
WWD
D
G
G
G
G
G
G
G
GBOWDOIN ST.5
PROPOSED BUILDING
11,317 SF
F.F.E. 348.0
50'
W
E
T
L
A
N
D
B
U
F
F
E
R
EXISTING BIT. CONC. SHARE
D
U
S
E
P
A
T
H EXISTING 5' BIT. CONC. SIDEWALK10" CONC.
RETAINING
WALL
351350350349349348348348347347347346346
34
5 345344
3443
4
4
343
3433
4
3
342
3423
4
2
341
341341340
340
339
339
338
338
337
337T T340338339 345
346
339 341 346345RT348348349347347348349349347LOT 7
3.96 AC.
612
NEW SEGMENTAL RETAINING WALL
348347346345
346
347346
345
34
5
346
347
346
346
343
345
346345347
DSM
DSM
SAL
1" = 20'
19145
T1.2
TRAFFIC PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
NORTHEAST
TERRITORIES, INC.
20 SOUTH CREST
BURLINGTON, VERMONT
LOT 7
MEADOWLAND
BUSINESS PARK
SOUTH BURLINGTON, VERMONT
NEAGLEY & CHASE
CONSTRUCTION
66 BOWDOIN ST., STE. 100
SOUTH BURLINGTON, VERMONT
LOCATION MAP
1" = 2000'
PROJECT
LOCATION
116
89
NEAGLEY & CHASE
OFFICE BUILDING
OCT. 20, 2022
Egress from Alternate Curb Cut and Back-up into CBA Driveway57.96 95.25 Proposed
Curb Cut
Realignment.
Proposed
driveway
curbcut to be
eliminated
Conflict with
Over-drive at
CBA
Driveway257.03
SSSSSSSS S
S
S
S
S
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
STST
S
T
SETCETCETCETCETCETCETCETCS
T
STST
WWWWWWWWWWW
W
W
W
W
W
W
W
W
W
W
W
W
W
WWWWWW
W
W
W
W
S
D
G
G
G
G
G
G
G
G
G
G
G
G
G
G
GBOWDOIN ST.MEADOWLAND DR.
5
PROPOSED BUILDING
11,317 SF
F.F.E. 348.0
50'
W
E
T
L
A
N
D
B
U
F
F
E
R
EXISTING BIT. CONC. SHA
R
E
D
U
S
E
P
A
T
H EXISTING 5' BIT. CONC. SIDEWALK
10" CONC.
RETAINING
WALL
351350350350349349348348348348347347347347346346
34634534
5 345344
3443
4
4
344343
3433
4
3
343
342
3423
4
2
342
341
341341341
340
340
339
339
338
338
337
337T T340338339
349345
346
339 341 346345RT348348349347347348349349347LOT 7
3.96 AC.
612
NEW SEGMENTAL RETAINING WALL
348347346345
346
347346
345
34
5
346
347
346
346
343
345
346345347
DSM
DSM
SAL
1" = 20'
19145
C2.1
PROPOSED SITE
IMPROVEMENTS
PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
NORTHEAST
TERRITORIES, INC.
20 SOUTH CREST
BURLINGTON, VERMONT
LOT 7
MEADOWLAND
BUSINESS PARK
SOUTH BURLINGTON, VERMONT
NEAGLEY & CHASE
CONSTRUCTION
66 BOWDOIN ST., STE. 100
SOUTH BURLINGTON, VERMONT
LOCATION MAP
1" = 2000'
PROJECT
LOCATION
116
89
NEAGLEY & CHASE
OFFICE BUILDING
APR. 7, 2022
6/8/22 DSM REVISED PER CITY COMMENTS
9/21/22 DSM REVISED SITE LAYOUT
30% (MAX.)FRONT YARD COVERAGE
ZONING DISTRICT: INDUSTRIAL OPEN SPACE DISTRICT
DIMENSIONAL SUMMARY
-
3.0 AC.
REQ'D.
LOT FRONTAGE
LOT AREA
PROPOSED
3.96 AC.
BUILD. COVERAGE
LOT COVERAGE
30% (MAX.)
50% (MAX.)
100.3'
FRONT SETBACK
SIDE SETBACK
50'
35'
35'REAR SETBACK N/A
17.6%
6.6%
MEADOWLAND DRIVE 715'
BOWDOIN STREET 253'
MEADOWLAND DRIVE 11.9%
BOWDOIN STREET 29.8%
THOMPSON STREET 230'
MEADOWLAND DRIVE 30.7'
BOWDOIN STREET 40.1'
THOMPSON STREET 545.5'P:\AutoCADD Projects\2019\19145\1-CADD Files-\dwg\19145 - Site.dwg, 10/10/2022 7:05:45 AMT1.3
TRAFFIC PLAN
Egress from site conflct with Bowdoin Street curn and trees
Elimination of
originally
proposed
Curb Cut
Conflict with
Bowdoin Street
curb and street
tree.
Alternate
Re-aligned
Curb Cut
379.46
SETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ETC
ST
ST
ST
ST
S
T ETCETCETCETCETCETCETCETCETCETCETC
ST
S
T
STSTSTST
WWWWWWWWWWWWWWWWW
W
W STSTW
W
W
W
W
ST
ST
ST STSTSTSTSTSTSTW
WWD
D
G
G
G
G
G
G
G
GBOWDOIN ST.5
PROPOSED BUILDING
11,317 SF
F.F.E. 348.0
50'
W
E
T
L
A
N
D
B
U
F
F
E
R
EXISTING BIT. CONC. SH
A
R
E
D
U
S
E
P
A
T
H EXISTING 5' BIT. CONC. SIDEWALK
10" CONC.
RETAINING
WALL
351350350349349348348348347347347346346
34
5 345344
3443
4
4
343
3433
4
3
342
3423
4
2
341
341341340
340
339
339
338
338
337
337T T340338339 345
346
339 341 346345RT348348349347347348349349347LOT 7
3.96 AC.
612
NEW SEGMENTAL RETAINING WALL
348347346345
346
347346
345
34
5
346
347
346
346
343
345
346345347
DSM
DSM
SAL
1" = 20'
19145
T1.0
TRAFFIC PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
NORTHEAST
TERRITORIES, INC.
20 SOUTH CREST
BURLINGTON, VERMONT
LOT 7
MEADOWLAND
BUSINESS PARK
SOUTH BURLINGTON, VERMONT
NEAGLEY & CHASE
CONSTRUCTION
66 BOWDOIN ST., STE. 100
SOUTH BURLINGTON, VERMONT
LOCATION MAP
1" = 2000'
PROJECT
LOCATION
116
89
NEAGLEY & CHASE
OFFICE BUILDING
OCT. 20, 2022
Egress Movement from Originally Prposed Curb Cut