HomeMy WebLinkAboutBATCH - Supplemental - 0000 Twin Oaks Terrace (2)State of Vermont
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Department of Fish and Wildlife
Department of Forests, Parks and Recreation
Department of Environmental Conservation
State Geologist
August 31, 1998
Robert Perry, Esquire
Perry & Schmucker Attorneys at Law
1480 Williston Road
South Burlington, VT 05403
AGENCY OF NATURAL RESOURCES
Department of Environmental Conservation
Wastewater Management Division
111 West Street
Essex Junction, Vermont 05452
Telephone #(802) 879-5656
Dear Bob:
Subject:'- Y Twin Oaks Condominiums - Certification of Compliances #4CO294 through #4CO294-
5; located in South Burlington, Vermont.
Our office has received a construction completion report from your consultant, DuBois & King, Inc.
This satisfies the conditions of the above referenced Certification of Compliances regarding the
construction of the sanitary sewers.
Thank you for your close attention to the permit conditions and please contact me should you need
anything further.
Sincerely,
L �' 0 -1 41- P ��A K11�1 �-�
Ernest Christianson
Regional Engineer
c Town of South Burlington
DuBois & King, Inc.
u
State of Vermont
Department of Fish and Wildlife
Department of Forests, Parks and Recreation
Department of Environmental Conservation
State Geologist
September 3, 1998
Lance Llewellyn
Llewellyn Incorporated
4049 Williston Road
South Burlington, Vermont 05403
Dear Lance:
AGENCY OF NATURAL RESOURCES
Department of Environmental Conservation
Wastewater Management Division
111 West Street
Essex Junction, Vermont 05452
Telephone #(802) 879-5656
Subject: Certificates of Compliance 44CO103 and amendments, Stonehedge Condominiums,
South Burlington, Vermont.
I am writing in response to your letter dated September 2, 1998 regarding the inspection of the
sewer system for the above mentioned project. In March of this year, your firm did inspect some of
the existing sewer system manholes and found that you were unable to inspect all the manholes due to
snow cover, tree limbs and sod cover. Your report indicated that the manhole structures inspected did
appeared to be well built and tight, however you did note there was evidence of infiltration at some
manholes. Your report also noted that several manholes should be cleaned out.
Regarding the clusters and permit conditions, I will accept your report as a preliminary
submittal. It is my understanding that your firm has been retained by the association to complete the
inspection of the manholes, and you estimate that this will be completed within the next 4 to 6 weeks.
The sale of Unit J20 is scheduled to close this week. Since the manhole immediately adjacent to this
cluster was inspected and found to be in good condition, and the association in taking the necessary
steps to complete the inspection, cleaning and any required repairs, I do not have a problem with the
closing proceeding as planned.
Please be advised that we will expect the remaining manholes be inspected, the source(s) of
infiltration in some of the manholes should be corrected, the sewer system cleaned as needed, and your
final report submitted by November 1, 1998. This is an attempt to obtain voluntary compliance with
the permit conditions. If this report is not submitted on time, future closings may be held up. Please
forward a copy of this letter to the appropriate parties.
Sincerely,
J sanne Wyman
Assistant Regional Engineer
City of South Burlington
T
PLANNING COMMISSION MAY 5, 1977
Public hearing on preliminary plat application of T.H.A. Inc., 196 apart-
ment units at Twin Oaks Terrace, Messrs. Babcock and Ram
For. Babcock said that this plan was complete and met all the requests of
the city. He was interested in the streets remaining private and had reserved
a 60' width for these roads. The buildings are set -back 30' and he did
not feel that drainage was necessary, since the site has excellent natural
drainage. He also felt that the pumping station should be used for the
entire project. Finally, he said, he was aware of the Growth Policy and
wanted to have some idea of the phasing that would be expected of them
because it bears on the cost. He also wanted to discuss the recreation
fee with the City Council.
Mr. Wessel raised the question of the roads and asked Mr. Page why Mr.
Szymanski has asked that the one running east -west on the north side of
the project be public. Mr. Page replied that that would connect two abut-
ting properties and could eventually become a road parallel to Kennedy
Drive and connecting Dorset Street and Hinesburg Road. This is not intended
to become an arterial road, but would provide access for fire -fighting and
would allow people to get from one project to another without going onto
an arterial road. Mr. Ewing.- said that he would like to see this. It
would provide a second access to the project, allow the school bus to go in
and pick up children, and he agreed with Mr. Szymanski that it would be a
benefit to the safety and welfare of the people to have that a public street.
I•ir. Page pointed out that signing and curves could be used to slow the
traffic down on this street. Mr. Babcock said that he had never had a public
street in one of his projects and he was afraid that it would increase
costs and might be harder to market with it in�-there. Mr. Wessel said that
the engineering standards are the same whether the road is public or private.
Mr. Page pointed out that there is a design criterion that says that no
more than 50 dwelling units should be served from a single access to a city
street. The number is just a guideline, but T.H.A. is proposing much more
than that. At this point, Mr. Andy Deeds, a property owner, said that the
Tilley property is just about undevelopable and that he was also opposed to
having a public road in there. He wanted to see some sort of emergency
access such as moveable ballards or posts with chains.
Mr. Ewing moved that the Planning Commission make this a public street,
owned by the city, deeded to the city, built to city specifications, from
Kennedy Drive to the corner of the Tilley property with a temporary turn-
around at the end of the street as shown on the plat.
The motion was seconded by Mr. Morency.
Mr. Babcock asked what kind of turn -around had been requested and was told
that it could be a gravel surfaced place for the snowplow to turn around.
He reiterated his opposition to a city street.
Messrs. `doolery and Levesque voted nay, the others voted aye, and the motion
carried.
Mr. Vessel asked if theylere going to alter the natural run-off of the area.
Mr. Levesque said that he felt that natural drainage should be used more
than it is, and Mr. idorency said that he would like Mr. Szymanski to look
at the site for natural drainage. It was agreed that although the Co=ission
could not waive the requirements for curbing and catch basins without further
evidence, they would like i.:r. Szymanski to be open to other types of drainage.
PLANNING COMMISSION MAY 5, 1977
The question of phasing was then discussed. The first phase of the project
will be 90 units, with a total of 196. Mr. Babcock said that they were
willing to modify the numbers but that they needed to know if they were going
to be able to build the whole thing. Mr. Vessel said that they would have
make that decision later because they are unsure of what units they will
have for allocation. This year there are very few left, but neat year there
may be more. Mr. Babcock said that he felt that the Commission had an
obligation to developers to reserve for them the right to complete their
projects. Mr. 1:orency said that they would check the fis-ures of the policy
and Mr. Babcock said that they would work with the Commission. He said that
if they had to, they could make the project 3 phases rather than 2 by
building_60 in each of the first two years, and 76 in the third. He added
that he felt that the recrea -fez-was-Aoo h-1U —6inc h y are providing
a tennis facility for these people. fir. Woolery asked about how many children
would be in the project and was told about 88. He explained that the city
needs room for.organized sports for school children and that is why the
fee has been set. vir. Morency pointed out that the Commission had
discussed the Growth Policy on the preliminary plat application of 435
Dorset Street.
MIr. 1-loolery moved that the South Burlington Planning Commission approve the
preliminary plat of Burlington Indoor Tennis Center, for subdivision of a
parcel of 39.9 acres into two lots of 35.1 and 4.8 acres, as depicted on a
__plan entitled "Twin Oaks Apartments . . . Preliminary Plat A. Judson Bab-
cock and Burlington Indoor Tennis Inc." dated 2/18/77, revised 21 7
4 6 77 4 1 77 and 4/27/77. prepared by T.H.A. Inc and P.B.A. Inc.
subject to the following stipulations:
1) that the deed for the property be transferred to the City, including
Twin Oaks Terrace, and shall be reviewed and approved by the City Attorney
prior to final plat approval. The draft of such a deed shall be submitted
to the City Attorney at least 15 days prior to the final plat public hearing
2) warning for the final Dlat hearing shall take place on compliance
with the above stipulation plus final Dlat required submissions
The motion was seconded by Mr. Ewing and passed unanimously.
Mr. lroolery then moved that the South Burlington Planninr Commission approve
the Preliminary Plat of A. Judson Babcock for 196 apartment units, as depicted
on a plan entitled "Twin Oaks Apartments. . . Preliminary Plat A. Judson
Babcock and Burlington Indoor Tennis Inc." dated 2 18 77 revised 21 7
4/6/77, 419 77 and 4 27 77, prepared by T.H.A. Inc, and P B.A Inc.,
subject to the following stipulations:
1) a final determination on traffic impact shall be made by the Com-
.pission during final plat review.
2) 1he outlines of the paved private road surface be 27' wide and at
least 24' between opposing parking areas and shall be shown on the final
plat.
3) curbing location and specifications shall be as approved by the
City Engineer and shown on the final plat.
PLANNING COW4ISSION
MAY 5, 1977
4) a storm drainage system shall be submitted to and approved by the
City Engineer.
5) the final plat shall show all walkways between buildings and parking
areas.
6) ownership of the roadway shall be public as described in James
Ewing's motion pg. 4 and the balance of the roads shall be private.
7) all subsequent submissions shall be on plans indicating approved
building locations.
8) a temporary cul-de-sac shall be required at the terminus of the
phase 1 roadway, per James Ewing's motion pg. 4), and shall be in accord
with the recommendations of the City Engineer on layout and specifications.
9) The following requests for waivers are approved: temporary
field markers.
10) warning for the final plat hearing will occur only after applicant
has complied with the applicable conditions of this approval and final plat
required submissions.
The motion was seconded by Mr. Levesque and then amended to add:
11) all phases of this project are subject to the city's Growth Policv.
The motion was passed unanimously.
Public hearing on proposed amendments concerning day care centers and the
Zoning Board of Adlustment
Mr. Woolery moved that the proposed amendments to the 1974 South Burlington
Zoning Ordinance as discussed in the public hearing held by the South
Burlington Planning Commission on Tuesday, pri , a in the
Conference Room at City Hall be incorporated into the Zoning Ordinance and
that the text of these amendments be forwarded to the City Council for
their approval per the provisions of the enabling legislation.
The motion was seconded by fir. Morency and passed unanimously.
The meeting was declared adjourned at 11:30 pm.
Clerk
PLANNING COMMISSION
SEPTEMBER 13, 1977
The South Burlington Planning Commission held a regular meeting on Tuesday,
September 13, 1977 at 7:30 pm. in the Conference Room, Municipal Offices, 1175
Williston Road.
Members Present
William Wessel, Chairman; Ernest Levesque, David Morency, Kirk Woolery, James
Ewing, Jan Rozendaal
,..ember Absent
Sidney Poger
Cthers Present
Stephen Page, Planning Assistant; A. Judson Babcock, Michael Ram, Don Swain,
William Schuele, R. Gonyea., H. Warner, Tom Chastenay, Scott MacKay, Free Press;
Warren Schwerin
Minutes of August 30 and September 8, 1977
The minutes of September 8 were deferred to the neat meeting. In the August
30 minutes, on page 1, in the last paragraph, it should read that there will
be 6 clusters, not 3. Yr. Woolery moved to aaorove the minutes as amended.
The motion was seconded by Mr. Morency and passed unanimously.
Continuation of public hearing on final plat application of Twin Oaks Associates
180 units, off Twin Oaks Terrace
Mr. Page said there had been only minor modifications to the plan. Mr. Wessel
asked what had happened about the streets and was told that the city street
would be 30' wide and curbed all the way. Mr. Page said that the major issue
was the traffic and that the applicants have submitted a traffic study on the
two nearest intersections. r1r. Swain told the Commission where he had gotten
his data and'said that the conclusion of the study was that Twin Oaks traffic
will not create an unstable condition in any of the intersection approaches
studied. He said that the Commission had been mistaken to consider a 70`F V/C
ratio as a desirable level, and said that a load of 1 is approaching instability.
In that case, he said, the only problem is the I-89 exit ramp, which mould be
at 90. He said that when an intersection reached 85% it was time for the Com-
mission and the Council to think about allocating planning and money for improve-
ments. Changing the green cycles of the light at the I-89 exit would help
lower the load factor quite a bit and adding another lane would greatly improve
the situation. fir. Swain re-emphasized that Twin Oaks would not create a major
influence on traffic there. In response to questions, *dr. Swain said that his
figures referred to traffic returning to Twin Oaks at the peak hour. Mr.
Rozendaal was told that they had determined where the traffic was coming from
by talking to Mr. Page and others and that Digital traffic had been considered.
i•S. Swain said that if the study was biased, it was biased upward. Yr. Page
said that some of vr. Swain's fiE•,;res were sup,orted by fiCares frCM siyilar
developments and said that there was enough riEht of way to :have more ramps on
the I-89 exit. He also said tat chanEinE, the green time cycles could Eive
them about 5% more capacity, and said that when the Dorset Street -Williston
Road intersection c::anEes were made, more cars might go throuEh that intersection.
'.'.r. Morency said that he did not question Yr. Swain's competence but that the
2.
PLANNING COMN.ISSION
SEPTEMBER 13, 1977
city has no way of evaluating the report in a professional way and that there
could be many different opinions of the data. He felt that the Commission needed
some one with traffic expertise to help them out.
Mr. Woolery moved that the South Burlington Planning Commission approve the
final plat of Twin Oaks Associates, for development of.a 35.1 acre arcel into
180 apartment units as depicted on a plan set 11 pages entitled "Site Plan -
Twin Oaks Apartments..." dated 7 30 77, revised 8 17 77 drawn by Landplan Inc.
subject to the following stipulations:
1) Five fire hydrants are to be installed, as recommended by the Fire
Chief.
2) The design and specifications of the temporary turn grounds, at the end .
of Phase 1, the end of the city street, and the private street shall be as approved_
by the City Engineer.
3) A sidewalk, to,city standards, shall be installed on the north side of
the city street, extending from the existing sidewalk on Twin Oaks Terrace to
Cluster 1; this sidewalk shall beshown on the final plat. The sidewalk required
for the balance of the city street is hereby waived.
4) A pedestrian easement shall be shown along the old railroad bed right
of way and within the pokerline easement, extending from west to.east
Ines.
5) The project shall be constructed in 3 phases, to be composed of 84
units (clusters I,II,I!1), 50 units clusters IV & V , and 46 units cluster
VI
6) Landscaping plans shall be submitted to and approved by either the Tree
Committee or County Forester prior to the issuance of building permits. Land-
scaping bonds, as required by the ordinance shall be posted._
7) Pavement width and roadway ownership shall be properly delineated on
the final plat; with the exception of the sidewalk as noted above the city street_
shall be fully built to city standards,_
8) Layout and specifications for the private street shall be as approved
by the City Engineer._
9) Sewer water and storm drainage facilities, including detailed con-
struction plans, shall be a proved by the City Engineer prior to issuance of
building permits.
10) A recreation fee of �9870 shall be paid in proportion to the number,
of building permits issued, at the time of issuance.
11) Shed location shall be revised so as to provide a 30' clearance
between buildin;-s.
12) The final_rlat shall be reviewed by the Planning Assistant for con-
ty with these stipulations, rrior to recording.
13) 1ne necessary legal documentation i.e., escrow and private road
ae eeients, deeds for utility and pedestrian ease::ents, and streets, shall be
s•u-cmitted to the City Attorney _�u ca,s ,rHcr 'to Issuance c: build' -lit-
3.
PLANNING COMMIISSION c �' t� SEPTEMBER 73, 1977
(fir.
14) ppr'�al for phase-i..s a 1 not be issued prior to, and shall expire
6 months from, January 1, 1978 Approval for phase 2 shall not be issued prior
to, and shall expire 6 months from, January 1, 1979. Approval for phase 3 shall
not be issued prior to, and shall expire 6 months from, January l., 1980
15) Prior to issuing building or land development permits for phase II
or III, the Commission may find, after a duly warned public hearing, that the
construction of the proposed phase will exceed the city's ability to provide
adequate sewage disposal, educational, and highway services due to the anticipated
residents in the phase proposed, and may alter or recind its approval as based
Qn those findinp-s.
The motion was seconded by Mr. Yorency and passed unanimously.
Mr. Woolery then moved that the South Burlington Planning Commission approve the
final plat of Burlington Indoor Tennis Center, Inc., for subdivision of a parcel
of 39.9 acres into two lots of 35.1 and 4.8 acres, as depicted on a plan etLtle�
"Site Plan - Twin Oaks Apartments", dated 7 30 77 revised 8/1
Landplan, Inc., subject to the following stipulations:
1) The roadway to be dedicated to the City shall include an easement tc
the Bergner propert kat its southeast corner and an extension of the riizht
way south 200' and west 100', along the northwest corner of lot f1 so AS tri
provide access to the planned entrance to the Brand property condominiums.
2) The deed for the roadway and associated land shall include the pumping
station.
The motion was seconded by Mr. Levesque and passed unanimously.
Site Plan Review: Conversion of Carrol's Restaurant to Trencher's Fish and Chips,
408 Shelburne Road
Yr. Warren Schwerin represented Windlass Corp., which runs Arthur Trencher's, and
he told the Commission that they had entered an agreement with Carrol's to take
over that chain. He said that the Zoning Board had given them permission to
keep the use of the Shelburne Road building as a restaurant. The present building
will be altered in appearance but the parking lot and curb cuts will remain the
same. He felt that the impact of this restaurant would be less than Carrol's
since it is a family restaurant with a higher check price and a lower volume.
The landscaping plan is being prepared and some of the parking lot will be seeded
and planted.. A fence and screening will be put in, the pavement will be re -painted,
V and the traffic flow will be modified. Mr. Rozendaal asked if there would be
take-out business and how many seats there were. He was told that there would
be a little and that there were 88 seats. Yr. '�;essel asked about the outdoor
lighting and asked if the lights could be about 12' high. Ns. Schwerin said that
he had been hoping for 15 but would accept 12. The applicants will exceed the
landscaping requirements.
Yr. Foolery moved teat tije South Burlington Plennina Commission approve the
s_i_te Ilan Drcposal of '+:inaiass vermcnt CCrD:>rLtion, to convert the existi ng
Carroll's Restaurant at 406 Shelburne Ecad to an Arthur Trencher's...", dated
unsigned, subject to the followinE stiruint,o.^.s:
1) Provisions for storm drainaC;e shall be reviewed and approved by the
City EnEineer.
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5.
PLANNING COMIMISSION
NOVEMBER 8, 1977
Public hearing on revised final plat of Country Park Apartments (100 uni
elderly housing)
Mr. Lamphere said that under the original layout the cost of the buildings
could not have been.amortized satisfactorily, so the unitshavd been organized
into -3 buildings. Each would be 3 stories tall, but only 2 112 stories
above ground. Each building will have a recreation room within it and the
area provided will be larger than in the original community building, although
divided. There will be room for meetings of people from all buildings and the
same facilities will be present that were in the original recreation building.
Mr. Morency asked if the units would have facilities for the handicapped and
was told that a certain percentage of them would. There will be 75 parking
spaces arranged in a circular pattern.
I:r. Woolery moved that the South Burlington Planning Commission approve the
final plat application of- ores arc _-6aliy for a 2p_ ase, uni ousing
project for the elderly, as depicted on a plan set pages drawn. by Aiemann-
Lamp ere rc itec s and Civil engineering Associates, wi page 1 ksite plan)
dated 9/6/77, revised lO IT/ and 10-/3.
1) The following stipulations of the 4/26/77 final plat approval are to be
altered as follows:
(a) #7* to be reworded: number and location of fire hydrants shall be
as approved by e i y ngineer an ire ie .
(b) #11* to be reworded: approval for phase 1 (buildings 1& 2, total
of 76 units) shall mon t ns I r o m i anuary7_,_I97g;-_DFiase 1 sna 11 -be
completed prior to January 1, 19_79; approval for phase _2_(building 3, 24 units),
sal l expire-� months from January 1, 1979; phase 2 shall be completed prior
'to January T, 1- 80. - ------ _ ---
2) Bus stops shall be indicated on the final plat.
3) 75 parking spaces shall be shown on the plat.
4) This approval supplements the stipulations of the final plat approval
obtained 4i26 77.-- .-------
5) The project will be subject to a final engineering review by the City
Bngineer.
6) The Commission will accept a name change.
* 7 previously read - "show hydrant in picnic area on the plat"
,11 previously read - "phasing to be stipulated by the applicant"
The motion was seconded by A-r. Ewing and passed unanimously.
Public hearing on revised final plat of 11win Oars Associates (184 units
"r. Page said that neither representative was present but t^at the plan was
almost identical to the one that had Gained approval. Some of the units had
been relocated and the building types had been charged somewi.at. There had been
an increase of 4 dwelline units and a redistribution of bedrooms. The number of
3 bedroom units has decreased markedly. There will be 7 more par%ini: spaces.
'r. 'tioolery moved that the South Burlington-:lanning Commission approve the
revised finale -at of :twin � azi Issociates, for 184 apart_.ent snits as_dericted
N
PLANNING COMMISSION NOVEMBER 8, 1977
on a plan entitled, '_'_Site_ Plan —_Twin Oaks Apartments" ..... dated 7/30/77_,
revised 8%'17, 10712, and 10%20%77, drawn by Land�lany�Inc.� subject to the
following stipulations:
1) The recreation fee is increased, proportionately, to a total of $10,089
for 184 units.
2) The three phases described in condition ff5 of the 9/13/77 final plat
app48roval are mended to include 80, 5 , and units respectively.
3) This aDuroval supplements the stipulations of final plat ap,,roval
obtained 9 13 77.
Mr. Ewing seconded the motion, which passed unanimously.
Mr. Wessel said that McDonald's was going to ask the Zoning Board for a use
variance in two weeks and said that he felt that there should be a traffic
engineer there representing the city. Mr. Page said that he had talked to one
about the cost and had been told that it would cost about $500 for a day of work
and an evening. Mr. Morency asked what the Commission's position on this was,
and Mr. Wessel said that they were a statutory party to the meeting if they so
wished. Mr. Morency felt that the Zoning Board should be presented with the
results of high traffic generators, and said that he would go to the meeting if
the Commission wished. He pointed out that a zoning change for that area had
already been warned, and that would hopefully not allow high traffic generators
there. Yr. Poger moved to send David Morency to represent the Planning Commission
at the Zoning Board of Adjustment hearing and if he wishes, that he ask for a
continuance of the Zoning Board public hearing. If necessary, _the Commission
will use some of its_ money to hire a traffic consultant to study t_he disastrous
effects of high traffic generators. The motion was seconded by-hir. Woolery -�
and it passed unanimously.
The :meeting was declared adjourned at 10:30 pm.
clerk
October 27, 11723
Mr. Gerald Mi lot
159 Pearl Street
Essex Junction, VT 05452
Dear Mr. 14ilot:
This is to formally confirm the action of
Planning Commission at its meeting of 10/24/78
final plat application for phase I revisions to
Apartment project, Twin Oaks Condominiums. The
meeting, plus previous approvals and pertinent
',then these conditions, plus the applicable requ
subdivision regulations are complied with, boil
be issued.
Yours truly,
Stephen Page,
Planner
SP/mcg
Encl s
the South Burlington
in approving your
the Twin Oaks
minutes of this
memos are enclosed.
iremants of the
ding Permits will
0
PLANNING COT-IISSION
AUGUST 14, 1979
Mr. Poger felt those approaches should be C before this was developed, but
Mr. Page pointed out that the developers had conditional use apyroval from the
Council, which reviewed the project for traffic impact under Interim Zoning.
The Commission seemed to feel that if the number of units were reduced to
16 and if fill were minimal in the area of the CO zone, it might look favorably
on that.
Sewage capacity is no problem and Ns. Larkin said they would put in the
sidewalks. They will also extend the water line to the property line, across
the road from this project.
Mr. Page said that he had looked at recreation fees charged other developers
in this area, and they were smaller per unit than this fee, so he recommended
amending the fee a little.
Mr. O'Bryan said they had talked to the City Engineer about the plans and he
had OKed them. INIr. Foger said the Commission would need a meDo from the Engineer.
39 parking spaces are shown and 27 are required by ordinance. All the units have
2-bedrooms.
Mr. Foger noted that the Council during its Interim Zoning hearing had
felt there was no traffic problem, but he felt the Commission could agree or
disagree with that assessment.
Mr. Woolery moved to continue the hearing on the preliminary plat of LTH
until 2 weeks from tonight, August 28, at City Hall at 7:30 pm. 2°r. Levesque
seconded the motion and all were in favor.
Continue public hearing on revised final plat anclication ald ?:ilot and
Claude Gagne for the balance(phases II and III of the ftwin Jako condominium
project
Mr. Ron O'Bryan said that two weeks ago the developers had discussed with
the Commission the problem of the 150' setback from the Interstate right of
way, which happens to take a jog right at this point while the paved surface
itself runs straight. As a result of the jag in the right of way, cluster 4 was
placed close to the east property line because it could not be placed farther
south. The Commission felt it would be better to have that cluster farther
away from the east line so that when that property was developed, the structures
would not be too close to each other. In order to move that cluster, Twin Oaks
would need a variance from the 150' setback from the Zoning Board and Mr. O'Bryan
asked the Commission to send a letter to the Zoning Board recommending the variance.
Mrs. Neubert felt that if such a letter were sent, it would be a preference
rather than a hardship that was being addressed. The Commission felt the extra
buffer land between this project and one proposed on the land to the east was very
desirable, and :,.r. Levesque said he would like to see the buildings constructed
with more space between them than is between the ones presently on the site.
Messrs. Mona and Levesque stated that they did not favor sending a formal
recommendation to the Zoning Board on this issue, but noted that the minutes
could be taken to the Board by anyone who wanted to.
eMr. Woolery moved that the Planning, Commission notify the Zoning Board via a
letter from Mr. 1-age of our intent in TermittinE a variance to achieve a wider
separation betw-en a developin,- :arcel and a to be developed plot. The motion died
for lack of a second.
Messrs. Woolery, bona, roger and Levesque felt the variance was a good iaea;
%.r. Levesque with the stiYulation that the distance between buildings was Euaranteedd,
preferably at least 90'. Xessrs. 1%cna, roger and Levesque did not want to send a
formal notice to the Zoning board to that effect, however.
The Commission in general favored this layout over the previous layout.
Mr. Woolery moved to continue the public heariny of the revised final plat
3.
PLANNING COMMISSION
AUGUST 14, 1979
n-Tlication of Twin Oaks condominiums until 2 weeks from tonight at City Hall,
at 7:30 pm. Mr. Mona seconded the motion and it passed 5-0.
Review revised layout plan for Phase II o
Mr. Mona asked where the city was in its review of the project, since he
understood that permits to build had been revoked. Mr. Poger stated that if
there were v iolations of the zoning permits and those were rescinded, he did
not want to do any business with Treetops until that matter was cleared up.
Mr. Page gave the Commission copies of an August 6 letter to ICV, notifying
them of a violation and voiding their permits, an August 10 reply from ICV,
outlining work to be done to rectify the situation, and an August 13 letter from
the Zonin- Administrator, who had written the first letter, replying to ICV's
letter (copies attached).
Krs. Doris Bailey said that last Tuesday the Natural Resources Committee, of
which she is a member, had been told of violations by ICV and that the Zoning
Administrator had been told of this.
Mr. Fiona wanted it understood that the Commission had seen the letters and
that their deliberations would be within the context of their knowledge of the
letters. He felt that if, when the site inspection by the Zoning Administrator
had been made, the situation were not satisfactory, any actions taken tonight
would be void.
The permits for construction of the buildings closest to the area of the
violations were the only permits voided.
Zx. Poger felt that if a developer were in violation on one area of his
development, he should not be given permission for work on another area. Mr.
Ewing felt that the steps outlined for correcting the situation would not rectify
it, even after the work was done. He did not want to review the project until
the permits .were reinstated, and said there was no doubt in his mind that there
had been a gross violation of the zoning ordinance here. He felt a lot of work
in that area had been done which was not necessary in order to build the buildings
and he said that he felt the work had been intentionally done.
Mr. Mona moved that the Planning Commission review the revised final plat
of ICV subject to a satisfactory site inspection by the city Zoning Administrator,
presently set for Friday, August 17, 19796 and the reinstatement of zoning permits
g6664 and 6665. Mr. Woolery seconded the motion..
Mr. Woolery stated that he agreed with Mr. Ewing in the intent of what had
been done, but said that he felt the project should be reviewed tonight. YX. Iona
added that the Commission was not an enforcement body, and that they had to
follow what the 'Zoning Administrator is doing, since he is responsible for enforcemen
I:r. Poger felt the Commission had seen too many times when a developer told
them he was going to do one thing and then did another. Mr. Levesque also noted
that the chain on the emergency access was down again. Mr. Ewing felt the Commission
should not consider further development by a person in violation of the ordinance.
Mr. Mona felt that after the permits were reinstated, the Commission would just
look at the plan then and said he would rather do it this evening.
The motion failed with Messrs. Woolery and Mona voting aye.
Yr. Sprayregen, representing Treetops, noted that it was the, condominium
owners who kept removing the emergency access chain.
Sketch plan review for 3 lot subdivision southeast of intersection of Route 116
and Van Sicklen Road
Mr. Alan Palmer said that the lot contained 76.5 acres and that the owner,
Dr. French, wanted to divide it into 4 parcels of land - 3 on Route 116 and the
100
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BURLINGTON INDOOR TENNIS CENTER,INC.
I.P. EXISTING TOTAL PARCEL = 39.86 ACRES
VOL. 104 PG. 419 -421
JUNE 30, 1972
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NOTE: ALL BEARINGS BASED ON TRUE NORTH; INFO. FROM
INTERSTATE HIGHWAY PLANS, PROJECT* I - 89-3 ( 14)
SHEET 15 of 125.
INFORMATION ALONG INTERSTATE 89 NORTHERLY R.O.W. OBTAINED
FROM VT. HIGHWAY DEPT. PROJECT # I-89-3 -(14) SHEETS 14 a 15
OF 125
INFORMATION ALONG KENNEDY DRIVE SOUTHERLY R.O.W. OBTAINED
FROM VT. HIGHWAY DEPT. PROJECT *- U 528 -2- (2) SHEETS 44 a 45
OF 64.
BURLINGTON INDOOR TENNIS
CENTER, INC. (TWIN OAKS)
PROPERTY
SOUTH BURLINGTON, VERMONT
ENGINEERS INCORPORATED OF VERMONT
P.O. BOX 2187
SOUTH BURLINGTON, VERMONT
SURVEY L D Y. DESIGN APPROVED GGH
CALC. T. M B DRAWN GGH DATE 5 - 3 - 74
CHECKED TRACED J S C SCALE I" = 200'
PROJ. NO. 2811 SHEET OF
s 0/7 -7
P/ -7 -7
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rl
PUBLIC HEARING
SOUTH BURLINGTON PLANNING COMMISSION
The South Burlington Planning Commission will hold a public
hearing at the South Burlington City Hall, Conference Room, 1175
Williston Road, South Burlington, Vermont on Tuesday, _August 39
1977, at 7:30 p.m., to consider the following:
Final plat application of Burlington Indoor Tennis Center,
Inc. to subdivide an existing 40 acre parcel into two lots
of 4.8 and 35.1 acres each. The proposed subdivision is
bounded on the south by lands of the State of Vermont, on
the west by lands of Howard Er and and Arthur Bergner, on
the north by Kennedy Drive, and on the east by lands of
Aesculapius, Inc., Salisbury Realty Holdings, Inc., and
Thelma Tilley.
Final plat application of Twin Oaks Associate, -to develop
a 180 unit apartment project on the aforementioned parcel of
35.1 acres.
Copies of the these applications are available
for public inspection at the South Burlington City Hall.
notice to appear:
Saturday, August 13, 1977
William B. Wessel,
Chairman
South Burlington
Planning Commission
ADMINISTRATIVE CHECKLIST
PROJECT I1AME/FILE REFERENCE
1.
LEr1ER OF NOTIFICATION & APPROVAL AOTION OR
FINDINGS & ORDER 91&/77/ 11114177
I
2.
BONDING OR ESCROW AGREEMENTS
LANDSCAPING
ER
♦ .`i ER
NAGE
DRAII
• ROADS
• CURBS
♦ SIDEWALKS
(NOTE ALL RELEASES OR AGREEMENT REVISIONS)
3.
LIST APPROVALS GRANTED' WITH DATES AND PERMITS GRANTED & SIT
INSPECTIONS COMPLETED, ETC.:«.-
5 ��
4.
+UTILITY EASEMENTS *,
S PL&T 9�rbV 7
BILLS OF SALE
--
�G� NL3 9 Ilzo'77
RECORDED
ACCEPTED
evbjtc�lir��'1'7
5. • CERTIFICATE OF TITLE x
6. •ROADJAYS
DEMS FOR CITY STREETS ACCEPTED
PRIVATE ROAD & WAIVER AGREEMENT x
7. •FINAL PLAT OR RECORD COPY - STAMPED SIGNED, & FILED OR RECORDED
8. •PEDESTRIAN EASEMENTS
ACCEPTED & RECORDED
FILED
9. MISCE_LL_NNEOUS AGRE:-MENTS
LPI-D FOR ROAD WIDENING
OFFER OF IRREVOCABLE DEDICATION
• FUTURE ACCESS POINTS
SY.r.RED ACCESS POINTS
OTHER
3_0. COPY OF SURVEY TO ASSESSOR (IF CHANGE IN PROPERTY LINES)
11. FEEES - PAID/DATE
HEARING` WP
BUILDING PERMIT
ENGIN=.. RING INSP.
S r ,IER
REECREATION (RECORD CALCUL :T IONS AND LF'PO S IT 111 �'CCOUi T )
.2. I :J CT FOLLO;i UP
i.e., "ON LINE" EVALUATION: SCHOOL KIDS CAR COUl:TS
Page Memo
l.- Traffic -
TWIN OAKS APAR DTIENTS
Points of Discussion
FINAL PLAT - 8/30/77
Agreed.
2.- Layout - Sheds: will be moved.
Streets: see Szymanski memo.
R.O.W.: will change.
Turnaround: see Szymanski memo.
Sidewalks: add walk on North.
Pedestrian Easement: will be added.
3.- Landscaping - Reviewed with Russ Reay.
4.- Legal Documents - Prepared but awaiting changes at this meeting.
Szymanski Memo
l.- Sewer - Manholes o.k.
2.- Water - Lines, Valves, Shutoffs, all o.k.
3.- Streets - -)(A11 streets 27 feetY-
All streets private.
Natural drainage (California Systems) as detailec
8/29/77
SSP
)
SUGGESTED MOTION OF APPROVAL - TWIN OAKS APARTMENTS
I move that the South Burlington Planning Commission approve
the final plat of Twin Oaks Associates, for development of a 35.1
acre parcel into 180 apartment units, as depicited on a plan set
(11 pages) entitled "Site Plan - Twin Oaks Apartments..." dated
7/30/77, revised 8/17/77 drawn by Landplan, Inc., subject to the
following stipulations.
1) Five fire hydrants are to be installed, as recommended by
the Fire Chief.
2) The design and specifications of the temporary turn arounds,
at the end of Phase I, the end of the city street, and the private
street shall be as approved by the City Engineer.
3) A sidewalk, to city standards, shall be installed on the
north side of the city street, extending from the existing sidewalk
on Twin Oaks Terrace to cluster I; this sidewalk shall be shown on
the{final plat. The sidewalk required for the balance of the city
street is hereby waived.
4) A pedestrian easement shall be shown along the old rail-
road bed right of way and within the powerline easement, extending
from west to east property lines if consent of Green Mountain
Power Corporation can be obtained) dTi`v,/1�E� yrEc� SQ__1K7,L.
5) The project shall be constructed in 3 phases, to be composed
of 84 units (clurs I,II,III), 50 units (clusters IV & V), and 46
units (cluster Vp.
6) Landscaping plans shall be submitted to and approved by
either the Tree Committee or County Forester prior to the issuance
of building permits. Landscaping bonds, as required by the ord-
inance shall be posted.
7) Pavement width and roadway ownership shall be properly
delineated on the final plat; with the exception of the sidewalk
as noted above, the city street shall be fully built to city stand-
ards.
8) Layout and specifications for the private street shall be
as approved by the City Engineer.
9) Sewer water, & storm drainage facilities, including detailed
construction plans, shall be approved by the City Engineer prior to
issuance of building permits.
10) A recreation fee of $9P70 shall be paid in proportion to
the number of building permits issued, at the time of issuance.
r
t
Sugge§ted Mction of Approval - Twin Oaks Apartments
Page
11) Shed location shall be revised so as to provide a 30'
clearance betweon buildings.
12) The final plat shall be reviewed by the Planning Assistant
for conformity with these stipulations, prior to recording.
13) The necessary legal documentation i.e., escrow and private
road agreements, deeds for utility and pedestrian easements, and
streets, shall be submitted to the City Attorney 30 days prior to
issuance of building permits. tjK &- 1/71-Pz //0P�6
14) This approval expires 6 months from t44dame; This approval
expires 12 months front this date for phase II (and 18 months from
this date for phase III).
15) Prior to issuing building or land development permits
for phase II or III, the commission may find, after a duly warned
public hearing, that the construction of the proposed phase will
exceed the city's ability to provide adequate sewage disposal,
educational, and highway services due to the anticipated residents
in the phase proposed, and may alter or rescind its approval as
based on these findings.
M E M 0 R A N D U 'M
TO: SOUTH BURLINGTON PLANNING COMMISSION
FROM: STEPHEN PAGE, PLANNING ASSISTANT
RE: FINAL PLAT - TWIN OAKS APARTMENTS
DATE: AUGUST 26, 1977
With the exception of traffic all impacts of this project
have been completed. The issues which remain to be resolved are
primarily layout details. Memos from Jim Gaudette and Bill Szymanski
are forthcoming on fire protection and engineering. The project
has been reduced in size from 196 units to 180; the recreation
fee is reduced proportionately to $9870. 1 recommend three phases
so as to be in conformity with the other projects recently approved.
CZ ?*bbV_55 )
1) Traffic - Based on estimates of traffic volume and
assumptions about traffic origin used for other recently approved
projects in the area, the two nearest intersections (116 and Kennedy
Drive, Dorset Street and Kennedy Drive) have adequate capacity for
this project. Regional Planning traffic counts from November, 1974
show, that at the evening peak hour, the approaches to these inter-
sections are operating at V/C ratios ranging from .23 to .60;
with the additional traffic from Twin Oaks, ICV, 435 Dorset, and
Brand, these ratios would increase to an approximate range of
.38 to .91.
2) Layout - The location of sheds should be slightly altered
so as to provide adequate clearance between adjacent buildings.
Due to a misunderstanding, the city street previously agreed
to is not fully delineated on the plat;pavement width and road
ownership should be shown on a revised plan.
The extension of the right of way to the Brand property should
be revised on the plan, as well as an easement shown for the
Bergiser lot. In addition, a turn around of some sort should be
shown at the end of the City street (southeast corner of the
property). Internal walkways throughout the project are proposed
in lieu of a sidewalk paralleling the city street. I feel this is
a good idea, with the exception of the street north of the Tennis
Center, where a sidewalk should parallel the pavement.,,..
I have suggested a pedestrian easement along the southern
edge of the property, which the applicant has tentatively agreed
to. Such a path would link the Brand and Tilley properties and
extend along the old railroad bed, within the powerline right of
way.
3) Landscaping - Preservation of existing vegetation and
- 2 -
proposed plantings should be reviewed by either the Tree Committee
or the County Forester. Such a review could be a condition of
approval.
4) Legal Documents - Because of layout changes which are
as yet unresolved, final documents are not completed. When
these changes are decided upon, these agreements can be resolved
administratively.
Cl
M E M O R A N D U M
To: South Burlington Planning Commission
From: William J. Szymanski, City Manager
Re: Twin Oaks Apartments
Date: August 26, 1977
Streets:
1. City streets must be 30' in width with concrete curbs
and a drainage collection system.
2.
End of city street must be provided with
a turn -around.
3.
Private street should be provided with a
turnaround.
4.
Private street should include curbs and
a drainage
system
5.
The existing concrete sidewalk must be extended
to
cluster one along the north side of the
access road.
Sewers:
1.
Manhole shall be placed at connection to
existing sewer.
2.
Maximum spacing of manholes shall be 300
feet.
Water:
1.
Water line shall be installed outside of
road and parallel
to it.
2.
Additional valves will be required.
3.
House shut -offs shall be within'the road
R.O.W. or within
the water main easements.
4. Water main shall be looped to Kennedy Drive.
NOTE: Detail construction plans shall be submitted for review
prior to construction.
Respectfully s mitted.
ZLV
William J. Szymanski, City Manager
A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
802-496-2580
5/5/77
POINTS OF DISCUSSION - PRELIMINARY PROPOSAL
TWIN OAKS APARTMENTS
1. Streets - to be private, having 60 feet reserved
Thirty feet wide including three foot shoulders.
Buildings set back 30' from 60' reserve line.
2. Storm Drainage - curbs and catch basins not necessar
due to natural site drainage.
3. Deeding of Facilities to City - street and pump
station will be deeded according to phasing.
4. Phasing - request of first phrase will be modified
to meet City Growth Policy in conjunction with front
end costs and amenities.
5. Recreation Fee - reserve right to discuss with City
Council.
g14,�nr-7
sSP
Suggested Motion of Approval for Twin Oaks Apartments
I move that the South Burlington Planning Commission approve
the Preliminary Plat of A. Judson Babcock, for 196 apartment units,
as depicted on a elan entitled "Twin Oaks Apartments. . . Prelimin-
ary Plat, A. Judson Babcock & Burlington Indoor Tennis, Inc." dated
2/18/77, revised 3/21 and 4/6,19,427/77, prepared by T.H.A. Inc.
and P.B.A. Inc., subject to the following stipulations:
1) a final determination on traffic impact shall be made by the
Commission during final plat review. Zr7/
i
2) the outlines of the paved road surface, (z'' eet wide) shall
be sh wn on the final plat.
3 curbing; location and specifications shall be as approved by
the City Engineer and shown on the final plat.
4) a storm drainage system shall be submitted to and approved
by the City Engineer.
5) the final plat shall show all walkways between buildings and
parking areas. `�N,{ Qr=ofit�t'
wp,1�• Do.1_o Tt+
6) ownership of the roadwaylshall be publickr .a-
7) all subsequent submissions shall be on plans indicating
approved building locations.
8) a temporary cul-de-sac shall be required at the terminus of
the phase I roadway, in accord with the recommendations of the
City Engineer on layout and specifications ,bqt>
9) the following requests for waivers are approved: die -ems,
G+m- , , temporary field markers.
11) warning for the final plat hearing will occur only after
applicant has complied with the applicable conditions of this
approval and final plat required submissions.
Suggested Motion of Approval for Burlington Indoor Tennis Ctr.
I move that the South Burlington Planning Commission approve
the preliminary plat of Burlington Indoor Tennis Center, for sub-
division of a parcel of 39.9 acres into two lots of 35.1 and
4.8 acres, as depicted on a plan entitled "Twin Oaks Apartments
. Preliminary Plat, A. Judson Babcock & Burlington Indoor Tennis,
Inc." dated 2/18/77, revised 3/21 and 4/6, 19, & 27/77, prepared
by T.H.A. Inc. and P.B.A. Inc.,subject to the following stipulations:
1) the deed for the property to be transferred to the City,
including Twin Oaks Terrace, g s n,
shall be reviewed and approved by the City Attorney prior to
final plat approval. The draft of such a deed shall be submitted
to the City Attorney 15 days prior to the final plat public hearing.
RAM l404 ca_F eAAWar
2) warning for the final plat hearing with the above stipulation
plus final plat required submissions.
-2-
III. TWIN OAKS - PRELIMINARY PLAT
1) A list of waivers requested is enclosed. The most important
ones are: private ownership of roads, 24' ppvement width, and
no curbs or storm sewers.
2) With exception of waivers, all requested changes relating to
plat layout and engineering have been complied with.
3) The applicant has indicated his project will generate traffic
on the order of .75-1.00 trips per unit (2 way) during peak road-
way hours, which is comparable to similar projects in the neighbor-
hood, existing and proposed. Preliminary indications are that this
project's traffic cab be absorbed at the two nearest intersections.
I could prefer to delay a final determination on traffic until
Bruce Houghton can complete an analysis of the Kennedy Drive area,
taking into account other approved and proposed projects. Because
Bruce has been unavailable until this time to conduct such a review,
I suggest that this factor not delay consideration of the preliminary
plat.
4) At the hearing, the applicant should indicate in which phase
the proposed site improvements (such as utilities, roads, walks,
pool, etc.) will be completed.
5) The recreation fee works out to be $10,747.
A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
802-496-2580
LIST OF WAVERS FOR PRELIMINARY PLAT SUBMISSION
Twin Oaks Apartments, South Burlington, Vt. 05401
4/27/77
* 1. Proposed finished grades not shown. Cuts of 5'-0" or more
and fills of 1'-O" or more indicated on preliminary storm
drainage drawing dated 4/27/77•
* 2. Details of connections to existing water and sewer services
not shown.
* 3. Temporary field markers not placed.
4. All streets will be privately owned and maintained with
the exception of area shown on preliminary plat dated
4/27/77•
* 5. Interior walkways to building not shown on preliminary
plat. A 12'-0" clearance is shown to allow for parking
bumpers, walks and snow storage.
6. Storm drainage system will be as indicated on plan. Storm
sewers and catch basins and curbs are not proposed.
* Information to be shown on final plat.
M E M O R A N D U M
To: South Burlington Planning Commission
From: William J. Szymanski, City Manager
Re: Twin Oaks
Date: April 8, 1977
Water
1.
Loop water
main northerly to Kennedy Drive
2.
Designate
location of Tilley property to
the east and
designate
a R.O.W. for future water main
loop to the east.
3.
Add two more
hydrants.
4.
Metering,
service connections, valuing,
service size to be
designated
by the City Water Department.
5.
Supply engineering
data on required fire
flow.
Sewers
1. Pumping station shall remain private.
2. Maximum manhole spacing shall be 300'.
3. Supply engineering data on flow.
Roads
1. Minimum road width shall be 30'.
2. Minimum distance between parking area and greenbelt shall
be 30'.
3. Road and parking areas should include curbing and a
drainage system.
4. A walkway should be included in front of the parking areas.
5. Cluster entrances shall have a width of 30'.
6. An emergency entrance from Aesculapius shall be provided.
7. Supply engineering data on anticipated runoff and culvert sizes.
Respectfully submitted,
William J. Szymanski, City Manager
MEMORA NDURI
TO: SOUTH BU ,LINGTON PLANNING COI�`VIISSION
FROM: STEPHEN PAGE, PLANNING ASSISTANT
RE: Tl'%I N OAKS
DATE: APRIL 8, 1977
I am awaiting further information on the following:
1) suggestions on erosion control measures from the soil
conservation service.
G) improved traffic analysis
3) changes to the plat reflecting the discussions at
the previous meeting
Calculations for recreation land/equivalent fee will be
ready prior to the meeting. I will be meeting with Bruce
Houghton prior to the meeting to discuss the feasibility of
the road link to Rte 116. I suggest review be conducted
according to the general and specific standards for RPUD
review.
M E M O R A N D U 11
TO: SOUTH BURLINGTON PLANNING COD'MISSION
FROM: STEPHEN PAGE, PLANNING ASSISTANT
RE: PRELIMINARY PLAT - TWIN OAFS
DATE: "-LARCH 18, 1977
This proposal entails two concurrent applications (as in
the case of Horizon Heights): one, from. Burlington Indoor Tennis
Center, Inc. to set off a lot of 35 acres, and the other from
A.J. Babcock, to develop 196 apartment units on that lot.
The applicable reviews for this proposal are major subdivision,
site plan, RPUD, and private right of way, all of which can occur
simultaneously. I suggest a review format based on the general
and specific standards for RPUD review. The following comments
are arranged in order of those standards:
I. General Standards
l-
2. water - is being reviewed for adequate pressure, "looping",
etc. by Fire Chief and City Engineer.
3. Erosion - I question the proximity of buildings in clusters
1 & 6 to steep slopes. The advice of the Soil Conservation
Service in this regard may be helpful. Also, a preliminary
storm drainage plan and proposed contours should be sub-
mitted.
4. Highways - the applicant should submit information on
traffic impact. The deed to -win Oaks Terrace should
be submitted. A right of way from this road to the two
abuttors to the west, Brand and Bergner, should be pro-
vided. The Commission should consider requiring limited,
emergency access to the Fast, such as to Tilley and/or
Aesculapius. A cul-de-sac should he considered for the
end of Twin Oaks Terrace, to serve school buses, snowplows,
etc.
5. Schools - we are waiting for a response frQrn. the School
Board. The applicant appeared beforethem some weeks ago.
6. Municipal Facilities - this project will be subject to
the pending growth and recreation policies, on which the
applicant should be kept fully informed.
7. Aesthetics - the landscaping plan, when submitted, should
address the question of aesthetics. The advice of the
County Forester would also be helpful in this regard,
-2-
to give us a realistic expectation of what existing trees
can and should be saved.
13. Timetable - the applicant should submit a phasing schedule,
to include dates and number of phases, and number of units
and other improvements in each phase. Also, buildings
should be numbered, and the number of units in each
building should be shown.
II. .Other Comments
1. Applicant should explore possibilities for dedicated rec-
reation land, in conjunction with the Prand project, to the west
of the tennis center.
2. Internal walkways, such as cluster 6 to pool to cluster 1,
would be desirable. Thy sidewalk along the access road has
not been relocated as suggested at sketch plan review.
3. Outdoor lighting should be shown.
4. Does the Tennis Center plan to terminate access from the
end of Twin Oaks Terrace to the outdoor courts? If not, an ease-
ment should be submitted or the proposed lot lines should be
changed.
A,
1L
�trr Prpartmrnt �P t�II�Sr P�'S
DORSET STREET
OFFICE OF CHIEF ENGINEER
863-6455
CITY OF SOUTH BURLINGTON, VT. MARCH 16, 1977
Mr. William B. Wessel
Chairman South Burlington Planning Commission
1175 Williston Road
South Burlington, Vermont 05401
Dear Mr. Wessel,
After reviewing the preliminary plans on the Twin Oaks apartment
complex the following should be done so that the fire department can
give proper fire protection.
1. All roads must be at least 26 feet wide for fire apparatus.
2. Road should connect cluster 1 and cluster 6.
3. Buildings should be 30 feet apart on side and 60 feet behind
building from other buildings.
4. Main water line should be tied in a second way.If possible
from timber lane.
If there are any questions on the above please feel free to call
me at 863-6455.
Sincerely
James W. Goddette Sr Chief
r
V
M E M O R A N D U M
To: Planning Commission
From: William J. Szymanski, City Manager
Re: Development Plan
Twin Oaks Apartments
Date: January 21, 1977
0 Sidewalk at Tennis Center should be along the
north side of access road.
WJS/h
2. Sidewalk to be constructed along the road R.O.W.
line and continue along the loop.
3. Cluster No. 6 should be revised so that the loop
road has limited access. The layout as shown will
make snow removal extremely difficult.
4. The layout of clusters is such that only one vehicle
per dwelling unit has a parking area. Guests or
additional vehicles per unit will have to park in
the loops causing a problem for emergency vehicles.
Snow removal will also be a problem.
Street should be public, built to city standards,c
and maintained by the city.
6. This project is expected to generate approximately
60,000 gallons of sewage per day.
Respectfully submitted,
William J. Szymanski
City Manager
14EM0RA NDUPi
TO: PLANNING COMISSION
FR,)I : STEPHEN PAGE, PLANNING ASSISTANT
RE: TWIN OAKS APARTMENTS SKETCH PLAN
DATE: JANUARY 21, 1977
This pro osal is very similar to the one presented (and
later dropped by Peter Bergh about 18 months ago. This
project entails the selling off of two lots, one of 4.86 A
for the tennis facility, and the balance of 35 A for the
apartment project (zct� L-�HLTS,.
The follor.•ing issues should be considered:
access -,-This proposal should not be approved until the deed
for Twin'Oaks Terrace has been accepted by the City. Access
with the t%,R abutting parcels to the west, and with property
to the east should be provided; such access would eliminate
unwanted curb cuts on Kennedy Drive and would enhance the
safety and circulation of the proposed project. Data on
traffic generation, and roadway and intersection capacity will
be forthcoming.
municipal facilities - The impact on the school system and
sewage treatment plant must be assessed; the impact on other
facilities, such as recreation, police, water, fire, etc.,
where there appears to be less of a "crunch", will also be
reviewed.
open space and recreation - The developable land on the site
is being very intensively used; steep slopes, drainageways,
and swampland constitute the open space on this project; the
applicant should explain the provisions being made for open
soace and recreation, such as tennis, swimming, pedestrian
trails, ballfields, etc.
0
MEMORANDUM
TO: SOUTH BURLINGTON PLANNING COMMISSION
FROM: RICHARD WARD, ZONING ADMINISTRATIVE OFFICER
RE: TWIP; OAKS
DATE: JANUARY 21, 1977
1) Area zoned R-7 and C. 0. District. Density allowed
(35 acres) 21+5 units, 200 units are proposed.
2) Private streets are proposed, at this time that section
of Twin Oaks Drive off Kennedy Drive remains private.
This should be deeded to the City, reasons are, tennis
center property (5 acres) should have street frontage
off a public street and land owned by Erand and Bergner
should also front on Twin Oaks Drive.
3) Plan as proposed does not show open space or recreation
land, other than the brook and a swamp near Kennedy
Drive - 15% recreation area/open space should be
considered.
4) Consideration should be given to connect proposed —
road to Timber Lane.
5) A more detailed plan showing parking and landscaping
should be submitted for preliminary plat review.
6) Those units which are near G.M.P. right-of-way are Y
located within the Interstate set -back.
11/8/77
SSP
SUGGESTED MOTION OF APPROVAL - REVISED FINAL PLAT
of Twin Oaks Associates
I move that the South Burlington Planning Commission approve the
revised final plat of Twin Oaks Associates, for 184 apartment units as
depicted on a plan entitled, "Site Plan - Twin Oaks Apartments"....,
dated 7/30/77, revised 8/17, 10/12, & 10/20/77, drawn by Landplan,
Inc., subject to the following stipulations;
1) The recreation fee is increased, proportionately, to a total
of t1*j@$J for i RIB, units.
2) The tree phase$des cribnd in condition #5 of the 9/13/77 final plat
annro v-il ar- amended to include 80,56, rvnd 48 units respectively.
3) This approval su plements the stipulations of final plat approval
Obtained 9/13/77.
VOTTQ,�%
V, 51
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A
:x1iWalloa Ctrj- 04 4,)r
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M E ICI 0 R A N D U
To: Curt Carter, District Environmental Coordinator
From: Steve Pace, Planning Assistant, City- of South Burlington
Re: Stipulation on A250 permits for `win Oaks and ICV apartment
Protects
Date: October 1S, 1977
A. Twin Oaks
14 We support the use of all water conserving devices as
this will reduce the volume of waste to be treated at the Airport
Parkway Sewage treatrqent plant.
2. We support the rearrangement of buildings which saves
significant vegetation - a local review will be done to ensure
that there are no conflictes in layout resulting from this change
3. We ask that subsequent review of school, road, and sewer
system capacities for phases !I and III be conducted by the District
Commission onlv if unforeseen circumstances arise and only if the
City requests such a review.'
4. We request stipulations compatible with the follo;,*ing
schedule (per local subdivision approval):
- Phase I construction to begin prior to 7/1/78 and to be
completed by 1/1/79.
- Phase II construction to begin betl:een 1/l/79 ;nd 7/1/79 and
completion by l/1/80.
- Phase III construction to becin between 1/1/30 and 7/1/80 and
completion by 1/1/81.
o ICV
1. We ask that subsequent review of school, road, and sewer
system capacities for phase II "be conductod b the District Com-
mission only if unforseen circumstances arise and only if the City
requests such a review.
2. request stipulations compatible with the following
schedule (per local subdivision app-roval) :
- Phase I constructi-m to becin prior to 3/27/78 and to be
completed by 1/l/79.
- Phase II construction to becin bet-.�_n 1/l/7: anc 7/1/79
and to b77 1/1/31.
I
II
CITY OF SOUTH BURLINGTON
Subdivision Application - FINAL PLAT
Name of Applicant 6 F--.091-t}
Name of Subdivision �✓ IAl
/u� 101-176
III Indicate any changes to name, address, or phone number of
owner of record, applicant, contact person, engineer, sur-
veyor, attorney or plat designer since preliminary plat
application:
MVMMWM �AWW�
V
f%
r/141
IV Indicate any changes to the subdivision, such as number of lots
or units, property lines, applicant's legal interest in the
property, developmental timetable, since preliminary plat
application
V Attach a final plat drawing (originals not needed) showing the
following information:
(1) Proposed subdivision name or identifying title, the name
and address of the record owner and subdivider, the name,
license number and seal of the licensed land surveyor, the
boundaries of the subdivision and its general location in
relation to existing streets or other land marks, scale
(numerical and graphic), date and true north arrow.
(2) Street names and lines, pedestrial ways, lots, reservations,
easements, and areas to be dedicated to public use.
(3) Sufficient data acceptable to the City Engineer to determine
readily the location, bearing and length of every street line,
lot line, boudary line and to reproduce such lines upon the
ground. Where applicable these should be tied to reference
points previously established by the city.
l
i
-2-
(4) The length of all straight lines, the deflection angles,
radii, length of curves and central angles of all curves,
tangent distances and tangent bearings for each street.
(5) By property designation on such Plat, all public space
for which offers of cession are made by the subdivider
and those spaces title to ;which is reserved by him.
(6) Lots within the subdivision numbered in numerical order
within blocks, and blocks lettered in alphabetical order.
(7) The location of all o.-LE the imaprovements referred to in
Section 301.1*and in adcition thereto the location of
all utility poles, sewage disposal systems, ',.rater supply
systems and rough grading and other eevices and imethods
of draining the area affecting the subldivision. �-�{ �p�rik
3�et�, sv�n�v►s1c�} jai.
(8) Permanent reference monuments sho-.:al thus: " �" and lot
corner marhers shown thus: "O".
(9) Construction dra,;ings of all :. -equired i--qproverlents.
VI -"nclose supporting documents listed belo.7 or request that they
be requiree as a condition of final plat approval:
(1) Copies of proposed deeds, agreements or other 6ocu.,:nts
showing the manner in which open space, including park
and recreational areas and school site areas, are to be
dedicated, reserved and maintained and a certificate of
I
he City Attorney that these ,documents are satisfactory.
(2) A certificate of the City Dn. ineer as to the satisfactory
completion of all improvements recauiree by the Commission,
or, in lieu of any required i=rovements not so completed,
a perfor-mance bond to secure completion of such improvements
and their maintenance for a period of two years, and
written evidence that the Citv Council is satisfied
either with the bonding or surety company or with security
furnished by the subdivider.
(3) A copy of such covenants or dead restrictions as are in-
tended to cover all or part of the tract.
(4) A prospectus describing the management organization if one
is required.
(5) In the case of a subdivision or development served by a
privately owned and/or maintained street:.
(a) a copy of all proposed deeds, agreements, or other
doctunnents which convey or relate to the use of a
privately owned street or right--of-way, and a certi-
ficate of the City Attorney that these documents are
satisfa-tory.
-3-
(b) a completed contract between the lanoo:mer and the
city regarding the number of lots or dwelling units
to be served by the proposed right-of-;oay or private
.street and the responsibility for the roadwav maint-
enance, along with a certificate of the Ci'_-r �ttornev
that the contract is satisfactorv.
(signature) applicant or contact person 'ate
CITY OF SOU H BURLINGTON
APPLICAyIiN
FOR A DEVELM(IENTT CR SU✓DIVISI0I14 P E 11TT
1. Applicant's Name, Address, and Phone Number 802-496-2580
A. JUDSON BABCOCK, VALLEY PROFESSIONAL CENTER, WAITFIELD 4-1-3t 2:4,
VERMONT, 05673
2. Name, Address, and Phone I -;umber of the Person ;:'Y:om+ the
Commission should contact regarding this Application
A. JUDSON BABCOCK (Same address as above)
3. Nature of the Development or Subdivision
Multi -family, rental apartments
4. Location of Development or Sutdivision Off Kennedy Drive
Adjacent to Twin Oaks Tennis Centre, see location map on survey enclosed
5. High and Low Elevations or the Tract of Land involved
with the Development or Subdivision
Lowest elevation 263.25' above mean sea level. Highest elevation 320.00'
above mean sea level
6. Address of each of the Applicant's Offices in Vermont
7.
Same as above Item No. 1
Applicant's Legal Interest in the Property (Free Sicple,
Option, Etc.)
- Presently under option 2/9/77
- 2 -
8. If the Applicant is not an individual, the Form, Date,
and Place of Formation of the Applicant FORM: �.
DATE: PI��CE •
9. Estimated Cost, Exclusive of Land Cost of the Development
(Applicant for a Subdivision Deed Not Lswer) $4,500,000
10. Application for a Subdivision, the Number of Lots
NOT APPLICABLE
11. What Restrictive Covenants are Planned for any Deed(s) to
be issued?
NOT APPLICABLE
12. Description of the Proposed Development of Subdivision
- - A. Plans and Specifications:
(1) Attach a detailed plat or blot plan of the
proposed project drawn to scale, showing the
location and dimensions of the entire tract.
This plan should also show: all lots, streets,
roads, water lines, sewage systems, drain
systems, buildings, existing or intended.
(2) In subdivisions where individual water and
sewa:-e facilities are intended, indicate the
proposed location(s).
(3) Show all easements, parks, playgrounds, parking
areas, water courses, and other bodies of water,
natural or artificial, existing or intended.
(4) Include a contour roan of the land involved
drawn on a scale of 5 foot contour intervals.
(5) Indicate on the plans the location and width of
any easements for utilities, roads, etc., exist-
ing or intended. Attach a written explanation
of any such easements.
-3-
13. What is the purpose of this Subdivision or Development
and What is the intended use of the land after Subdivision
or Development? To develop and construct multi -family rental
housing
14. Describe the Site of the Proposed Development or Subdivis-
ion including information, if available, on Soils Streams
or Other -bodies of Water,i'edrocks, Etc. Soils within the
proposed developed areas are primary sandy with no ledge or high water
table evident
15. Acreage:
A. Number of acres owned, or in which you have a legal
interest 35f
B.
Number
of
acres in this project 35
acres
C.
Number
of
acres previously developed
4.8 f acres"
D.
When
do you anticipate
beginning the project
Spring 1977
E.
-
When
Summer
will this development
or fall of 1979
or subdivision
be completed
16. Water System:
A. What type of water system is to be provided, such as:
Individual system on each lot, co=unity system,
municipal system, etc. The extension of an 8" 0
municipal service from Twin Oaks Road
B. Where is the nearest municipal water system and is it
available and feasible to use it?
See above. Item 16A, it is available and feasible
17. Sewage System:
- - A. What type of sewage disposal system is to be provided
or intended, such as: Individual system on each lot,
community system, or municipal system?
Municipal system
w.-=
B. Where is.'he nearest coca+:,unity sewage systems, and is
it available and feasible to use it?
Twin Oaks Road it is available and feasible
C. If the sewage system is other than a co= unity,
municipal, or individual lot septic tares and leaching
field, include competent professional engineering
evidence that it will perform satisfactorily.
18. Adjacent Property:
A. List below the names and addresses of adjacent property
owners.
Aesculapius Med. Ctr. Forest Park Condo Assoc., C.H. Tilly,
Vt. Dept. Highways I89, Howard Bank, Arthur Berger
B. What is the adjacent property used for at present?
Highway, condo's, undeveloped meadow
C. What is the future usage intended for the.zdjacent
property?
Possible multifamily
19. Zoning:
A. Which District or Districts is the proposed site with-
in according to the official zoning nap of the City?
R 7
DA
TE_
SIGNATIIP.E
_:L
Fit. : nLw_A_ .
TWIN OAKS ASSOCIATE.. ..._..r
.H.A. , INC., ROUTE 10�
WAITSFIELD, VERMONT 05673___
March 22, 1978
Mr. William Szymanski, Chief Executive Officer
City of South Burlington
South Burlington, Vermont 05401
Dear Sir:
RECEIVED
IVIAI'NAC_..'' t'?i S OFFICE
CITY So. OFFICE
I have submitted and HUD is considering a proposal to develop housing in your
jurisdiction under the Section 8 Housing Assistance Payments Program for
New Construction. The Proposal numbered 026-35007-PM consists of twenty
units at Twin Oaks Apartments, Kennedy Drive.
The proposed construction would include the following units:
No. of D.U.'S BY BEDROOM COUNT
Building Types Nonelderly TOTAL DU'S
1-BR 2-BR 3-BR 4-BR 5-BR 6-BR
Semi-detached 14 6 20
Pursuant to Section 213(c) of the Housing and Community Development Act of
1974, HUD must determine whether or not there is a need for such housing
assistance, taking into consideration any applicable State Housing Assistance
Plan, and that there is or will be available in the area public facilities and
services adequate to serve the housing proposed to be assisted. An application
may be approved only if this determination is in the affirmative.
The review criteria to be considered by your unit of government are
outlined in Subpart C, Applications for Housing Assistance Plans, of
the regulations in 24 CFR Part 891, Review of Applications for Housing
Assistance published in the Federal Register August 23, 1976.
We invite you to submit to HUD all comments or information your unit of
government deem relevant to our determination. While HUD will not be
bound by any such comments or information, all relevant comments or
information you provide will be considered.
HUD will consider only comments or information from you received no
later than 30 days after the date of this letter. If your unit of
government does not intend to submit any comments or information, please
so notify HUD as soon as possible so that they may expedite the making
of their determination.
S'n erel ,
Twin ks Associates
/cm
Wk
TTWIPWRK
f ` City of South Burlington
1175 WILLISTON ROAD
SOUTH BURLINGTON, VERMONT 05401
�. �,•� TEL. 863-2891
March 29, 1978
U.S. Department of housing & Urban
Develonment
Federal Building
Elmwood Avenue
Burlington, Vermont 05401
Re: 026-35007-PM
Dear Sir or Madam:
We do not intend to submit any co",Lments or information on the
above referenced project.
Yours truly,
William J. Szymanski
City Manager
WS/mcg
cc: Mr. Judson Babcock
N 82006' 03" E
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aoo �" r SET CONC. MON
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BURLINGTON INDOOR TENNIS CENTER, INC.
VOL. 104 PAGE 419- 421
✓UNE 30, 1972
PARCEL NO. 2 35./ ? ACRES
60 44 p Op : ROAD
AR3014 58 E
PARCEL NO. 1
4.8 t Acres
' N/F DANIEL J. 8 LEO O,BRIEN
i VOL. 48 PG. 45
ul O,BRIENS TO FOREST PARK REALTY
-m VOL 88 PG 45
-N 00 4 JA N , 1968
N Co
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G. M. R R.O.W. VOL109 PG. 168
12 DEC. 1912
7: 161 1
VT STATE GRID CO-ORDINATES , 1
+', 3033
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E 324 672.21 S-TAo'51 g VT H.D. MON.
I PIN EXISTING
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VICINITY MAP
NOTE: ALL BEARINGS BASED ON "TRUE NORTH, INFO. FROM
INTERSTATE HIGHWAY PLANS, PROJECT* L- 89-3 ( 14)
SHEET 15 of 125.
N/ F C.H. TILLY
VOL.. 56 PG 438 INFORMATION ALONG INTERSTATE 89 NORTHERLY R.O.W. pBTAiNED
FROM VT HIGHWAY DEPT. PROJECT #,! I-89-3 -(14) SHEETS 14 815
OF 125
INFORMATION ALONG KENNEDY DRIVE SOUTHERLY R.O.W. OBTAINED
FROM VT HIGHWAY DEPT. PROJECT * U 528 - 2 - (2) SHEETS 44 8 45
OF 64
CURVE DATA
L NORTH BOUND
b = 230 39'30" LT.
VT. H.D. MON D = 10 00'
R = 5729, 65'
L = 2365.83'
A61 T = 12nn n3'
200
W Zoo'
VT H.D. MON _ L-89
_ - 89 _ PT .__-_ 199 8 + 55
2006+0
W _ NORTH BOUND 2000+61.22
,--------- 0
T.S. 2012+77 70 GRAPHIC SCALE
200 too 0 200 4DO 'moo
Z Certify this to be a correct Survey
Based on Information obtained from Town
Records, Ground Evidence a the Owner.
GORDON
G.
* HARLOW
No. 154a
Tfvj�t�
BURLINGTON INDOOR TENNIS
CENTER, INC. (TWIN OAKS)
PROPERTY
Proposed to be transfered to Others
SOUTH BURLINGTON, VERMONT
ENGINEERS INCORPORATED OF VERMONT
PO. BOX
2187
SOUTH BURLINGTON, VERMONT
SURVEY L D Y
DESIGN
APPROVED
GGH
CALC. T M 8
DRAWN GG;H
DATE FE6.
7, 1977
CHECKED
TRACED J S C
SCALE I' =
wo'
PROJ. NO.
4/99
SHEET /
OF /
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M E M O R A N D U M
To: Planning Commission
Re: Twin Oaks Apartments, Kennedy Drive
From: William J. Szymanski, City Manager
Date: March 18,1977
1. Have received no response to the recommendations in the
memo of January 21, 1977.
2. The water supply to a development of this size is inadequate.
3. Development should have a storm drain system.
4. It appears that in order to construct some of the units
extensive filling will be required.
5. If a sewage pumping station is installed as shown it should
remain private.
6. Detailed engineering plans shall be prepared by a
registered engineer.
Respectfully submitted,
William J. zy anski, City Manager
T\%.,tK O&cs
Red Tape Form - Circulation
Zoning Administrator
Planning Assistant
City PY,anager (Engineer)
Fire Chief
Police Chief
School Directors
Recreation Director
City Attorney
Transportation Engineer (RPC)
Natural Resources Comm.
Tree Planting Comm.
Other
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M E M 0 R A N D D M
To: Planning Commission
Re: Twin Oaks Apartments, Kennedy Drive
From: William J. Szymanski, City Manager
Date: March 18,1977
1. Have received no response to the recommendations in the
memo of January 21, 1977.
2. The water supply to a development of this size is inadequate.
3. Development should have a storm drain system.
4. It appears that in order to construct some of the units
extensive filling will be required.
5. If a sewage pumping station is installed as shown it should
remain private.
6. Detailed engineering plans shall be prepared by a
registered engineer.
Respectfully submitted,
�ttl,�.t,Q,,,,_ •
William J. zy anski, City Manager
MEMORANDUM
TO: SOUTH BURLINGTON PLANNING COMMISSION
FROM: RICHARD WARD, ZONING ADMINIS'?'RATOR
RE: TWIN OAKS, APARTMENTT PLAN, PRELIMINARY PLAT RFVIFW
DATE: 14ARCH 18, 1977
1. This plan does not conform to Section 203.1 subsection
(A) of the City Subdivision Regulations. Particularly_
concerned with the scale of the drawing, unable to
check the plan for conformity to zoning regulations,
i.e., parking vs. number of units.
2. This plan does not conform to the procedures under
24 V.S.A., Section 4417 (5), in a memorandum from Attorney
Richard Spokes dated February 18, 1977 he rakes mention
that the proposed park land be suitable for development
into playgrounds or other recreational uses.
3. Recommend that alternative means of ingress and egress
be provided.
4. Private roads are proposed at 30 feet. A right-of-wav
of 60 feet minimum should be provided for possible
future conversion to public streets.
5. Set -backs of proposed dwellings should be a minimum
of 30 feet from street line.
M E M O R A N D U M
TO: SOUTH BURLINGTON PLANNING CO1MISSION
FROM. STEPHEN PAGE, PLANNING ASSISTANT
RE- PRELIMINARY PLAT - TWIN OAKS
DATE. "LARCH 18, 1977
This proposal entails tl,70 concurrent applications (as in
the case of Horizon Heights): one, from. Burlington Indoor Tennis
Center, Inc. to set off a lot of 35 acres, and the other from
A.J. Babcock, to develop 196 apartment units on that lot.
The applicable reviews for this proposal are major subdivision,
site plan, RPUD, and private right of way, all of which can occur
simultaneously. I suggest a review format based on the general
and specific standards for RPUD review. The following comments
are arranged in order of those standards;
I. General Standards
2. Water - is being reviewed for adequate pressure, "looping",
etc. by Fire Chief and City Engineer.
3. Erosion - I question the proximity of buildinas in clusters
1 & 6 to steep slopes. The advice of the Soil Conservation
Service in this regard may be helpful. Also, a preliminary
storm drainage plan and proposer contours should. be sub-
mitted.
4. Higiways - the applicant should submit information on
traffic impact. The deed to '7X,7in Oaks Terrace should
be submitted. A right of way from this road to the two
abuttors to the west, Brand and Bergner, should be pro-
vided. The Commission should. consider requiring_ limited,
emergency access to the Fast, such as to Tilley and/or
Aesculapius. A cul-de-sac should be considered for the
end of Twin Oaks Terrace, to serve school buses, snowplows,
etc.
5. Schools - we are waiting for a response frdin the School
Board. The applicant appeared. beforethem some weeks ago.
6. Municipal Facilities - this project will be subject to
the pending growth and recreation policies, on which the
applicant should be kept fully informed.
7. Aesthetics -- the landscaping plan, when submitted, should
address the question of aesthetics. The advice of the
County Forester would also be helpful in this regard,
1 - 2-.
to give us a realistic expectation of what existing trees
can and should be saved.
13. Timetable - the applicant should submit a phasing schedule,
to include dates and number of phases, and number of units
and other improvements in each phase. .Also, buildinc_7s
should be numbered., and the number of units in each
building should be shown.
II. _Other Comments
1. Applicant should explore possibilities for dedicated rec-
reation land, in conjunction with the Brand nr_oject, to the west
of the tennis center.
2. Internal walkways, such as cluster_ 6 to pool to cluster 1,
would be desirable. Thy;. sidewalk along the access road has
not been relocated as suggested at sketch plan review.
3. Outdoor lighting should he shown.
4. Does the Tennis Center plan to terminate access from the
end of Twin Oaks Terrace to the outdoor courts? If not, an ease-
ment should be submitted or the proposed lot lines should be
changed.
A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
802-496-2580
TWIN OAKS APARTMENTS
SOUTH BURLINGTON,
VERMONT
UNIT TYPES
CLUSTER
ONE B.R.
TWO B.R.
THREE B.R.
TOTAL
#1
6
16
8
30
#2
6
12
12
30
#3
6
24
0
30
#4
8
10
10
28
#5
6
16
8
30
#6
0
24
24
48
UNITS
32
102
62
196
x1
x2
x3
BEDROOMS
32
204
186
422
//Z 5" /% %
BUILDINGS
3-10
3-10
3-10
2-10
1-8
3-10
6-8
21
PUBLIC NOTICE
SOUTH BURLINGTON PLANNING COWIISSION
SUBDIVISION HEARING
The South Burlington Planning Commission will hold
a public hearing at the South Burlington City Hall, Conference
Room, 1175 Williston Road, South Burlington, Vermont on
Tuesday, March 22, 1977 at 7:30 p.m. to consider the
following:
Preliminary plat application of Burlington Indoor
Tennis Center, Inc. to subdivide an existing 40
acre parcel into two lots of 4.8 and 35.1 acres
each. The proposed subdivision is bounded on the
south by lands of the State of Vermont, on the
west by lands of Howard Brand and Arthur Bergner,
on the north by Kennedy Drive, and on the east
by lands of Aesculapius, Inc., Salisbury Realty
Holdings, Inc., and Thelma Tilley.
Preliminary plat application of A. Judson Babcock
for approval of a 196 unit apartment project on
the aforementioned parcel of 35.1 acres.
William Wessel, Chairman
South Burlington Planning Commission
3/5/77
_T�'ot,4 rw4�
L-A-t4e-
/Aer-, CT-Va.
MEMORANDUlull
TO: PLANNING COMMISSION
FROM;: STEPHEN PAGE, PLANNING ASSISTANT
RE: TV,1IN OAKS APARTMiENTS SKETCH PLAN
DATE: JANUARY 21, 1977
This proposal is very similar to the one presented (and
later dropped) by Peter Bergh about 18 months ago. This
project entails the selling off of two lots, one of 4.86 A
for the tennis facility, and the balance of 35 A for the
apartment proje(
The following issues should be considered:
access - This proposal should not be approved until the deed
for Twin Oaks Terrace has been accepted by the City. Access
with the two abutting parcels to the tivest, and with property
to the east should be provided; such access ti,,,ould eliminate
f�
unwanted curb cuts on Kennedy Drive and would enhance the
safety and circulation of the proposed project. Data on
traffic generation, and roadway and intersection capacity will
be forthcoming.
municipal facilities - The impact on the school system and
sewage treatmeri-f--p-1—ant must be assessed; the impact on other
facilities, such as recreation, police, water, fire, etc.,
where there appears to be less of a "crunch", will also be
reviewed.
open space and recreation - The developable land on the site
is being very intensively used; steep slopes, drainageways,
and swampland constitute the open space on this project; the
applicant should explain the provisions being made for open
space an'd recreation, such as tennis, swimming, pedestrian
trails, ballfields, etc.
9 + 3" r"O R T
70 H.D. MONS
Kennedl or. 6 5' RT
00
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BURLINGTON INDOOR TENNIS
VOL. 104 PG. 419 -421
JUNE 30, 1972
in 0
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I Certify this
to be c rorroct Survey
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the Owner.
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OF 125
INFORMATION ALONG KENNEDY DRIVE FOUTHERLY R.O.W. OBTAINED
FROM VT. HIGHWAY DFPT. PROJECT U 528-2-(2) SHEETS 44845
OF 64
BURLINGTON INDOOR TENNIS
CENTER, INC. (TWIN CIAKS)
PROPERTY
Proposed to be t,ronsfered to Others
SOUTH BJHLINGTON, VERMONT
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T" 1 13! RL, NG TONI
APPROVE::, GGH
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PROJ NO. 2811 SHEET or
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= 7,7-P4-71
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April 4, 1977
ttr. A. .Judson uabcock
Valley ProfeSSiOnal Center
`vaitsfield, Vermont 0567.3
Dear Mr. Baf cock,
At their regular meeting on March 23, 1P77 the South Burlington .School
Board voted Vsat the proposed Twin Oaks develop:�ent outlined in your letter
dated January 33, 1977 would not Place an unreasonable burden on this muni-
cipality to nrov;de educational services.
Because of our concern for the safety of our students, it is rec'uested
t iat sidewalks be provided in conjunction with the roads to be constructed.
This will allow students to walk safely to and from bus stops. I are enclosing
a copy of our transportation policy for ,your information. Please note iten #4
under the adrlinistrative guidelines - Muses will not be routed over n'tivate
roads.
If you have any questions, please contact rye.
Sincerely yours,
Frederick ii. Tuttle
Superintendent of Schools
FI IT : c 1
enc.
,/cc: Mr. Stephen Page, Planning Assistant
Mr. John Lucas, Business Manager
-- Speed �� �® 4�-9�2 ! lei 1���, tii,,,,
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From To 9�-
Subject
—No.4 d 10 FOLD
MESSAGE
REPLY
—No.B FJL6
—Na.10 FOLD
wilsom es
GRAYUI• E FC S PMT
6714]5•P �
Date _, g ; Signed
Dated Signed
RETAIN WHITE COPY, RETURN PINK COPY. TURN OVER FOR USE WITH WINDOW ENVELOPE
T. H. A., INC.
CONSTRUCTION AND MANAGEMENT
VALLEY PROFESSIONAL CENTER
WAITSFIELD. VERMONT 05674
TELEPHONE 802 . 496-2580
May 17, 1978
Mr. Steven Page
Planning Assistant
City of South Burlington
1175 Williston Road
South Burlington, Vermont 05401
RE: Twin Oaks Project
Dear Steve:
v►� -Ers To V-s-4mv t-'T
roc . ACITIV R E46v^0=Fr
I have enclosed for your review and comments the landscape
plans and specifications for building cluster I, II, III.
If you would provide Russel Ray with this information before
our proposed meeting of next week, it might be helpful in
expediting the projects final approval.
If I can be of assistance or any questions arrise before our
meeting, please contact me.
Respectfully,
Frank W. Alling
FWA/llf
Enclosures
0
W;
C
I
Section 2G Landscaping
i) All Landscape work including plantings, trees, gravel
drip edges, steps, exterior concrete slabs, edoa
divider strips between different surfaces, paved and
unpaved walkways, finish grading, spreading of top -soil
and final raking, seeding and fertilizing up to all
building foundation lines. Refer to Drawing Nos. L1,
L2, L3, V*.
ii) For Planting Schedule refer to Drawing No. L2.
iii) Material for drip edges and rear patios to be 1"
crushed stone placed to dimensions as shown on drawings.`
iv) Grass seed shall be new crops IMixed and guaranteed by the
dealer to conform to the following proportions.
Kentucky Blue Grass
Perrenial Rye
Creeping Red Fescue
Annual Rye
Red Top
White Clover
Inert lylaterials
Pen Lawn Red Fescue
"Conservation
Mix"
20
11%
34%
150
100
5%
5%
0
"Old English
Sunny"
26
31%
33 ,
0
0
0
0
1021
v) Seed all disturbed areas with "CM "Conservation
Mix" and seed high traffic areas and areas around
buildings with "ES", "Old EEnglish Sunny" tdix, as
indicated on drawings.
vi) All areas to be seeded, shall be finished, graded and
raked, then limed and fertilized in application rates
as required by soil condition.
vii) Apply (1) thickness of black 4 mil. poly in a sand bed
beneath all crushed stone, drip edges and patios (see
typical detail Drawing L3).
viii) Protect all newly seeded areas with hay mulch.
ix) Topsoil to be minimum 12" thick after settlement. Refer
to Division 2 of the Project Pdanual, Section 2D.
x ) Walkways shall be 12 " Bituminous asphalt or 2" 'stamate'
(rockfines) where indicated on drawings. Finished
surfaces to be placed over 6" of compacted plant mix
gravel.
c5
Section 2 G Landscaping continued
xi) Divider between crushed stony and grass for rear
patios shall be 4 x 6 creosoted rough sawn hemlock,
set to grade and staked in place with creosoted
2x4's.
xii) Bark mulch shall be clean and free of large branches
and large bark slabs. :aterial shall be spread to a
minimum depth of 3".
xiii) Retaining walls at building elevation changes shall
be constructed of 4- x 616 rough sawn hemlock, creosoted
and backfilled with frost free gravel.
Section 2H Surface Improvements
i) a) All roadway construction from Twin Oaks Terrace
to the temporary cul-de-sac at approximate survey
station 22+00 as indicated on Drawing U-1.
b) The road shall be constructed in accordance with
the Plans and the roadway typical section on
Drawing U-14 or as modif'pd and ao roved by the
City Engineer, South Bur-.ington, U.
ii) a) All roadway and parking lot construction within
the Phase I boundaries as indicated on Dra lLngs U 1-U4.
b) All temporary road construction and removal thereof,
iii) I-Taterials for road construction to conform to the
latest revision of the State of Vermont, Department
of Highways, Standard Specifications for Highway and
Bridge Construction, or as modified and approved by
the City 'Engineer.
biA 18
DIVISON 2 t SITS WORK
Section 2D LAWNS AND PLANTING
1. General Conditions:
A & 3, General
under this section.
Applicable requirements of Divisions
Conditions, shall govern work
2. Scotie of Workt This section includes furnishing all
Materials, equipment, and labor necessary for
preparation'of final grades in law:1 areas including
spreading of topsoil, fine grading, soil treatment
and lawn construction, and planting required to
complete the work indicated on the drawings and
specified:
a. Spreading of topsoil.
b. Lawn Construction.
c . Planting.
d . Parki no lot bollards.
3. Plantin_g Seasont Planting of lawns shall be done
during the season or seasons which are no —.—al for
such work as determined by weather condit_ons.?nd
by accepted practice in locality. More specifically,
lawns shall be constructed between March lst, ar_d
May 1st, and between August 15th and October 1st.
4. Spreadinz ToDsoilt
a. When the building and site improvements work has
progressed sufficiently, work of spreading, topsoil
to finish grade shall, regardless of titre; of year,
be commenced provided subgrade is not muddy and
the topsoil to be used is neither muddy or frozen.
b. Topsoil stripped from the site shall be used for
preparation of lawns and may be used for
preparation of planting beds. Foreign debris
such as sticks, stones, over 2" in diameter, roots
etc., shall be removed from the topsoil.
c. Topsoil shall be spread on all stringed planted
areas including lawn area and planting beds after
fills are properly settled and the subgrade approved
by the Owner. The settled topsoil shall be up to
the finished grades called for on the Drawings.
Scarify subgrade to a depth of 2 inches before
placing topsoil.
a•an i;r
DIVISION2 : SITS WORK
Section 2D L.kWNS AND PLANTING
4. d. Reserve sufficient amount of topsoil to be used
as required for planting.
e. If an excess of topsoil exists, it shall be stock-
piled as directed by the Architect on the site for
the Owner's use.
f. Borrow Topsoil: The Contractor shall furnish
additional topsoil, as may be necessary, at his
own expense, and it shall be fertile, friable,
natural, and productive topsoil of a good clay,
loam'type. It shall be without admixture of
subsoil and shall be reasonably free of stones,
lumps, roots and sticks, and other foreign matter
and shall not be used in a muddy or wet condition.
Submit samples for approval by the Architect.
5. Lawn Construction:
a. Fertilizers Commercial fertilizer shall be applied
evenly at the rate of 20 pounds per 1000 square
feet. Fertilizer shall bear a manufacturer's
guaranteed statement of analysis and shall' be
delivered in unopened bags. Incorporate well
into soil. Ratio shall be in accordance with
Local Soil Conservation Authorities.
b. Seeding: Following distribution of topsoil to the
required depth after settlement and fertilization,
all lawn areas shall be raked to grade leaving the
finished grade without mounds or hollows and
meeting proposed grades. Following the raring,
lawn grass seed shall be sown at the rate of five
pounds per thousand square feet. Seeding shall
be done with mechanical seeder sowing z the
2uanti ty of seed in one direction, and the remaining
2 at right angles to the first operation. Seeding
shall be done on a windless day. Seeded areas
shall be lightly raked with bamboo or wooden rakes
and rolled with water ballast roller.
1. All seed shall be delivered in original packages,
unopened, bearing guaranteed analysis.
2. Where danger of erosion exists, on slopes and
swales, Contractor shall protect same by staking
tobacco netting or by spreading hay mulch.
KA20
DIVISION 2: SITE WORK
Section 2D LAWNS AND PLANTING
5. b. j. When seeding is done bcf'ore August 15tn, the
Contractor shall treat lawn areas after the
second mowing with approved commercial products
for control of crab grass and noxious weeds.
Architect shall be notified of treatment used.
Rates of application shall be as recommended by
the manufacturer.
4. Provide sufficient hose and sprinkler heads for
adequate watering to maintain a moist seed bed
at all times.
c. Maintenance of Lan areas:
All areas and spots that do not show a prompt.
"catch" shall be reseeded at intervals or ten
days, which process shall continue until a
growth of grass is established over the entire
lawn area. Grass shall be mowed to a height
of 2" whenever the average height of grass is
heavy, it shall be removed to prevent smothering
of und,erlyi ng turf.
6. Planntina:
a. Plant Materials:
1. Shall conform to the American Association of
Nurserymen's "Standards for Nursery Stock"
relative to quality control, unless specifically
amended by the Drawings or these Speci`_'ications.
All plants shall be nursery grown or obtained
from the site as directed by the Architect.
2. Nomenclature: The names of plants required
under this contract conform to Standardized
Plant Names, prepared by the American Joint
Committee on Horticulture Nomenclature, Names
of varieties are those com.;aonly used in the trade.
3. Quantities: Quantities required to comole;-- the
work are as shown on the Planting Plan. In case
of discrepancies between quantities shown on the
plant list and the planting plan, those shown on
the plan shall govern.
4. Size plants shall have a habit of growth that is
normal for the species and shall be sound, healthy,
vigorous and free from insect pests, plant pests,
DIAG1
DIVISION 23 SITE WORK
Section 2D LAWNS AND PLANTING
6. a. 4. plant diseases and injuries. All plants shall
equal or exceed the measurments specified in the
plant list, which are minimum acceptable sizes.
They shall be measured before planting, with
branches in normal position. Any necessary
pruning shall be done at time of planting.
Requirements for measurements, branching, grading,
quality, balling and burlapping of plants in the
Plant List generally follow the code of standards
currently recommended by the American Association
of Nurserymen, Inc. in the American Standard for
Nursery Stock.
5. Substitutions: Will be permitted only upon
submission of proof that any plant called for is
not obtainable.
6. Type of Protection to Roots s
a. Balled and Burlapped Plants. All plants in
the Plant List shall be balled and burlapped.
They shall be dug with firm, natural balls of
earth of sufficient diameter and depth to
encompass the fibrous and feeding root system
necessary for full recovery of the plant.
Balls shall be firmly wrapped with burlap or
similar material and bound with twine, cord or
wire mesh. Where necessary to prevent cracking
of the ball during the process of planting, the
ball may be secured to a platform.
b. Protection After Deliveryt Planting of plant
materials shall be done during the season or
seasons which are normal for such work as
determined by weather conditions and by
accepted practices. At option of and on
responsibility of Contractor, planting may be
done during unseasonable conditions.
c. Fertilizer shall. be dehydrated cow manure of
a commercially bagged grade such as Bovung,
Dri-Conure or approved equal.
d. Water shall be clean, potable and free from
deleterious substances. Water will be
available from sources on site.
e. Pine bark mulch shall be 100% softwood pine
bark, 1/8" to 1" in size free of foreign
matter.
MA22
DIVISION 2: SITE WORK
Section 2D LAWNS AND PLANTING
6. a. 6. f. Stakes shall be 2" x 4" x 2'-6" for giving
and 2" x 2" x 8' for staking, sound wood
and treated with creosote or other approved
wood preservative.
g. Nose friction guards to encase guy wires
fastened to trees shall be new or used 2-ply
reinforced rubber garden hose cut to lengths
of no less than 10".
h. Wire for guys or for fastening trees to stakes
. shall be No.12 guage plyable steel wire.
i. Wrapping materials for tree trunks shall be
burlap or standard two ply crepe paper or
other acce_rtable material in strips 4" to 6"
wide.
b. Field Measurements:
1. Take all necessary field measurements to properly
locate trees and shrubs and to carry out the
intent,of the Drawings,
c. Installation and Workmanship:
1. Layout: New punting shall be located where shown
on the plans except where obstructions below ground
or overhead are encountered or where changes have
been made in the construction. Alternate locations
will be designated where any obstructions occur.
2. Planting Pits: Reasonable care shall be exercised
to have pits dug and soil prepared prior to moving
plants to their respective locations for planting
to ensure that they will not be u::neccessari ly
exposed to dryin- elements or to physical damage.
Circular pits with vertical sides shall be excavated
for all plants except for plants specifically
designated on the plans to be planted in beds.
3. Diameter of pats for trees and :>hx^sbs shall be
at least two feet greater than the diameter of
the ball or spread of roots. The depth of pits
for trees and shrubs shall be enough to accommodate
the ball or roots when the plant is set to finished
grade allowing 12" of compacted topsoil or prepared
soil in the bottom of tree pits and 6" in the
bottom of shrub beds.
DIVISION 2: SIT" WORK
Section 2D LAWNS AND PLANTING
6. e. 4. Soil Preparation: Soil used in planting pits and
beds shall be topsoil, as herein before spe^ified,
thoroughly mixed with one part manure to five
parts of existing soil. Very poor soils, gravel,
hard -pan, or other soil injurious to plants shall
not be used. Except for ericaceous plants, very
acid or sour soil (having a pH of less than 6)
shall be thoroughly mixed with sufficient lima
to produce a slightly acid reaction (a pH of 6
to 6.5).
5. Setting Plants: Plants shall be planted upright
and faced to give the best appearance or relation-
ship to adjacent areas. No burlap shall be pulled
out from under balls. Platforms, wire and surplus
binding from top and sides of the balls shall be
removed. All broken or frayed roots shall be cut
off cleanly.
6. Guying, Staking and 'Trapping: Trees shall be
supported immediately after planting. All trees
3 inches and over in truck diameter shall be guyed
and wrapped. Smaller trees shall be staked.
Wires shall be encased in hose to prevent contact
with bark of the tree and shall be placed around
the trunk in a single loop. Wires shall be
tightened and kept taut by twisting the strands
together.
a. Guying: Guying shall be done with three guys
spaced equally about each tree. Each guy
shall consist of twostrands of wire attached
to the tree trunk at an angle of about 60 degrees
at about two -fifths of the height of the tree
and anchored at the ground either to notched
stakes which have been driven into the ground
at an angle.away from the tree so that the tops
of the anchor stakes are below finished grade
or (where underground utilities are within four
feet of finished grade) to deadmen placed at
least 3 feet below finished grade. A wood
or metal fla- shall be secured to each guy
wire a few inches above ground.
b. Staking: Two stakes shall be equally spaced
on opposite sides of each tree and the end
treated with wood preservative shall drive
vertically into the ground to a depth of 2z
to 3 feet in such a manner as not to injure
the ball or roots.
DiA24
DIVISION 2: SITE WORK
Section 2D LAWNS AND PLANTING
6. c. 6. b. Trees shall be fastened to each stake at a
height of about five (5) feet by means of two
strands of wire and hose as above. Stakes
shall be uniform in height and placed according
to the diameter of the tree trunk as follows:
2 to 3 inches 2 stakes
C. Additional guying as required shall be at the
direction of the Architect in the field.
7. Wrappingi Promptly after planting, the trunks of
all trees shall be wrapped spirally from the
ground line to the height of the second branches.
All wrapping shall be neat and snug and the
material shall be held in place by a suitable
cord.
8. mulching: All plants shall be mulched with a
three inch layer of pine bark mulch within two
days after planting. This mulch shall entirely
cover the area of the Planting Pit, bed or
saucer around each plant.
d. Maintenance:
1. Any damage to lawn areas as the result of planting
operations shall be repaired to the satisfaction
of the Owner.
2. Maintain trees and all planted areas throughout
the guarantee period. Maintenance shall consist
of cultivating, spraying, weeding and watering
and any other operations necessary to properly
maintain the plant materials.
e. Guarantee:
1. All plant materials shall be guaranteed by the
Nursery to be true to name and size and in
vigorous growing condition. All plant materials
shall be guaranteed by him for one year. Final
acceptance will be acknowledged after plant
materials have been in place one year and are in
vigorous and healthy growing condition.
2. During the guarantee period, the Contractor shall
replace in accordance with the Plans and
Specifications, any plants that are dead or in the
opinion of the Architect, in an unhealthy or
unsightly condition due to dead branches, excessive
pruning or other causes.
MALE
DIVISION 2:
SITE
WORK
Section 2D
LAWNS
AND PLANTING
6. e. 3. Replacement shall be made as soon as weat:^.er or
seasonal conditions permit as directed by the
Architect. The Contractor's responsibility
for replacing plant materials shall erg? -with
final acceptance, except that any replaced plant
materials shall be guaranteed for a period of
one year from date of replacement.
f. Clean-up:
1. The Contractor shall dispose of excess materials
and debris including but not limited to branches,
paper and rubbish resulting from his work.
2. All areas shall be kept clean and neat and upo:t
completion of work the site shall be lest in an
orderly condition satisfactory to the A-rchitect.
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INTERNAL MEDICINE
Peter D. Alden, M.D.
Charles M. Gluck, M.D.
John H. Milne, M.D.
Thomas W. Martenis, M.D.
Mildred A. Reardon, M.D.
Michael J. Scollins, M.D.
South Burlington
South Burlington
South Burlington,
Dear Sirs:
Aesculapius Medical Center
ONE TIMBER LANE • SOUTH BURLINGTON. VERMONT 05401
TELEPHONE: 802-65 s-4714
August 24, 1977
Planning Commission
City Hall
Vt. 05401
We are informed of the Twin Oaks Associates plan to build a 180 unit
apartment project on their land which borders on the west of Aesculapius,
Inc. We are also informed that the Planning Commission suggests an
emergency exit be developed between the Twin Oaks project and the
parking lot of the Aesculapius Medical Center. I am writing to express
our opposition to the suggested location of the planned emergency exit.
We are concerned about the safety of our patients, many of whom are
elderly and infirm, should the parking lot ever have to be used as
a through way for emergencies. Such patients, some in wheelchairs,
would have difficulty moving out of the way of rapidly moving vehicles.
To keep such an emergency exit always clear would result in a loss of
several of our parking spaces. Cars now park in that end of the park-
ing lot. Our trash receptacle is also in the area and would have
to be moved to another part of the parking lot using up more parking
spaces. The problem would be especially acute during the winter when,
in the past, most of our snow has been piled at the west end of the
parking lot where the emergency exit as planned would be. To pile
the snow around the edges of the lot would further restrict parking.
Instead of the Aesculapius parking lot, we wonder if any consideration
could be given to establishing such an emergency exit with the apart-
ment complex to the south of the Aesculapius property?
Thank you for your concern about this matter, and your kindness in
giving us the opportunity to comment.
Yours truly,
P,oh"'H.
Milne, M.D.
President, Aesculapius, Inc.
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BURLINGTON INDOOR TENNIS CENTER, INC.
VOL. /04 PAGE 419- 42/
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VOL 56 PG 438
CURVE DATA
R. NORTH BOUND
A = 230 39'30" LT
VT. H.D. MON. D = 10 00'
R = 5729.65'
L 2365, 83'
T = 12oO.U3'
M N H. D 5 87° 03' 30" W �_y_ ____ 200'
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i1111N1iry
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G.
S Certify this to be a correct Survey s •k HARLOW �
Based on information obtained from Town •p No, 154
Records, Ground Evidence 81 the Owner.�O`S7F�wf�
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ant
�r INTE R'N,
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VICINITY MAP
NOTE' ALL BEARINGS BASED ON TRUE NORTH; INFO. FROM
INTERSTATE HIGHWAY PLANS, PROJECT• I - 89-3 {141
SHEET t5 of 125.
INFORMATION ALONG INTERSTATE 89 NORTHERLY R.O.W. OBTAINED
FROM VT. HIGHWAY DEPT. PROJECT # 2-89-3 -(14) SHEETS 14 1115
OF 125
INFORMATION ALONG KENNEDY DRIVE SOUTHERLY R.O.W. OBTAINED
FROM VT. HIGHWAY D€PT PROJECT ;* U 528 - 2 - (2) SHEETS 44 B 45
OF 64
BURLINGTON INDOOR TENNIS
CENTER, INC. (TWIN OAKS)
PROPERTY
Proposed to be transfered to Others
SOUTH BtJRLINGTON, VERMONT
ENGINEERS INCORPORATED OF VERMONT
PO. BOX 2I87
SOUTH BURLINGTON, VERMONT
SURVEY i_.D.Y. DES tGN APPROVED GG"
CALC. T.M.E. DRAWN GGH DATE fE5.7, 1977
CHECKED TRACED •J S C SCALE
"
PP.-3.i. NO. 4199 � H
F /°
513(-]`�
A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
802-496-2580
LIST OF WAVERS FOR PRELIMINARY PLAT SUBMISSION
Twin Oaks Apartments, South Burlington, Vt. 05401
4/27/77
* 1. Proposed finished grades not shown. Cuts of 5'-0" or more
and fills of 1'-O" or more indicated on preliminary storm
drainage drawing dated 4/27/77.
* 2. Details of connections to existing water and sewer services
not shown. .
* 3. Temporary field markers not placed.
4. All streets will be privately owned and maintained with
the exception of area shown on preliminary plat dated
4/27/7�.
* 5. Interior walkways to building not shown on preliminary
plat. A 12'-0" clearance is shown to allow for parking
bumpers, walks and snow storage.
6. Storm drainage system will be as indicated on plan. Storm
sewers and catch basins and curbs are not proposed.
* Information to be shown on final plat.
CITY OF SOUTH BURI LINGTON
APPLICATION
FOR A DEVELOPP•:EN7 OR SUEDIVISIGI"i PE,, iIT
lk) A)
1. Applicant's Name, Address, and Phone Number 802-496-25 0
A. JUDSON BABCOCK, VALLEY PROFESSIONAL CENTER, WAITFIELD 41d
VERMONT, 05673
2. Name, Address, and Phone I;umber of the Person ::fiom the
Commission should contact regarding this Application
A. JUDSON BABCOCK (Same address as above)
3. Nature of the Development or Subdivision
Multi -family, rental apartments
4. Location of Development or Sut division Off Kennedy Drive
Adjacent to Twin Oaks Tennis Centre, see location map on survey enclosed
5. High and Low Elevations o_' the Tract of Land involved
with the Development or Subdivision
Lowest elevation 263.25' above mean sea level. Highest elevation 320.00'
above mean sea level
6. Address of each of the Applicant's Offices in Vermont
Same as above Item No. 1
7• Applicant's Legal Interest in the Property (Fee Simple,
Option, Etc.)
Presently under option 2/9/77
_ 2
8. If the Applicant is not an individual, the Form, Date,
and Place of Formation of the Applicant FORM:
DATE: PU"CE :
9. Estimated Cost, Exclusive of Land Cost of the Development
(Applicant for a Subdivision need Not Lswer) $4,500,000
10. Application for a Subdivision, the Dumber of Lots
NOT APPLICABLE
11. What Restrictive Covenants are Planned ror any Deed(s) to
be issued?
NOT APPLICABLE
12. Description of the Proposed Development of Subdivision
_ _-_ A. Plans and Specifications:
(1) Attach a detailed plat or plot plan of the
proposed project drawn to scale, showing the
location and dimensions of the entire tract.
This plan should also show: all lots, streets,
roads, water lines, sewage systems, drain
systems, buildings, existing or intended.
(2) In subdivisions where individual water and
sewage facilities are intended, indicate the
proposed location(s).
(3) Show all easements, parks, playgrounds, parking
areas, water courses, and other bodies of water,
natural or artificial, existing or intended.
(4) Include a contour reap of the land involved
drawn on a scale of 5 foot contour intervals.
(5) Indicate on the plans the location and width of
any easements for utilities, roads, etc., exist-
ing or intended. Attach a written explanation
of any such easements.
. -3-
13. What is the purpose of this Subdivision or Develop-ment
and What is the intended use of the land after Subdivision
or Development? To develop and construct multi -family rental
housing
14. Describe the Site of the Proposed Development or Subdivis—
ion including information, if available, on Soils Streams
or Other -bodies of Water, Bedrocks, Etc. Soils within the
proposed developed areas are primary sandy with no ledge or high water
table evident
15. Acreage:
A. Number of acres owned, or in which you have a legal
interest 35t
B. Number of acres in this project 35 acres
C. Number of acres previously developed 4.8 t acres"
D. When do you anticipate beginning the project srina 1977
E. When will this development or subdivision he comn?eted
16. Water System:
A. What type of water system is to be provided, such as:
Individual system on each lot, conruni.ty system,
municipal system, etc. The extension of an 8"
municipal service from Twin Oaks Road
B. Where is the nearest municipal water system and is it
available and feasible to use it?
See above. Item 16A, it is available and feasible
17. Sewage System:
A. What type of sewage disposal system is to be provided
or intended, such as: Individual system on each lot,
community system, or municipal system?
Municipal system
B. Where is the nearest cor�:,unity sewage sy ste and is
it available and feasible to use it?
Twin Oaks Road it is available and feasible
C. If the sewage system is other than a co�.r unity
municipal, or individual lot septic tangy: and leaching
field, include competent professional enginOering
evidence that it will perform satisfactorily.
18. Adjacent Property:
A. List below the names and addresses of adjacent property
owners.
Aesculapius Med. Ctr. Forest Park Condo Assoc., C.H. Tilly,
Vt. Dept. Highways I89, Howard Bank, Arthur Berger
B. What is the adjacent property used for at present?
Highway, condos, undeveloped meadow
C. What is the future usage intended for the_adj`cent
property?
Possible multifamily
19. Zoning:
A. Which District or Districts is the proposed site with-
in according to the official zoning nap of the City?
R7
DATE !� =' ��SIGNATURE
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!'�.pril 20, 1977
T . i:t . A. Incorporated
Valley Professional Center
Waitsfield', Vermont 05673
ilttention : 'ichael stand
Re. Twin Oaks Development
rennedy Drive, So. Burlington, Vt.
To Thai,. It "lay Concern.
The move referenced project will be conLected to
the municipal water and sewer systems.
The city's airport Parkway Sewage Treatntent Plant
is nearing capacity. The plant cannot accomodate all
the projects that are being planned. a system of phasing
the projects is now being devised. There is no assurance
that this project will be included in its entirety or in
part. Lxpansion of tide sewage treatment facilities is
planned for 1901 contigent on the passage of a bone: issue:.
Work outside of tic project area r.,ay be required of
the developers to strengthen the water system to provide
an adequate water supply for fire protection.
Wj Slh
cc: Curtis W. Carter
;nvironmental Coordinator
Very truly yours,
',-illiam J . Szymanski
City Nlanager
4()4rq
(-7'-
TWIN OAKS APARTMENTS
GENERAL PROJECT DESCRIPTION
FOR
PRELIMINARY PLAT REVIEW
DENSITY
The project will consist of 196 rental apartments in twenty one separate
buildings. There will be six different building types having a varied
mix of 1 bedroom, 2 bedroom and 3 bedroom units. See buildina schedule
on preliminary plat. Max. Allowable density on the 35 acre property is
245 units. Proposed density is 20% less than the max allowable.
ERROSION & SOIL CHARACTERISTICS
Areas of cut and fill will be graded to a 3 on 1 slope and bank stabilization
recommendations by Tom McClay of the U.S. Department of Agriculture, Soil
Conservation Service will be incorporated into the final design. The major
soil type on the property is classified as "Hinesberg" sandy loam. Having
slight limitations for building construction and moderate limitations for road
and parking lot construction. See attached soil interpretation sheet.
ACCESS & RIGHT OF WAY
It is the developers intention to extend a right of way privilege to the two
abuttors to the 'West, Brand and Bergner. The right of way will enable them to
cross Twin Oaks property and gain access to Twin Oaks terrace.
A limited emergency access right of way will be deliniated to the Tilley
property, and a right of way to the Aesculapi us property will be granted for a
wal kway.
ROADS & PARKING
All roads within the project will be privately owned and maintained. The
roadways will be constructed within a clear deliniated width of 60'. All
buildings will be set back 30' from this line. The travelled road surfaces
will be 30":,wide, including shoulders. The distance between the parking area
and State of Vermont Greenbelt will not be less than 30'. Cluster entrances
will be 30' wide.
MUNICIPAL IMPACTS
Schools - Please see the attached letter from Mr. Tuttle stating that
our impact will not adversely affect the system.
Traffic - The traffic analysis indicates that the new impact will be
minimal both in terms of actual cars and percentage.
Sewer - Mr. Symanski has stated that our 60,000 gallons per day can
be absorbed into the present system. Manhole spacing max.
will not exceed 300'.
SOIL. SURVEY INTERPRETATIONS
SOIL SERIE8-HINES B U R G
PAP SYMBOL$ —
[gXAIPTICN OF THi S011,
Soils of this series are well drained and formed in sandy material, 15 to 40 inches thick, over silty material.
n a7e soils occupy lake plains and beaches of old lake bads. Slopes are dominantly 0 to 15 percent but range
to 25 percent. The surface and subsoil layers consist of sandy materials and are underlain with silty material
at a depth ranging from 15 to 40 inches. Parmeability is moderately rapid or rapid in the sandy material and
moderately slow in the underlain silty material. The silty material tends to hinder the downward movement of
water and can cause a saturated condition above it. Available moisture capacity is moderately low and natural
fertility is low. Depth to water table and bedrock typically exceeds 5 feet.
INTERPRETATIONS AND LIWTATInNc cno cAOUlun Bun not --
SOIL
SLOPE
CAPABILITY
CULTIVATED
PASTURE AND
ARTIFICIAL
WAtERWAYS
POND
POND
PHASE
SUBCLASS
CROPS
HAY
DRAINAGE
RESERVOIR
EMBANKMENTS
AREAS
A,B
IIe
SLIGHT
SLIGHT
NOT NEEDED
SLIGHT
SLIGHT
SEVERE
C
IIIe
MODERATE
SLIGHT
NOT NEEDED
SLIGHT
SLIGHT
SEVERE
D
Iva
SEVERE
MODERATE
NOT NEEDED
SEVERE
SEVERE
SEVERE
E
VIe
SEVERE
MODERATE
NOT NEEDED
SEVERE
SEVERE
SEVERE
MAJOR FACTORS AFFECTING USE- This soil is favorable for farming and related uses unless the elope gradient is too
steep. As slope gradient increases the difficulty of growing and harvesting crops also increases. Erosion
also is a potential hazard on sloping to steep areas. Artificial drainage ordinarily is not needed because
this soil is well drained. The limitation for embankments is severe because the silty material is difficult
to compact when wet. If moisture content and erosion is controlled the limitation is moderate. The material
flows when wet however.
SOIL I INITATION.c POn wll nl Ica
SOIL
SLOPE
PHASE
OPENLAND WILDLIFE
WOODLAND WILDLIFE
WETLAND WILDLIFE
A,B
SLIGHT
SLIGHT
SEVERE
C
MODERATE
SLIGHT
SEVERE
D,E
MODERATE TO SEVERE
SLIGHT
SEVERE
MAJOR FACTORS AFFECTING USE- The potential for openland and woodland habitat is good unless slope is too steep.
The well drained condition makes establishment of wetland wildlife habitat difficult.
WOODLAND INT=PPRFTATIr JC
SOIL
SLOPE
PHASE
SEEDLING
MORTALITY
EROSION
HAZARD
WINDTHROW
HAZARD
PLANT
COMPETITION
EQUIPMENT
LIMITATION
ORDINATION
SUBCLASS
HARDWOODS
CONIFEROUS
A,B,C
MODERATE
SLIGHT
SLIGHT
SLIGHT
SLIGHT
SLIGHT
4e
ESTIMATED PRODUCTIVITY RATING FOR SFLECTFn sPFCIFR
NORTHERN
RED
WHITE
RED
WHITE
RED
To To
HARDWOODS
OAK
PINE
PINE
SPRUCE
SPRUCE
Favor Plant
W.P. W.P.
55-65
60-70
R.O. R.P.
Site index
Site index
Un11 tU a 1 A 1 tZiUtl'AK I MtM I Ut AUK ICU IUR E, SOIL CONSERVATION SERVICE '"" "" ADVANCE COPY-SU9JECT TO CHANGE AS
IN COOPERATION WITH VERMONT AGRICULTURAL EXPERIMENT STATION AND COORDINATION BETWEEN STATES IS COMPLETED
VERMONT DEPARTMENT OF FORESTS AND PARKS , USDA POREST SERVICE JULY 1973
SC,IL SEPI-=3- HINZSACRG
SOIL LIMITATIONS FOR RECREATION
SO;L
SLCnE
Pye;r:
I CAI4
� aRFaS
PICNIC
AREAS
ATHLETIC FIELDS
AND
PLAYGROUNDS
PATHS AND
TRAILS
PARKING
AREAS
A SLIGHT
SLIGHT
SLIGHT
SLIGHT
SLIGHT
H
SLI(7IT i
SLIGHT
MODERATE
SLIGHT
SLIGHT
C
MODERATE
MODERATE
SEVERE
SLIGHT
MODERATE
D
SEVERE
SEVERE
SEVERE
MODERATE
SEVERE
E I SEVERE
SEVERE SEVERE
SEVEREI
SEVERE
MAJCR FAC I)PS AFFECTING USE FOR RECREATION- This soil has good potential for all recreational items unless slope is
too seep for layout and construction. Placement and construction of campsites, picnic tables, roads, and
parking areas becomes more difficult as slope gradient increases. Land grading will expose unfavorable silty
material.
NOTE: F_r hw!durs, septic tank sewage systems, ponds, and access roads refer to other sections.
SOIL LIMITAT rnK:ccnonnuwtAl n
SOIL SE?T!C TANK
SLOPE r
SE.W GE
STREETS AND BUILDINGS `
SANITARY LAWNS, GOLF
EXCAVATIONS
puA;E DISPOSAL
ACCESS WITH
WITH WITHOUT FAIRWAYS AND
LAND FILL ROADS PIPELINES ETC.
BASEMENTS , LANDSCAPING
SEVERE
SLIGHT TO SLIC;IT TO
MODERATE SLIGHT MODERATE MODERATE MODERATE
8
MODERATE
SLIGHT TO SLIGHT TO
SE T?RE
- MODERATE SLIGHT_ MODERATE MODERATE MODERATE MODERATE
�j C I SEA
MODERATE MODERATE MODERATE MODERATE MODERATE__ MODERATE
D,E Sr ^RE
SEVERE SEVERE SEVERE SEVERE I SEVERE SEVERE
MA;CR F;C;CRSAFFE;^!NOUSE
FOR COMMUNITY DEVELOPMENT- The limitation sof private sewage disposal is severe because
Silty ::atr_rial absorbs
beco,.,e
the
and transmits effluent slowly, The silty material also causes sanitary landfill
to wet during wet
I
trenches
seasons and has only a fair capacity to support loads. The coarser textured
the ut)Per tap feet provide
material
a good base for streets and roads, but provides only a fair amount of
coisture for lawns and
soil
golf fairways. As slope gradient increases the
of _roaion i creas-s.
problems of construction and the hazard
ESTIMATED PHYSICAL ANn CNCMrnAI oonocor,cc cnr
SOIL
CLASSIFICATION
; OF
M4TERIAL
PASSING SIEVE
_
V AVAIL.
030A
HCR'ZCN
PERMEA-
SOIL
SHRINK-
CEP74
I TEX URE
UNIFIED
AASRO
t4
ql0
N40
g200
BILITY
WATER
CAP,
pN
SWELL
POTENTIAL
fiches
nJhr.
in./in.
0-9
I L'o fine
SM
A-2,A-4
100
95-100
75-90
15--20
0-�20.0
04-.16
°.1-7.3
Low
sand, fina
sandy loam, or
sandy loam
9-26
Loa..-y fine
SP-SH,
A-2
100
95-100
75-90
10-35
.0-20.0
02-.08
Low
sand, loamy
SM
.1-7.3
sand, fine
sand, sand
26-40
Silt loam or
MO
A-4
100
95-100
85-95
60-80
.2-0.60
18--.20
Low
plus
very fine
.1-7.3
sandy loam,
stratified
June 1%9
SUITABILITY OF SOIL AS A SOURCE OF
TOPSOIL- Good to fair, loamy, easily worked GRAVEL- Not suitable, little or no gravel
SAND- Not suitable, thin layer of sandy ROADFILL- Poor, silty substratum, subject to frost
material heave
DEFINITION OF RATING TERMS: The soil is evaluated to a depth of 5 feet or less. The three classes of soil limitations are: Slight -relatively free of
limitaticns or limitations are easily overcome. Moderate -limitations need to be recognized, but can be overcome with good management and careful design.
(back)
$were- limitations are severe enough to make use Questionable.
-
1
SCS-CONS-5 U. S. DEPARTMENT OF AGRICULTURE
10-75 SOIL CONSERVATION SERVICE
FILE CODE CONS-14-5
INVENTORY & EVALUATION
OF LAND, WATER, AND RELATED RESOURCES
%4 f, K t /l)µA'j 70 A �rr�. i��'1'►rlac'2a �% ��L/ G ZIO-
tr�wi'41 ! YTPL1�REQUESTED BY �tLOCATION 1._i i '� �� ►�_.
ASSISTED BY li �,'�L[.1/aI�_ DATE
* 14 INDIVIDUAL
❑ GROUP
❑ UNIT OF GOVERNMENT
SITUATION:
'j2 "r V► �'1J t C�7 �-r s� 7•-T i`T- ;mil it of fLe4 L4.' i. L 1 I':4 C C t i r'. 4: G JC 1
f9r, b d 44— l tom lw A r"� L .�' 1�1�iVi. ii rC ✓4a� /�h t_
-%. 4 c z
G 16" "Al C
SUGGESTED SOLUTION(S)Lj
� .ci C.L%% s7t c['z;-*'�sl-r � t c
jl
r
1�f4-r" "� ► t�.l Cl. T c _ s"'C c� (�[,t r X �l ��! c- s t ,L / i e-S
jam— —ml
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R
t . iP"%w► "� L s .. c.a 1►�*`t..c i �;, �+1;7 f ..t✓' �.7+^7 T�f ; .�
* Check appropriate category
SOUTH BURLINGTON SCHOOL DISTRICT
SOUTH BURLINGTON, VERMONT 05401
FREDERICK H. TUTTLE
Superintendent
LAWRENCE E. LECOURS
Assistant Superintendent
Mr. A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
Dear Mr. Babcock,
OFFICE: SOUTH BURLINGTON HIGH SCHOOL
550 Dorset Street
April 4, 1977
At their regular meeting on March 23, 1977 the South Burlington School
Board voted that the proposed Twin Oaks development outlined in your letter
dated January 31, 1977 would not place an unreasonable burden on this muni-
cipality to provide educational services.
Because of our concern for the safety of our students, it is requested
that sidewalks be provided in conjunction with the roads to be constructed.
This will allow students to walk safely to and from bus stops. I -am enclosing
a copy of our transportation policy for your information. Please note item #4
under the administrative guidelines - 'Buses will not be routed over private
roads."
If you have any questions, please contact me.
Sincerely yours,
1; iGl z' e
Frederick Ii. Tuttle
Superintendent of Schools
FHT:cl
enc.
cc: Mr. Stephen Page, Planning Assistant
Mr. John Lucas, Business Manager
A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
802-496-2580
Twin Oaks Apartments
TRAFFIC ANALYSIS
I CALCULATIONS
Project Population = 3.2 persons/unit x 196 units = 628
Project Vehicles = 2.1 persons/vehicle* - 628 = 300 vehicles
Present capacities:**
Dorset & Kennedy Intersection: 560 V.P.H.
Hinesburg & Kennedy Intersection: 489 V.P.H. - St.
620 V.P.H. - Rt.
Present Usage ** (Peak Hours):
Dorset & Kennedy Intersection. 28-9 12-1 5-6
Hinesburg & Kennedy Inters. 185 241 364
II PROJECTIONS
8-9 A.M.
12-1 P.M.
4-5 P.M.
% of Av. Daily Flow
Dorset Inters.
6.6
7.0
8.5
Hinesburg Inters.
4.7
6.1
9.2
Increase in Traffic
Dorset Inters.
20
21
26
Hinesburg Inters.
14
18
28
% of Capacity
Dorset Inters.
3.5
3.7
4.6
Hinesburg Inters. -St.
2.8
3.7
5.7
Rt..2.3
2.9
4.5
*Topics
** C.C.R.P.C. - URBAN TRANSPORTATION STUDY
A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
802-496-2580
Page -2-
Twin Oaks Apartments
TRAFFIC ANALYSIS
III EFFECT OF PROJECT ON TRAFFIC VOLUMES ALONG KENNEDY DRIVE
Projected total vehicles originating from the project at
peak hours:
8-9
12-1
5-6
West bound (left turn).
20
21
26
East bound (right turn)
14
18
28
TOTAL
34
39
54
Kennedy Drive peak hour flow:
West bound
269 VPH
287
347
East bound.
185 VPH
241
364
ADDENDUtA4 TO OPTION
BURLINGTON INDOOR TENNIS CENTERS INC.
The parties agree further that an important element of the in-
ducement for the Grantee to purchase the optioned premises from
the Grantor is the proximity and availability of Grantor's Tennis
Facility. Such availability constitutes Grantee's principal pro-
posed recreational amenity for any development on the optioned
premises. Therefore, in consideration of the Option and Grantee's
payments thereunder, the parties agree that said Option shall be
amended by adding the following provision:
In the event Grantee or his assigns shall exercise said Option,
the deed conveying the optioned premises shall include the follow-
ing provision which shall be agreed to in writing by all persons
holding an interest in the Grantor's premises:
"The Grantor agrees that it will make available its tennis
facilities to the occupants of any apartments or condominium
built on the above described parcel of land on a nondis-
criminating basis, and such availability shall be made on the
same or more favorable terms as such use is made available
from time to time to any other person."
WITNESS the execution hereof this
Witness
it ess
day of march, 1977.,
Grantor
Twin Oaks Apartments
A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
802-496-2580
TRAFFIC ANALYSIS
I CALCULATIONS
Project Population = 3.2 persons/unit x 196 units = 628
Project Vehicles = 2.1 persons/vehicle* : 628 = 300 vehicles
Present capacities:**
Dorset & Kennedy Intersection: 560 V.P.H.
Hinesburg $ Kennedy Intersection: 489 V.P.H. - St.
620 V.P.H. - Rt.
Present Usage ** (Peak Hours):
Dorset & Kennedy Intersection. 8-9 12-1 5-6
269 287 347
Hinesburg $ Kennedy Inters. 185 241 364
II PROJECTIONS
8-9 A.M. 12-1 P.M. 4-5 P.M.
% of Av. Daily Flow
Dorset Inters. 6.6 7.0 8.5
Hinesburg Inters. 4.7 6.1 9.2
Increase in Traffic
Dorset Inters.
20
21
26
Hinesburg Inters.
14
18
28
% of Capacity
Dorset Inters.
3.5
3.7
4.6
Hinesburg Inters. -St.
2.8
3.7
U,7,)
Rt.
2.3
2.9
4.5
*Topics ,
** C.C.R.P.C. - URBAN TRANSPORTATION STUDY -71A
MEMORANDUM
TO: SOUTH BURLINGTON PLANNING COMMISSION
FROM: RICHARD WARD, ZONING ADMINISTRATOR
RE: TWIN OAKS, APARTMENT PLAN, PRELIMINARY PLAT REVIEW
DATE: 14ARCH 18, 1977
1. This plan does not conform to Section 203.1 subsection
(A) of the City Subdivision Regulations. Particularly
concerned with the scale of the drawing, unable to
check the plan for conformity to zoning regulations,
i.e., parking vs. number of units.
2. This plan does not conform to the procedures under
24 V.S.A., Section 4:417 (5), in a memorandum from Attorney
Richard Spokes dated February 18, 1977 he makes mention
that the proposed park land be suitable for development
into playgrounds or other recreational uses.
3. Recommend that alternative means of ingress and egress
be provided.
4. Private roads are proposed at 30 feet. A riQht-of-wav
of 60 feet minimum should be provided for possible
future conversion to public streets.
5. Set -backs of proposed dwellings should be a minimum
of 30 feet from street line.
A. Judson Babcock
Valley Professional Center
Waitsfield, Ve=ant 05673
802-495-2530
TWIN OAKS APARP.{ENTS
SOUTH BURLV�ON, VEMONT
2
UNIT TYPES
fzj�, I� S Z- zo
CLUSTER
�t
#2
03
04
05
06
UNITS
T` z
ONE B.R.
6
z
TD�O B.R.
16
s
THREE B.R.
8
TOTAL
3 Q
a
s
`4
y
..
z
f
'
v
v-
z
-
L
zZ
68
—30n
z
7
0
24
Al
24
48 _
- 7
32
xl
102
x2
62
x3
196
-EUTLDZ, S
3-7 0 -c�J
3-10 PHAse Z
3-10
2-10
1-8
-
(pH�tS� ,2
3-10
l�l
6-8
�d
54
A. Judson Babcock
Valley Professional Center
Waitsfield, Vermont 05673
802-496-2580
TWIN OAKS APARTMENTS
SOUTH BURLINGTON, VERMONT
CLUSTER
TYPES
ONE B.R.
TWO B.R.
THREE-B.R.
TOTAL
# 1
AEC
10
10
4
24
#2
ACCE
10
12
8
30
#3
ABB
6
16
8
30
#4
ACE
10
10
4
24
#5
ABC
4
14
8
26
#6
ACCDD
2...
24
20
46
TOTAL
42
86
52
180
14 C- 1�-
cod1 � P /N:'F
T� cam— Go►�-prr t o�,s COLS Lr `��ro —
,3
�v
1TiC�.{S
plc= cp- 5� JIG= 6Z,:r �
Z�I
J(Gs1L_40 5Z J�G g M. #413
y'c
-413
�. �I /Y�"C�D �-f7t�UiTl OAS, �G.-�1'DI F•iC� �y 1 Nr �%�1,c_,� � �Qh1��D� y �-t�5 ��
RAN
.-1q ev
V�-
"0 Gkhw-
��` 37
i
No
+54 r �VB'
►��
f 1AoC �c`.33 +
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�o
a
TWIN OAKS
Page 1
ANALYSIS OF THE IMPACT OF THE TWIN OAKS APARTMENTS
ON INTERSECTION TRAFFIC CAPACITIES
A. SCOPE OF THE STUDY
This study has been prepared for Twin Oaks Associates and the City
of South Burlington in order to determine the effect of the Twin Oaks
Apartments development upon traffic movement along Kennedy Drive,
specifically at the Kennedy Drive -Dorset Street and Kennedy Drive-Rte. 116
intersections. Eventual recommendations for changes in intersection
control will be relative to the specific intersection only, and will not
consider the effect of those changes in the general traffic pattern of the
area.
B. ANALYSIS OF PRESENT TRAFFIC CONDITIONS
1. Description of Intersections.
The various physical factors influencing the flow of traffic
through the intersections are presented in Table I below. Both the
Kennedy Drive -Dorset Street and Kennedy Drive-Rte 116 intersections
are controlled by fixed cycle three phase traffic signals. All four
approaches to the Kennedy Drive -Dorset Street intersection have right
turn lanes with directional arrows. These were added in the fall of
1975 and were reflected in the calculation of intersection capacities
contained in the Chittenden County Regional Planning Commission Urban
Transportation Study. The right turn on red law became effective in
South Burlington on July 1, 1977, and would increase the previously
used capacity standards for these intersections. However, these in-
creases are not clearly quantifiable and are not considered in this
study.
TWIN OAKS
Page 2
ON DESIGN CHARACTERISTICS
,EFT
'URN
IGNAL
RIGHT
TURN
ON
RED
ON
STREET
PARKING
PEDESTRIAN
CROSSINGS
DESIGN *
ADEQUACY
REMARKS
'0
YES
NO
SEE
GOOD
LOCATION OF HIGH SCH00]
REMARKS
MAY CAUSE INCREASED
CONGESTION DUE TO
PEDESTRIANS IN FUTURE
10
YES
NO
SEE
FAIR TO
SOUTH APPROACH HAS
REMARKS
GOOD
APPROX. 10% GRADE
0
ES
NO
INSIGNIF.
GOOD
'0
YES
NO
INSIGNIF.
GOOD
'0
ES
NO
INSIGNIF.
GOOD
:UTS NEAR INTERSECTION
10 .
TWIN OAKS
Page 3
2. 1977 Traffic Volumes
Traffic counts for both intersections were obtained from the
Vermont Department of Highways. (See Appendix A) These were one
day, six hour turning movements surveys conducted on August 23, 1977
for the Kennedy Drive-Rte. 116 intersection, and on December 2, 1975
at Dorset Street and Kennedy Drive. These volumes have been updated
and recomputed to 1977 Average Daily Traffic (ADT) and Peak Hour (PHV)
volumes according to Department of Highway formulas and are presented
in Table -Iu;ITL
C. PROJECTED TRAFFIC INCREASES FROM THE TWIN OAKS APARTMENTS PROJECT
Traffic generated by the Twin Oaks Apartments has been forecast
according to the standard of one (1) vehicle trip per dwelling unit
at peak hour. Of these, 0.75 were vehicles returning to the develop-
ment, and 0.25 were exiting. Only the former were considered in this
study.
Assumptions as to the origin of these return trips were based on
the location of major employment centers and commercial development in
the Greater Burlington area, including the Digital Industrial Complex.
Briefly, the I-89 approach to Kennedy Drive and Dorset Street was as-
signed primary importance (40% of additional traffic), while Dorset
Street North (15%) and Dorset Street South (15%) and Kennedy Drive
East of Rte 116 (30%) were of secondary importance. The distribution
of additional vehicle trips within the intersections is shown in Table
II and Table III.
TWIN OAKS
Page 4
F ADDITIONAL TRAFFIC
ECTION APPROACHES
T KENNEDY DRIVE — RTE. 116
DORSET ST. KENNEDY DR.IKENNEDY DR. RTE. 116 1 RTE. 116
SOUTH WEST EAST NORTHWEST SOUTHEAST
20 I
41 (CHANGE I COANGE CHANGE
Twin U;tks
Page 5
TABLE III
INTERSECTION CAPACITY ANALYSIS
KENNEDY DRIVE AND DORSET STREET
TOTAL
VEHICLE
1977
ADDITIONAL VOLUME (PH)
PEAK
CAPACITY
APPROACH
MOVEMENT
PHV
Twin Oaks
HOUR
G/C
VPiI
V/C
VOLUME
DORSET ST.
St.
130
130
(North)
Lt.
171
20
191
43%
648
0.80
Rt.
206
206
527
KENNEDY DR.
St.
356
--
336
43%
1060
0.59
(East)
Lt.
84
--
84
Rt.
183
623
DORSET ST.
St.
112
--
112
43%
600
0.42
(South)
Lt.
2
--
2
Rt.
117
20
137
251
1-89
St.
339
54
393
43%
639
0.90
(West)
Lt.
178
--
178
Rt.
6
--
6
577
i
Twin
Oaks
TABLE III (continued)
'
Page
5 -continued
!I
INTERSECTION CAPACITY ANALYSIS
KENNEDY DRIVE AND RT. 116
I
TOTAL
VEHICLE
1977
ADDITIONAL VOLUME (PH) PEAK
CAPACITY
1'
APPROACH
MOVEMENT
PHV
Twin Oaks HOUR
G/C
VPH
VPC
VOLUME
TABLE -
KENNEDY DRIVE AND RT. 116
RT. 116
St.
199
-- 199
31%
348
1.42
(Northwest)
Lt.
38
-- 38
Rt.
256
-- 256
493
KENNEDY DR.
St.
436
41 477
47%
958
0.58
(Northeast)
Lt.
43
-- 43
Rt.
38
-- 38
!
558
Rt. 116
St.
58
-- 58
31%
413
r
0.39
(Southeast)
Lt.
32
-- 32
Rt.
70
-- 70
160
KENNEDY DR.
St.
415
-- 415
47%
1215
0.57
(West)
Lt.
147
-- 147
Rt.
141
-- 141
703
V/C = Volume/Capacity;
G/C - Percentage Green Seconds per signal cycle; VPC -
Vehicle per
hour
l
;
PHV = Peak
Hour Volume
1. Source:
Chittenden
County Regional
Planning Commission, Urban Transportation
Study, 1976.
[
f
Twin Oaks
page 6
D. CONCLUSIONS AND RECOMMENDATIONS
Volume per capacity ration (Table III) indicate that the Twin Oaks development
will not create an unstable level of traffic flow (V/C = 1.0) at any of the inter-
section approaches analyzed. However, the I-89 exit ramp at Dorset Street would be
close to saturation (V/C = 0.90). It is presently not wide enough to permit an
adequate two lane approach to the intersection, although two lane queues of two
to four vehicles do occur. Flows are restricted by the large percentage of left
turning vehicles from this approach, which create a high level of conflict with
vehicles leaving Kennedy Drive.
A separate left turn lane would dramatically increase the capacity of this
approach. Temporary alleviation of the problem could be achieved by changing the
green cycle to reflect the higher V/C ratio for I-89 and Kennedy Drive approaches.
A G/C ratio of 41% for Dorset Street and 45% for I-89 would create V/C ratios of
0.85 or under for all approaches.
An unstable level of peak hour service already exists along the Rt. 116 north-
west approach to Kennedy Drive. However, traffic generated by the Twin Oaks
Apartments would not significantly contribute to the problem. As in the case above,
increasing the green cycle for this approach would relieve congestion considerably.
Twin Oaks
APPENDIX A
REFERENCES TO TRAFFIC VOLUME DATA
Appendix A page 1
_ t
I�
- - " = INTERSTATE
r��•-EDERAL •410 PRIMARY 1
'•'-• Fr ERAL AID PdIMART EXTENSION f N
FEDERAL AID SECONDARY
FEDERAL AID. URBAN SYSTEM - EXISTING ,r
�' • --•n I
FEDERAL AID URBAN SYSTEM - PROPOSE.
NON FEDERAL AID STREETS
U. S NUMBERED ROUTE
`S STATE NUMBERED ROUTE
Ir
F A U. UNITS
IV R
TOWN BOUNDARY
TOWti.-
—ems •\ `` /� - KU. .B9 COLCHESTER �" .,� • , 1 r-3,70
SK
•'\ � CITYOF
� ��- • �•,••y � ��. y. �•. ••i. �_
BURLINGTON I'soao ..� g740 -1 / I / �•:;� \ �'�ss_...
4-3
\�• /� 4900. j:``•-' - _ 93io .�..��,' / IR OS r • •:•�:,\�i 11]
• ": _ _IT �• Tim
� ''' S�•O ,•.. \� CITY4. Y� t•'�_
'L'_`l'. - 3}�5O^ 42 t !• J / OF
/ VILLAGE \,.
• 7'J 29.44C0., .)�� \\:/ •�'%— S`OUT4 BURLI`:GTON ! OF,._ •\` �. •'`
•..�"9y�yoj�1 / % �__- ESSEX J:.:C
3530
kit , \ j
a •'r.'si ►es:s'` �, - • 2rso. `"`�� - , ♦ • .. \ /
NT
`CF BURL :`:3-DV ri i ,' : t _• ; zeeao_iT�r e,• •rs-D. '.� "i :r-E eeer ova:
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\ �--'L•—`ems_...___ _i5730
IL 9=9
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64601
.557C rl -S.
. - •• r a Se70 27Qi�- 7-ia1
eo
r--IJI• .
870
IT—
:? -<OACO s �-
AVERAGE WEEKDAY TRAFFIC VOLUME - 1976
'C�- VEHICLES PER DAY
-14$- FIGURE 30
L Source: Chittenden County Regional Planning Commission, Urban
Transportation Study, 1976
%=■
TURNING MOVEMENT DATA SHEET
Appendix 'Bk VERMONT HIGHWAY PLANNING DIVISION
page 2 TRAFFIC RESEARCH SECT.
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TWIN OAKS
Page 1
ANALYSIS OF THE IMPACT OF THE TWIN OAKS APARTMENTS
ON INTERSECTION TRAFFIC CAPACITIES
A. SCOPE OF THE STUDY
This study has been prepared for Twin Oaks Associates and the City
of South Burlington in order to determine the effect of the Twin Oaks
Apartments development upon traffic movement along Kennedy Drive,
specifically at the Kennedy Drive -Dorset Street and Kennedy Drive-Rte. 116
intersections. Eventual recommendations for changes in intersection
control will be relative to the specific intersection only, and will not
consider the effect of those changes in the general traffic pattern of the
area.
B. ANALYSIS OF PRESENT TRAFFIC CONDITIONS
1. Description of Intersections.
The various physical factors influencing the flow of traffic
through the intersections are presented in Table I below. Both the
Kennedy Drive -Dorset Street and Kennedy Drive-Rte 116 intersections
are controlled by fixed cycle three phase traffic signals. All four
approaches to the Kennedy Drive -Dorset Street intersection have right
turn lanes with directional arrows. These were added in the fall of
1975 and were reflected in the calculation of intersection capacities
contained in the Chittenden County Regional Planning Commission Urban
Transportation Study. The right turn on red law became effective in
South Burlington on July 1, 1977, and would increase the previously
used capacity standards for these intersections. However, these in-
creases are not clearly quantifiable and are not considered in this
study.
TWIN OAKS
Page 2
;RSECTION DESIGN CHARACTERISTICS
;EN
fE
;)
LEFT
TURN
SIGNAL
RIGHT
TURN
ON
RED
ON
STREET
PARKING
PEDESTRIAN
CROSSINGS
DESIGN *
ADEQUACY
r
REMARKS
o
NO
ES
NO
SEE
GOOD
LOCATION OF HIGH SCHOOL
REMARKS
MAY CAUSE INCREASED
CONGESTION DUE TO
PEDESTRIANS IN FUTURE
NO
YES
NO
SEE
FAIR TO
SOUTH APPROACH HAS
REMARKS
GOOD
APPROX. 10% GRADE
NO
YES
NO
INSIGNIF.
GOOD
NO
YES
NO
INSIGNIF.
GOOD
.%
NO
YES
NO
INSIGNIF.
GOOD
CURB CUTS NEAR INTERSECTION
TWIN OAKS
Page 3
2. 1977 Traffic Volumes
Traffic counts for both intersections were obtained from the
Vermont Department of Highways. (See Appendix A) These were one
day, six hour turning movements surveys conducted on August 23, 1977
for the Kennedy Drive-Rte. 116 intersection, and on December 2, 1975
at Dorset Street and Kennedy Drive. These volumes have been updated
and recomputed to 1977 Average Daily Traffic (ADT) and Peak Hour (PHV)
volumes according to Department of Highway formulas and are presented
in Table -1AL,_UE
C. PROJECTED TRAFFIC INCREASES FROM THE TWIN OAKS APARTMENTS PROJECT
Traffic generated by the Twin Oaks Apartments has been forecast
according to the standard of one (1) vehicle trip per dwelling unit
at peak hour. Of these, 0.75 were vehicles returning to the develop-
ment, and 0.25 were exiting. Only the former were considered in this
study.
Assumptions as to the origin of these return trips were based on
the location of major employment centers and commercial development in
the Greater Burlington area, including the Digital Industrial Complex.
Briefly, the I-89 approach to Kennedy Drive and Dorset Street was as-
signed primary importance (40% of additional traffic), while Dorset
Street North (15%) and Dorset Street South (15%) and Kennedy Drive
East of Rte 116 (30%) were of secondary importance. The distribution
of additional vehicle trips within the intersections is shown in Table
II and Table III.
n
TWIN OAKS
Page 4
V OF ADDITIONAL TRAFFIC
ERSECTION APPROACHES '
.lEET KENNEDY DRIVE — RTE. 116
ST. IDORSET ST. KENNEDY DR.IKENNEDY DR. I RTE. 116 1 RTE. 116
SOUTH WEST EAST NORTHWEST I SOUTHEAST
20 I
41 ICHANGE I CHHANCE I CHANGE
. 40
Twin U;iks
Page 5
TABLE III
INTERSECTION CAPACITY ANALYSIS
KENNEDY DRIVE AND DORSET STREET
TOTAL
VEHICLE
1977
ADDITIONAL VOLUME (PH)
PEAK
CAPACITY
APPROACH
MOVEMENT
PHV
Twin Oaks
HOUR
G/C
VPH
V/C
VOLUME
4
DORSET ST.
St.
130
130
(North)
Lt.
171
20
191
43%
648
0.80
Rt.
206
206
527
KENNEDY DR.
St.
356
--
336
43%
1060
0.59
(East)
Lt.
84
--
84
Rt.
183
623
DORSET ST.
St.
112
--
112
43%
600
0.42
(South)
Lt.
2
--
2
Rt.
117
20
137
251
1-89
St.
339
54
393
43%
639
0.90
(West)
Lt.
178
--
178
Rt.
6
--
6
577
TABLE III (continued)
INTERSECTION CAPACITY ANALYSIS
KENNEDY DRIVE AND RT. 116
Twin Oaks
Page 5 -continued
___..._ - - _ ----•---
-
TOTAL
VEHICLE
1977
ADDITIONAL VOLUME
(PH) PEAK
CAPACITY
1'
APPROACH
MOVEMENT
PHV
Twin Oaks
HOUR
G/C
VPH
VPC
VOLUME
TABLE -
KENNEDY DRIVE AND RT.
116
RT. 116
St.
199
--
199
31%
348
1.42
(Northwest)
Lt.
38
--
38
Rt.
256
--
256
493
KENNEDY DR.
St.
436
41
477
47%
958
0.58
(Northeast)
Lt.
43
--
43
Rt.
38
--
38
558
Rt. 116
St.
58
--
58
31%
413
I
0.39
(Southeast)
Lt.
32
--
32
Rt.
70
--
70
160
ftt
KENNEDY DR.
St.
415
--
415
47%
1215
0.57 f
i
(West)
Lt.
147
--
147
Rt.
141
--
141
703
E
V/C = Volume/Capacity;
G/C - Percentage
Green Seconds per
signal cycle; VPC -
Vehicle per
hour
PHV = Peak
Hour Volume
1. Source:
Chittenden
County Regional Planning Commission, Urban Transportation
Study, 1976.
E
E
Twin Oaks
page 6
0
D. CONCLUSIONS AND RECOMMENDATIONS
Volume per capacity ration (Table III) indicate that the Twin Oaks development
will not create an unstable level of traffic flow (V/C = 1.0) at any of the inter-
section approaches analyzed. However, the I-89 exit ramp at Dorset Street would be
close to saturation (V/C = 0.90). It is presently not wide enough to permit an
adequate two lane approach to the intersection, although two lane queues of two
to four vehicles do occur. Flows are restricted by the large percentage of left
turning vehicles from this approach, which create a high level of conflict with
vehicles leaving Kennedy Drive.
A separate left turn lane would dramatically increase the capacity of this
approach. Temporary alleviation of the problem could be achieved by changing the
green cycle to reflect the higher V/C ratio for I-89 and Kennedy Drive approaches.
A G/C ratio of 41% for Dorset Street and 45% for I-89 would create V/C ratios of
0.85 or under for all approaches.
An unstable level of peak hour service already exists along the Rt. 116 north-
west approach to Kennedy Drive. However, traffic generated by the Twin Oaks
Apartments would not significantly contribute to the problem. As in the case above,
increasing the green cycle for this approach would relieve congestion considerably.
Twin Oaks
APPENDIX A
REFERENCES TO TRAFFIC VOLUME DATA
Appendix A page 1
a-- INTERSTATE
.•ems-COERAL -AID PRIMARY t
•-'^�++. FEDERAL AID PafMARY EXTENSION - IN
FEDERAL AID SECONDARY
FEDERAL AID. URBAN SYSTEM - EXISTING
•;+••N .\ FEDERAL AID URBAN SYSTEM - PROPOSE. �I
NON FEDERAL AID STREETS
•`a\`- `Y 1 U.S NUMBERED ROUTE
r `S STATE NUMBERED ROUTE
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- VEHICLES PER DAY
-148- FIGURE 30
Source: Chittenden County Regional Planning Commission, Urban i
Transportation Study, 1976 f
TURNING MOVEMENT DATA SHEET
Appendix SBA VERMONT HIGHWAY PLANNING DIVISION
page 2 TRAFFIC RESEARCH SECT.
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-7-
PLEASE DO NOT WRITE IN THIS SPACE
NO.
Filed:
(Location) (Date)
Signature of Coordinator/Com. Member
1. Name, address and phone number of the person seeking this permit?
Twin Oaks Associates, Route 100, Waitsfield, Vermont 05673
2. Name, address and phone number of the person to be contacted regarding this
application? (Complete this only if different from #1 above.)
A. J. Babcock (same address as above) 802-496-3121
Michael S. Ram (same address as above) 802-496-3121
3. Describe the project briefly including its location, type, number of units,
lots, etc. Indicate the high and low elevations and outline the tract of
land on a county highway map and attach the map to this form.
Twin Oaks Apartments will be located in So. Burlington, Vermont,
off Kennedy Drive. The project will consist of 180 rental units.
High Elevation: 320' above sea level
Low Elevation: 265' above sea level
4. Give the address of each of the applicant's offices in Vermont, if any.
Same as item #1 above.
5. Does the applicant own the tract of land in fee simple? If not, what is
the applicant's legal interest in the land, what is the name and address
IBM
of the owner? Applicant has an option agreement with
Burlington Indoor Tennis Association, the present owners.
When did the applicant acquire ownership or control of the land?
Applicant will own land after permits & financing established.
6. If the applicant is not applying as an individual, what kind of legal
entity is the applicant filing as, e.g. partnership, corporation, etc.,
and the date and place the legal entity was formed. (Foreign corpora-
tions must supply the date they registered with the Secretary of State
for the State of Vermont, and the name of the person upon whom legal
processes are to be served.) Twin Oaks Associates is a partnership.
7. a. How ri,any acres are in the entire tract of land? In answering this,
include the total acreage of the landowner. 39.9 Acres
b, flow many acres are directly involved in this project? 35.1 Acres
8. On the back side of this page, write in the names and addresses of all
adjoining property owners. If you are not the landowner, list the names
and addresses of all property owners adjoining the landowner's tract of
land.
9. When do you plan to begin this project? Spring 1978
When will this project be completed? Spring 1980
10. Attach, when applicable, a copy of: restrictive covenants to be used in
deeds, restrictive provisions set forth in leases, bylaws of condominium
associations, or any other restrictions.
ME
11. Financing:
a. Excluding the cost of the land, what is the total cost of the project?
$2.7 MILLION Applicants for subdivisions should include cost
of any improvements, such as roads, ponds, etc.
b. How will this project be funded, what financing has been obtained, and
what additional financing will be necessary?
HUD Insured Mortgage Program 221 D (4)
c. If performance bonds will be required of contractors, attach details
of the bonds.
12. What municipal services do you intend to utilize? X police; X fire
protection; solid waste disposal; X road maintenance; X sewage
disposal; X water supply; other. (explain).
13. Will this project involve any of the following: (check those that apply.)
a. Fuel burning equipment c. Incinerators
b. Process equipment d. Air pollution control equipment
NOTE: Complete 14 and 15 below only when instructed to do so by a district coordina-
tor.
14. I/we hereby certify and affirm under oath that I/we have notified by personal
service or by certified mail, return receipt requested, the parties entitled
to notice of my/our application pursuant to Title 10 VSA, §6084, as follows:
(Each of the parties get a complete application, including plans):
South Burlington, Vermont, Williston Road
Game and Address of Municipality)
South Burlington Planning Commission c4o Steve Page
ame an dress o Municipal Planning Commission
Chittenden Count Regional Planning Commission, Essex Junction, Vt.
Name and ess of RegionalPlanningCommission)
gnature
8/29/77
SSP
SUGGEST - OTI:IN OF APPROVAL - BU:RLINC�TON INDOOR TENNIS CENTER. INC.
I move that the South Burlington Planning Commission approve
the final plat of Burlington Indoor Tennis Center, Inc., for sub-
division of a parcel of 39.9 acres into two lots of 35.1 and 4.F
acres; as depicted on a plan entitled "Site Plan - Twin Oaks Apart-
ments', dated 7/30/77, prepared by Landplan, Inc., subject to the
following stipulations:
1) The roadway to be dedicated to the City shall include an
easement to the Bergtier property (at its southeast corner) and an
extension of the right of way south 200' and west 1001. along the
northwest corner of lot #1 so as to provide access to the planned
entrance to the Brand broperty condominiums.
2) The deed for the roadway and associated land shall include
the pumping station.
t,,
Mate of VertI t
OCT � an
Department of Fish and Game
Department of Forests and Parks
Department of Water Resources
Environmental Board
Division of Environmental Protection
Division of Recreation
Division of Planning
Natural Resources Conservation Council
AGENCY OF ENVIRONMENTAL CONSERVATION
MARTIN L. JOHNSOIN, Secretary
DEPARTMENT OF FORESTS AND PARKS
P. 0. Box 132
Essex Junction, VT 05452
September 29, 1977
Stephen B. Sease RECEIVED
Land Use Administrator
Agency of Environmental Conservation OCT t 1917
Montpelier, Vermont 05602 MANAGER'S OFFICE
RE: Application #4CO294 CITY 4 ' iRLINGTON
Twin Oaks Associates (A. J. Babcock)
Apartment complex in South Burlington
Site Description:
This proposal is located off Kennedy Drive in South Burlington adjacent to
the Burlington Indoor Tennis Center 01IC0075).
Soils are primarily Hinesburg, with Covington @ cluster IV and swamp
adjacent to Kennedy Drive. Most of the area is open, rolling meadow, bisected
by a northerly -running dry gully. Woodland between the proposed buildings and
the swamp is primarily red oak and red maple. Woodland in the vicinity of
cluster IV is pole-sawlog white pine.
Lands to the east are a medical complex and condominiums, to the south is
a stream and I-89 beyond, and to the west (beyond the Tennis Center) is pasture.
Plans & Comments:
I have inspected the site and reviewed the project with Michael Ram.
Municipal water supply and sewage disposal will be utilized.
There will be extensive earthmoving associated with this project, indicating
a need for proper erosion control. In addition to Mr. Maclay's recommendations, it
would be wise to minimize the area to be disturbed at any one time. The gully which
bisects the property will remain largely undisturbed and is designated to receive
most storm water. Although the gully receives much storm run-off in its natural
state, the increased velocity of discharges as a result of this development may
initiate erosion in the bottom of the gully. Appropriate rip -rap would prevent
such erosion. The energy dissipator proposed at each discharge point is the
Stephen B. Sease
Page 2
September 29, 1977
W0294
first such structure proposed in an Act 250 project in Chittenden County. The
Regional Engineer has indicated that this structure is superior in design and
performance to a rip -rapped apron.
The public street exists to the NE corner of the Tennis Center property,
and will be extended through the project to the east line.
The project has been reivewed by the local governmental bodies.
The project site is highly visible from I-89, especially the South -bound lane,
indicating the importance of aesthetic considerations. Of specific concern are:
the landscaping potential between building; 9B and the power line, loss of
existing trees at buildings 10A and 11C, and long-term maintenance guarantee of
the landscaping. Building; 9B is shown to be within two feet of the edge of
the power line R.O.W. This will not allow for the planting of large trees -
such plantings being an absolute necessity at that particular point.
Buildings 10A and 11C with associated parking areas will destroy most
of the best grove of trees on the site. The site of 10A is presently a stand of
white pine in excess of 12" diameter, with a park -like atmosphere. In addition
to its internal qualities, it could, if left intact, act as a visual buffer
between the apartments and I-89. As the site plan shows, 11C and its parking
will eliminate a fair portion of this grove, however, the trees are smaller and
thicker. I would strongly recommend that the Agency take the position that
cluster III be redesigned to eliminate building 10A (relocate it elsewhere in
the project) and that a specific portion of the existing; stand of trees remain
undisturbed, said undisturbed area to be fixed in a field conference of
interested parties.
As with other projects of high visibility I would recommnd that the applicant
guarantee the character of the landscaping for an extended period.
Other aesthetic considerations include building design and lighting. It
appears that this proposal includes buildings of the same design as those in
Indian Brook apartments in Essex Junction. There was no mention of outside
lighting in the application, however, the lighting plan should be discussed.
Most of the proposed development area is primary agricultural soil.
The building plans show R-19 insulation the exterior walls and
insulation of approximately R-30 (9 Z
ked fiberglass) in ceilings.
Advisor
RSR:mis
cc:Curt Carter
A. J. Babcock
OFFICE OF THE COMM16'+IONER
STATE OF VERMONT
DEPARTMENT OF HIGHWAYS
MONTPELI ER
05002
October 3, 1977
Act 250 Administrator
Agency of Environmental Conservation
Division of Environmental Protection
Montpelier, Vermont 05602
NOTICE OF APPLICATION TO ENVIRON^9ENTAL DISTRICT
Re:_ App. #4CO294, Twin Oaks Associates, South Burlington T
Dear Sir:
Pursuant to the provisions of Act 250 of the 1970 Legislature,
Environmental Board and District Commissions, the Department of
Highways has reviewed the above -referenced Notice and offers the
following:
No adverse comment
This agency may have a program affected by this project
and indicates interest as follows:
City of South Burlington should monitor traffic generated by the phasing
of this development, with a view toward requiring necessary traffic
controls when needed.
Attach.
cc: District Engineer Wood
Sincerely,
Ronald E. W. Crisman
Acting Commissioner
By: d.
9�
Chief igi eer
S IA -I L Of 4 LRMONT
AGENCY OF ENVIRONMENTAL CONSERVATION
INTERAGENCY ACT 250 REVIEW COMMITTEE
RE: Twin Oaks Associates ) DISTRICT ENVIRONMENTAL COMMISSION
Apartment Complex )
South Burlington ) APPLICATION #4CO294
RECEIVED
OCTOBER 5, 1977
aC T 61977
Entry of Appearance CMY GAGERS OFFICE
' �4LINC3 rc�1V
Please enter the appearance of the Agency of Environmental Conservation
State of Vermont in the above captioned matter.
PRE -HEARING COMMENTS
Enclosed are comments of the Environmental Advisor and the Vermont
Department of Highways.
The two principal areas of concern with this application appear to be
primary agricultural soils and aesthetics. The applicant must demonstrate
that it does not own or control nonagricultural or secondary agricultural soils
which are reasonably suited to the purpose and that the development has been
planned to minimize or reduce agricultural potential either by providing for
reasonable population densities and rates of growth or through new community
planning and economization of land usage.
The Act 250 Review Committee supports the comments of the Advisor with
regard to aesthetics. I-89 is under a great deal of development pressure in
Chittenden County. The District Commission must insure that the aesthetics
of the highway are preserved. The Environmental Advisor has made specific
recommendations with regard to relocation of buildings which should be
addressed by the developer and Commission.
An exterior lighting plan should be submitted.
The Act 250 Review Committee feels that a site inspection of the proposed
development by the District Environmental Commission would help it to
understand more clearly the issue of aesthetics and the need for careful
landscaping and preservation of natural vegetation on the site.
I hereby certify that a copy of the foregoing NOTRY OF APPEARANCE
and PRE -HEARING COMMENTS was sent by U.S. Mail (Postage Prepaid) to all
statutory parties.
Dated on this 5th day of October, 1977 at Montpelier, Vermont.
Respectfully submitted,
AGENCY OF ENVIRONMENTAL CONSERVATION
INTERAGENCY ACT 250 REVIEW COMMITTEE
By
Stephel B. Sease
cc: Jim Sairs
I --w M&-a
-- M-4-1
"TWIN OAKS ABUTTORS"
Howard Brand
Box 242
Essex Junction, VT Thelma Tilley
c/o Mary Barbara Maher
Aruth.t7.SBergner 660 Hinesburg Road
134 Pro$?ect Parkway
Burlington,VT
Aesculapius, Inc.
1 TimberLane
Salisbury Realty Hlldings
Carl W. Schwenn
15 Timber Lane
LA qn 40
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SOUTH BURLINGTON POLICE DEPARTMENT
555 DORSET STREET
SOUTH BURLINGTON, VERMONT 05401
Richard G. Carter, Chief
Telephone 658-1050
March 18, 1977
William B. Wessel, Chairman
South Burlington Planning Commission
South Burlington, Vermont
Dear Sir:
The South Burlington Police Department is presently operating at
its maximum for the size of our City. The new developments,
Horizon Heights and Twin Oaks, will seriously over -tax our present
capabilities to efficiently enforce the law and protect life and
property.
It is my opinion that these new developments will make it imparative
that the department be expanded, not only in personnel, but in
equipment, dramatically and immediately.
Ve truly yours,
Richard G. Carter
RGC:mb
Memorandum - Next meeting's agenda items
November 4, 1977 zZ
Page II
Country Park Apartments (Elderly Housting) - Revised Final Plat
This is a revision of the final plat approved April 26, 1977.
There are two major changes: First, the 100 units are now located
in 3 buildings (4 previously) and secondly, the projected is being
divided into 2 phases, 76 units and 24 units. Also, a deceleration
lane, which will improve access,has,been shown.
Utilities will be reviewed again so that, among other things,
water lines may be extended to the west and south property lines.
I assume the community building and bus stop will be retained in
the center island. Parking spaces have been reduced from 88 in
the previous plan to 63 - if a waiver is granted, a minimum of 75
must be shown. The construction of the second phase should be
subject to restrictions which have been applied to other multi phase
projects.
Twin Oaks - Revised Final Plat
Revisions to this plan include:
1) Total of 184 units (formerly 180) and 7 addition parking
spaces.
2) More 1 and 2 bedroom units, fewer 3 bedroom units.
3) Buildings on the south edge of the project have been
relocated to save more existing trees.
These changes generally improve the project.
1... - .__
Leisure Architects
Warren, Vermont
12 September 1977
Mr. Stephen Page
South Burlington Planning Commission
South Burlington, Vermont
Dear Steve:
Recreational Marketing and Planning
131 State Street
Boston, Massachusetts 02109
Telephone (617) 723-3226
Union Brook Road
Northfield, Vermont 05663
Telephone (802) 485-7749
We are pleased to submit herewith the traffic impact study prepared for
the Twin Oaks Apartments Project by Land Plan, Inc. The study relies on
data supplied by the Vermont Department of Highways, Traffic Research
Division, the Chittenden County Regional Planning Commission, as well as
information supplied by your office. The conclusions are in regard to the
effect of the Twin Oaks Apartments project only. Recommendations for
improving traffic flow consider movements within the specific intersections
only, without regard to the overall traffic pattern of the area.
We feel that the results of the study show that the Twin Oaks Apartments
project will not create traffic volumes that exceed the capacities of the
intersections and roadways involved.
Respectfully yours,
TWIN OAKS ASSOCIATES
Judson Babcock
/LAN, NC
i
I
onald R. Swain
TWIN OAKS
Page 1
ANALYSIS OF THE IMPACT OF THE TWIN OAKS APARTMENTS
ON INTERSECTION TRAFFIC CAPACITIES
A. SCOPE OF THE STUDY
This study has been prepared for Twin Oaks Associates and the City
of South Burlington in order to determine the effect of the Twin Oaks
Apartments development upon traffic movement along Kennedy Drive,
specifically at the Kennedy Drive -Dorset Street and Kennedy Drive-Rte. 116
intersections. Eventual recommendations for changes in intersection
control will be relative to the specific intersection only, and will not
consider the effect of those changes in the general traffic pattern of the
area.
B. ANALYSIS OF PRESENT TRAFFIC CONDITIONS
1. Description of Intersections.
The various physical factors influencing the flow of traffic
through the intersections are presented in Table I below. Both the
Kennedy Drive -Dorset Street and Kennedy Drive-Rte 116 intersections
are controlled by fixed cycle three phase traffic signals. All four
approaches to the Kennedy Drive -Dorset Street intersection have right
turn lanes with directional arrows. These were added in the fall of
1975 and were reflected in the calculation of intersection capacities
contained in the Chittenden County Regional Planning Commission Urban
Transportation Study. The right turn on red law became effective in
South Burlington on July 1, 1977, and would increase the previously
used capacity standards for these intersections. However, these in-
creases are not clearly quantifiable and are not considered in this
study.
IS
TWIN OAKS
Page 2
TABLE I
INTERSECTION
STREET
TRAVEL
LANE
WIDTH
R.T.
LANE
L.T.
LANE
SIGNAL
CONTROL
-- - -
GREEN
TIME
M
LEFT
TURN
SIGNAL
RIGHT
TURN
ON
RED
iLl\1J11VJ
ON
STREET
PARKING
PEDESTRIAN
CROSSINGS
DESIGN
ADEQUACY
REMARKS
KENNEDY DRIVE
(TWO)
NO
YES
F.C. 3
43%
NO
YES
NO
SEE
GOOD
LOCATION OF HIGH SCHOOL
(LANE)
REMARKS
MAY CAUSE INCREASED
CONGESTION DUE TO
PEDESTRIANS IN FUTURE
DORSET STREET
(TWO)
NO
YES
F.C. 3#
43%
NO
YES
NO
SEE
FAIR TO
SOUTH APPROACH HAS
N. & S.
(LANE)
REMARKS
GOOD
APPROX. 10% GRADE
I-89
(ONE)
(LANE)
NO
NO
F.C. 3�
43%
NO
YES
NO
INSIGNIF.
GOOD
KENNEDY DRIVE
(TWO)
NO
YES
F.C. 31
47%
NO
YES
NO
INSIGNIF.
GOOD
E. & W.
(LANE)
RTE 116
(TWO)
NO
NO
F.C. 3�
31%
NO
ES
NO
INSIGNIF.
GOOD
N. & S.
(LANE)
* CONSIDERS: ALIGNMENT; GRADIENT; VISIBILITY; NO. OF CURB CUTS NEAR INTERSECTION
� FIXED CYCLE, THREE PHASE, NO SIGNAL DELAY
Twin Oaks
Page 5
TABLE III
INTERSECTION CAPACITY ANALYSIS
KENNEDY
DRIVE AND DORSET STREET
TOTAL
VEHICLE
1977
ADDITIONAL VOLUME (PH)
PEAK
CAPACITY
APPROACH
MOVEMENT
PHV
Twin Oaks
HOUR
G/C VPH V/C
VOLUME
DORSET ST.
St.
130
130
-�
(North)
Lt.
171
20
191
43% 648 0.80
Rt.
_-
206
�206
5'7
527
KENNEDY DR.
St.
356
--
336
43% 1060 0.59
i'
(East)
Lt.
/AA\L?
84/
--
84
Rt.
183
-
--
183
623
DORSET ST.
St.
112
--
112
43% 600 0.42
(South)
Lt.
2
--
2
Rt.
117
20
137
3
251
I-89
St.
339
54
393
43% 639 0.90
(West)
Lt.
178
--
178
Rt.
--
6
�6 _
577
TABLE III (continued)
INTERSECTION CAPACITY ANALYSIS
KENNEDY DRIVE AND RT. 116
Twin Oaks
Page 5 -continued
TOTAL
VEHICLE
1977
ADDITIONAL VOLUME (PH)
PEAK
CAPACITY
APPROACH
MOVEMENT
PHV
Twin Oaks
HOUR
G/C
VPH 1.
VPC
VOLUME
TABLE -
116
KENNEDY DRIVE AND RT.
RT. 116
St.
199
--
199
31%
348
1.42
(Northwest)
Lt.
38
--
38
Rt.
256
--
256
493
KENNEDY DR.
St.
436
41
477
47%
958
0.58
(Northeast)
Lt.
43
--
43
Rt.
38
--
38
558
Rt. 116
St.
58
--
58
31%
413
0.39
(Southeast)
Lt.
32
--
32
Rt.
70
--
70
160
KENNEDY DR.
St.
415
--
415
47%
1215
0.57
([lest)
Lt.
147
--
147
Rt.
141
--
141
703
V/C = Volume/Capacity;
G/C - Percentage
Green Seconds per signal
cycle; VPC -
Vehicle per
hour
PHV = Peak
Hour Volume
1. Source:
Chittenden
County Regional Planning Commission, Urban Transportation
Study, 1976.
Twin Oaks
page 6
D. CONCLUSIONS AND RECOMMENDATIONS
Volume per capacity ration (Table III) indicate that the Twin Oaks development
will not create an unstable level. of traffic flow (V/C = 1.0) at any of the inter-
section approaches analyzed. However, the I-89 exit ramp at Dorset Street would be
close to saturation (V/C = 0.90). It is presently not wide enough to permit an
adequate two lane approach to the intersection, although two lane queues of two
to four vehicles do occur. Flows are restricted by the large percentage of left
turning vehicles from this approach, which create a high level of conflict with
vehicles leaving Kennedy Drive.
A separate left turn lane would dramatically increase the capacity of this
approach. Temporary alleviation of the problem could be achieved by changing the
green cycle to reflect the higher V/C ratio for I-89 and Kennedy Drive approaches.
A G/C ratio of 41% for Dorset Street and 45% for I-89 would create V/C ratios of
0.85 or under for all approaches.
An unstable level of peak hour service already exists along the Rt. 116 north-
west approach to Kennedy Drive. However, traffic generated by the Twin Oaks
Apartments would not significantly contribute to the problem. As in the case above,
increasing the green cycle for this approach would relieve congestion considerably.
Twin Oaks
APPENDIX A
REFERENCES TO TRAFFIC VOLUME DATA
Appendix A page 1
INTERSTATE
r�M
FEDERAL ,AID PRIMARY
-%OERAL
AID PRIMARY EXTENSION
—'—
FEDERAL AID SECOND4RY
FEDERAL A10. URBAN SYSTEM — EXISTING
j
FEDERAL AID URBAN SYSTEM — PROPOSE(
- —_—
NON FEDERAL AID STREETS
`7I
U.S NUMBERED ROUTE
`3
STATE NUMBERED ROUTE
FA U LIMITS
—
TOWN BOUNDARY
y � :03001 1-0
�
{,�',' may' zu:•3 �.
_:t EN+ A R 3E :'ENT J 1 J
CF BURL:14G-01Na _y; Aft _•: I
5750 1 1
22X - • ^�
—root J
6250
�� 26kJ
i
1 206C0
. 3530 / ��'-- - -�
ItESSEX JUNCT.Ot7
�� I \
t
1.E-
iPG r
-.
'
J I -T,
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1^s•..
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900 —
�
e 0
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3370 �-�•
a ..
6770 ..
.
I16
.:.� j• 2A '
f � I e7o
•
i 33E0
AVERA(jE WEEKDAY TRAFFIC VOLUME - 1976
,�]- VEHICLES PER DAY
-148- FIGURE 30
Source: Chittenden County Regional Planning Commission, Urban
Transportation Study, 1976 p
4 - .
TURNING MOVEMENT DATA SHEET CODE
NC).:-
APPendixtBa VERMONT HIGHWAY PLANNING DIVISION PLACE:
�/on
_
page 2 TRAFFIC RESEARCH SECT.
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November 14, 1977
Mr. A. Judson Babcoc''
T .H.A. l 1hce
Valley Professional Center
Waitsfield, Vermont 45673
Res Vein Oaks Revised Final Flat
Dear 'ir. Babcock:
This is to confirm the action of the South Burlington Planning
Commission in approving your revised final slat, for T-An Calls Apart-
ments (184 units), on November 3, 1977.
The minutes of the meeting are enclosed, which specify the
conditions of approval. These conditions plus the requirements of
the subdivision regulation which are applicable to approved final
plats (i.e., plat must b~ recorded Prior to 2/3/79), must be sat-
isziad prior to the issuanca of any building permits.
i have also enclosed the minutes of the 9/13 and 9,/20 mi�4etings
so that a complete and correct list of your approval stipulations.
Please call if you have any grestions.
Yours truly,
Stephen Page
Planning 'Assistant
SP/mcg
3 Encl