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Home My WebLink AboutBATCH - Supplemental - 0244 0250 0000 Van Sicklen RoadMemorandum December 5, December 1, Page 4 - Planning 1989 agenda items 1989 6) WESSEL. PRD, VAN SICKLEN ROAD Bill Wessel is coming to the Corcunission - discuss a possible PRD on approximately 50 acres off Van Sicklen Road. There are sever- al issues on which the Commission needs to make a decision iii terms of interpreting the Zoning Regulations - AgR District. The first issue is whether Mr. Wessel's land qualifies as a PRD or not. A minimum of 50 acres is needed. According to Mr. Wessel, he has 50 acres, however, approximately 10 acres. are located in Williston. The question is whether the 10 acres in Williston can be counted in older to qualify the parcel. as a PRD. If not., there are only 40 acres in South Burlington and, there- fore, E. PRD is not allowed. According to City Attorney, Steve Sti_tsel, there is no case law that he is aware of that addresses this situation. Therefore, it is basically up to the Planning Commission to set precedent. At this point, Steve advises the Planning Commission not to include Williston Ian(' in determining; whether there is enou-ph land tc: qualify as a PRD. First, Section 6.502(b)(4) of the Zonin. regulations references contiguous or non-contiguous lots within the AgR District. The Williston ]and is not within the AgR District. Secondly, Steve is concerned that such a precedent may lead to trouble in the future. For example, what if there is a situation where a 50 acre parcel straddles the City line and 10 acres are located in South Burlington and the remaining 40 acres are in another town? Does this qualify as a PRD which could theoreti- cally allow 100 units on 10 acres in South Burlington? The second issue which needs to be addressed is in relation to Section 19.152.(a) of the Zoning Regulations. This section de- fines the lower end of a maximum density range. Specifically, the ordinance says when determining developable area to subtract areas of "excessive wetness." Mr. Wessel had a wetlands survey done on his property which indicated a large portion of his parcel to be covered with wetlands. However, much of the wet- lands identified are not what we usually think of when we envi- sion a wetland. Wetlands today can consist of wet pastures which are classified more by plant type than their extent of wetness. 4 Memorandum December. 5, December 1, Page 5 - Planning 1989 agenda items 1989 The Comn-ti si >:: is goring +o have to define tht tern 1 _ _v_ v,etness" so it may be applied to this project in order to determine the appropriate density range. Clearly, the definition should relate to suitability of supporting a structure. There may be some sort of engineering or soils standards that may be appropriate to apply. 8) !FACTORY QITLET, REVISED PARKING. SHELBURNE ROAD Heathcote Associates is requesting approval for a minor change to the front parking area to improve circulation. There is current- ly a bottlenecking problem at the end of the entrance chute caused by tight geometries. I have been to the site several times in the past two weeks to observe the situation. I agree there is a problem. I feel it could be resolved by increasing the radii similar to what is shown on Sketch "A". This would, however, result in the loss of two parking spaces. Other than that, I feel the circulation is working fine. The circulation could be somewhat further improved with additional direction signs (i.e., exit. signs). 9) CITIZEN PARTICIPATION FORUMS Enclosed is the tabulated information developed from zen participation forums held in October. Attached which I summarize what I interpret to be the major concerns raised by the participants. the 3 cizi_- is a memo in issues and 5 WM. D. COUNTRYMAN Environmental Assessment And Planning R.D.1, WINCH HILL NORTHFIELD, VERMONT 05663 802-485-8421 5 July 1989 William B. Wessel Real Estate Development & Management 70 Highland Terrace South Burlington, VT 05401 Dear Bill, I am sending you, enclosed, the completed forms for the wetland delineation of your property which Bruce Watson and I performed on 30 June. These forms are required by the Army Corps of Engineers to substantiate and document the delineation. I am retaining copies of them for my files as well. The next step will be for you to have a survey performed which will accurately map the wetland. The locations of the transects, which were flagged, should be mapped as well. I would appreciate it if you can send me a copy of the completed survey. As we discussed, it would be an excellent idea to forward a copy of the survey map to Terry Boyle so he may use it for conceptual planning. Sincerely W. D. Countryman WDC/s enc. Rq US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION I 1 ATYPICAL SITUATIONS DATE: �g J U TRANSECT: vlJ PLOT: Fite Number: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): LMMLN I S LUNLLUJIUNJ HYDROPHYTES? YES NO HYDRIC SOILS? YES NO WETLAND HYDROLOGY? YES NO Tree: species 1 tilDNc 2 — VEGETATION status Liana: II species 1 2 3 status Sapling/shrub: species status Seedling/Herb: species status LvN cEl,r - 1 I ah i 2 ;C'r cr A; i 3 /A IMPORTANT NOTEI Identify known or observed morphological, reproductive or physiological adaptations to life in saturated soils with an asterisk. Tally these plants as hydrophytes. PERCENT HYDROPHYTES: % REMARKS: JUIL Depth b Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch - — inch inch inch Series d Phase: CHECK M : _Histosol _Histic Epipedon _Reducing Conditions ,_Aquic Moisture Regime _Peraquic Moisture Regime _Sulfidic Odor _On NTCHS List Iron or Manganese Concretions _Organic Pan in Sa,cfy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed :_Mottled w/ Matrix Chroma 52 _Unmottled w/ Chroma <1 RECORDED DATA: from stream, take, and/or tidal gages or site wells indicating that the area is inundated or saturated periodically during the growing season: Source: Dated: OBSERVED DATA CHECK (/): _Saturation (in upper 12 inches) _Inundation _Drift Lines _Sediment Deposits _Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: ITAtypical DATAFORM3 NOV88 I I 1— — 1 Routine DATAFORMI Side B NOV88 R" I u u US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION ATYPICAL SITUATIONS DATE: U rJ ( +� TRANSECT: PLOT: File Number: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): LUIILLUJIUMJ HYDROPHYTES? YES NO_. HYDRIC SOILS? YES �1 WETLAND HYDROLOGY? YES NO Tree: species species 1 N Mt tom-` 2 3 — VEGETATION status Liana: species I N�AiE 2 I 3 S!!a��pling/Shrub: species status seeedling/Herb: species status Kl I AA111OUS CAi4071CA 1 1oA P'hr&IJS1-5 ! LON/CCkA -A2 \ IScLEI'lAS SVR'A.th i 3 V car L(-ke <_A, IMPORTANT NOTEI Identify known or observed morphological, reproductive or physiological adapts s to life in saturated soils with an asterisk. Tally these plants as hydrophytes. PERCENT HYDROPHYTES: % REMARKS: JW L Depth b Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch - 1 inch - — f - inch inch Series L Phase: t CHECK (/): _Histosol Histic Epipedon _Reducing Conditions _Aquic Moisture Regime _Peraquic Moisture Regime Sulfidic Odor _On NTCHS List iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed _Mottled w/ Matrix Chroma 52 _Urmottled w/ Chroma _sl RECORDED DATA: from stream, lake, and/or tidal gages or site wells indicating that the area is inundated or saturated periodically during the growing season: Source: Dated: OBSERVED DATA CHECK M : _Saturation (in upper 12 inches) _inundation _Drift Lines _Sediment Deposits _Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: Atypical DATAFORM3 NOV88 1 1 W Routine DATAFORMI Side 8 NOV88 W US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION ATYPICAL SITUATIONS DATE: �D jJ ' ` TRANSECT: ZW PLOT: File Number: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): Type of Alteration: Effect on Soil: Previous Soil (Attach Documents '.): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): L VIAL LUJI VIIJ ' HYDROPHYTES? NO HYDRIC SOILS? YES j NO WETLAND HYDROLOGY? YES NO VEGETATION Tree: species status Liana: species status 1 I �t &-r/ G 1 !fit f�id E 2 2 3 3 -- Sapling/Shrub: species status - Seedling/Her b: species status 3 3 IMPORTANT NOTE! Identify known or observed morphological, reproductive or physiological adaptations to life in saturated soils with an asterisk. Tally these plants as hydrophytes. PERCENT HYDROPHYTES: % REMARKS: DUAL Depth 8 Munselt Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch - v _inch - inch inch - Series b Phase: _•t. 1 CHECK 0): _Histosol Histic Epipedon "Reducing Conditions 1 �� Aquic Moisture Regime _Perequic Moisture Regime _Sulfidic Odor _On NTCHS List Iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed Mottled w/ Matrix Chrome <_2 _Unmottted w/ Chroma <1 RECORDED DATA: from stream, lake, and/or tidal gages or site wells indicating that the area is inundated o, saturated periodically during the growing season: Source: Dated: (OBSERVED DATA CHECK (/): _Saturation (in upper 12 inches) _inundation _Drift Lines _Sediment Deposits _Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: Atypical DATAFORH3 NOV88 [q PM Routine DATAFCkMi Side 8 NOV88 R, nnn i US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION — -� 111 ATYPICAL SITUATIONS DATE: !L�j U �� Ci TRANSECT:.� PLOT: File Nurtber: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): {.VRI'ICR 1 a wn6wJi11na HYDROPHYTES? YES r0 HYDRIC SOILS? YES 0 WETLAND HYDROLOGY? YES NO Tree: species /4IIrw6 VEGETATION status Lian a: species s, 1 2 3 Sap ling/Shrub: species status Seedling/Herb: species status 1 tp\CAM N U �, Ct'•' '.._'"'r f.. T <.L�-►4,^ tf K 3 3 IMPORTANT NOTEI Identify known or observed morphological, reproductive or physiological adapt -is to life in saturated soils with an asterisk. Tally these plants as hydrophyte... PERCENT HYDROPHYTES: % REMARKS: JVII Depth 3 Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch - inch - inch - inch - Series i Phase: 0 • T CHECK (/): _Histosol Histic Epipedon _Reducing Conditions _Aquic Moisture Regime _Peraquic Moisture Regime _Sulfidic Odor _On NTCHS List Iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed _Mottled w/ Matrix Chroma _<2 _Urmottled w/ Chroma 51 RECORDED DATA: from stream, lake, and/or tidal gages or site wells indicating that the area is inundated or saturated periodically during the growing season: Source: Dated: OBSERVED DATA CHECK (/): _Saturation (in upper 12 inches) Inundation _Drift Lines _Sediment Deposits _Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: UM LJ 1 Atypical DATAFORM3 NOV88 R Im Routine DATAFORMI Side 8 NOV88 W US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION l — Jl ATYPICAL SITUATIONS GATE: g ra CC1Fr%,� TRANSECT:3 PLOT: File Number: Type of Alteration: Effect on Vegetation: Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): t.unnr n i a HYDROPHYTES? YES NO ± + HYDRIC SOILS? NO WETLAND HYDROLOGY? YES NO VEGETATION Tree: species status Liana: species status 2 2 3 3 Sapling/Shrub: species status Seedling/Herb: species status r! D N fCC-P A ; r` I 'r-N 1 ` O/t i' - < . • T � t C e, 3/3Jl.rCJZuS t�CScij IMPORTANT NOTEI Identify known or observed morphological, reproductive or physiological adaptations to life in saturated soils with an asterisk. Tally these plants as hydrophytes. PERCENT HYDROPHYTES: % REMARKS: Depth b Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch - inch inch - Series Phase: CHECK M : _Histosol Histic Epipedon =Reducing Conditions '"Aquic Moisture Regime _Peraquic Moisture Regime Sulfidic Odor _On NTCHS List Ylron or Manganese Concretions _Organic Pan in Sandy Soil Organic Streaking of Subsurface Horizon in Sandy Soil Organic_Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed k-g—ottled w/ Matrix Chroma 52 _Unmottled w/ Chroma 51 RECORDED DATA: from stream, lake, and/or tidal gages or site wells indicating that the area is inundated or saturated periodically during the growing season: Scarce: Dated: I (OBSERVED DATA CHECK (/? _Saturation (in upper 12 inches) _Inundation _C*'' sines _Sediment Deposits _Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: Atypical DATAFORM3 NOV88 1 1 rM Routine DATAFORMI Side B MOV88 i " l US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION ATYPICAL SITUATIONS DATE: Z$ -At14 8 TRANSECT:3 PLOT: File Number: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): {.UmmtX 14 LUX{:IUJIUX4 HYDROPHYTES? YES 0 HYDRIC SOILS? YES NO WETLAND HYDROLOGY? YES NO VEGETATION Tree: species status Liana: species s I /dip N C 1 O"10 N C _ 2 3 3 Saplinq/Shrub: species status Seedling/Herb: species status 1 Pq PA Mht-QS L "') 1 &LEttM PRhTMSte FA LL 2 1?4h,AA OO S k) 2 &STC 0- W 3 3 $Rtrs��u4 IMPORTANT NOTEI _ Identify known or observed morphological, repr Live or physiological adapt is to life in saturated soils with an asterisk. Tat these plants as hydroph14 yt PERCENT HYDROPHYTES: % REMARKS: POA- h7 S� SOIL Depth L Munsell Color (wet) Horizon matrix/mottle 0 inch 4- ,� Y Vl � inch ! f _ �sr � —inch - inch - USDA Texture (wet) Remarks Series i Phase: CHECK M : _Histosol Histic Epipedon _Reducing Conditions _Aquic Moisture Regime _Peraquic Moisture Regime Sulfidic'Odor _On NTCHS List iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Solt _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed _Mottled w/ Matrix Chrome 12 _Urnottled w/ Chrome <1 RECORDED DATA: from stream, lake, and/or tidal gages or site wells indicating that the area is Inundated or saturated periodically during the growing season: ISource: Dated: I OBSERVED DATA CHECK (/): _Saturation (in upper 12 inches) _Inundation _Drift Lines Sediment Deposits Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: Atypical DATAFORM3 NOV88 Routine DA7AFORMI Side 8 NOV88 US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION ATYPICAL SITUATIONS DATE: J�NE TRANSECT4Vj PLOT: File Number: VCUCIAIAVK Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): SOIL Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): nTUKULUUT Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): COMMENTS GONGLUSIONS HYDROPHYTES? ES NO HYDRIC SOILS? YES NO WETLAND HYDROLOGY? YES NO VEGETATION = - Tree: species status Liana: species status 1 Al 621E - - --_ -_-_ - 2 2 3 3 Sapling/Shrub: species- status Seed(ing/Herb: -species status I _ 1 CgKEx SP, . 2 C09MJS 0,~1VA FAOJ 2 Sc-tkP%AS Cy?&k1tJ1/S LA W+- 3 RRAmnIuS CA70A, ktA- 3 4WL%A- RA-CCA IMPORTANT NOTEI Identify known or observed morphological, reproductive or physiological adaptations to life in saturated soils with an asterisk. Tally these plants as hydrophytes. PERCENT HYDROPHYTES: % REMARKS: �-OJU�QJLUj )kCRIC aul L Depth 3 Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch inch - S y AI 1 inch - inch Series 6 Phase: a {� CHECK (,): _Histosol _Histic Epipedon _Reducing Conditions quic Moisture Regime _Peraquic Moisture Regime _Sulfidic Odor _On NTCHS List Iron or Manganese Concretions _Organic Pan in Sandy Soil Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY ELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: Gleyed Mottled w/ Matrix Chroma S2 Urmottled w/ Chroma S1 RECORDED DATA: from stream, lake, and/orvtidal gages or site well indicating that the area is inundated or saturated periodically during the growing season: ISource: Dated: I OBSERVED DATA CHECK (/): _Saturation (in upper 12 inches) _Inundation _Drift Lines _Sediment Deposits _Encrusted Detritus -Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: pqAtypical DA7AFORM3 NOV88 W NIbi Routine D-'AFORMI Side B UOV88 US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION ATYPICAL SITUATIONS DATE: 2 �� L TRANSECT: PLOT: File Number: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): D1un 1 Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): COMMENTS HYDROPHYTES7 YES NO HYDRiC SOILS? YES 0 WETLAND HYDROLOGY? YES NO VEGETATION 1 Tree: - species status Liana: species st, 1 �ONG 1 -OAlC 2 2 3 3 Sapling/Shrub: -species status Seedling/Herb: species status _JRUS p�t�trx ;�l, 3 F WMNVS cAlrokeT(ch- �� 3 tc.tk G!2/k[.[k �k IMPORTANT NOTEI Iidentify known or observed morphological, reproductive or physiological adapts*— s to life in saturated soils with an asterisk. Tally these plants as hydrophytt PERCENT HYDROPHYTES: % REMARKS: Depth d Munsell Color (wet) yV Horizon I matrix/mottle 0 inch - ✓ inch / _inch - _inch - USDA Texture I Remarks (wet) Series i Phase: CHECK (h : _Histosol Histic Epipedon _Reducing Conditions _Aquic Moisture Regime Tr —Manganese Moisture Regime Sulfidic Odor _On NTCHS List Iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed Mottled wl' Matrix Chroma <_2 _Urmottled w/ Chroma sl HYDROLOGY RECORDED DATA: from stream, lake, and/or tidal gages or site wells indicating that the area is inundated or saturated periodically doing the growing season: Source: Dated: OBSERVED DATA CHECK (/): Saturation (in upper 12 inches) Inundation _Drift Lines _Sediment Deposits _Encrusted Detritus -Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: I Depth to SATURATION: FqAtypical DATAFORM3 NOV88 Flfl pq Routine DATAFORMI Side B NOV88 or- US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION �- ATYPICAL SITUATIONS DATE: 17 1K�TRANSECT: S PLOT: File Nurtber: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): —5 L Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): LU9MtH 1 J LtMLLUJ I VHJ HYDROPHYTES? ES NO HYDRIC SOILS? TES NO WETLAND HYDROLOGY? YES No VEGETATION Tree: species status Liana: species status 2 2 3 3 Sapling/Shrub: species status Seedling/Herb: species status LAaae- I 'Ed LLN(11S A-ILAd�- -c—k) , 2 SC.k0gs NrZOII013L 3 vCAK -7 5 P, IMPORTANT NOTEI Identify known or observed morphological, reproductive or physiological adaptations to life in saturated soils with an asterisk. Tally these plants as hydrophytes. PERCENT HYDROPHYTES: % REMARKS: �t4QA'fpjZ�u►�l P�l''D��f{Tvn1 JUIL Depth L Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch - 1 ` inch - F� ) c6 - inch - Series L Phase: CHECK (,): _Histosol Histic Epipedon _educing Conditions ✓Aquic Moisture Regime _Peragyic Moisture Regime _Sulfidic Odor _On NTCHS List _Iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soft COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER 1S LESS: _Gleyed .1,-Mottled w/ Matrix Chroma <_2 _Unmottled w/ Chrome sl RECORDED DATA: from stream, lake, and/orVtidat gages or site wells indicating that the area is inundated or saturated periodically during the growing season: Source: Dated: I OBSERVED DATA CHECK M : Saturation (in upper 12 inches) _Irxxidation _Drift Lir+;s _Sediment Deposits _Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) =epthof STANDING WATER: Depth to SATURATION: Atypical DATAFORM3 NOV88 R W R(< tine DATAFORMI Side 8 NOV88 W nnn US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION E- ATYPICAL SITUATIONS DATE: V u L , TRANSECT:,5 PLOT: File Number: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): t,unncn 1 a �un� wa 1 un a HTDROPHYTES? YES NO HYDRIC SOILS? YES NO WETLAND HYDROLOGY? YES NO VEGETATION Tree: species status Liana: species sta. 1 NOigc 1 RaNfs 2 3 Sling/shrub: species status Seedling/Herb: species status �`lt'lTk� 1 uS fm6kmlS �?' ) i 3 I',LLUAA N"JSC i'/ALLL IMPORTANT NOTEI Identify known or observed morphological, reproductive or physiological adaptat to life in saturated soils with an asterisk. Tally these pls as hydrophytes. a i PERCENT HYDROPHYTES: % REMARKS: • 01 )G\-k S ACTLIS — FAC_+- JVII Depth t Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch - ✓vyRVz _Inch i b—inch r� inch - Series i Phase: 6 CHECK (,): _Histosol Histic Epipedon _Reducing Conditions _Aquic Moisture Regime _Perequic Moisture Regime Sulfidic"Odor _On NTCHS List Iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed _Mottled w/ Matrix Chrome S2 _Urmottled w/ Chroma S1 RECORDED DATA: from stream, take, and/or tidal gages or site wells indicating that the area is Inundated or saturated periodically during the growing season: Source: Dated: I OBSERVED DATA CHECK (/): _Saturation (in upper 12 inches) _Inundation _Drift Lines _Sediment Deposits _Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: PqAtypical DATAFORM3 NOV88 rq Im Routine, DATAFORMI Side B NOV88 W VEGETATION I US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION Tree: species status Liana: species status ATYPICAL SITUATIONS 1 /Vw ' A - f E 1 -1V DATE: 't TRANSECT: PLOT: - 2 2- _ Fite Number: 3 3 Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): JVIL Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): Ummtx 15 LUNLLUb 1UN S HYDROPHYTES? YE NO HYDRIC SOILS? S NO WETLAND HYDROLOGY? YES NO Sapliing/Shrub. species status Seed ng/Herb: - species status 1 IA P&TO P, 1 u M Ap IJCRr'_ 2 2 01 CLfA SLIJs%II' I FA(-L J 3 3 Gait G-o C0*4-1 IMPORTANT NOTEI identify known or observed morphological, reproductive or physiological adaptations to life in saturated soils with an asterisk. /T.a�lly these plants as hydrophytes. PERCENT HYDROPHYTES: % REMARKS: c.,favQ SOIL 5-' - -1-- F-1 n 1 Y 1 Depth 3 Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) O inch - 1 5_inch - Inch - inch - Series 3 Phase: CHECK (✓): _Histosol Histic Epipedon Reducing Conditions t—Aquic Moisture Regime Peraquic Moisture Regime _Sutfidic Odor _ A - _On HTCHS List Iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed Yfiottled w/ Matrix Chroma 52 Urmottted w/ Chroma sl RECORDED DATA: from stream, lake, and/or tidal gages or site wells indicating that the area is inundated or saturated periodically during the growing season: ISource: Dated: I OBSERVED DATA CHECK (✓): _Saturation (in upper 12 inches) _Inundation _Drift Lines _Sediment Deposits _Encrusted Detritus _Water,.•rks _ _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: Atypical DATAFORM3 NOV88 1 1 1`1-� Routine DATAFORMI Side 9 NOV88 1— j US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION ATYPICAL SITUATIONS DATE: �$ J TRANSECT: 6 PLOT: File Number: 7771 •GUGIA11V Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): bUIL Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Ill VM1VLW 1 Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): �unntN�a LUNLLUSIUNS HYDROPHYTES? YES, HYDRIC SOILS? YES NO WETLAND HYDROLOGY? YES NO VEGETATION Tree: species status Liana: species sta t L f.1 �t SLt r`�JS•� " 1�ii �` 2 2 3 3 Sapling/Shrub: species status Seedling/Herb: species status 1 �,pl Rc-ft 14nOr IA . Y _ 1 N L6tA N1 P RA-Ttd SE fA6L,- 2 2 �12tG tfg-&" SP. 3 3 E&w S`aT4t $A "gf1l $ lS —FA(- IMPORTANT NOTE1 _ Identify known or observed morphological, reproductive or physiological adaptat' to life in saturated soils with an asterisk. Tally these plants as hydrophytes. PERCENT HYDRCR'HYTES: S"Q X REMARKS: 7lksvl C.Gt� T (k% GNRVSA _f wAt kY IM a �kk Qn1 l Depth L I Munsell Color (wet) I USDA Texture I Remarks Horizon matrix/mottle (wet) 0 inch - -inch - / inch - inch - Series i Phase: f/!J i In_,�p CHECK M : _Histosol _Histic Epipedon _Reducing Conditions _Aquic Moisture Regime _Peraquic Moisture Regime Sulfidic Odor _On NTCHS List Iron or Manganese Concretions _Organic Pan in Sandy Soil Organic Streaking of Subsurface Horizon in Sandy Soil _ Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _Gleyed _Mottled w/ Matrix Chrome <_2 _Urmottled w/ Chrome S1 /or RECORDED DATA: from stream, lake, andYtidal gages or site wells indicating that the area is inundated or saturated periodically during the growing season: ISource: Dated: OBSERVED DATA CHECK (4): _Saturation (in upper 12 inches) _Inundation _Drift Lines _Sediment Deposits _Encrusted Detritus Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: Atypical —_ DATAFORM3 NOV88 R W Routine DATAFORMI Side B NOV88 W US ARMY CORPS OF ENGINEERS, NEW ENGLAND DIVISION ATYPICAL SITUATIONS DATE: 1JL4A16 r �t8�j TRANSECT: VJ PLOT: File Number: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Previous Hydrology (Attach Documentation): LunntMIII wnUw41un4 HYDROPHYTES? TES NO HYDRIC SOILS? TES NO WETLAND HYDROLOGY? YES NO VEGETATION Tree: species status LIanla: Spec ies• , statsns°-` 2 2 3 3 Sapling/Shrub: species status Sespecies _ status pedling/Herb: %IrTNLr r 1 t �hid 15 tgu AID i AM+ F, CIV 2 C� TW* PAZv VfZr 3 iru PAT0(C M 0 ' IMPORTANT NOTEi Identify known or observed morphological, reproductive or physiologicat adaptations to life in saturated soils with an asterisk. Tally these plants as hydrophytes. PERCENT HYDROPHYTES: % REMARKS: JUIL Depth t Munsell Color (wet) USDA Texture Remarks Horizon matrix/mottle (wet) 0 inch - inch - I inch - I nch - Series i Phase: f+ CHECK (✓): _Histosol Histic Epipedon Reducing Conditions IL'A-quic Moisture Regime _Peraquic Moisture Regime Sulfidic Odor _On NTCHS List _Iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _ Organic layer over Sandy Soil High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES !H HEVER IS LESS: _Gleyed Mottled w/ Matrix Chroma !2_Unmottled w/ Chroma st RECORDED DATA: from stream, lake, and/orytidal gages or site wells indicating that the area is inundated or saturated periodically during the growing season: Source: Dated: OBSERVED DATA CHECK M : _Saturation (in upper 12 inches) Inundation _Drift Lines _Sediment Deposits _Encrusted Detritus _Watermarks _Drainage Patterns (in low areas) Depth of STANDING WATER: Depth to SATURATION: i RM Atypical DATAFORM3 NOVE8 _ nnn US ARMY CORPS OF ENGINEERS, NEU ENGLAND DIVISION ATYPICAL SITUATIONS DATE: 'S J L4 �jc t TRANSECT: PLOT: File Number: Type of Alteration: Effect on Vegetation: Previous Vegetation (Attach Documentation): auiL Type of Alteration: Effect on Soil: Previous Soil (Attach Documentation): Type of Alteration: Effect on Hydrology: Previous Hydrology (Attach Documentation): LUMMtNIS Lun�waiun� HYDROPHYTES? YES 0 HYDRIC SOILS? YES NO WETLAND HYDROLOGY? YES NO VEGETATION Tree: species status Liana: specit sto I f7i ri sa so u u— 1 ►J �rJE 2 yRuS 'AMal, � ) 2 3 Sapling/Shrub: species status Seedling/Herb: species status 1 if u 4 AcN0MU AA - rA6W 1 '?12f-AAQ 1, 2 � r ' ktC,�n u� C u 2 c[�tP� k'5 �+Q1 k(A CG 3 3�'NA4.o e.0A-"IA_ f.Pt�� IMPORTANT NOTEI _ Identify known or observed morphological, reproductive or physiological adapt., is to life in saturated soils with an asterisk. Tally these plants as hydrophyt,A) e4 PERCENT HYDROPHYTES: % REMARKS: t i u M C A--{l �rj� l k I aulL D Horizon 0 CHECK (,): _Histosol Histic Epipedon _,Reducing Conditions _Aquic Moisture Regime _Peraquic Moisture Regime _Sulfidic Odor _On NTCHS List Iron or Manganese Concretions _Organic Pan in Sandy Soil _Organic Streaking of Subsurface Horizon in Sandy Soil _Organic Layer over Sandy Soil _High Organic Surface Horizon in Sandy Soil COLOR IMMEDIATELY BELOW THE A -HORIZON or 10 INCHES WHICHEVER IS LESS: _ _Gleyed _Mottled w/ Matrix Chroma <2 Unmottled w/ Chroma _<l epth i Munsell Color (wet) USDA Texture Remarks matrix/rattle (wet) inch - inch - inch - inch - Series Phase: of STANDING WATER: Depth to SATURATION: Atypical DATAFORM3 HOV88 Routine RM DATAFORMI Side 8 NOV88 of STANDING WATER: Depth to SATURATION: Atypical DATAFORM3 HOV88 Routine RM DATAFORMI Side 8 NOV88 Memorandum January 23, January 19, Page 2 - Planning 1990 Agenda items 1990 Landscaping: I could not determine required landscaping value because the cost of construction was not indicated. The land- scape plan proposes maple, Austrian Pine, juniper and crabapple. The quantities were not indicated. The plan should also show the proposed location of plantings which are the responsibility of Green Tree Park, Inc. In addition to the landscaping, I strongly recommend the construction of berms along Gregory Drive and Shunpike Road. This huge expanse of pavement and parked cars will have a dramatic visual impact. The proposed plantings of Junipers and several Austrian pine will have no screening affect. This is becoming an important entrance to South Burlington and we should work to create a nice image. Other: Contours on the drawing would be helpful. Additionally, elevations of the building showing preconstruction grade, fin- ished grade and building height should be submitted prior to permit. 4) WESSEL, 50 UNIT PRD, VAN SICKLEN ROAD Bill Wessel proposes to construct a.50 unit P.R.D. on a 48.7 acre parcel on Van Sicklen Road. 7.3 acres of this 48.7 acre parcel are in Williston. Mr. Wessel would also be using his 12.8 acre parcel located 500 feet to the north in order to meet P.R.D. and density requirements. The property is zoned Agricultural and Rural Residential. This district allows non-contiguous lots to be combined for develop- ment as a P.R.D. if the Planning Commission determines that such —mbination will enhance open space objectives. The 48.7 acre parcel is bounded on the north and east by open land, on the west by a horse stable and large lot residences. and on the south by a single-family home and Van Sicklen Road. Muddy Brook runs through the southeast corner of the parcel. The 12.8 acre parcel is bounded by open land to the south and east, sin- gle-family residences to the north and Highland Terr?ce to the west. Density: Before allowable density can be determined, the Planning Commission must make a decision on a couple of issues in terms of interpreting the Zoning Regulations. 2 L Memorandum January 23, January 19, Page 3 - Planning 1990 agenda items 1990 The first issue is whether the 7.3 acres in the Town of Williston can be used in determining allowable density. According to City Attorney, Steve Stitzel, there is no case law that he is aware of that addresses this situation. Therefore, it is basically up to the Planning Commission to set precedent. At this point., Steve advises the Planning Commission not to include the Williston land in density calculation. He is con- cerned that such a precedent may lead to trouble in the future. For example, what if there is a situation where a 50 acre parcel straddles the City line and 10 acres are located in South Burl- ington. Does this mean 100 units could be built on the 10 acres in South Burlington? The second issue which needs to be addressed is in relation to Section 19.152(a) of the Zoning Regulations. This section de- fines the lower end of a maximum density range. Specifically, the ordinance says when determining developable area to subtract areas of "excessive wetness." Mr. Wessel had a wetlands survey done on his property which indicated a large portion of his parcel to be covered with wetlands. However, much of the wet- lands iflentified are not what we usually think of when we envision a wetland. Wetlands today can consist of wet pastures which are classified more by plant type than their extent of wetness. The Commission is going to have to define the term "excessive wetness" so it may be applied to this project in order to deter- mine the appropriate density range. Clearly, the definition, should rela�e to suitability of supporting a structure. I sug- gest the applicant submit the wetlands study along with the classification of the wetland types. The wetland types may determine the degree of wetness. In c,rder to get a rough idea of the allowable density, the fol- lowing methodology calculates the maximum density range, assuming the 7.3 acres in Williston are not counted and the wetlands outside of the floodplain and CO zone are not considered exces- sively wet areas: - - high end 54.2 total acres x 2 units/acre = 108 units 3 I Memorandum - Planning January 23, 1990 agenda items January 19, 1990 Page 4 low end• 54.2 total acres - 7.2 acres floodplain/CO zone - 15% for roadways x 2 = 80 units -- rough maximum density range is 80 to 108 units. 52 units are proposed ii.iciuding the single-family home on the 12.8 acre parcel. Layout: The buildings would be clustered on the western portion of the property, leaving a large area of open space along Muddy Brook. This is consistent with the T.J. Boyle report. It appears a couple of units would encroach into the Floodplain district. These units must be moved out of the floodplain. Access: Access to the development would be provided by a 60 foot public r.o.w. and 30 foot wide road. Some of the individual clusters would be served by 24 foot wide private drives while some would access directly onto the public road. A 60 foot wide r.o.w. is being reserved for future connection to the lands to the north. This road would someday connect to Dubois Drive. This is consistent with the T.T. Boyle report (sketch A enclosed). A 60 foot r.o.w. should also be reserved across the 12.8 acre lot. Parking: The project requires 112 total parking spaces. 124 spaces are shown. Each unit will have a one car garage and a long enough driveway to park a vehicle. Parking is sufficient. Condominium rules should include a provision prohibiting the conversion of garage space to living space. Landscaping: A landscaping plan will be required for preliminary plat review. There is an existing stand of 20 - 40 foot high white pine behind the single-family home on Van Sicklen (Kendall?). This stand would provide a screen of the development from this home and a portion of Van Sicklen Road. I suggest that this stand be plotted on the landscape plan and preserved as much as possible. OTHER: The plat should show both the 49 acre parcel and 12.8 acre parcel since both of these lots are needed to qualify as a P.R.D. Also, some legal documents will need to be recorded which indicates this. 4 PLANNING COMMISSION 23 JANUARY 1990 PAGE 2 is met if Gregory Dr. is considered the building front. Mrs. Msaher felt it more aesthetically pleasing to have the green space on the corner. Mr. Ferland noted that meeting the 70a requirement would cost a row of parking. Mr. Weith advised that waiving the 70o front yard green space required a variance. Mr.Weith also noted that the City Engineer has asked for a retention basin in the s.w. corner which will require green space. Mr. Craig asked if the building is sprinklered. Mr. Ferland said it is. Mr. Craig said the siamese connection must also be shown. Ms. Pugh asked whether the Commission can look at the traffic impact on Kennedy Dr/Kimball Ave. Mr. Weith thought this would be helpful. He noted the applicant will contribute to the improvement fund for Kennedy/Williston Rd. Mr. Weith said a traffic study can be required. He thought Act 250 had put a cap on traffic for the entire development and will check where development is now in relation to that cap. He will also check to see if a traffic study was done at sub- division time. With regard to landscaping, Mr. Weith recommended a berm along Gregory Dr. and Shunpike Rd. He would like it to go all the way to the corner with possible staggered elevations. Mr. Ferland said the building will be 35 ft. high. Mr. Craig asked for all contours, preconstruction grade, etc. Mrs. Maher moved to continue the heari with the understanding that it will be days . Ms. Peacock seconded. Motion 4. cc a Sketch plan application struction of a 50-unit 48.7 acre parcel on Van S of William lanned res icklen Roa nq on the a rescheduled passed unani: Wessell for dential deve �lication within 60 ouslv. nt on Mr.Austin stepped down during this discussion due to a pos- sible conflict of interest. Mr. Wessell located the property which he owns. He said it is primarily open, gently sloping from west to east. It is crossed by Muddy Brook. The Wessell's own home is on the I ot. Noting that the Wessels want to combine 2 non-contiguous parcels to achieve a minimum 50 acre lot, Mrs. Maher asked how this can be done. Mr. Weith noted this can be done if the Commission feels there can be a gain in open space be- r _ t PLANNING COMMISSION 23 JANUARY 1990 PAGE 3 cause of the combined lots. Mrs. Maher also noted the applicant had proposed using acreage in Williston to achieve 50 acres. Mr. Wessell noted they no longer are asking to do SO. Mr. Craig questioned the wetlands issue for density calculation. Mr. Wessell said all land is buildable. Even leaving out the lands designation in the federal and state wetlands study,they have enough land to build on. Mrs. Maher noted that units 10, 11, 12 have been cited by the City Engineer as being in the flood plain area. Mr. Wessell said these can be moved. A poll of Commission members showed that all except Mr. Belter were not convinced that the combination of the 2 non- contiguous lots was advisable. Mr. Belter didn't feel strongly either way. Mr. Mikell said he had been in the area 30 years and recollected that the Wessell home property and the property to be developed were once owned by one person. He thought the long, narrow lot was created as a way to avoid Act 250 review and also for zoning purposes. If that's so, he felt it wrong to make use of them for development if they were set aside for other purposes. He also felt this is a particu- larly sensitive area ecologically and should be looked at very carefully. Mr. Schaal said he was concerned about a possible road con- necting the 2 non-contiguous parcels. Mr.Wessell said it is a future right of way, not a road. Mr. Schaal felt if the piece is undevelopable, there should be no future need for a road. Mr. Cole said his main concern was preserving the character of a rural area and didn't feel joining the 2 pieces would do that. Ms. Watson noted she used to be able to walk on Van Sicklen and can't do that now. Mr. Allen suggested joint review of the plan with Williston as the density on the adjacent property in Williston is much less than proposed here. He also noted the traffic problem on Van Sicklen Rd. and said this development would make it unbearable. Mr. Costello added that the impact on the bridge would also be severe. A poll of members showed that only Mr. Belter would look favorably on the proposed combination of non-contiguous lots. Mrs. Maher reminded the applicant that when one invests in a piece of land one knows how it is zoned. It's a gamble to think that zoning can be changed. She didn't feel the Com- PLANNING COMMISSION 23 JANUARY 1990 PAGE 4 mission had to bend over backwards because of Mr. Wessell's problem. Mr. Craig added that he would also look unfavorably on the density and on the number of private roads. All members were concerned about the ability of Van Sicklen Rd. to handle more traffic. 5. Sketch plan application of Homer & Jackie Dubois to con- vert 3 15,000 sg. ft. open space lots to single—family lots, Butler Farm Development, Hinesburg Rd Mr. Hart noted the subdivision was approved 4 years ago. The approval was for 145 units plus the 2 existing. Four lots were approved as open space to be deeded to the City. Then Act 250 reduced the approval to 50 units in Phase I and 41 additional in Phase II. They are now going back to Act 250 to discuss options for mitigation of the ag soils issue by a contribution to the Housing & Conservation Trust Fund. Mrs. Maher asked how the developer got 53 building permits with only one ingress/egress. Mr. Weith advised that the Zoning Administrator will not issue further building permits until there is another access. Mr. Cobb advised that Act 250 won't allow them to build the second access. The question arose as to whether the acess through Oak Creek would serve as a second access. Mrs. Maher and Mr. Craig felt it would have to be reviewed by the Commission for adequacy. Mrs. Maher felt it was premature to discuss the open space lots before the applicant has been back to Act 250. If open space is given up here, it should be replaced elsewhere. Mr. Craig agreed. Mr. Cobb said he is concerned the city is not mowing the open space lots and they are growing to pucker - bush. Mr. Burgess said this should not be an excuse to de- velop the lots. A poll of members showed that all favored waiting before making a decision. Other Business Mr. Weith advised that the City Attorney suggested an Executive Session to discuss the Lash litigation. Executive Session Mr. Craig moved the Commission adjourn and reconvene in Executive Session for the sole purpose of discussing pending litigation and to take no other action but to adjourn Mrs Maher seconded. Motion Passed unanimously. Clerk i a 1 low i PLILI�-1 r 10 IL(o � ► I, I I � � 1 r � •� oo � �; ; 1 f � •A Pj 50 uu rr r il<i�l �(Gi�.L.�.�-� d J �i , ►�U 1P-1��1�—Q �/ f f (A; f rz.28.3�j 1 • 3 qo �' jf�`iy �y • "1 _,fit` •�� ,s+• t ,.+:!�! i V� � 4', �4,•4!i � � � � � fir. ` . �� ... , yi• I OW +r•1•�i'� p1.•.� o:K �t a, s 'Far. i' � , ti• .' .�. � \' y' tit+' 'Lt�l�; l ��..:ya a• � l, ,b� � alit+✓, .�►�r. , ' i. �•�y � � � •:+ P »A :. L •i. a�JY . jyZ�a,��y � +�,�`h+' �` �. t•• ` , . • ,� �•y + a,�l��' a 1S.'. y 'r Al '.j . r • 7 • r 1 • as 7 • • Ain WM. D. COUNTRYMAN Environmental Assessment And Planning R.D.1, WINCH HILL NORTHFIELD, VERMONT 05663 802-485-8421 20 December 1990 Mr. Toe Weith, City Planner City of South Burlington 575 Dorset Street South Burlington, Vermont 05403 Dear Mr. Weith: In accordance with Section 8.2 of the Vermont Wetlands Rules, I am forwarding information on the Wessel Subdivision to municipal planners of the communities where the project is located. This project consists of a 20-lot single family subdivision on 14.1 acres (see attached map), with lots varying from 0.38 to 0.79 acres. Total road length will be 2000 linear feet on 2.89 acres, and sewage disposal will be municipal. Work to be accomplished in wetland areas includes the construction of approximately 400 feet of road, 30 feet wide (in 5 separate areas), comprising about 0.28 acres. Work proposed in wetland buffer zones includes construction of roads and houses. All work in wetlands is proposed for Class III wetlands contiguous to Class II wetlands; none is proposed within any Class II wetlands. Further information is contained in the application for Conditional Use Determination which has been filed with the Vermont Wetlands Office, and available at the offices of the South Burlington City Clerk and at the Chittenden County Regional Planning Commission office. If you have any questions, please feel free to contact this office. Sincerely yours, William D. Coun ryman WDC/eb Encl. TO: FROM: RE: DATE: 1. _i%a �ur��et �trecf . ota i 4kiurlitititmi. lierii out 0-5,103 ar1Y" , 7-1 (802) 658-7960 SO. BURLINGTON PLANNING COMMISSION CHIEF GODDETTE TUESDAY %JUUNE- 12 , 199-0 AGENDA ITEMS FRIDAY JUNE 8,1990 BLODGETT PROPERTY DEVELOPMENT PLANS HAVE BEEN REVIEWED BY THE FIRE DEPARTMENT AND THE FOLLOWING MUST BE DONE FOR EMERGENCY PROTECTION: A. THE ROAD SHOULD STAY AS HOLMES ROAD B. TWO HYDRANTS ARE REQUIRED FOR THE NUMBER OF BUILDINGS AT A LOCATION APPROVED BY THIS DEPARTMENT. 2. WESSEL SUB -DIVISION VAN SICKLEN THE PLANS WERE REVIEWED BY THE FIRE DEPARTMENT AND THE FOLLOWING IS OUR CONCERN IF WE ARE TO GIVE PROPER FIRE PROTECTION: A. A WATER SYSTEM SHOULD BE INSTALLED AND PROPER NUMBER OF HYDRANTS AT A LOCATION APPROVED BY US. B. ALL ROADS OR STREETS WHERE THEIR ARE BUILDINGS MUST BE NO LESS THEN 30' WIDE. C. THE DEVELOPMENT SHOULD BE REDESIGNED SO NOT TO HAVE SO MANY DEAD END STREETS. IOU N ACRES I _ RALPH i GCCDRICH , p o czz!z O Q KN If? CLE r ------------ � Q � ; DUBpIs 13 Q D n � o�P P, Cp r,3a is r-P i ol �ESSEL, I�.8 ACI s TERRERI Z I ABRAHAM � Q 0� ,� m GKD 0 0, ,VAN SICKLEN RD D o C Scale Date : ol �ESSEL, I�.8 ACI s TERRERI Z I ABRAHAM � Q 0� ,� m GKD 0 0, ,VAN SICKLEN RD D o C Scale Date : f r � •�r 1 AiY0 r�oz ail � a �-�r,or1•'ls�.� r ' ��'�j� �,./� �i'�C71'�iyl'lZ1t'1-'� '�� C2) t•'�'i�7 �'t'R'/� ' •�„ � � � � and 1�rin oz r o t pc � 1'yptl-vim?a r � �•F. ,561 at �.,, � �� Yzr,• � Z it ,• / ��.�' �� ,..�' s� Yap. ,: sal,�� t-�owr� , •' r . 11. / � r -�•�, ��^ _ _r - �. ' , I-rpv�rt9q K t f r' a -T,l.ol/Y b' S t ) 31.rs rr � 401, -J r 14nI1'18 Yvl' \� },� !•iQ�i ' / ' �Ty� � � �` ,w_ .� , t � �Y G11'YY�1 M ao vL bZ 'hl . lrrawalo r3rraa Q>�Scb+od'o'� i S93r^JY o_b )m a vaw rli ,g Y�OI'I n� �k 1 CbE i.012 n-4 �7nl ct�8 hz) -0 Ar" H bi'1 • Mvapo>, d'I oo�l O`z '71')�nal •�� rrrY-,� coo'1d 53aI79 0h'II - bs ' oL 1n -o 05" II LS ' S i � v 4 fcal zs" bg (vs �j.; v4 hl ss• e �.=t�• ...0 r�''� � c S37�JY�' I �01 T yQ 0-1—'3- � ��' �'�I • z �aY �-regao-raa�Qt-�y�dr TO: FROM: RE: DATE: 1. f � �uutt +Surltngton Nir)e i3cpartment � 575+49uruettreetY �IIlttb TSurlingtun, lgermunt 05403 Tv • (802) 658-7960 SO. BURLINGTON PLANNING COMMISSION CHIEF GODDETTE TUESDAY JANUARY 23,1990 AGENDA ITEMS FRIDAY JANUARY 19,1990 I.C.V. CONSTRUCTION CO. GREEN TREE PARK LOT #1 Plans were reviewed by this department and at this time I do not see a problem for the department in given proper protection if needed. 2. WESSEL SUB -DIVISION SKETCH PLAN VAN SICKLEN ROAD Plans were reviewed by this department and the following should be required if we are to beable to give proper emergency protection if needed; A. A loop water system to be installed and beable to supply 1500 GALS. PER MINUTE. B. SHOULD HAVE AT LEAST TWO (2) ENTRANCE INTO DEVELOPMENT. C. THERE MUST BE THREE HYDRANTS WITH IN 500 FT. HYDRANTS MAY BE LOCATED SO THEY CAN BE USED FOR MORE THEN ONE CLUSTER. D. MAIN ROAD AND ROAD TO CLUSTER #1 MUST BE NO LESS THEN 30' WIDE. ROAD TO CLUSTER #2 & #3 CAN BE 24' WIDE. E. DISTANCE FROM 10' IN THE ROAD TO CENTER OF THE RIDGE SHOULD BE NO MORE THEN 60' MAX. M E M O R A N D U M To: South Burlington Planning Commission From: William J. Szymanski, City Engineer Re: January 23, 1990 agenda items Date: January 19, 1990 3) LOT #1 GREEN TREE PARK, SHUNPIKE ROAD 1. The westerly part. of this lot drains toward the intersection of Shunpike Road. A retention basin for that area must be pro- vided. 2. The City has a snow storage easement along the east -west leg of Shunpike Road. That area should remain grass. 4) WESSELL SUBDIVISION. VAN SICKLEN ROAD 1. At least twice in recent years, the City has closed Van Sicklen Road because of Muddy Brook flooding. Units 10, 11 & 12 may be in that flood prone area. They may also be in the conser- vation zone. They should be placed on the opposite side of the street. 2. The ledge outcrop adjacent to the proposed street intersec- tion should be removed to improve sight distance. City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 PLANNER 658-7955 February 6, 1990 Mr. William Wessel 70 Highland Terrace South Burlington, Vermont 05403 Re: 50 Unit P.R.D_, Van Sicklen Road Dear. Bill: ZONING ADMINISTRATOR 658-7958 Enclosed are the January 23, 1990 Planning Commission meeting minutes. Please call if you have any questions. S- j7� J7� a Weith, City Planner 1 Encl JW/mcp All � ,ll�-L „IYv'Yt-mac. -X- & e- Ur �7 � r0 pl �- /� � � o � f " ,�i••r�, m 1.� , •u r vi►i -/'i C .,- .r Js Ie � .ram �.. � .- f !J �__ .!' GXs _ � _ it�.....r / i1 WESSEL SUBDIVISION — 50 UNIT PRD VAN SICKLEN ROAD, SOUTH BURLINOTON, VT DENSITY CALCULATIONS BY T. J. BOYLE & ASSOCIATES A. Wessel parcels ( two noncontiguous lots in AgR) 1. Highland Terrace 12.8 acres 2. Van Sicklen Road 4817 B. Restricted acreage I. Land in Town of Williston 7.3 2. Flood plain and protected stream setback (CO) 7.2 3. Federal wetlands inventory a. Highland Terrace 1.4 b. Van Sick len Road 2.8 4. Total buildable acreage C. IS % Roadway deduction D. Remaining developable land E. Density calculation 36.4 acres x 2 units per acre = 72 units 61.5 acres 18.7 acres 42.8 6.4 36.4 acres �/a 3117o City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 PLANNER 658-7955 January 19, 1990 Mr. William Wessel 70 Highland Terrace South Burlington, Vermont 05403 Re: 50 unit P.R.D., Van Sicklen Road Dear Bill: ZONING ADMINISTRATOR 658-7958 Enclosed is the agenda for next Tuesday's Planning Commission meeting and my comments to the Planning Commission. Also en- closed are Bill. Szymanski's and Chief Goddette's comments. Please be sure someone is pre. :..L- _,n T,_.esday, 1 /7.3/90 at 7: 30 P.M. to represent your request. S' r`ely, Joe Weith, City Planner JW/mcp Encls Fs- 2 2 3- - ve( /oS Cam-•-► .�c G-��.�.Go/ ;�+�+ � �+ce. �Gt.Lc�. ..-r—�c. c,�.�,.,:.,,•.� -fir -��.�.--r..�a.�,, . C�Gs> eve re L UT► v) o 0 0 t 0 6 m E 'NE c c n old cross rd. —� lJ N � b vas sicken o 0 rA el C. :0 m ° 1 u I 11' 1 zm i V 1'-100d 1000' 0 1000' 2000' 3000' 0.'.'J.L.8i80 - --- EL8 9/81 D W . 10.'82 p': L 3/85 scale infeet OWL 187 � KLJTs/`✓riV 50 owl 3w l,T —eg—t77 _ - - W I LLISTON 4,0-4 r -- -- 3 L 00, / rq .00 I f ob•1 , �g.Sz •zf ryf'1,;v ► * 7J�i�� 1�O�,i f 1• �'�'d�! ICI -1-1 rl f 7 OS �GSS"G/ WM. D. COUNTRYMAN Environmental Assessment And Planning R.D.1, WINCH HILL NORTHFIELD, VERMONT 05663 802-485-8421 20 December 1990 Mr. Joe Weith, City Planner 575 Dorset Street South Burlington, Vermont 05403 Dear Mr. Weith: In accordance with Section 8.2 of the Vermont Wetlands Rules, I am forwarding information on the Wessel Subdivision to municipal planners of the communities where the project is located. This project consists of a 20-lot single family subdivision on 14.1 acres (see attached map), with lots varying from 0.38 to 0.79 acres. Total road length will be 2000 linear feet on 2.89 acres, and sewage disposal will be municipal. Work to be accomplished in wetland areas includes the construction of approximately 400 feet of road, 30 feet wide (in 5 separate areas), comprising about 0.28 acres. Work proposed in wetland buffer zones includes construction of roads and houses. All work in wetlands is proposed for Class III wetlands contiguous to Class II wetlands; none is proposed within any Class II wetlands. Further information is contained in the application for Conditional Use Determination which has been filed with the Vermont Wetlands Office, and available at the offices of the South Burlington City Clerk and at the Chittenden County Regional Planning Commission office. If you have any questions, please feel free to contact this office. Sincerely yours, William D. Countryman WDC/eb Encl. No Text TO: FROM: RE: DATE: 1. 2. 3. ei�urtlt�c��t *uittb 16urlingtvn +dire +r 575 +Bari3et street outh +liitrlington, I:lermant 11-75,111; SO. BURLINGTON PLANNING COMMISSION CHIEF GODDETTE AUGUST 7,1990 AGENDA ITEMS JULY 12,1990 Wessel Sub -Division Van Sickland rd. Plans have been reviewed by the fire department and the following is need for emergency protection; A. All main roads must be no less then 30' wide unless there is two ways of getting equipment in then 24' would be approved. B. The city water system must be extended to the development as well as hydrants installed in a location approved by this office. Howard Johnson Gate Lodge Dorset street At this time I do not see a problem with this project. East View Condo's East Terr. At this time I do not have a problem with this project. 4. P.J. Auto Village Williston Rd, The only problem I see at this time is the entrance by the car show room should be no less the 18' wide for a fire lane for our equipment . PRELIMINARY MEMORANDUM To: South Burlington Planning Commission From: William J. Szymanski, City Engineer Re: Agenda items Date: July 13, 1990 HAL BENSEN SUBDIVISION. PATCHEN ROAD The plan dated May 8, 1990 prepared by Palmer Company is accept- able. RATKUS PROPERTY, SPEAR STREET 1. Existing sewer line should be shown on the plan. It shall be extended if it does not extend to lot. No. 1. 2. Water main on Spear Street should be shown on the plans. 3. A sidewalk along Spear Street frontage should be included. AIRPORT GULF, WILLISTON ROAD Plan dated 3/89 is acceptable. HOWARD JOHNSON, WILLISTON ROAD All reconstruction work including driveway and parking area shall conform with the plans for the Dorset Street reconstruction... WESSELL SUBDIVISION. VAN SICKLEN ROAD 1. The City road must terminate with a cul-de-sac and not a solid circle. 2. A sidewalk along the City street should be considered. 1 13.ui7 S '48 - WESSEL SUBDIVISION VAN SICKLEN ROAD 1. Three units out of twenty have the benefit of the City main- taining their street. This does not seem right. The Franco development on Airport Parkway, developed by Armand Senesac, has a short cul-de-sac with 4 units, this may be incorporated in this plan. 2. The City street must terminate with a tear drop type cul-de- sac. � \ ^ � I� � v ° « DCAWA) � MEMORANDUM To: South Burlington Planning Commission From : Joe Weith, City Planner Re: September 18, 1990 agenda items Date: September 14, 1990 William Wessel proposes to create a 20 lot single-family P.R.D. on a portion of 62 acres formed by combining two non-contiguous lots. One lot is 48.7 acres, with 7.3 acres in Williston. The second lot owned by Mr. Wessel is a 12.8 acre parcel located 500 feet to the north. This proposal is a revision of a previous sketch plan that called for a 50 unit planned residential development (minutes enclosed). The current plan has been scaled back to 20 single-family units. The property is zoned Agricultural and Rural Residential . This district allows non-contiguous lots to be combined for develop- ment as a P.R.D. if the Planning Commission determines that such combination will enhance open space objectives. The Commission ruled that the previous plan did not enhance open space objec- tives and therefore would not allow the non-contiguous lot to be counted toward minimum lot size requirements. The 48.7 acre parcel is bounded on the north and east by open land, on the west by a horse stable and large lot residences, and on the south by a single-family home and Van Sicklen Road, Muddy Brook runs through the southeast corner of the parcel. The 12.8 acre parcel is bounded by open land to the south and east, sin- gle-family residences to the north and Highland Terrace to the west. Dgnpityj Before allowable density can be determined, the Plan- ning Commission must make a decision on a couple of issues in terms of interpreting Zoning Regulations. The first issue is whether the 7.3 acres in the Town of Williston can be used in determining allowable density. According to City Attorney Steve Stitzel there is no case law that he is aware of that addresses this situation. Therefore, it is basically up to the Planning Commission to set precedent. 1 'Ar � Y At this point, Steve advised the Planning Commission not to include the Williston land in density calculations. He is con- cerned that such a precedent may lead to trouble in the future. For example, what if there is a situation where a 50 acre parcel straddles the City line and 10 acres are located in South Burl- ington. Does this mean 200 units could be built on the 10 acres in South Burlington The second issue which needs to be addressed is in relation to Section 19.152(a) of the Zoning Regulations. This section de- fines the lower end of a maximum density range. Specifically, the ordinance says when determining developable area to subtract areas of "excessive wetness." Mr. Wessel had a wetlands survey done on his property which indicated a large portion of his parcel to be covered with wetlands. However, much of the wet- lands identified are not what we usually think of when we envi- sion a wetland. Wetlands today can consist of wet pastures which are classified more by plant type than their extent of wetness. The Commission is going to have to define the term "excessive wetness" so it may be applied to this project in order to deter- mine the appropriate density range. Clearly, the definition should relate to suitability of supporting a structure. I sug- gest the applicant submit the wetlands study along with the classifications of the wetland types. The wetland types may determine the degree of wetness. In order to get a Egggh idea of the allowable density, the fol- lowing methodology calculates the maximum density range, assuming the 7.3 acres in Williston are not counted and the wetlands outside of the floodplain and CO zone are not considered exces- sively wet areas: hiO and.!., 54.2 total acres x 2 units/acre - 108 units 54.2 total acres - 7.2 acres floodplain/CO zone - 15% for roadways x 2 = 80 acres rough maximum density range is 80 to 108 units. 20 units are proposed. Access to the development would be provided by a 60 foot r.o.w. and 30 foot wide road. Three of the four clusters of houses will be served by 24 foot wide private drives. Houses 1, 2 and 3 will access directly on to the public road. A 60 foot wide r.o.w. is being reserved for future connection to the lands to the north. This road would someday connect to Dubois Drive (see context map). This is consistent with the T.J. Boyle report. A 60 foot r.o.w. should also be reserved across the 12.8 acre lot. 2 ^ � � I like the concept of serving the housing clusters by cul-de-sacs off the main road. This road could someday become a collector street when connected with Dubois Drive. Therefore, it is bene- ficial not to front these houses directly onto the main street. The City's Public/Private Roadway policy requires these cul-de- sacs to be public since they serve more than 3 single-family homes. Qyautl The houses are clustered onto upland areas towards the southwest portion of the 48.7 acre section. This grouping leaves the north and eastern portions of the tract open. Lots 17 - 20 encroach into the floodplain. No fill should be allowed in the main portion of the floodplain. A landscaping plan will be required for preliminary plat review. There is an existing stand of 20-40 foot high white pine behind the single-family home on Van Sicklen. This stand would provide a screen of the development from this home and a portion of Van Sicklen Road. I suggest that this stand be plot- ted on the landscape plan and preserved as much as possible. RogroatipnQ QQ1 Applicant has offered to dedicate some land along Muddy Brook for recreational use. The applicant was not specific as to how much land was involved. We suggest that the area which lies easterly of the farm road to the brook be part of this recreation area. Also, any area within 200 feet of the brook that is not in the area described above be also included. The Commission should consider in what form they would wish to see this dedicated land take place, whether it could simply be an easement for access or owned by the City to be developed as a recreational area. OtQ[j Information missing from sketch plan that is required to be provided under Section 201: Address of record owner. Name of owners of record of contiguous properties. ___ Type of, location, and approximate size of existing or or proposed utilities. ___ Location map. The Commission needs to consider what standards it wants to apply to the development with regards to minimum lot size, width, setbacks, etc. The lots proposed range in size from .38 acres to .79 acres. It is recommended that the applicant submit a list of modifications which he is requesting. 9 City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 PLANNER 658-7955 July 16, 1990 Mr. William Wessel 70 Highland Terrace South Burlington, Vermont 05403 Dear Mr. Wessel.: ZONING ADMINISTRATOR 658-7958 Enclosed are preliminary comments from the City Engineer, Bill Szymanski and Fire Chief Goddette. 2:1nerely, amWeith, City Planner Encls JW/mcp City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 PLANNER 658-7955 May 21, 1990 Mr. William Wessel 70 Highland Terrace South Burlington, Vermont 05403 Re: 20 Unit PRD., Van Sicklen Road Dear Bill: ZONING ADMINISTRATOR 658-7958 Enclosed are preliminary comments from Bill Szymanski. Please contact me if you have any questions. Sincerely, oe Weith, City Planner 1 Encl JW/mcp Vjj-rj7DPAW03 v CITY OF SOUTH BURLINGTON Subdivision Application - SKETCH PLAN 1) Name, address, and phone number of: a. Owner of record William B. Wessel 70 Highland Terrace, South Burlington Vermont 862-4092 b. Applicant William B. Wessel C. Contact William nr Diana klessel 2) Purpose, location, and nature of subdivision or development, including number of lots, units, or parcels and proposed use(s). ----portion of 62 acres formed by •11• •• two noncontigunus P.U.D.'s in the area Offer to dedicate land along Muddy 3 ) Applicaw s f yegAaiblinteresetairi nt` e u property ( fee simple, option, etc. fee simple 4) Names of owners of record of all contiguous properties 5) Type of existing or proposed encumbrances on property such as easements, covenants, leases, rights of way, etc. easement alonq Muddy Brook 1 6) Proposed extension, relocation, or modification of municipal facilities such as sanitary sewer, water supply, streets, storm drainage, etc. PrnQnsed new city street with sanitary Cj-we-r, ri tV INatPr and storm drainage 7) Describe any previous actions taken by the Zoning Board of Adjustment or by the South Burlington Planning Commission which affect the proposed subdivision, and include the dates of such actions: The Planning Cnmmission gave final plat approval to a 3 lot -iihclnn nn D- -lilyr 12, 1978--never built. Th. Planning Commission rejected a sketch plan for 50 condominiums nn January23, 1990 8) Submit five copies and one reduced copy (8 1/2 x 11, 8 1/2 x 14 or 11 x 17) of a Sketch plan showing the follow- ing information: 1) Name of owners of record of contiguous properties. 2) Boundaries and area of: (a) all contiguous land belong- ing to owner of record and (b) proposed subdivision. 3) Existing and proposed layout of property lines; type and location of existing and proposed restrictions on land, such as easements and covenants. 4) Type of location, and approximate size of existing and proposed streets, utilities, and open space. 5) Date, true north arrow and scale (numerical and graphic). 6) Location map, showing relation of proposed subdivision to adjacent property and surrounding area. X /4'z_ - 6 4 (Si4*1 gnature) applicant or ontact person Date 2 Page 1 SKETCH PLAT CITY OF SOUTH BURLINGTON William B. Wessel Van Sicklen Road Property LIST OF CONTIGUOUS PROPERTY OWNERS Highland Terrace 20 Soon K. and Mikyung P. Kwon 40 John W. and Patricia A. Trutor 50 Mark R. and Marsha S. Abrams 60 A. Norman and Patricia E. Terreri Van Sicken Road 300 Douglas J. and Doreen B. Kendall 200 Robert J. and Rebecca M. Watson 333 C. Lynn and Jane G. Fife William E. Mike]] (Williston) Hinesburg Road 1550 Nile A. and Julie B. Duppstadt 1405 Homer L. and Marion A. Dubois 625 Green Acres Inc. c/o Ralph Goodrich Dubois Drive 5 Peter L. and Ellen S. Walton 9 James R. and Victoria G. Ewing 11 Jonathon Y. and Susan G. McLean (19 Sherry Road) Page 2. 10 Kussell A. and Juanita E. Mallard 17 Dorothy N. Roberts 19 John P. and Barbara A. Concannon 21 5tephieri 5. and ft5elie J. Lirewskl 23 Louise H. and Raymond A. Kaigle 25 William H. and Helen L. Webb 27 Michael P. Shaal and Judith J. Bretmeyer 29 Paul M. and Paula R. Costello 31 Peter A. and Phyllis S. Cole 33 Edward E. and Blanche P. Bourdeau 35 John J. and Barbara A. Finnigan CITY OF SOUTH BURIIINGII.ON Sutxlivision Application - SKE`PCH 111.'\N 1) Name, address, and phone number of: a. owner of record William B. Wessel 70 Highland Terrace, South Burlington, VT ________ E:0�E41M h. Applicant William B. Wessel c. Contact person William or Diane Wessel 2) Purpose, location, and nature of subdivision or development, including number of lots, units, or parcels and proposed use(s). 50 residential condominiums clustered on nearly 50 acres of two noncontiquous properties totaling approximately 62 acres 3) Applicant's legal interest in the property (fee simple, option, etc) fee simple 4) Names of owners of record of all contiguous properties See list attached 5) Type of existing or proposed encumbrances on property such as easements, covenants, leases, rights of way, etc. Cite easement for schnnl hus turnaround and pedestrian easement alongMuddy Brook I 6) Proposed extension, relocation, or modification of municipal facilities such as sanitary sewer, water supply, streets, storm drainage, etc:. Proposed new city street with sanitary sewer, city water and storm drainage up to condominium cluster driveways 7) Describe any previous actions taken by the Zoning Board of Adjustment or by the South Burlington Planning Commission which affect the proposed subdivision, and include the dates of such actions: The Planning Commission gave final plat approval to a 3 lnt subdivisinQ 8) Submit five copies and one reduced copy (8 1/2 x 11 or 8 1/2 x 14) of a sketch plan showing the following information: ( S i. 1) Name of owners of record of contiguous properties. 2) Boundaries and area of: (a) all contiguous land belonging to owner of record and (b) proposed subdivision. 3) Existing and proposed layout of property lines; type and location of existing and proposed restrictions on land, such as easements and covenants. 4) Type of, location, and approximate size of existing and proposed streets, utilities, and open space. 5) Date, true north arrow and scale (numerical and graphic). 6) Location map, showing relation of proposed subdivision to adjacent property and surrounding area. date -2- Page 1 SKETCH PLAT CITY OF SOUTH BURLINGTON William B. Wessel Van Sicklen Road Property LIST OF CONTIGUOUS PROPERTY OWNERS Highland Terrace 20 Soon K. and Mikyung P. Kwon 40 John W. and Patricia A. Trutor 50 Mark R. and Marsha S. Abrams 60 A. Norman and Patricia E. Terreri Van Sicken Road 300 Douglas J. and Doreen B. Kendall 200 Robert J. and Rebecca M. Watson 333 C. Lynn and Jane G. Fife William E. Mikell (Williston) Hinesburg Road 1550 Nile A. and Julie B. Duppstadt 1405 Homer L. and Marion A. Dubois 625 Green Acres Inc. c/o Ralph Goodrich Dubois Drive 5 Peter L. and Ellen S. Walton 9 James R. and Victoria G. Ewing 11 Jonathon Y. and Susan G. McLean (19 Sherry Road) Page 2 15 Russell A. and Juanita E. Mallard 17 Dorothy N. Roberts 19 John P. and Barbara A. Concannon 21 5tephen 5. dhd 01�elle J. LlrewsKi 23 Louise H. and Raymond A. Kaigle 25 William H. and Helen L. Webb 27 Michael P. Shaal and Judith J. Bretmeyer 29 Paul M. and Paula R. Costello 31 Peter A. and Phyllis S. Cole 33 Edward E. and Blanche P. Bourdeau 35 John J. and Barbara A. Finnigan 20 v w t P2-O Agency of Natural Resources Department of Environmental Conservation NOTICE A request for a Conditional Use Determination, required pursuant to the provisions of Section 8 of the Vermont Wetland Rules, has been received from William Wessell, 70 Highland Terrace, South Burlington, VT 05403. Approval is being requested to construct a 20 lot subdivision on a 48.7 acre parcel that contains mapped and contiguous wetlands. These wetlands have been designated as significant by the Vermont Water Resources Board. Copies of the application are available for review at the Vermont Wetlands Office in Waterbury, at the Williston Town Clerk's Office, at the South Burlington Town Clerk's Office, and the Regional Planning Commission Office in Essex. Conditional Use Determination may only be approved if it is shown that the proposed conditional use will not have an undue adverse impact on the function and values of any significant wetlands or their adjacent buffer zones. Any person may file comments in writing on this application through January 25, 1991 with: David L. Clough, Director Water Quality Division Department of Environmental Conservation 10 North Building 103 South Main Street ury, VT 05676 David L.Clough for Timothy Burke, Secretary Agency of Natural Resources CC: Distribution List cp\008-0145.91