HomeMy WebLinkAboutSD-23-07 - Supplemental - 0600 Spear Street (4)April 6, 2023
Marla Keene, Development Review Planner
City of South Burlington
180 Market Street
South Burlington, VT 05403
Subject:Final Plat Approval #SD-21-19 600 Spear
Project #:19-268
Dear Ms. Keene,
On behalf of the Applicant, 600 Spear FJT, LLC and 600 Spear EBT, LLC please find below response
to the Preliminary Plat Approval #SD-21-19 600 Spear Decision dated April 21 2022. The Land
Development Regulations that pertain to this project are the Amendments Effective December
28, 2020.
Decision
Motion by Dan Albrecht, seconded by Dawn Philibert, to approve Preliminary Plat Application #SD-21-19
of 600 Spear FJT, LLC, subject to the following conditions:
1. All previous approvals and stipulations will remain in full effect except as amended herein.
2. This project must be completed as shown on the plat submitted by the applicant and on file in
the South Burlington Department of Planning and Zoning.
3. The plans must be revised to show the changes below prior to final plat submission.
a. Modify the existing streel building to remain to meet the criteria of 14.06B(1), 14.06C(1), and
14.06C(2). The intention of the modifications shall be to make the building appear part of this
project rather than a vestige from the prior of use of the site.
Response: The existing steel building is proposed to have modifications that meet the
criteria noted above, see attached for an Architectural Memorandum
discussing the architecture of the steel building.
b. Remove electrical transformer and stormwater management systems from the proposed public
right of way.
Response: The electrical transformers and stormwater systems have been removed from
the public ROW.
c. Screen electrical transformers as required under 13.06
Response: The relocated electrical transformers are screened with shrubs as required per
13.06.
Final Plat Project # 19-268
Page 2 of 13
d. Improve compliance with 13.06B(1) by providing additional plantings to screen the
northwestern parking lot, both from the adjacent parcel to the north and from the existing
home to the west.
Response: Additional planting has been included to provide more screening in
northwestern parking area, see the Landscape Plans for details.
e. Provide curbing adjacent to parking stalls.
Response: The plans have been revised to included curbing adjacent to parking stalls.
f. Provide one (1) major deciduous shade tree shall be provided within or near the perimeter the
south western parking area, for every five (5) parking spaces.
Response: Additional deciduous shade trees have been provided within and/or near the
southwestern parking area to meet this criterion.
g. Provide snow storage.
Response: Snow management on the site will include snow storage as shown on plan C10-
02 Snow Storage Diagram. Snow that cannot be stored onsite will be removed
as needed.
h. Modify the public road cross section to include 5-ft of green space between the road and
sidewalk on both sides of the street.
Response: The public road cross section has been revised to include a 5-ft green belt and
sidewalk on both sides of the road.
i. Rec path segments shall be asphalt and the sidewalks concrete.
Response: The plans have been revised to show the rec path as asphalt and sidewalks as
concrete.
j. Provide street lighting consistent with City standards
Response: Street lighting has been revised to match City Department of Public Works
standards.
4. The final plat submission must include the following information.
a. Demonstration of compliance with dimensional standards
Response: The plans have been revised to include additional information to show
compliance with dimensional standards.
Final Plat Project # 19-268
Page 3 of 13
b. Draft legal documentation, executable upon approval, for the planned public road, including
any necessary portions on the adjacent property
Response: Draft legal documentation, executable upon approval, for the planned public
road is included with the project documents.
c. Written agreement to the proposed legal documents for the planned public road by the
adjoining property owner
Response: A written agreement from the adjoining landowner (UVM) is provided with this
application in addition to the proposed legal documents for the planned
public road.
d. Address the comments of the City Stormwater Section
Response: City Stormwater comments have all been addressed in the revised Final Plat
submission package, see below for responses to specific comments.
1.On Sheet C5-01, if silt fence is being proposed as the primary sediment control practice, it
should follow the Vermont Standards and Specifications for Erosion Prevention &
Sediment Control, most recently updated in February of 2020. Part 5, Silt Fence notes that
the maximum drainage area for overland flow to a silt fence shall not exceed ¼ acre per
100 feet of fence. Silt fence should also be depicted with j-hooks at the end to capture
sediment.
Response: C5-01 Overall EPSC Plan has been revised to propose a series of erosion
prevention and sediment control practices, including a stabilized construction
entrances, soil stockpile, check dams, and silt fence in compliance with the
Vermont Standards and Specification for Erosion Prevention & Sediment Control.
Silt fence is proposed with a maximum drainage area of ¼ ac per 100 ft of silt fence
and is depicted with j-hooks. As this project proposes more than one acre of
disturbance a Construction General Permit through the State Stormwater Program
will be secured prior to construction.
2.It is assumed that basements are not being proposed and there are no footing drains for
buildings.
Response: Correct, no basements or footing drains are proposed.
3.The Snow Storage callout is generic and utilizes a “typical” notation. The applicant should
revise the plans to show all snow storage locations.
Response: Plans have been revised to show snow storage on C10-02 Snow Storage
Diagrams.
Final Plat Project # 19-268
Page 4 of 13
4.Confirm if the drainage areas for the stormwater treatment practices are correct. As
shown, the drainage areas do not cover the entire stormwater treatment practice. Please
update to show actual full drainage area – “permitted” vs. “non-permitted” impervious
can be shown with hatching within the drainage area as necessary.
Response: The site has been designed to direct stormwater runoff from all new and
redeveloped impervious to one of five stormwater treatment areas. Due to the
peaked rooftop of the existing steel building, one half of the existing rooftop will
drain to proposed treatment areas. The drainage area mapping has been revised
to include the portion of the steel building rooftop which drains to the stormwater
treatment areas sized to handle this additional runoff.
5.The contours on the site are very flat and susceptible to puddling. Consider including spot
point elevations at breaks between drainage areas to ensure accurate drainage areas and
positive drainage.
Response: Site grading has been revised to ensure positive drainage.
6.The very south-east corner of pavement within the project: Provide spot point elevation to
ensure that runoff flows to CB or treatment practice and not offsite. Include curbing as
needed.
Response: Site grading has been revised to raise the southern edge of pavement for
positive drainage to catch basins and stormwater treatment areas. Curbing has
been added to the northwest parking area.
7.In general, confirm there are no utility conflicts. In particular, the crossing of the storm
drain, gravity sewer and sewer forcemain adjacent to SMH 2.
Response: Sheet C3-04 Utility Crossing Plan has been added to the plan set to confirm
adequate crossings between storm, sewer and water lines.
8.Sheet C8-401: Top of Mulch Elevations and Underdrain Elevations appear to be
incorrect, as they differ from the plan sheets by approximately 90 feet in elevation.
Response: This is a typo and has been corrected. All stormwater treatment areas are
now proposed to be Gravel Wetlands.
9.Sheet C8-401: Bioretention Area Detail:
a.What size stone is being proposed within the 12” thick stone layer?
b.Was a peastone layer considered in-lieu of the filter fabric between the bioretention soil
and stone?
c.For the biorentetion soil testing, are you requiring the Morgan Method or the Modified
Morgan Method?
Final Plat Project # 19-268
Page 5 of 13
Response: All stormwater treatment areas have been redesigned as Gravel
Wetlands. These comments no longer apply to the project, stormwater detail
sheets have been revised with applicable gravel wetland details.
10.Sheet C8-402: This sheet includes details for a Rain Guardian and Filterra system. Are
these systems being proposed for this project?
Response: See above response, no Filterra systems are proposed. Rain Guardians are
proposed for pretreatment of the majority of the roadway runoff. Stormwater
detail sheets have been revised to remove Filterra details and provide details for
all proposed Rain Guardian catch basins.
11.LA1-01: There are a number of tree planting proposed right on or adjacent to utilities
including:
a.1 ‘NS’ on the inlet pipe to Stormwater Treatment Area 2.
b.2 ‘UA’ and 2 ‘AF’ on the gas line running north-south on the east side of the proposed
road,
c.A ‘NS’ and a ‘GT’ on the forcemain, as it leaves the pump station and before the first
bend.
d.It is understood that the site is very tight, but there are some large trees with trunks
proposed within 5’-6’ feet of the buildings.
Response: Proposed plantings have been revised for adequate separation to utilities.
e. Address the comments of the South Burlington Water Department
Response: City Water Department comments have all been addressed in the revised
Final Plat submission package. See below for responses to specific comments.
1.All water lines and appurtenances shall be installed in accordance with the Champlain
Water District Specifications and Details for the Installation of Water Lines and
Appurtenances, current edition, henceforth CWD Specifications.”
Response: Confirmed, all water lines and appurtenances shall be installed in
accordance with the CWD specifications.
2.There is a 12” AC water main on the east side of Spear Street that shall be tapped for this
project. The main is located off the east edge of the road. Tapping materials shall comply
with the Champlain Water District.
Response: Confirmed, tapping materials will comply with the CWD specifications.
3.The Ludlow fire hydrant located on Spear Street next to the proposed entrance shall be
replaced as part of this project.
Final Plat Project # 19-268
Page 6 of 13
Response: The Ludlow fire hydrant at the proposed entrance will be replaced as part
of the project.
4.There is a 12” AC water main located on the east side of Interstate 89 that the proposed
forcemain could be crossing. The main must be located prior to any drilling and connection
activities.
Response: The 12” AC water main east of Interstate 89 is located on the east side of
the Oakwood Drive and will not be crossed by the proposed forcemain or the
gravity sewer connection. The water main will be located prior to work and the
sewer connection on Oakwood Drive.
5.All water mains must be moved to the edge of road and not placed in the center of the
road where depicted. No parallel underground utility (ex. phone, electric, cable, gas) shall
be designed or installed within four feet (4’) of the water main from either side, or above
the water main from the bottom of the main to finish grade. Storm sewer and sanitary
sewer separations are only as allowed in these specifications and the VT Water Supply
Rule. No building or structure shall be built above the water line or within the water line
easement.
Response: The water mains have been relocated to meet this requirement.
6.Water mains shall be run to the edge of the property and capped where future public roads
are proposed.
Response: Water mains have been extended to and capped at the property line
where future public roads are proposed.
7.PVC water mains shall comply with AWWA C900 with minimum Pressure Class 235, DR18.
Tracer wire and termination box specifications are required for plastic pipe.
Response: PVC water mains will comply with the above specifications.
8.Service lines shall be copper sized appropriately for each dwelling. Information for each
building’s account must be provided to the Department for billing purposes. If a fire
sprinkler line is to be run to each building, then there shall also be a separate domestic
water line with independent shut off located outside in a Department approved location.
The domestic line shall be tapped off the fire sprinkler line.
Response: The building services will be 2” CTS C901 and the buildings will not have
sprinkler systems.
Final Plat Project # 19-268
Page 7 of 13
9.The service line to the existing building shall be shut off at the Spear Street corporation,
disconnected, capped and the curb box removed.
Response: No changes to the existing water service to the existing residence is
proposed. The existing water service is proposed to remain in use.
10.Hydrant leads shall be Ductile Iron.
Response: Hydrant leads will be ductile iron.
11.Cor-Blue T-bolts and nuts are required for underground installations.
Response: Cor-Blue T-bolts and nuts will be used for underground installations.
12.Water main intersections shall include three valves at each tee. Anchor tees (aka: Hydrant
tees and Swivel tees) shall be Class 350 ductile iron, cement lined, conforming to
AWWA/ANSI C110/A21.10, C111/A21.11, and C104/A21.4. In lieu of Anchor tees,
Mechanical Joint tees may be used if a Foster Adaptor is used to secure the valve directly
to the branch of the tee.
Response: This requirement will be met – see the plans and details.
13.V-Bio polyethylene encasement is required for all ferrous material installations
underground. This includes fittings for PVC and HDPE pipe, and fire hydrant barrels.
Response: See the details for demonstration of how the project meets this requirement.
14.Gate valves shall be Mueller, Kennedy, AFC, M&H or approved equal on water distribution
mains and Mueller, AFC, or approved equal on CWD Transmission mains.
Response: This will be met – see the plan details.
15.Stainless steel tapping sleeves shall be TPS Triple Tap or approved equal.
Response: See the plan details.
16.Fire Hydrants shall be Kennedy K-81 D or Waterous Pacer and shall conform to AWWA
C502. Note: Waterous Pacer hydrants shall be installed with a Boston Operating Nut.
Response: See the plan details.
17.4” Storz pumper nozzle connections are required on all South Burlington fire hydrants.
Spring loaded hydrant flags and Storz connections shall be installed before new lines are
turned on by the Department.
Final Plat Project # 19-268
Page 8 of 13
Response: See the plan details for the proposed hydrant.
18.No connection or taps shall be located within 3 pipe diameters of any other fitting or pipe
joint. Example: If tapping a 12” water line the tapping saddle must be a minimum of 36”
away from the nearest joint in the 12” water line.
Response: This will be met - see the note on C3-02.
19.Connections will only be permitted between the hours of 7:00am and 3:00pm on regular
Champlain Water District business days, except Fridays. All connections must be
completed by 3:00pm; connections that cannot be completed by 3:00pm may be
suspended and completed the following business day. A suspended tap may entail back
filling the excavation until the following day. CWD personnel have the authority to suspend
connections that they deem cannot be completed within the time period stated above.
Response: This will be met - see the note on C3-02.
20.No water lines shall be installed after November 15 or before April 1 without prior approval
of the appropriate CWD Division. The appropriate CWD Division may restrict work before
November 15 and after April 1 during adverse weather conditions. CWD does not allow
excavating for water mains during the winter months except by special permission.
Response: This will be met – see the note on C3-02.
21.The SBWD shall provide more comments as this project progresses through further plan
reviews.
f. Demonstrate preliminary water and wastewater allocation
Response: Preliminary water and wastewater allocation have been demonstrated by the
approved preliminary allocation by the City, attached.
g. Erosion prevention and sediment control plans and details
Response: Erosion prevention and sediment control plans and details are included in the
revised Final Plat submission package.
h. Demonstration of meeting with the South Burlington Fire Department to review the project
Response: The South Burlington Fire Department has reviewed the project at a meeting on
April 6, 2023.
Final Plat Project # 19-268
Page 9 of 13
i. Address the comments of the Director of Public Works
Response: The comments from the Director of Public Works have been addressed and
incorporated into the revised Final Plat submission package. Specific
comments are addressed below. Additionally, TCE met with DPW staff including
the Director of Public Works, Deputy Director of Water Resources, and Deputy
Director of Capital Projects on March 24, 2023 to review comments and the
project updates.
1.Provide a detail for the RRFB’s at the Spear street crossing so that DPW can confirm that
the proposed equipment is compatible with other equipment installed in the City. This
work will require a ROW permit from DPW.
Response: A detail for the proposed RRFB is included on C8-101.
2.The crosswalk at Spear Street shall be illuminated by a street light.
Response: A light fixture has been added at the Spear Street crosswalk.
3.Provide fixture details along with photometrics for this ped crossing.
Response: Fixture details have been provided with the submission materials.
4.Stormwater treatment areas (including grading) shall be removed from any proposed
future City ROW.
Response: All stormwater treatment areas (including all grading) have been shifted
outside of the proposed future City ROW. Catch basins structures and
conveyance practices are proposed within the City ROW to drain runoff from the
edge of pavement to the stormwater treatment areas.
5.The City shall be offered an Irrevocable Offer of Dedication for the proposed new city
street. The City may not choose to exercise this Offer until such time that the street
connects to future public streets. As presently constituted just within this development,
the streets serve more as an internal drive than a city street that exists for the good of the
general public.
Response: A draft Irrevocable Offer of Dedication is included in the submission
materials.
6.Based on the plans submitted, it appears as if the applicant’s intent is for the wastewater
pump station and force main to remain private. If this infrastructure is to be considered
for future public ownership the pump station location will need to be revised to facilitate
future connections and maintenance. The force main is currently proposed to run through
Final Plat Project # 19-268
Page 10 of 13
a solar field, which would be problematic if repairs are necessary. The wastewater force
main discharge point is proposed on the east side of the interstate at the end of the City’s
ROW for Oakwood Drive. Has the applicant coordinated with the State of Vermont
regarding the proposed location of the force main? This proposed manhole on Oakwood
Drive is the point at which the City would assume responsibility for this infrastructure. In
order to install this manhole the applicant will need to obtain a ROW permit from the
DPW.
Response: The wastewater pump station and forcemain are proposed to remain
private. The wastewater infrastructure, including gravity sewer mains and
structures within the existing or proposed right-of-ways (Oakwood Drive and new
street) are proposed to be owned by the City after construction is complete.
7.Evaluate the proposed location of the gravity sewer system. Can it be situated to facilitate
future connections within the proposed new City street?
Response: The proposed sewer manholes at the north and south ends of the new
City street could be connected to in the future if/as needed.
8.Evaluate the layout of the stormwater drainage system that is proposed. Are sufficient
storm drains provided to collect and convey stormwater runoff from the proposed City
street? A storm drains is located in the middle of an intersection in vehicle tire tracks
instead of placed along the curb. There are potentially conflicts with UG lines. Insufficient
drainage and excessive puddling would be a reason that the City does not accept this road
in the future.
Response: The layout of proposed drainage structures as well as site grading has
been revised. The City street has been regraded to drain to multiple catch basins
along curb cuts at the edge of pavement. Excessive puddling is not be expected
with the revised design.
9.The sidewalks running north – south along the proposed “new city street” shall be
extended to the northerly property lines
Response: Sidewalks have been extended to the northerly property line, see
revised plan set.
10.The water line running north-south along the proposed “new city street” shall be extended
to the northerly property line.
Response: The water line is extended to the northerly property line.
Final Plat Project # 19-268
Page 11 of 13
11.All pavement markings on sections of street proposed to be public shall meet the VTrans
spec for durable markings, Section 646.07, of the VTrans 2018 Standards.
Response: Confirmed, pavement markings shall meet VTrans standards noted
above.
12.Provide civil details.
Response: Civil details have been provided with the revised plan set dated
03/31/2023.
13.Have the applicant confirm the material and width of all proposed sidewalk/path. It
appears that the sidewalks in the proposed new City street are of varying size.
Response: Materials and widths of the proposed sidewalk are provided on the
attached Final Plan set.
j. Demonstration that short and long term bicycle storage requirements are met
Response: Short term bike storage requires four (4) short term bike spaces. The short-term
spaces are provided by three bike racks – one rack with two spaces at the
southwest corner of the steel building, and two racks (one space each) near
the pergola in the common open space, see site plans for details. Long term
bicycle storage requirements are for one (1) long term storage per unit. This
requirement is met by four (4) covered spaces in the shared covered area
central to each building, see architectural plans for details.
k. A proposed timeline for completion of the interior commons area relative to the number of
homes constructed as part of the application for final plat.
Response: Construction phasing and common area improvements timeline will be as
follows:
1.Construct underground utilities and city spec streets with base course of
paving.
2.Construct buildings 1, 2, 3 and 4 with front sidewalks and connections.
3.Grade install interior pathways.
4.Construct buildings 5, 6, 7 and 8 with front sidewalks and connections.
5.Pave interior pathway system.
6.Construct remaining interior hardscape, lighting and pergola.
5. The following waivers of Land Development Regulation standards are preliminarily granted
a. The front setback waiver is reduced from 30 ft to 10 ft
Final Plat Project # 19-268
Page 12 of 13
6. The applicant must work with the Director of Public Works to determine the appropriate
location for the RRFB, and propose a timeline for its completion relative to the number of homes
constructed.
Response: The project team is in communication with the Director of Public Works
regarding these matters and will coordinate the final location and timeline with
DPW.
7. There shall be no use of herbicides, pesticides, and/or non-organic fertilizers within either the
wetlands or the associated buffers. Prior to issuance of a zoning permit for the first building on
the property, the applicant will be required to record a “Notice of Conditions” to this effect which
has been approved by the City Attorney.
Response: The Applicant agrees to this condition and will record a Notice of Conditions as
requested to the City Attorney prior to issues of a zoning permit for the first
building.
8. There will be no mowing within 50 feet of the wetlands nor can the wetland buffers be turned into
lawn. Brush-hogging will be allowed no more than three (3) times per year. Prior to issuance of a
zoning permit for the first building on the property, the applicant will be required to record a
“Notice of Conditions” to this effect which has been approved by the City Attorney.
Response: The Applicant agrees to this condition and will record a Notice of Conditions as
requested to the City Attorney prior to issues of a zoning permit for the first
building.
9. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services,
and service modifications must be underground.
Response: New utility lines are underground as required by the Land Development
Regulations.
10. The proposed project must adhere to standards for erosion control as set forth in Section 16.03
of the South Burlington Land Development Regulations. In addition, the grading plan must meet
the standards set forth in Section 16.04 of the South Burlington Land Development Regulations.
Response: The project will meet the required standards for erosion control as outlined in the
LDRs.
11. The final plat application must be submitted within 12 months from the date of this decision.
Response: The Applicant has sumbitted the Final Plat application within the 12-month
deadline of the decision, which is April 21, 2023.
12. The applicant must regularly maintain all stormwater treatment and conveyance infrastructure.
Final Plat Project # 19-268
Page 13 of 13
Response: Stormwater treatment and conveyance infrastructure will be regularly
maintained as required.
13. The applicant must provide to the Planning Commission a request for a name for the proposed
road prior to obtaining a zoning permit for the first home.
Response: Prior to requesting a zoning permit for the first home, the Applicant will provide
the Planning Commission a request for a name of the proposed road.
If you have any questions or need additional information, please do not hesitate to contact me
directly at (802) 879-6331 x108 or by email at lucy.thayer@tcevt.com.
Sincerely,
Lucy Thayer, PLA
TCE, Inc.
478 Blair Park Road
Williston, VT 05495