HomeMy WebLinkAboutAgenda 07_SD-23-08_1170 1180 Dorset St_Rivers Edge
TO: South Burlington Development Review Board
FROM: Marty Gillies, Development Review Planner I
SUBJECT: #SD-23-08, 1170/1180 Dorset Street
DATE: July 18, 2023 Development Review Board Meeting
____________________________________________________________________________________
PROJECT DESCRPTION
Continued final plat application #SD-23-08 of Rivers Edge Building Development, LLC for the 3.6 acre
“Park Road Area” phase of a previously approved master plan for a 450-acre Golf Course and 354-unit
residential development. The planned unit development consists of consolidating three existing lots for
the purpose of constructing fourteen dwelling units in two-family homes on two private roads, 1170 &
1180 Dorset Street.
CONTEXT
The Board held a hearing on this application on June 20, 2023. The Board provided feedback to the
applicant and continued the hearing for the purpose of allowing the applicant to make necessary
modifications to the project.
The applicant provided revised materials on June 30. Review of these revised materials is incorporated
herein; criterion which Staff considers to have been addressed have been removed from this report.
COMMENTS
Development Review Planner Marty Gillies and Senior Development Review Planner Marla Keene,
hereafter referred to as Staff, have reviewed the plans submitted by the applicant and offer the
following comments. Numbered comments for the Board’s attention are in red.
A) ZONING DISTRICT AND DIMENSIONAL STANDARDS
15.18.B Southeast Quadrant District
(3) Existing natural resources on each site shall be protected through the development plan,
including streams, wetlands, floodplains, wildlife habitat and corridors including those areas
identified in the South Burlington Open Space Strategy, and special natural and/or geologic
features such as mature forests, headwaters areas, and prominent ridges.
The project contains a mapped river corridor and the applicant’s plan shows the limits of a Class
II wetland, and associated buffer.
On June 20, the Board directed the applicant to improve wetland demarcation, shown as split rail
fence, by including periodic signs indicating “Wetland Buffer” along the wetland buffer, as per
Condition 3.a of preliminary plat approval #SD-22-03. The applicant has done this, and Staff
considers this criterion now met.
#SD-23-08
2
B) 15.18.A SUBDIVISION STANDARDS
The general standards applicable to this subdivision are as follows.
1. Sufficient water supply and wastewater disposal capacity is available to meet the needs of the
project in conformance with applicable State and City requirements, as evidenced by a City
water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit
from the Department of Environmental Conservation.
The South Burlington Water Department reviewed the proposed plan on June 8, 2023, and July 2,
2023, and provided the following comments.
1. The water line shown on Park Road has not yet been installed and will be necessary prior
to construction of this project. At the time of construction on Park Road, anchor tees and
valves must be installed for this project’s water lines since size on size taps are not
permitted.
2. The water lines for this project located outside the City ROW are considered private and
shall not be owned by the City. The proposed 10’ easement to the City of South Burlington
shall only be for access to the fire hydrant for routine maintenance, access to all curb stops
for routine maintenance and disconnections, and for the Water Department to oversee
repairs in accordance with conditions set forth in the City of South Burlington Water
Ordinance.
3. This information is provided for information and engineering purposes. Per the Vermont
Department of Public Safety Division of Fire Safety, the current adopted code is the
International Plumbing Code (IPC), 2015 Edition. The 2015 IPC requires 20 psi minimum for
toilets (“water closet, tank, close coupled or one piece), which is the controlling factor for
establishing the minimum required pressure for internal plumbing (assuming the toilets do
not have flushometer valves). Site plans indicate that the preconstruction grades of the
proposed homes range between 402’ and 429’. The SBET low operating level is 515’, and
the highest elevation in the City that can still provide 35psi is 435’. The upper floors of
some homes are likely to experience lower water pressures than what customers are
accustomed to. Additional data from the applicant will be required to confirm there are
adequate pressures for second floor plumbing fixtures. Furthermore, if residents intend to
install water booster pump stations within the proposed units, approval must be obtained
by the Secretary in accordance with the VT Water Supply Rule. Written permission from
the DEC for in-home booster pumps received by the developer must be provided to the
SBWD.
Staff recommends the Board incorporate the comments of the South Burlington Water Department as
conditions of approval.
2. Sufficient grading and erosion controls will be utilized during construction and after
construction to prevent soil erosion and runoff from creating unhealthy or dangerous
conditions on the subject property and adjacent properties. In making this finding, the DRB
may rely on evidence that the project will be covered under the General Permit for Construction
issued by the Vermont Department of Environmental Conservation.
The provided EPSC plan includes silt fencing on the downslope side of the limit of work line and
orange construction tape on the upslope side of that limit of work line, from before construction
#SD-23-08
3
work starts until the disturbed areas have been stabilized. In their comments as part of the June 20
hearing, the City Stormwater section indicated there were issues with the proposed EPSC plan.
The City Stormwater Section has reviewed the revised EPSC plan and indicated that the proposed
grading and erosion controls are sufficient to prevent soil erosion and runoff. As such, Staff
considers this criterion met.
5. The project is designed to be visually compatible with the planned development patterns in
the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in
which it is located.
The purpose of the SEQ is to “encourage open space preservation, scenic view and natural
resource protection, wildlife habitat preservation, continued agricultural use, and well-planned
residential use in the largely undeveloped area of the City known as the Southeast Quadrant. The
open character and scenic views offered in this area have long been recognized as very special and
unique resources in the City and worthy of protection. The location and clustering of buildings and
lots in a manner that in the judgement of the Development Review Board will best preserve the
open space character of this area shall be encouraged.”
The applicant has provided elevation sketches for four proposed home types in accordance with
the preliminary plat approval in which the applicant had indicated there would be three home
types in addition to the corner duplex, none of which will be constructed with the same color
siding as an adjacent home. Staff considers this criterion to be met.
9. Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is
consistent with City utility and roadway plans and maintenance standards, absent a specific
agreement with the applicant related to maintenance that has been approved by the City
Council.
The Director of the Department of Public Works reviewed the plans on 6/8/2023 and 7/11/2023
and identified outstanding concerns that were not able to be addressed prior to the finalization of
this report. Staff expects to have an update at the time of the hearing from the Director of Public
Works on the status of these items.
C) SITE PLAN STANDARDS
14.06 General Site Plan Review Standards
B. Relationship of Proposed Structures to the Site.
(4) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansion shall, to the extent feasible, be underground.
On July 20, the Board was unable to evaluate compliance with this criterion due to the
quality of the applicant's plan sheet 3. This has been addressed and Staff now considers
this criterion met.
14.07 Specific Site Plan Review Standards
(A) Utility Services. Electric, telephone and other wire-served utility lines and service connections
shall be underground insofar as feasible and subject to state public utilities regulations. Any
utility installations remaining above ground shall be located so as to have a harmonious
relation to neighboring properties and to the site.
On July 20, the Board was unable to evaluate compliance with this criterion due to the quality
#SD-23-08
4
of the applicant's plan sheet 3. This has been addressed and Staff now considers this criterion
met.
(B) Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including
compliance with any recycling or other requirements, shall be accessible, secure and properly
screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s).
Small receptacles intended for use by households or the public (ie, non-dumpster, non-large
drum) shall not be required to be fenced or screened.
At preliminary, the Board found that this criterion did not apply to the proposed development.
(C) Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping,
Screening, and Street Trees.
Section 13.06 standards do not apply to single- and two-family homes on their own lots. However, since
the applicant is proposing shared lots, the standards of Article 13.06 apply to this project, including
minimum landscape budget and a requirement for landscaping, fencing, land shaping and/or screening
if two adjacent lots are found to be dissimilar or if a property’s appearance is found to need
improvement.
The applicant has updated the proposed landscaping plan to include six white spruce along the
southern property line, strategically positioned to screen views between the homes on the north side
of Foulsham Hollow Road and the southernmost proposed homes. Staff considers that this adjustment
increases compliance with this standard and considers the standard to be met.
The applicant estimates the building cost of the project to be $2,600,000, requiring $33,500 in
landscaping.
The addition of six white pines to the landscaping plan increased the landscaping budget. As a result,
the applicant has revised their landscaping budget to include the value of the six white pines. The new
budget includes $35,896 worth trees and shrubs, above the minimum required landscaping budget. The
City Arborist reviewed the proposed landscaping plan on 6/2/2023 and 6/26/2023 and offered
comments which have since been adequately addressed by the applicant.
RECOMMENDATION
Staff recommends that the Board work with the applicant to discuss the project with the applicant and
close the hearing.
Respectfully submitted,
_______________________________
Marty Gillies
Development Review Planner
1SITEI-89HINESBURG ROADDORSET STREETSPEAR
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SWIFT STREETLOCATION PLAN N.T.S.CIVIL ASSOCIATES, PLCO'LEARY-BURKE 13 CORPORATE DRIVEESSEX JCT., VTPHONE: 878-9990FAX: 878-9989E-MAIL: obca@olearyburke.comAPPLICANTCONSULTANTOWNERLEGEND
SuCVeBVeBCvFsCFsC2CIVIL ASSOCIATES, PLCO'LEARY-BURKE 13 CORPORATE DRIVEESSEX JCT., VTPHONE: 878-9990FAX: 878-9989E-MAIL: obca@olearyburke.comLEGENDVeB
O'LEARY-BURKE 13 CORPORATE DRIVEESSEX JCT., VTPHONE: 878-9990FAX: 878-9989E-MAIL: obca@olearyburke.com3AZONING INFORMATIONCIVIL ASSOCIATES, PLCLEGEND
O'LEARY-BURKE 13 CORPORATE DRIVEESSEX JCT., VTPHONE: 878-9990FAX: 878-9989E-MAIL: obca@olearyburke.com3BZONING INFORMATIONCIVIL ASSOCIATES, PLCLEGEND
10+0011+0012+0013+0013+1510+0011+0012+0013+0013+034CIVIL ASSOCIATES, PLCO'LEARY-BURKE 13 CORPORATE DRIVEESSEX JCT., VTPHONE: 878-9990FAX: 878-9989E-MAIL: obca@olearyburke.comPlanPlanPROFILE - TRAILS BEND DRIVEPROFILE - BROOKFIELD DRIVELEGEND
O'LEARY-BURKE 13 CORPORATE DRIVEESSEX JCT., VTPHONE: 878-9990FAX: 878-9989E-MAIL: obca@olearyburke.com13ZONING INFORMATIONCIVIL ASSOCIATES, PLCLEGEND
WHITE
BEIGE
CHAMPAGNE
SIERRAPREMIUM
CREAM
YELLOW
WHEAT
SANDSTONE
KHAKIPREMIUM
OLIVEPREMIUM
MYRTLEDESIGNER COLLECTION
SILVER
SMOKEPREMIUM
GRANITEPREMIUM
SEAPORTDESIGNER COLLECTION
GENEVA BLUEPREMIUM
MOCHAPREMIUM
RUSSETDESIGNER COLLECTION
MAVERICK BROWNDESIGNER COLLECTION
STEEL BLUEDESIGNER COLLECTION
DEEP WATERDESIGNER COLLECTION
GRAPHITEDESIGNER COLLECTION
RUSTIC CEDAR*DESIGNER COLLECTION
FIREBRICKDESIGNER COLLECTION
CACTUS
FERNPREMIUM
CARBONDESIGNER COLLECTION
ACADIA GREEN*DESIGNER COLLECTION
15 Year
COMPARISON OF FADE
Original Siding COlOr
CEDAR KNOLLS deluxe Vinyl Siding - after 3 yearS Of expOSure
CEDAR KNOLLS deluxe Vinyl Siding - after 15 yearS Of expOSure
Standard Vinyl Siding - after 3 yearS Of expOSure
This is a visual representation of the actual fade
that can be expected on standard vinyl siding
vs. Cedar Knolls Deluxe Vinyl Siding.
Colors are mechanically reproduced.
COLOR AVAILABILITY
28 BEAUTIFUL COLORS
A beautiful collection of darker, richer colors with
tremendous curb appeal, providing a real value
for homeowners seeking a unique darker finish
that stands out and stands apart from others in
the neighborhood.
*Available Mid-2019Colors are mechanically reproduced. For color accuracy, please see actual product sample.
N81° 21' 44"E
535.09
Vermont
Grid North
L =1 1 7 .8 8
R=2 0 7 .9 5
Ch o r d=S 5 6 °5 7 '4 8 "W
Ch o r d =11 6 .3 1
S16° 47
'
25
"E74.00S35° 08' 47"W75.73S81° 34' 39"W
16.25
S11° 01' 09"E163.28S10° 10' 02"E148.40S83° 00' 34"W
229.68
S83° 00' 34"W
108.23
S83° 00' 34"W
207.00N6° 16' 24"W134.69N6° 16' 24"W105.09N81° 34' 34"E
209.91
L =18 6 .7 2
R=2 7 9 .4 3
Ch o r d =N 6 2 °2 7 '10 "E
Ch o r d =1 8 3 .2 7N23°
17
'
57
"W68.00
N79° 19' 04"E
148.97N79° 19' 04"E
148.97
N79° 19' 04"E
2.67 N49° 14' 34"W66.23N40° 52' 27"E86.68N81° 33' 06"E
140.69N40° 44' 00"E109.45L=12.75'
R=280.00
Chord=N42°01'50"E
Chord=12.75'
L=140.42'
R=280.01
Chord=N55°14'25"E
Chord=138.95'
L=47.46'
R=280.01
Chord=N74°27'44"E
Chord=47.40'
L=81.
0
2'
R=274
.
5
1'
Chord=
S
4
9
°
1
3'
2
3
"
W
Chord=
8
0
.
7
3'
N 707026.82
E 1463828.42
N 707380.66
E 1464172.36
N81° 37' 02"E
42.07
N6° 53' 28"W59.85 Footprint Lot
Unit 11
2,347 sq.ft.
Footprint Lot
Unit 12
2,347 sq.ft.
Footprint Lot
Unit 13
2,347 sq.ft.
Footprint Lot
Unit 14
2,347 sq.ft.
Footprint Lot
Unit 5
2,347 sq.ft.
Footprint Lot
Unit 6
2,347 sq.ft.
Footprint Lot
Unit 8
2,347 sq.ft.
Footprint Lot
Unit 7
2,347 sq.ft.
Footprint Lot
Unit 4
2,347 sq.ft. Footprint Lot
Unit 3
2,347 sq.ft.
Footprint Lot
Unit 2
1,928 sq.ft.
Footprint Lot
Unit 1
1,920 sq.ft.
Footprint Lot
Unit 9
2,347 sq.ft.
Footprint Lot
Unit 10
2,347 sq.ft.
N 707295.91
E 1464009.87
I hereby certify that the information shown hereon is correct to the best of my knowledge and
belief and is based upon a collaboration of pertinent deeds, plats, parol, and other recorded
evidence. This plat was prepared in accordance with and complies with Vermont Statute Title
27, § 1403, (a) through (e).
Joseph R. Flynn, L.S. 714 Dated
Graphic Scale
1 inch = 40 ft.
Location Plan-n.t.s.
13 Corporate Drive
Essex JCT., VT
Phone: 878-9990
FAX: 878-9989
E-MAIL: obca@olearyburke.com
City of South Burlington Received for Record
____________________________ A.D. _______
at ____________o'clock ____________minutes___M
and recorded in ______________________________
attest: ____________________________________
Town Clerk O'LEARY-BURKE
CIVIL ASSOCIATES, PLCThis is an Original Mylar1. The survey is based upon research performed in the City of South Burlington Land Records and the
following plats and plans:
a. “Paul F. Heald, 6 Lot Subdivision Plat, Dorset Street”, prepared by Civil Engineering Associates, Inc., last
revised December 4, 2001 and filed in slide 393 of the City of South Burlington Land Records.
b.“Economou Farms Golf Course Plat, Southeast Parcel, Property of JAM Golf, LLC.”, prepared by Civil
Engineering Associates, Inc., last revised January 10, 2000 and filed in slide 393 of the City of South
Burlington Land Records.
c.“Economou Farms Golf Course Plat, Southeast Parcel, Property of JAM Golf, LLC.”, prepared by Civil
Engineering Associates, Inc., last revised June 2, 1999 and filed in slide 341 of the City of South Burlington
Land Records.
d.“Economou Farms Golf Course Plat, Southeast Parcel, Property of J.A. McDonald.”, prepared by Civil
Engineering Associates, Inc., last revised June 2, 1999 and filed in slide 329 of the City of South Burlington
Land Records.
e.“Economou Farms Golf Course Plat, Phase I-B, Residential Parcel 3 and 4, Property of Economou Farms,
Inc.”, prepared by Civil Engineering Associates, Inc., last revised September 10, 1996 and filed in slide 297
of the City of South Burlington Land Records.
f.“Economou Farms Golf Course Plat, Southeast Parcel, Property of Economou Farms, Inc.”, prepared by
Civil Engineering Associates, Inc., last revised June 1, 1996 and filed in slide 295 of the City of South
Burlington Land Records.
g.“Heald, 6 Lot Subdivision Site Grading & Utility Plan, Sheet C-2”, prepared by Civil Engineering
Associates, Inc., last revised November 14, 2001 and filed in slide 393 of the City of South Burlington Land
Records.
h.“Plan of Sewer Easement, Properties of Highland Residential Properties, L.P. and EZP Golf, L.P. to be
conveyed to The City of South Burlington.”, prepared by Civil Engineering Associates, Inc., dated November
1997 and filed in slide 319 of the City of South Burlington Land Records.
i. “Survey of Property to be Conveyed by Economou Farms, Inc.,-Henry Wortheim to Paul Heald”, last
revised December 1969 and filed in slide 95 of the City of South Burlington Land Records.
j."Survey of Land Exchange Between Vermont National Country Club and the City of South Burlington, South
Burlington, Vermont, Sheet P2", prepared by Timothy R. Cowan, L.S. 597, dated May 26, 2017, revised
September 6, 2017 and filed in slide 610 of the City of South Burlington Land Records.
k. "Subdivision Survey Plat, City of South Burlington, Former Calkins Property", prepared by Summit
Engineering, Inc., last revised September 27, 2002 and file in map book 495 page 176 of the City of South
Burlington Land Records.
l. “Economou Farms Golf Course Plat, Phase I-B, Residential Parcel 3 and 4, Property of Economou Farms,
Inc.”, prepared by Civil Engineering Associates, Inc., last revised December 3, 1997 and filed in slide 317 of
the City of South Burlington Land Records.
2. Bearings are based on Vermont Grid Zone 4400, computed from RTK GPS observations made on June 4,
2021 from a Trimble R10 Unit with differential corrections from CORS VRS Station. Datum utilized is NAD
83(2011) epoch 2010.0, NAVD 88 (geoid12b).
3. Survey methods employed (total station) and the resulting error of closure/precision ratio, meet or exceed
minimum precision requirements for Urban Surveys as outlined in, "Standards for the Practice of Land
Surveying", adopted by the Vermont Board of Land Surveyors, effective 01/07/2013.
4. There may be additional easements, restrictions, and/or reservations not shown hereon that may or may
not be found in the City of South Burlington Land Records.
5. This survey depicts the property lines of the Highland Residential Properties, L.P based upon record
research conducted by Joseph R. Flynn, L.S.
6. This plat is for the depiction of boundaries based upon V.S.A. Title 26 Chapter 45 section 2502 (3) and (4).
Any information identified graphically or noted on this plat which is outside the scope and expertise of a
Vermont Licensed Land Surveyor as outlined in the statues herein referenced to, is not warranted to be
correct and is not covered by the certification contained hereon.
7. This plat is for the identification of boundary lines of the Highland Residential Properties, L.P.. Other
information is shown for both illustrative purposes and to offer assistance in the conclusions reached by this
survey. Only the Boundary lines of the Highland Residential Properties, L.P are certified to, all others not
warranted to be correct and are subject to revisions.
8. Right of Way for Dorset Street is based on existing field evidence and layout in Town of Burlington
Highway Book 1 Pages 12-13 on May 5, 1810. The Right of Way for Park Road is based on existing filed
evidence and Book 429 Page 472 & Book 428 Page 78.
9.Valid for recording only if stamped in the left margin with "This is an Original Mylar", signed, dated and
stamped with blue ink containing the Licensed Land Surveyors Seal.
10. Map reference 1e depicts a proposed 20' sewer easement to the City of South Burlington. An inactive
pump station was located within the defined limits, but no conclusive easement deed was recovered in the
City of South Burlington Land Records in regards to that distinct item.To ShelburneSite
VERMONT
GRID NORTH Dorset StreetPark
Swift Street
Highland Development Company, LLC
Book 428 Page 81
Recorded May 8, 1998
Parcel 0570-01170
Parcel 0570-01180
Total Area = 3.645 Acres(Overall)
Area without Units=2.91 Acres
Subject Parcel
Survey Notes
Park R
o
a
d
/
T
H
-
2
1
8To South BurlingtonPL1
Found Iron Pipe/ Rebar
Utility /Guywire
Sign
Legend
Set Iron Rebar
Boundary Line
Overhead Utility Line
Easement Line
Abutter Line
Found Concrete Monument
Dissolved Line
“Approved by the Development Review Board of the City of South
Burlington, Vermont, on the __________ day of _________________, 20__,
subject to all requirements and conditions of said approval. Signed this
_____ day of ____________, 20__ by _______________________________
Chair”Dorset Street / TH-6Highlands Development Company, LLC
Book 1221 Page 262
Recorded June 26, 2014
Parcel 0570-01200
(Plat Ref 1a, Lot 6)
James Rustad & Dana Disano
Book 1355 Page 122
Recorded December 14, 2016
Parcel 0679-00076
(Plat Ref 1a Lot 5)
JAM Golf LLC
Book 428 Page 81
Recorded May 8,1998
Parcel 0570-01227
(Golf Course Parcel D, Map Ref 1f)
City of South Burlington
Book 327 Page 363
Recorded July 21,1992
Parcel 08-021023-0000
(Plat Ref 1k)
Gary Bergeron
Book 1194 Page 178
Recorded November 15, 2013
Parcel 0679-00070
(Plat Ref 1a, Lot 4)
Roa
d
Park Road
Common s
Subdivision Plat
1170 & 1180 Dorset Street - So. Burlington, VT
(AKA Residential Parcel 4)WetlandWetlandBufferLimitsFound 4" x 4" Concrete
Monument disturbed.
Found 14" Iron Rod, 3"
below grade.
N30°59'40"W, 18.22' to
concrete monument.
Found 4" x 4"
Concrete
Monument, 3"
below grade.
Found 58" rebar, 3" below
grade. S84°29'58"W, 2.76'
to set monument.
Found 4" x 4" Concrete
Monument flush, w/ CEA
cap.
Found 4" x 4"
Concrete
Monument 4"
reveal, w/.
CEA
cap.
Found 4" x 4"
Concrete
Monument
disturbed, flush.
Found 58" rebar, flush, w/
CEA cap. S79°09'51"W,
35.31' to concrete
monument.
Found spike, 2"
below grade.
Found spike, 2"
below grade.
See Note #8
See Note #8Proposed
10' Wide Water
Easement to City
of South Burlington
Approximate location 20'
Sewer Forcemain for the
City of South Burlington
(centered along forcemain)
Book 421 Page 382
Setback Line
Existing Recr
e
a
t
i
o
n
a
l
P
a
t
h
Existing Recreational PathSewer Easement
Water Easement
Typical Stamped Caps
on Set Monumentation
(not to scale)
5/8" X 30"
rebar
2" dia.
aluminum
cap
1-3/4"City of South Burlington
Book 758 Page 659
Recorded August 21, 2006
(Plat Ref. 1e)
City of South Burlington
Book 758 Page 659
Book 758 Page 632
Recorded August 21, 2006
(Plat Ref. 1l)
Resolution
City of South Burlington
to
Highlands Development Company, LLC
Book 1390 Page 166
Recorded September 8, 2017
Area=0.34 acres
(Map Ref. 1j)
20' Wide Sewer
Easement City of
South Burlington
See Note 10.
Proposed 10' Wide
Utility Easement to
Green Mountain Power
Proposed 10' Wide
Gas Easement to
VGS
Proposed 10'
Wide Gas
Easement to VGS
Proposed 10' Wide
Utility Easement to
Green Mountain Power
Power Easement
Gas Easement