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Minutes - Development Review Board - 10/20/2015
City of South Burlington Development Review Board Meeting Minutes 20 October 2015 The South Burlington Development Review Board held a regular meeting on Tuesday, 20 October 2015, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: T. Barritt, Chair; B. Miller, J. Smith, D. Parsons, J. Wilking, M. Cota ALSO PRESENT: R. Belair, Administrative Officer; D. Burke, N. Gueman, J. Priest, B. Pollica, T. Lai, H. Tran, R. Jeffers, S. Pouliot, P. Heil, M. Goldfield, S. Guild, H. & N. Knasnak, J. Kelley, R. Butler, J. & N. Calcagni, K. & K. Clarke, R. Hill, J. Leinwohl 1. Additions, deletions, or changes in order of agenda items: No changes were made to the agenda. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: There were no announcements. 4. Preliminary & Final Plat Application #SD-15-33 of City of Burlington/Burlington International Airport for a planned unit development to amend a previously approved plan for a 65,150 sq. ft. aircraft maintenance hangar. The amendment consists of: 1) expanding the parking area to add 14 spaces, and 2) adding two (2) infiltration basins for stormwater treatment, 228 Aviation Avenue. Mr. Leinwohl said they had reviewed the Fire Department recommendations to verify that the site will accommodate vehicles of the size the Chief had asked about. Mr. Leinwohl also noted that Public Works is satisfied with responses to their questions. He indicated the location of the 2 infiltration ponds at the bottom of the drive. No issues were raised. Mr. Miller moved to close #SD-15-33. Mr. Wilking seconded. Motion passed unanimously. 5. Design review application #DR-15-05 of Goldfield Construction Management to replace wooden siding with vinyl siding and add metal accent siding (former Sports Shoe Store), 150 Dorset Street: Mr. Wilking stepped down from the Board during this hearing due to a potential conflict of interest. Mr. Goldfield said they felt the building needed modernizing, so they will be tearing down the entry and will replace it. He showed a rendering of what they are proposing. Mr. Barritt said there is an issue with whether the gabled roof is in compliance with standards, but since it is already existing, he had no problem with it. He then asked about the columns and whether they would be updated. The project architect said they will encase the columns in wood and paint them to match the gable. Ms. Smith questioned that color and felt that “orange sort of sticks out at the Blue Mall.” The architect said this building is not attached to the Blue Mall, and they wanted something different. He added that they are actually recreating the color of the copper that is there now, and they will try to get closer to the copper color. The applicant agreed to come back with a plan showing what they intend to do with the columns. Mr. Miller moved to continue #DR-15-05 to 3 November 2015. Mr. Cota seconded. Motion passed unanimously. Mr. Wilking rejoined the Board. 6. Site Plan Application #SP-15-60 of South Village Communities, LLC to construct two (2) 12-unit multi-family dwellings, 109 & 127 Churchill Street. Mr. Burke reviewed the history and noted they were in with Phase 2 for 99 units in November and December of last year. The multi-family units were not part of that approval. Mr. Burke then said they will be curbing the roads and providing a second sidewalk to be consistent with Phase I. They have revised the north end layout a bit, providing more duplexes than multi-family buildings. There will now be just 2 multi-family buildings. This results in a reduction of 8 multi-family units. They will be similar to the multi-unit buildings in Phase I. There will be underground parking in each building with extra above-ground parking. There will be a light for the above-ground parking. There will also be retaining walls in front and back of the units so there is no “spillage” onto common land. Mr. Burke indicated areas for snow storage. Ms. Jeffers pointed out the balconies on the elevations. Mr. Barritt asked whether the plan reflects the new Act 250 codes for energy efficiency. Ms. Jeffers said it does. Mr. Burke said they may actually exceed the minimum. Members were OK with the building design. Regarding the HVAC units, Mr. Burke showed the location of these for each building unit. They are low-noise and will be screened with landscaping. Mr. Barritt asked about the utility cabinets. Mr. Burke said nothing has changed from the Phase 2 approval. The utility cabinets are on the landscape plan and are not part of the lots under consideration. Public comment was then solicited. Mr. Clark was concerned that these would be rental units. He said South Village was supposed to be all “owner occupied,” and residents don’t want another apartment complex. He noted that homeowners have very little say because the owner of the apartment buildings votes on behalf of all the units and outvotes the homeowners. In addition, the Stewardship Fund gets no funds from the rentals toward the accomplishment of its mission, and there will be no funds to maintain the farm and keep up the natural area. Mr. Barritt said there is nothing in the regulations to prevent these from being rental units. He said the homeowners have no recourse with the DRB, though he understood the concerns. Another South Village resident said it was part of the Master Plan that the natural area had to be preserved and maintained. Mr. Burke said funding for preservation was not in the Master Plan. He added that there is nothing to prevent the single family homes from being rented. Mr. Heil said that they felt that the offering statement issued when they bought their homes meant that the multi-family units would be owned units, not rentals. Mr. Andrews asked if the 8 units of multi-family housing would be given up. Mr. Burke said they would not. The developer will add five of them in Phase 2 and still has the rights to the other three. Another resident noted that people in the other multi-family buildings are always parking on the street and he hoped there was adequate parking for these units. Mr. Barritt noted there is an on-street parking ban in the winter. Mr. Hill said he was concerned that the rental units will devalue their homes and destroy what they have. Mr. Barritt noted that the word “community” means all types of housing, (single family, duplexes, multi-family, owned, rentals, etc.). Mr. Miller then moved to continue #SP-15-60 to 17 November 2015. Mr. Parsons seconded. Motion passed unanimously. 7. Final Plat Application #SD-15-32 of South Village Communities, LLC to amend a previously approved 334 unit planned unit development. The amendment consists of revising the plans for Phase II of the development to: 1) add curbs along the roads, 2) add sidewalks along the north side of Preserve Road and the southerly sections of North Jefferson Road, 3) revise the lot layout between Churchill Street, North Jefferson Road and Preserve Road, 4) add new single family lots on lot #48, and 5) reduce the number of units in this phase from 99 to 96 units, 1840 Spear Street. Mr. Burke indicated the road network and noted the attempt is to integrate the roads with Phase I by adding curbs and sidewalks. He also indicated the area that is changing from 99 to 96 units. Two single family lots were changed to duplex lots so they can meet the private road standards. He also noted that what is indicated as “Marsh Road” should read “Preserve Road.” Mr. Burke noted the Fire Chief has recommended sprinklering the 2 buildings, but last year the DRB said it wasn’t necessary. They have put a hydrant where the Chief was concerned. The landscape figure should read $77,500, but they will be above that when the fencing is counted in. The landscape architect needs to provide revised plans. There is a need to delineate an open space area near the multi-use path. This creates a small ‘pocket park,’ which is staff’s concern. They are contemplating a section of split rail fencing to delineate that area and possibly some cedars. Mr. Barritt questioned whether these might eventually block some views, and they don’t want to screen good views from people’s properties. He was OK with the split rail fence, if it is natural wood. Mr. Burke suggested a little of each, as these are people’s backyards. Members were OK with that. Mr. Burke reminded the Board that they had been OK with not having the 2 to 1 ratio because it would be stealing from open space. He felt that should carry over to these lots as well. They will, however, meet the 8 foot setback. The issue of street tree spacing was then raised. Mr. Burke explained the issue of 30-foot spacing which would affect driveways. He said they are proposing a compromise which would average spacing at 48 feet with some additional fruit trees further back. Mr. Barritt said they would need to show a plan with those. Mr. Belair said the Board has never granted such a waiver. Since this is a new development, he felt it could be designed to meet the 30-foot tree spacing. The applicant explained the issue and said they felt they could come back with something better than the 48 feet. Mr. Burke added they would go with the 30-foot spacing where possible. Mr. Barritt said he was willing to look at it, but wasn’t sure if it would meet the requirement. Mr. Burke said in the “purple section” they are asking for design changes to allow for walk‐in closets and bathrooms. Mr. Barritt stressed the Board does not want any “blank walls.” Ms. Jeffers said they wouldn’t have a window on the back half of the house. Mr. Burke said they would meet the requirement on the front and sides. Mr. Belair asked the Board’s position on the dead end street. Regulations say it should be no longer than 200 feet and this is proposed at more than 450 feet. Mr. Burke said this has been waived in the past. He said there is not a good way to connect without a loss of units, and it would break up the continuity of the path. In addition, the 2 units that would be lost are already bound under contract to a developer and were approved by the DRB. Mr. Barritt said that is the applicant’s problem, not the Board’s. He wanted the standard to be met. A resident asked if the street lamps would be the same. Ms. Jeffers said they will. A resident cited the issue of on-street parking and said the road is only 26 feet wide which hampers through traffic. Mr. Miller then moved to continue #SD-15-32 to 17 November 2015. Mr. Wilking seconded. Motion passed unanimously. 8. Preliminary and final plat application #SD-15-34 of Brian Pollica & Hannah Tran for a planned unit development to amend a previously approved plan for a building consisting of 1,378 sq. ft. of medical office use and 200 sq. ft. of general office use. The application is to construct an 896 sq. ft. addition resulting in the following breakdown of uses for the entire building: 822.5 sq. ft. for personal service use, 629 sq. ft. of medical office use & 1035 sq. ft. of general office use, 22 Patchen Rd.: Mr. Pollica showed the location for the addition. He noted an added walkway to the front entrance with plantings. Mr. Wilking noted this is similar to what was approved for the Pomerleau property nearby. He was OK with the setback waiver. Mr. Pollica noted they will need a water allocation permit. They are asking for a parking waiver, but the applicant noted that the 2 people who will run the business (his wife and another person) will be parking at his nearby home. Lighting information will be added to the plan. They are planning to use trash can rollouts and there will be no dumpsters on the site. Disposal will be done daily. Mr. Belair said totes don’t have to be enclosed. Regarding lighting, there will be light shield so light doesn’t leave the property. They propose a 12‐foot pole, and the light path won’t go past the parking lot. Mr. Pollica showed a drawing of the stormwater path and explained how it will be handled. Some trees in the back will have to be cut to create the swale. Members were OK with this. Mr. Miller moved to close #SD-15-34. Ms. Smith seconded. Motion passed unanimously. 9. Continued site plan application #SP-15-36 of Arlo Cota to amend a previously approved plan for an 11,074 sq. ft. boat, recreational vehicle and auto sales and service facility. The amendment consists of: 1) removing a large tree in the front yard, 2) adding four light poles, and 3) filling in a stormwater pond and constructing a new dry detention swale in front of auto display area, 3017 Williston Road: Mr. Belair advised that the applicant had asked for a continuance to 17 November. Mr. Miller moved to continue #SP-15-36 to 17 November 2015. Mr. Wilking seconded. Motion passed unanimously. 10. Minutes of October 6, 2015. Mr. Miller moved to approve the Minutes of 6 October 2015 as written. Mr. Cota seconded. Motion passed unanimously. 11. Other Business. There was no other business. As there was no further business to come before the Board, the meeting was adjourned by common consent at 9:23 p.m. , Clerk 12-15-2015 , Date Published by ClerkBase ©2019 by Clerkbase. No Claim to Original Government Works. CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_15_33_228_AviationAvenue_BurlingtonAirport_parki ng_and_sw_PrelimFinal DEPARTMENT OF PLANNING & ZONING Report preparation date: October 16, 2015 Plans received: August 14, 2015 PRELIMINARY & FINAL PLAT APPLICATION #SD-15-33 CITY OF BURLINGTON / BURLINGTON INTERNATIONAL AIRPORT – 228 AVIATION AVENUE PUD Meeting Date: October 20, 2015 Applicant/Owner City of Burlington / Burlington International Airport 1200 Airport Drive, #1 South Burlington, VT 05403 Parcel Identification 2000 0000C Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_33_228_AviationAvenue_BurlingtonAirport_parking_and_sw_PrelimFinal.doc PROJECT DESCRIPTION Preliminary & final plat application #SD-15-33 of City of Burlington/Burlington International Airport for a planned unit development to amend a previously approved plan for a 65,150 sq. ft. aircraft maintenance hangar. The amendment consists of: 1) expanding the parking area to add 14 spaces, and 2) adding two (2) infiltration basins for stormwater treatment, 228 Aviation Avenue. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on August 14, 2015 and offer the following comments: Zoning District & Dimensional Requirements: The project is located in the Airport Industrial Zoning District. No changes to structures are proposed. Staff considers the plan as presented to be compliant with respects to zoning district and dimensional requirements. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. No changes are proposed to the buildings or the property owner’s operations which might affect water and wastewater use. Staff considers the property to continue to be in compliance with this standard. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The applicant’s submission includes an Erosion Prevision and Sediment Control plan. Staff considers this standard to be met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. Parking: The project will expand the parking lot from 85 to 99 spaces. Staff feels that the project will not cause unreasonable congestion of adjacent roads. Staff considers this standard to be met. (A)(4)The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. There are no wetlands, streams, wildlife habitat as identified in the Open Space Strategy nor unique natural features on the site. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_33_228_AviationAvenue_BurlingtonAirport_parking_and_sw_PrelimFinal.doc (A)(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 City’s Land Development regulations note the purpose of the subject zoning district as follows: 6.03 AIRPORT INDUSTRIAL DISTRICT AIR-I A. Purpose. In areas proximate to the Airport, an Airport Industrial AIR-I District is established to provide sufficient land area for the Vermont Air National Guard and Airport-related uses, support facilities, and commercial activities that may be incompatible with general residential or commercial uses. The standards and regulations for the Airport Industrial District recognize the importance of these facilities and uses to the operation of the City and regional economies while providing appropriate setbacks and buffering to offset their impacts on adjacent land uses. No changes are proposed to the buildings on the property nor to operations on the property. Staff considers the project to be consistent with this standard. (A)(6)Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. This criterion is not applicable. (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. In an email to staff dated October 8, 2015, the Fire Department commented as follows: From: Terry Francis Sent: Thursday, October 08, 2015 2:25 PM To: ray <ray@sburl.com> Subject: Heitage, 22 pacthen & 109-127 Churchill Ray: ……. 227 Aviation parking lot- Ensure that the WB-40 turning radius will work throughout the lot ….. DC Terence Francis, CFI Fire Marshal South Burlington Fire Department 1. The Board should direct the applicant to comply with the Fire Department’s recommendations. (A)(8)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_33_228_AviationAvenue_BurlingtonAirport_parking_and_sw_PrelimFinal.doc Staff feels that this project will have no impact on the extension of such services and infrastructure to adjacent landowners. See below for staff comments regarding stormwater facilities. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). According to the Comprehensive Plan, the goals and objectives for this area of the City are as follows: 4. Industrial Center This area is located in the northern and eastern portions of the City surrounding the Burlington International Airport and extending southward to immediately south of I-89 along Route 116. This area is intended to consist predominantly of industrial and office uses, however, it may include a mix of commercial and limited residential use. This area will serve as both a local and regional employment center. This area of the City is most appropriate for industrial and office uses as it provides direct, easy access to the airport and is compatible with airport activities such as airplane noise and approach cones. The project represents a minor change to parking and stormwater management at the Airport and will not affects its operations nor employment and is therefore consistent with the Plan. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. Additional parking will be added via this proposal. Staff considers this criterion to be met. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. The parking lot was constructed prior to adoption of this standard. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. No changes to the building are proposed. (4) Newly installed utility services and service modifications necessitated by exterior CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_33_228_AviationAvenue_BurlingtonAirport_parking_and_sw_PrelimFinal.doc alterations or building expansion shall, to the extent feasible, be underground. The plans indicate that new light poles shall be installed on the eastern portion of the parking lot and shall be serviced via buried electrical lines. Staff considers this criterion to be met. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. No changes to the building are proposed. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. No changes to the building are proposed. STORMWATER In an email to staff dated September 29, 2015, the Department of Public Works commented as follows: Dan, The City Stormwater Section has reviewed the “Heritage Aviation Parking Lot” site plan prepared by Stantec Consulting Services, dated 5/8/15 and most recently revised on 7/30/15. We would like to offer the following comments: 1. The proposed project discharges to a class 2 wetland contiguous with Muddy Brook. 2. The application should indicate the % Impervious cover for the entire lot area. 1. It appears this property is covered under an existing State stormwater permit (3845- INDS.A). The applicant should confirm that changes on this site are allowed under the terms and conditions of the existing permit, or submit an updated permit. 3. The applicant should provide a drainage area map for the proposed stormwater treatment practices. 4. In order to confirm compliance with section 15.13.F(3) the applicant must submit modeling for the 25 year storm event. 5. The applicant should show snow storage locations on the site plan. 6. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance infrastructure. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_33_228_AviationAvenue_BurlingtonAirport_parking_and_sw_PrelimFinal.doc 7. Due to the vicinity of the adjacent to four (4) 25,000 gallon jet fuel tanks and three (3) 4,500 gallon glycol tanks, the applicant should confirm that soils are not contaminated in the areas where infiltration is proposed. Thank you for the opportunity to comment. Regards, Dave David P. Wheeler Assistant Stormwater Superintendent 2. The Board should direct the applicant to address and comply with the Public Works Department’s recommendations. RECOMMENDATION The Board should seek clarification on the numbered and italicized issues raised above. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Jon Leinwohl, Stantec AIRPORTZONINGDISTRICTAIRPORT INDUSTRIALZONING DISTRICTMIXED INDUSTRIAL -COMMERCIALZONING DISTRICT XXXXXXXX X X XXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXEEE E E E E Sketch Plan.dwgG.D.M/C.G. C.G. C.G. 15.05.08 P.O.B. (C) P.O.B. (D) P.O.B. (E) P.O.B. (F)SRE AND MAINT.BUILDINGCARPENTERSHOPAVIATRON SERVICE ROADASH G5 FEDEX AIRCRAFT PARKING P.O.B. (G) GLYCOL TANKS WIND TURBINE COMMON AREA AIRCRAFT PARKING LOCATION MAPAIRPORT DRIVEW I LLI STO N R OA D KENNEDY DRIVE N VT STATE PLANE GRIDLEASE LINE NOT TO SCALE AVIATION AVENUE WILLISTON ROAD NORTHING EASTING C D E F PARCEL N 716689.67 N 716350.34 E 1471320.53 E 1471315.91 G J 0 SCALE 50 100 PARCEL B (SEE NOTE 3) PARCEL C - AIRCRAFT PARKING APRON PARCEL D - 890 BUILDING, ACCESS AND VEHICLE PARKING PARCEL E - VEHICLE PARKING AREA PARCEL F - FUEL AND GLYCOL SITE PARCEL G - 890 BUILDING ANNEX AND BUILDING ACCESS PARCEL J - WIND TURBINE SITE G4 G1 G3 G7 G6G8 N 716381.63 E 1471558.83 25’ DIAMETER P.O.B. AT CENTERG2G10D3C1C2C3C4C5C6 D1D2 D4D5 D6E1 E2E3E4 FUEL TANKS F4 F1 F2F3 N VT STATE PLANE GRIDN 716255.59 E 1471643.65 N 716594.23 E 1471599.23 N 716220.14 E 1471764.13 C1 N 01^23’32" W 286.73’ C2 N 88^36’28" E 200.45’ C3 S 01^23’32" E 301.05’ C4 S 88^36’28" W 221.69’ C5 N 01^23’32" W 14.32’ C6 N 88^36’28" E 21.24’ LINE BEARING DISTANCE LINE BEARING DISTANCE PARCEL C 60,651 Sq. Ft. D1 S 88^36’28" W 251.99’ D2 N 01^23’32" W 299.42’ D3 N 88^36’28" E 221.69’ D4 S 01^23’32" E 79.41’ D5 N 88^36’28" E 30.30’ D6 S 01^23’32" E 220.01’ PARCEL D (890 BUILDING) 73,042 Sq. Ft. LINE BEARING DISTANCE E1 N 88^36’28" E 244.00’ E2 S 01^23’32" E 92.00’ E3 S 88^36’28" W 244.00’ E4 N 01^23’32" W 92.00’ PARCEL E 22,448 Sq. Ft. LINE BEARING DISTANCE F1 S 01^23’32" E 73.00’ F2 S 88^36’28" W 148.00’ F3 N 01^23’32" W 73.00’ F4 N 88^36’28" E 148.00’ PARCEL F 10,804 Sq. Ft. GROUND LEASE AREA = 22,448 SF GROUND LEASE AREA = 60,651 SF GROUND LEASE AREA = 73,042 SF (INCLUDES PARCEL B AREA) BUILDING LEASE AREA = 47,524 SF (FOOTPRINT) = 17,470 SF (SECOND FLOOR) = 64,994 SF (TOTAL BLDG LEASE AREA) GROUND LEASE AREA = 10,804 SF G9 LINE BEARING DISTANCE G1 S 88^20’44" W 10.42’ G2 N 17^38’52" W 22.87’ G3 S 71^48’09" W 30.02’ G4 S 01^23’32" E 4.78’ G5 S 88^36’28" W 30.30’ G6 N 01^23’32" W 103.22’ G7 N 72^05’16" E 25.43’ G8 N 18^03’40" W 8.87’ G9 N 71^50’16" E 15.55’ G10 S 17^55’01" E 137.57’PARCEL G6,177 Sq. Ft. GROUND LEASE AREA = 6,177 SF BUILDING LEASE AREA = 6,177 SF (FOOTPRINT) PARCEL J 491 Sq. Ft. GROUND LEASE AREA = 491 SF 8/11/11 To Connecticut Attorneys Title Insurance Corporation (CATIC), Heritage Aviation, Inc., and DB Private Client Corp., and their respective affiliates and assigns: The undersigned hereby certifies that he prepared this plat entitled "Lease Area Plan for Reconstructed 890 Building, Apron Parking, Fuel/Glycol Storage Area and Wind Turbine, Elan Air, Inc. D/B/A Heritage Aviation, Inc., Burlington International Airport" dated August 11, 2011 (to be recorded in the City of South Burlington land records). Though the plat does not meet the requirements of 27 VSA Section 1403, it is based on information found in the field. The survey work identified on the plat is consistent with that information. The undersigned understands that CATIC is relying on the accuracy of the plat, on the work performed, and on this certification to issue title insurance on the surveyed parcel, and this certification is incorporated into the plat.PROJECT NO. :PROJ. MANAGER :PROJ. DESIGNER :DRAWN BY :CHECKED BY :SCALE :APPROVED :DATE :D REV.DESCRIPTIONBYDATEEXHIBIT A SHEET 1 OF 1 TNOMR EVFOETATSROYEVRUSDNALSTEPHENC.FRASERNo. 527REGISTEREDLEASE AREA PLAN FOR RECONSTRUCTED890 BUILDING, APRON, PARKING, FUEL/GLYCOLSTORAGE AREA AND WIND TURBINEELAN AIR, INC. D/B/A HERITAGE AVIATION, INC.BURLINGTON INTERNATIONAL AIRPORTJBLADMSCF1" = 50’8/11/11Vermont Survey and Engineering, Inc.79 River Street, Suite 201, Montpelier, VT 05602(802) 229-9138 Info@VermontSurvey.comUNMONUMENTED POINT LEGEND POINT OF BEGINNING (P.O.B.) NOTES: 1. COORDINATES ARE BASED ON NAD 83 STATE PLANE GRID. 2. THE LEASE AREA IS ENTIRELY WITHIN LAND OF THE CITY OF BURLINGTON, IN THE CITY OF SOUTH BURLINGTON. 3. PARCEL B WAS ORIGINALLY INCLULDED IN THE ASH LEASE AGREEMENT. IT IS NOW PART OF THE LARGER PARCEL D. 4. THE EXISTING PHYSICAL FEATURES SHOWN HEREON WERE MAPPED BY VERMONT SURVEY AND ENGINEERING, INC. IN JANUARY, 2007 AND JULY, 2011. 5. THIS PLAN DOES NOT MEET THE REQUIREMENTS OF 27 VSA SECTION 1403, AND DOES NOT COMPLY WITH VERMONT BOARD OF LAND SURVEYORS RULES, PART 5.4 AND 5.5, ADOPTED UNDER 26 VSA SECTION 2544(A). 6. THE SOLE PURPOSE OF THIS PLAN IS TO IDENTIFY PARCELS C, D, E, F, G, AND J, TO BE LEASED BY THE CITY OF BURLINGTON, BURLINGTON INTERNATIONAL AIRPORT TO ELAN AIR, INC. (D/B/A HERITAGE FLIGHT). PROJECT LOCATION XXXXXXX X X X XXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXEEE E E E E 11051c-104.dwgG.D.M/C.G.C.G.C.G.15.05.08WEIGHTED Q REVISIONSC.G.C.G.15.07.30Xxxxx XXXXXXX X X X XXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXEEE E E E E 11051c-105.dwgG.D.M/C.G.C.G.C.G.15.05.08WEIGHTED Q REVISIONSC.G,C.G.15.07.30 UPDATED: 24 JUNE 2014 USING THE SOUTH BURLINGTON GRAND LIST; SOUTH BURLINGTON PROPERTY OWNERS MAILING LIST: AND THE VERMONT SECRETARY OF STATE'S CORPORATION SEARCH WEBPAGE UPDATE BY DDHPARCEL ID # OWNER owner #2No. AddrStreetMail CityState Zip 911 ADDRESS CITY STATE ZIPCODE SPAN #ACRES VALUETAXUNITPARCEL ID #EXTACQUIREDNew Address1810-03000 3000 WILLISTON RD LLC C/O FREDERIC LOWEN 1852 TEXAS HILL ROAD HINESBURG VT 05461 3000 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-11000 0.89 597900 $10,186.41 1810-030001810-03065 3065 WILLISTON RD LLC3069 WILLISTON ROAD SOUTH BURLINGTON VT 05403 3065 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-16420 1.14 225300 $3,838.44 1810-030651810-03069 3069 WILLISTON ROAD LLC3069 WILLISTON ROAD SOUTH BURLINGTON VT 05403 3069 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-16421 182900 $3,116.07 1810-030690200-00008 A & C REALTY LLC31 COMMERCE AVE SOUTH BURLINGTON VT 05403 8 BERARD DR SOUTH BURLINGTON VT 05403 600-188-10015 0.93 357500 $6,090.72 0200-000080020-01215 ADAMS PAUL G TRUST1215 AIRPORT PKWY SOUTH BURLINGTON VT 05403 1215 AIRPORT PKWY SOUTH BURLINGTON VT 05403 600-188-10054 1 1078000 $18,365.88 0020-012150010-01083 ADAMS RONALD C & RUTH A1083 AIRPORT DR SOUTH BURLINGTON VT 05403 1083 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-10056 0.21 232400 $3,947.07 0010-010830490-00137 ARRANTS STEPHEN P JR137 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 137 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 600-188-10872 0.46 285600 $4,850.60 0490-001370010-01195 ASHTON THERESA & MICHAEL1195 AIRPORT DR SOUTH BURLINGTON VT 05403 1195 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-10224 0.16 147200 $2,500.05 0010-011952000-HA-41 ATLANTIC TELEMETRY INCPO BOX 1660 WILLISTON VT 05495 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-10230 15200 $258.96 HA4 2000-HA-41 41810-01900 AUDETTE ROBERT J TRUSTEE AUDETTE ANNE W TRUSTEE 1900 WILLISTON ROAD SOUTH BURLINGTON VT 05403 1900 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-10246 2.06 262400 $4,470.51 1810-019002000-HC-52 AUTOMASTERS MOTOR CO INCROUTE 7 SHELBURNE VT 05482 52 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-10257 21400 $364.59 HC1 2000-HC-52 12000-HC-52 AVIATRON INC (US)25 CUSTOMS DRIVE SOUTH BURLINGTON VT 05403 52 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-10265 21400 $364.59 HC6 2000-HC-52 60200-00004 AYER PATRICK BRIAN MASLACK AYER TERESE PO BOX 9451 SOUTH BURLINGTON VT 05407 4 BERARD DR SOUTH BURLINGTON VT 05403 600-188-102681.1 374400 $6,378.63 0200-000040200-00025 BARNIER SCOTT & BARBARA20 JACKSON STREET ESSEX JUNCTION VT 05452 25 BERARD DR SOUTH BURLINGTON VT 05403 600-188-10341 0.92 128200 $2,184.12 0200-000251810-01907 BARRY BRUCE1907 WILLISTON RD SOUTH BURLINGTON VT 05403 1907 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-10372 8.52 1370100 $23,342.37 1810-019070640-00102 BELTER JOHN H JR & JOYCE N2 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 102 ETHAN ALLEN DR SOUTH BURLINGTON VT 05403 600-188-10448 270.94 1248700 $14,464.26 0640-001021060-00042 BOARDMAN WILLIAM M & CYNTHIA D 42 LOGWOOD ST SOUTH BURLINGTON VT 05403 42 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-10609 0.25238900 $4,057.46 1060-000421520-00009 BRADY GEORGE J C/O MERCHANTS TRUST CO PO BOX 8490 BURLINGTON VT 05402 9 SHAMROCK RD SOUTH BURLINGTON VT 05403 600-188-10734 0.46 226200 $4,106.19 1520-000090435-00011 BRUSOE ALAN L11 MAYFAIR STREET SOUTH BURLINGTON VT 05403 11 COMMERCE AVE SOUTH BURLINGTON VT 05403 600-188-10847 1.25 199000 $3,390.36 0435-000112000-00000 BURLINGTON CITY OF HERTZ CORP 225 BRAE BOULEVARD PARK RIDGE NJ 07656 5 AIRPORT CAR RENTAL SOUTH BURLINGTON VT 05403 600-188-10912145900 $2,485.68 C02 2000-00000 22000-00000 BURLINGTON CITY OF BURLINGTON INTERNATIONAL AIRPORT 1200 AIRPORT DRIVE #1 SOUTH BURLINGTON VT 05403 1200 AIRPORT DRIVE SOUTH BURLINGTON VT 054030490-00141 BURT RUSSELL & KAREN L141 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 141 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 600-188-10948 0.42 282500 $4,797.96 0490-001410300-00003 CALKINS FAMILY LIMITED PARTNERSHIP 1835 SPEAR STREET SOUTH BURLINGTON VT 05403 3 CALKINS CT SOUTH BURLINGTON VT 05403 600-188-10996 0.92 214000 $3,645.90 0300-000030300-00005 CALKINS FAMILY LIMITED PARTNERSHIP 1835 SPEAR STREET SOUTH BURLINGTON VT 05403 5 CALKINS CT SOUTH BURLINGTON VT 05403 600-188-10998 1.77 408800 $6,964.71 0300-000051810-03017 CHOINIERE PROPERTIES LLC17 HARBOR WATCH ROAD BURLINGTON VT 05401 3017 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-10005 2.49 1064300 $18,132.48 1810-03017 UNKOWN TEMP Away0200-00021 CLIFTON DAVID L & MARY WPO BOX 9476 SOUTH BURLINGTON VT 05407 21 BERARD DR SOUTH BURLINGTON VT 05403 600-188-11327 1.85 302100 $5,146.86 0200-000210010-01383DALTON WILLIAM D SR. TRUSTEE1383 AIRPORT DR SOUTH BURLINGTON VT 05403 1383 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-11581 0.16 196700 $3,340.73 0010-013838/19/14 Received a call from Mr. Dalton informing us that he longer lives at this address and instructing Stantec to remove his name from future mailings.2000-HC-52 DEEDS EDWARD ACONVERSE BAY ROAD CHARLOTTE VT 05407 52 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-11656 21400 $364.59 HC3 2000-HC-52 32000-HA-41 DEMERS DENNIS R958 WEBSTER ROAD SHELBURNE VT 05482 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-11689 15200 $258.96 HA1 2000-HA-41 11810-01944 DESARNO DAVID C TRUST4 LADD POINT ROAD GRAND ISLE VT 05458 1944 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-11717 0.68 530100 $9,031.29 1810-019440010-01089 DOERING ROBERT W & LORRIE M 1089 AIRPORT DR SOUTH BURLINGTON VT 05403 1089 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-11792 0.23 192100 $3,262.61 0010-010891060-00030 DUHAMEL YVETTE I30 LOGWOOD ST SOUTH BURLINGTON VT 05403 30 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-11889 0.18 209300 $3,554.71 1060-000301060-00024 DUNN, DAWN24 LOGWOOD ST SOUTH BURLINGTON VT 05407 24 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-11664 0.18 212200 $3,603.98 1060-00024 MAYBE PO Box 9413 S. Burlington, VT 054070020-01205 ENTERTAINMENT UNLIMITED LLC 1205 AIRPORT PARKWAY SOUTH BURLINGTON VT 05403 1205 AIRPORT PKWY SOUTH BURLINGTON VT 05403 600-188-15020 2.2 1048500 $17,863.29 0020-012051810-01890 FARGNOLI ASSOCIATES LLC485 KIMBERLY DRIVE MELBOURNE FL 032940 1890 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-12048 2.3 365000 $6,218.49 1810-018902000-00000 FEDERAL EXPRESS CORP PROPERTY TAX DEPARTMENT 3630 HACKS CROSS ROAD, BUILDING C 3RD FLOOR MEMPHIS TN38125-88001 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-12103 248200 $4,228.56 I28 2000-00000 281060-00022 FELBER MICHAEL22 LOGWOOD ST SOUTH BURLINGTON VT 05403 22 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-12784 0.18 207700 $3,538.56 1060-000220490-00133 FONTAINE PAUL A & KIMBERLY A 133 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 133 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 600-188-14352 0.54 282200 $4,792.85 0490-001331060-00034 GARNEAU RYAN & KATHRYN34 LOGWOOD ST SOUTH BURLINGTON VT 05403 34 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-12132 0.24 210200 $3,570.02 1060-000340590-00044 GARVEY EDWARD W & PATRICIA G 44 DUMONT AVE SOUTH BURLINGTON VT 05403 44 DUMONT AVE SOUTH BURLINGTON VT 05403 600-188-12345 0.19 185200 $3,145.41 0590-000442000-HA-41 GIRARD DANIEL E11 HEATH STREET SOUTH BURLINGTON VT 05403 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-11735 15200 $258.96 HA5 2000-HA-41 51810-03097 HENNIGAR HOLDINGS LLC803 EAST HILLSBORO BLVD; PO BOX 8564 DEERFIELD BEACH FL 33441 3097 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-13467 0.33 348700 $5,940.78 1810-030970020-01225 HENRY MAUREEN C C/O THE MEDICAL STORE LTD 1225 AIRPORT PARKWAY SOUTH BURLINGTON VT 05403 1225 AIRPORT PKWY SOUTH BURLINGTON VT 05403 600-188-12834 0.77 576000 $9,813.30 0020-012251060-00016 HOBBS JAMES E & SHERRIE L16 LOGWOOD ST SOUTH BURLINGTON VT 05403 16 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-12912 0.31 214500 $3,643.05 1060-000161810-01795 INVESTORS CORP OF VT30 MAIN STREET, SUITE 401 BURLINGTON VT 05407 1795 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-13063 1.17 1737000 $29,593.26 1810-017950010-01025 JOST INVESTEMNTS LLC69 COLLEGE STREET BURLINGTON VT 05401 1025 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-16465 511000 $8,705.91 0010-010251810-30735 JTG HOLDINGS LLC II272 WINDMILL BAY SHELBURNE VT 05482 3073 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-12449 0.82 677700 $11,545.95 1810-307350010-01233 KRUGER REBECCA B, DOUGLAS B 1233 AIRPORT DR SOUTH BURLINGTON VT 05403 1233 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-13397 0.33 179100 $3,041.82 0010-012331810-01961 L N P INC31 COMMERCE AVE SOUTH BURLINGTON VT 05403 1961 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-14506 2.36 1333300 $22,715.43 1810-019611810-02000 LACEYS INC.2000 WILLISTON RD SOUTH BURLINGTON VT 05403 2000 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-13437 1.9 612800 $10,440.27 1810-020002000-HC-52 LANDVATER DARRYL V85 ALLEN MARTIN DRIVE ESSEX JUNCTION VT 05407 52 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-13502 21400 $364.59 HC5 2000-HC-52 50020-01245 LEISURE WORLD INC1245 AIRPORT PKWY SOUTH BURLINGTON VT 05403 1245 AIRPORT PKWY SOUTH BURLINGTON VT 05403 600-188-13687 2.54 410200 $6,988.56 0020-012450435-00027 LNP INC31 COMMERCE AVE SOUTH BURLINGTON VT 05403 27 COMMERCE AVE SOUTH BURLINGTON VT 05403 600-188-10449 1.99 199000 $3,390.36 0435-000271060-00038 MAILLE GEORGE A JR & CHARLENE 38 LOGWOOD ST SOUTH BURLINGTON VT 05403 38 LOGWOOD ST SOUTH BURLINGTON VT 05403 600-188-13928 0.23 250700 $4,257.87 1060-000380490-00129 OSBORNE, TYLER & HEATHER D. 129 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 129 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 600-188-13944 0.45 327300 $5,558.84 0490-001290200-00014 MOVABLE PEAKS14 BERARD DR SOUTH BURLINGTON VT 05403 14 BERARD DR SOUTH BURLINGTON VT 05403 600-188-10704 3.2 942000 $16,048.83 0200-000141810-02040 SOUTH BURLINGTON REALTY COMPANY CO PO BOX 2204 SOUTH BURLINGTON VT 05407 2040 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-14486 4.3 290800 $4,954.35 1810-020401810-01801 O'BRIEN BROTHERS LLC C/O R. L. VALLEE INC. 280 SOUTH MAIN STREET ST. ALBANS VT 05478 1801 WILLISTON RD SOUTH BURLINGTON VT 05403600-188-14641 0.95 720300 $12,271.74 1810-018011810-01855 O'BRIEN BROTHERS LLC C/O O'BRIEN BROTHERS AGENCY 1855 WILLISTON ROAD SOUTH BURLINGTON VT 05407 1855 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-14642 2.08 823000 $14,021.43 1810-018551280-00015 PALMER ALAN D & CHRISTINE L 5576 DORSET STREET SHELBURNE VT 05482 15 PALMER HGTS SOUTH BURLINGTON VT 05403 600-188-14767 1.88 664600 $11,322.78 1280-000150020-01235 PMP REALTY LLCPO BOX 600 GARDINER ME 04345 1235 AIRPORT PKWY SOUTH BURLINGTON VT 05403 600-188-11178 1.68 422100 $7,191.30 0020-012350010-01155 PROULX GERARD E & SUSAN F 1155 AIRPORT DR SOUTH BURLINGTON VT 05403 1155 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-15125 0.31 197500 $3,354.33 0010-011550200-00029 QUARRY POINT PROPERTIES LLP 29 BERARD DR SOUTH BURLINGTON VT 05403 29 BERARD DR SOUTH BURLINGTON VT 05403 600-188-11204 3.43 758500 $12,922.56 0200-000292000-HA-41 RDT AVIATION, INC C/O BRIAN LEFLER 390 TERRACE DEIVE WILLISTON VT 05495 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-15077 15200 $258.96 HA6 2000-HA-41 61200-00005 ROONEY WALDEN J & DARLA A5 MOUNTAIN VIEW BLVD SOUTH BURLINGTON VT 05403 5 MOUNTAIN VIEW BLVD SOUTH BURLINGTON VT 05403 600-188-15385 0.65 361900 $6,146.49 1200-000051810-04016 S M S REALTY PARTNERSHIP4016 WILLISTON RD SOUTH BURLINGTON VT 05403 4016 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-15492 4.3 988900 $16,847.88 1810-040161800-00420 SCRIGGINS GENEVA B420 WHITE ST SOUTH BURLINGTON VT 05403 420 WHITE ST SOUTH BURLINGTON VT 05403 600-188-15599 0.19 321100 $5,453.55 1800-004200300-00008 SEAFOX INC443 GOVERNORS LANE SHELBURNE VT 05482 8 CALKINS CT SOUTH BURLINGTON VT 05403 600-188-15600 2.99 922400 $15,714.93 0300-000080640-00009 SHAND ROBERT M5 ETHAN ALLEN DR SOUTH BURLINGTON VT 05403 9 ETHAN ALLEN DR SOUTH BURLINGTON VT 05403 600-188-15627 2.36 476700 $8,121.54 0640-000091380-00000 SHELBURNE SHIPYARDPO BOX 610 SHELBURNE VT 05482 0 POOR FARM RD SOUTH BURLINGTON VT 05403 600-188-15663 47.3 328000 $5,588.13 1380-000001460-00000 SHELBURNE SHIPYARDPO BOX 610 SHELBURNE VT 05482 0 RIVER RD SOUTH BURLINGTON VT 05403 600-188-15665 1.99 84600 $1,441.32 1460-00000 11300-00001 SHEPARD GARY F & BETTY JOAN1 PATRICK ST SOUTH BURLINGTON VT 05403 1 PATRICK ST SOUTH BURLINGTON VT 05403 600-188-15673 0.25 216600 $3,678.70 1300-000010435-00007 SHIP SEVIN LLC C/O KEVIN SPILLANE 334 TAMARACK SHORES SHELBURNE VT 05482 7 COMMERCE AVE SOUTH BURLINGTON VT 05403 600-188-15856 3.97 540200 $9,203.37 0435-000071810-01860 SOUTH BURLINGTON REALTY COMPANY LLC C/O SOUTH BURLINGTON REALTY 85 SHUNPIKE ROAD WILLISTON VT 05495 1860 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-14495 3.18 1017200 $17,330.04 1810-018600200-00017 ST JOHN VIANNEY HOME ASSN C/O KNIGHTS OF COLUMBUS PO BOX 9214 SOUTH BURLINGTON VT 05407 17 BERARD DR SOUTH BURLINGTON VT 05403 600-188-15881 2.56 565600 $9,636.12 0200-000170200-00012 SUBURBAN VT PROPERTY ACQUISITIONS LLC 240 ROUTE 10 WEST WHIPPANY NJ 07981 12 BERARD DR SOUTH BURLINGTON VT 05403 600-188-10064 0.95 290800 $4,954.35 0200-000120490-00148 SWEET LEIGH M & ELLEN F148 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 148 COUNTRY CLUB DR EAST SOUTH BURLINGTON VT 05403 600-188-16012 0.66 318800 $5,414.48 0490-001480590-50524 THIBAULT LEONARD E THIBAULT DOROTHY F 1184 REYNOLDS ROAD ST. ALBANS VT 05478 50 DUMONT AVE SOUTH BURLINGTON VT 05403 600-188-16086 0.43 298200 $5,080.41 0590-505240010-01141 TILLEY FRANCES R1141 AIRPORT DR SOUTH BURLINGTON VT 05403 1141 AIRPORT DR SOUTH BURLINGTON VT 05403 600-188-16119 0.17 153800 $2,612.12 0010-011411810-01800 TIMBERLAKE ASSOCIATES WALTER E SIMENDINGER 32 SAN REMO DRIVE SOUTH BURLINGTON VT 05403 1800 WILLISTON RD SOUTH BURLINGTON VT 05403 600-188-16126 0.62 615500 $10,486.26 1810-018000200-00027 TRI-D III LLCPO BOX 1 WINOOSKI VT 05404 27 BERARD DR SOUTH BURLINGTON VT 05403 600-188-11687 0.92 581200 $9,901.89 0200-00027 UNKOWN 156 Acorn Ln Ste 109, Colchester, VT 054462000-HC-52 WETHERBEE WILLIAM F & MICHAEL W 467 DEPOT ROAD COLCHESTER VT 05446 52 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-1424621400 $364.59 HC2 2000-HC-52 22000-HA-41 WILLARD MALCOLM699 NOB HILL ROAD WILLISTON VT 05495 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-10849 15200 $258.96 HA2 2000-HA-41 21460-00000-2 WINOOSKI VALLEY PARK DISTRICTETHAN ALLEN HOMESTEAD BURLINGTON VT 05401 0 POOR FARM RD SOUTH BURLINGTON VT 05403 600-188-16883 27.5 150000 $0.00 1460-00000 22000-HA-41 WOOD WARREN W & EVELYN R35 CRESCENT BEACH DRIVE BURLINGTON VT 05708 41 AIRPORT BURLINGTON SOUTH BURLINGTON VT 05403 600-188-16673 15200 $258.96 HA3 2000-HA-41 3 TEMP. Away?V:\1953\active\195311051\transportation\permitting\City of South Burlington\MAILING Abutters list_Revised_195310973.xls| abutters5/15/2015 017 034 051 068 085 102 119 136 153 170 187 204 Beta Catalog Number: Notes: Beta LED • 1200 92nd Street • Sturtevant, WI 53177 • 800-236-6800 • www.BetaLED.com Footnotes 1-IESNA Type V distribution 2-Direct mounting arm 3-Emergency mode delivers 1 light bar 350mA lumen output, consult LED Emergency Spec Sheet for further details 4-Available for 1-6 light bar fixtures 5-Must specify voltage other than UL or UH 6-Refer to multi level spec sheet for more information 7-Sensor not included 8-May be ordered with 525mA drive current 9-Available for 1-12 light bar fixtures 10-Color temperature per fixture 11-Driver operates at 525mA instead of the standard 350mA providing a higher lumen output and a shorter life SV BZ BK WH PB LED-BBLD ARE T5 1 DA2 UL (120–277V Universal) UH (347–480V Universal) 12 27 34 TM Color Temperature Lumen Multiplier 6000K (Standard)1.00 4300K 0.80 3500K 0.75 Ambient Temperature (ºC) Lumen Multiplier -20 1.11 10 1.04 25 1.00 40 0.96 Drive Current Lumen Multiplier Power Multiplier L70 Life* (hours) 175mA 0.6 0.5 > 150,000 350mA (Standard)1.0 1.0 > 150,000 525mA 1.3 1.5 70,000 * Based on fixture operating at 15º C. Refer to LED Ambient spec sheet. Output Multipliers BLD-ARE-T5-DA Product Housing Initial Delivered LED Color Factory-Installed Options Family Indicator Optics Mounting Lumens (00’s) Performance Voltage Options “A” 3.9" (100 mm) 27.1" (689 mm) 2.1" (53 mm) 18.1" (460 mm) Optional Photocell Receptacle Location Convenient, Interlocking Mounting Method 9.0" (229 mm) The Edge™LED Area Light – Type V Rev. Date: 08/22/08 If choosing more than one option, please type in manually on the lines provided above. EM–Emergency3 F–Fuse HL–Hi/Low (175/350/525, dual circuit input)4-7 P–Photocell5 R–NEMA Photocell Receptacle TL–2-Level (175/525 w/ integrated sensor control)4,6 TL1–2-Level (350/700 w/ integrated sensor control)4,6 TL2–2-Level (0/350 w/ integrated sensor control)6,8,9 TL3–2-Level (0/525 w/ integrated sensor control)4,6 TL4–2-Level (0/700 w/ integrated sensor control)4,6 35K–3500k Color Temperature10 43K–4300k Color Temperature10 525–525mA Drive Current11 LED Performance Generation B Specs* Light Bars Initial Delivered Lumens – Type V Optic System Watts 120-277V System Watts 347-480V Dim. “A”/in. 1 1,700 (017)28 30 11.75 2 3,400 (034)55 59 11.75 3 5,100 (051)79 84 13.75 4 6,800 (068)104 109 15.75 5 8,500 (085)128 133 17.75 6 10,200 (102)153 156 19.75 7 11,900 (119)183 194 21.75 8 13,600 (136)207 218 23.75 9 15,300 (153)232 242 25.75 10 17,000 (170)257 266 27.75 11 18,750 (187)281 290 29.75 12 20,400 (204)306 313 31.75 * Based on 6000k color temperature fixture operating at 350mA and 25C Ambient. The Edge™LED Area Light – Type VBLD-ARE-T5-DA Beta LED • 1200 92nd Street • Sturtevant, WI 53177 • 800-236-6800 • www.BetaLED.com Rev. Date: 08/22/08 General Description Slim, low profile design minimizes wind load requirements. Fixture sides are rugged cast aluminum with integral, weather-tight LED driver compartments and high performance aluminum heatsinks. Convenient, interlocking mounting method. Mounting housing is rugged die cast aluminum and mounts to 3 – 6" square or round pole. Fixture is secured by two (2) 5/16-18 UNC bolts spaced on 2" centers. Includes leaf/debris guard. Five year limited warranty on fixture. Electrical Modular design accommodates varied lighting output from high brightness, white, 6000K (+/- 500k per full fixture), minimum 75 CRI, long life LED sources. 120-277V 50/60 Hz, Class 1 LED drivers are standard. 347-480V 50/60 Hz driver is optional. LED drivers have power factor >90% and THD <20% of full load. Integral weather-tight electrical box with terminal strip for easy power hook-up. Finish Exclusive Colorfast DeltaGuard®finish features an E-Coat epoxy primer with an ultra-durable silver powder topcoat, providing excellent resistance to corrosion, ultraviolet degradation and abrasion. Bronze, black, white and platinum bronze powder topcoats are also available. The finish is covered by our 10 year limited warranty. Labels UL listed in the U.S. and Canada for wet locations and enclosure classified IP66 per IEC 529. Fixture also available with CE listing. RoHS compliant. Patents US and international patents pending. Design patents/regs. granted and pending. German 20 2007 013 623.4. Field-Installed Accessories Bird Spikes XA-BRDSPK LED Area Light EPA Calculations LIGHT BARS 2 3 4 5 6 7 8 9 10 11 12 Fixed Arm Mount 1 fixture 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.61 0.65 0.69 2 fixtures (180°) 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.21 1.29 1.38 2 fixtures (90°) 0.87 0.92 0.96 1.00 1.04 1.08 1.12 n/a n/a n/a n/a 3 fixtures (90°) 1.47 1.51 1.55 1.60 1.64 1.68 1.72 n/a n/a n/a n/a 4 fixtures (90°) 1.75 1.83 1.91 2.00 2.08 2.16 2.24 n/a n/a n/a n/a TM Output gains using Generation B LEDs can be achieved by multiplying footcandle levels by 1.06. Isofootcandle plot of 6 light bar Type V LED luminaire at 20' A.F.G. Initial delivered lumens at 9414. Initial FC at grade. 180°150°150° 120° 1027 770 120° 30° 60° 90°90° 60° 30° 257 514 Vertical Horizontal Independent Testing Laboratories certified test. Report No. ITL 59237. Candlepower distribution curve of 2 light bar luminaire with 3138 initial delivered lumens. 60' 40' 20' 0' 20' 40' 60' 18.3 12.2 6.1 0m 6.1 12.2 18.340'60' 20' 0'20'40' 60' 12.218.3 6.1 0m 6.1 12.2 18.3 1 .5 2 2 .25 Heritage Aviation Parking Lot Project #: 195311051 STORMWATER DISCHARGE PERMIT APPLICATION NARRATIVE 1.0 PERMIT REQUIRED This project includes greater than 1 acre of new impervious area therefore a permit is required. 2.0 DETAILED PROJECT DESCRIPTION Name of Project: Heritage Parking Lot Type of Project: New Location: The project site is located at the south end of the airport property as shown in Figure 1. Heritage Aviation 228 Aviation Avenue South Burlington, VT 05403 Land Use: The site is located on airport property and zoned “Airport Industrial” Number of Buildings: One existing building is within the leased parcel area associated with this project Project Access: Site is off of Eagle Drive via Aviation Ave via U.S. Route 2 Phasing: Not Applicable 3.0 RECEIVING WATERS All runoff from this project site discharges to a wetland contiguous to Muddy Brook via an existing culvert (S/N 002). The Class 2 wetland is designated as a warm water fish habitat in the Vermont Water Quality Standards. 4.0 EXISITNG CONDITIONS Land Cover: The site is an existing porous concrete lot surrounded by a grassed area and a large airport support hangar and sidewalks to the north with fueling tanks on a concrete pad to the south. Existing Impervious: A large airport support hangar, sidewalks and a concrete pad for fueling tanks make up the existing impervious area draining to S/N 002. Discharge Locations: Discharge Point S/N 002 is an existing culvert under Eagle Drive located downhill and south of the site. Discharge Point S/N 001 is an existing culvert under Eagle Drive located uphill and North of the site. It drains an area part of an existing permit and will not be affected by this project. 9 of 113 Figure 1 - Location Map10 of 113 Drainage Description: Rainfall directly on the lot currently infiltrates through the porous concrete and into the groundwater. Runoff from the building drains to a bio- retention/Infiltration/detention basin. The basin discharges stormwater to a stone lined ditch running along Eagle Drive that outlets at an existing culvert under Eagle Drive (S/N 002). The concrete pad with the fuel tanks and the sidewalks sheet flow and infiltrate through the porous concrete lot and into the groundwater. Soils: Although the site is on fill soils it is still capable of excellent infiltration rates. Infiltration testing was conducted on the native soils in 10 locations to determine if the site was feasible for permeable pavment. The testing yielded an overall site infiltration rate of 21 inches/hour. The infiltration testing can be found in Section 6. This rate is higher than the peak intensity for the 100 year, type II, 24 hour storm in Chittenden County. The native subsoils are capable of infiltrating rain faster than it can fall. According to the NRCS web soil survey the soils that make up the site are as follows: Slopes: Grades are considered relatively flat (approximately 1-2%) with the exception of the 1:2 embankment south of the site. 11 of 113 5.0 EXISITNG STORMWATER SYSTEM Description: The existing stormwater system is a porous concrete lot that infiltrates rainfall from the various storm events into the groundwater. Although the porous concrete is structurally deteriorating, it is still capable of infiltrating large rainfall events. Any overflow is directed to a ditch at the south end of the lot where it is directed to a stone lined ditch along Eagle Drive. Existing Permits: The site is currently permitted to discharge stormwater under Permit 3845 GP-9010 (originally permit 3845-INDS.A.). An ACT 250 permit is pending under permit 4C0331-23A. An amendment to existing Individual Construction Permit #VT50000170 3028-INDC.1 is under review. Impervious Areas: The impervious areas treated includes the existing hangar, the existing concrete pad for the fuel tanks, the sidewalks, a proposed hangar that was never built and some associated site balancing areas. The parking lot was considered completely pervious and did not require any treatment. 6.0 PROPOSED STORMWATER SYSTEM Impervious Area: The existing impervious area to pass through the proposed treatment devices includes sidewalks north of the lot and a concrete pad with fuel tanks south of the lot, approximately 0.31 acres. The existing impervious is already covered under an existing permit through site balancing. New impervious will include the new bituminous concrete lot, approximately 1.18 acres. Receiving Water: Class 2 Wetland Contiguous to Muddy Brook Cold/Warm Habitat: Per appendix A of the Vermont Water Quality Standards the receiving water is classified as a warm water fish habitat. Discharge Location: Discharge Point S/N 002 is an existing culvert under Eagle Drive located downhill and south of the site. 5 unified sizing Criteria: Water Quality Treatment Standard – The entire Water Quality Volume (Basin#1 = 0.033 acre- ft and Basin #2 = 0.050 acre-ft) will be infiltrated into the ground water using infiltration basins. Groundwater Recharge Treatment Standard – The entire Recharge Volume (Total = 0.039 acre-ft) will be infiltrated into the ground water using infiltration basins. Channel Protection Standard – The entire Channel Protection Volume (Basin#1 = 0.082 acre-ft and Basin#2 = 0.117 acre-ft) will be infiltrated into the ground water using a infiltration basins Overbank Flood Protection Standard – The entire Overbank Flood Protection Volume (Basin#1 = 0.130 acre-ft and Basin#2 = 0.185 acre-ft) will be infiltrated into the ground water 12 of 113 using infiltration basins. The existing discharge flowrate during the 10 year storm is 4.06 cfs and is maintained at 4.06 cfs. Extreme Flood Protection Standard – The site meets the waiver for the extreme flood protection standard because the impervious area is less than 10 acres. Stone lined overflows on the infiltration basins will be provided to safely pass the 100 year storm. Manner of Discharge: Runoff originates from the impervious parking lot. It sheet flows south across the lot and into a pretreatment area. Runoff then flows into two infiltration basins sized to detain the 10 year storm. The runoff is then infiltrated into the ground water over a 24 hour period. Anything over the 10 year storm will pass safely through emergency spillways into existing ditches along the road then into a 36” culvert under Eagle Drive. 7.0 ADDITIONAL INFORMATION See section 6 for Conceptual Infiltration basin sizing, pre-treatment sizing, soil infiltration results and a copy of the EPSC plan. 13 of 113 DR-15-05 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD DESIGN REVIEW #DR-15-05 GOLDFIELD CONSTRUCTION – 150 DORSET STREET FINDINGS OF FACT AND DECISION Design review application #DR-15-05 of Goldfield Construction Management to replace wooden siding with vinyl siding and add metal accent siding (former Sports Shoe Store), 150 Dorset Street. The Development Review Board held a hearing on October 20, 2015 to consider this application. Michael Goldfield represented the applicant. Based on testimony provided at the public hearing, and the plans and supporting materials in the application file, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant, Goldfield Construction Management, requests Design Review approval to replace wooden siding with vinyl siding and add metal accent siding (former Sports Shoe Store), 150 Dorset Street. The applicant has revised the application to: 1) replace the proposed vinyl siding and add metal accent siding with fiber cement siding, cement panels, and culture stone, and 2) add a new gable roof at the existing entry. 2. The owner of record of the subject property is Dorset Square Associates. 3. The application was received and deemed complete on September 8, 2015. 4. The subject property is located in the Design District 1 of the City Center Design Review Overlay District. 5. The plans and photos submitted illustrate the existing building and proposed changes. 6. The plans submitted consist of three (3) pages with page one (1) of the plans entitled “Neville Sportshoe Center Vermont, Sheet A101” prepared by G4 Design Studios and dated 10/16/15. The subject property falls within Design District 1 of the City Center Design Review Overlay District. C. City Center Design Review Overlay Districts and Purpose Statements. The CCDR Overlay District is divided into the following three (3) sub-zones as depicted on the South Burlington Overlay #DR-15-05 2 Districts Map: Design District 1, Design District 2, and Design District 3. A brief description of the location and proposed design character of each district is provided below: (1) Design District 1 - ………… - This area is generally located on both sides of Market Street and extends south to San Remo Drive. This area is planned to be the core area of the City Center, with the highest density and greatest mix of uses. It is the intent of this area is to be the main “downtown” for South Burlington, and therefore, should uphold the highest quality of design. Building materials should consist only of natural, indigenous materials (brick or stone) and the buildings themselves should relate directly to the public street. They should be placed up front on the property line and the main entrance should face the street rather than parking lots. In addition, a pedestrian promenade shall be provided along Market Street in order to promote pedestrian activity and provide cover from inclement weather. Design plans for properties within Design District 1 shall comply with the following design criteria, as outlined in Section 11.01(F) of the Land Development Regulations: F. Criteria for Approval. Prior to granting design plan approval, the Development Review Board shall find that any development or activity specified in Section (D) above shall conform substantially to the following design criteria: (1) Building Design (a) Consistent design. Building design shall promote a consistent organization of major elements; and decorative parts must relate to the character of the design. All sides of a building shall be designed so that they are compatible in terms of material, window treatments, architectural accents, cornice/parapet design, etc. In Design Districts 1 and 3, the design of a building should consider the design features of other structures in the area so as not to be harshly discordinate with other nearby buildings. The proposed siding and other accents are compatible with other elements of the building. (b) Materials used. High quality, attractive materials shall be used on all buildings. Natural, indigenous materials of stone and masonry are highly encouraged, if not required. Specific requirements for each Design District are as follows:. ………………. (i) Design District 1. Natural, indigenous materials of stone and masonry shall predominate. Examples of acceptable materials include red brick, indigenous stone (i.e., granite, limestone, and marble), and architectural concrete. Glass may predominate if used in combination with brick or stone. Other materials may be used as an architectural accent provided they are harmonious with the building and site. Examples of unacceptable materials include vinyl siding, metal skin, synthetic stucco and laminated wood (e.g., T-111). The applicant revised their initially submitted design to replace the vinyl siding with cement board & culture stone siding. Brick and stone elements are included as well. (c) Colors and textures used. The color and texture of the building shall be harmonious with the building itself and with other buildings on the site and nearby. Colors naturally occurring from building materials and other traditional, subdued colors are encouraged. More than three (3) #DR-15-05 3 predominant colors are discouraged. The color and texture of the proposed siding is harmonious with the building itself and with other buildings on the site and nearby. There are no more than three predominant colors proposed. (d) Windows and doors. Window and door treatment (i.e., the arrangement of windows and doors into a pattern) shall be a careful response to the buildings interior organization as well as the features of the building site. The treatment of windows and doors shall be in a manner that creates a rhythm that gives necessary order and unity to the facade, yet avoids monotony. In Design Districts 1 and 2, for sides of buildings that front or face a public street, existing or planned, the majority of the first floor’s facade area shall consist of see-through glass in order to promote pedestrian activity, however, the windows and/or doors should be of a human scale so as to welcome, not overwhelm, the pedestrian. (e) Use of “human-scaled” design elements. Larger buildings shall incorporate the use of design elements, such as pilasters, colored or textured bands, or window and door treatments, in order to reduce the larger building’s apparent overall size and, therefore, avoid a large or long monotonous appearance. The proposed accent siding would add a further design element to the façade. (f) Roofs as a design element. Roofs shall be part of, or define, the style of a building. They shall be used creatively to break up long facades and potentially long roof lines. Specific requirements for each Design District are as follows: (i) Design Districts 1 and 2. For one-story structures, the minimum and maximum slope of a pitched roof shall be 8 on 12 and 12 on 12, respectively. Only a small portion of roof area on one-story buildings may be flat provided it is not visible from the public street, existing or planned, and does not detract from the overall design and harmony of the building. For structures of two (2) or more stories, the minimum and maximum slope of a pitched roof shall be 5 on 12 and 12 on 12, respectively. Where flat roofs are used, particularly on structures of two (2) or more stories, architectural elements such as cornices and parapets shall be included to improve the appearance and provide interest. Large, low-slope (i.e., less than 5 on 12) gable forms are discouraged. There are no changes proposed to the roof or roofline of the building with the exception of adding a gable roof over an existing entry. Gable forms are discouraged. 1. The Board should discuss the proposed gable roof and determine if it complies with the above standard. (g) Orient buildings to the public street. Buildings shall be designed in a manner that relates the building to the public street in order to protect the integrity of city blocks, present an inviting street front and promote traditional street patterns. In Design Districts 1and 2, new buildings shall be built to the street property line. The Development Review Board may approve building locations, or portions thereof, that are set back from the street property line, provided, the Development Review Board finds the overall site layout to be in conformance with the City Center goals. The primary entrance to buildings shall be designed as such and shall be oriented directly on the public street rather than facing parking lots. The upper floors of taller buildings (i.e., floors four (4) #DR-15-05 4 and up) may need to be “stepped back” or otherwise sited to avoid creating a “canyon” effect and to maintain a pedestrian friendly public edge. In all Design Districts, for existing buildings undergoing renovation, improvements shall be done to relate the building better to the public street. Such improvements could include the installation of doors and windows along the sides of the building facing the public street, or the construction of walkways between the building and street. The entrance is not oriented to the street as the building was constructed before this standard was in place. However, the façade that faces Dorset Street includes substantial glass to facilitate engagement with the public street. (h) Conceal rooftop devices. Rooftop mechanical equipment and appurtenances to be used in the operation or maintenance of a structure shall be arranged so as to minimize visibility from any point at or below the roof level of the subject structure. Such features, in excess of one foot in height, shall be either enclosed by outer building walls or parapets, or grouped and screened in a suitable manner, or designed in themselves so that they are balanced and integrated with respect to the design and materials of the building. There are no rooftop devices. (i) Promote energy efficiency. Where feasible, the design of a building should consider solar energy and the use of natural daylight by capturing the sun’s energy during the winter and providing shade during the summer. As the building is not new, it would not be feasible to apply this criterion. (j) Pedestrian promenade along Market Street. In Design District 1, the provision of a covered pedestrian promenade along Market Street is required in order to protect pedestrians from inclement weather and promote walking. Any pedestrian canopy, or portion thereof, that is proposed to be located within or encroach into the public R.O.W. shall meet the specifications identified in the City Center Streetscape Guidelines. An applicant may elect to incorporate a covered pedestrian promenade as a component of the building and completely on the applicant’s property, provided the promenade is at least 10 feet high and 8 feet deep. The Development Review Board may waive the requirement for a covered pedestrian promenade or canopy on a building or portion thereof if the Development Review Board finds that the block on which the building is located is adequately covered by other existing promenades/canopies. This criterion is not applicable to the subject application. The Board finds that the proposed project represents a negligible change to the façade of the building and that the property remains in compliance with the standards noted above. DECISION Motion by _______________, seconded by _____________, to approve Design Review Application #DR- 15-05, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in full force and effect. #DR-15-05 5 2. This project shall be completed as shown on the plans and documents submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer upon completion of the project. 5. Any change to this design plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of x – 0 – 0 Signed this ____ day of __________________ 2015, by _____________________________________ Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. I - •1 I C IIt\ ,uI \i L171 I A. 'Aq•-- -J 1 1k;. ?? •I -- •I -fl ilL I - I!; fig Hit 1th ' uI Lai / \ Ij - / • P \%\\ : - --—_\_- ' \ 7. 1 " 'N I OWCCWIC ' ! - !3i r'911 *24 -4-;---- --1 --' -'------ '- II i ------ :' 5) 0 I 4: 4 LA t rr 1' * I I Ii 2' - 0"9' - 1"CulturedStone Base 6" HorizontalBlue FiberCement Siding 'Cedar' FiberCement Panels Painted ExistingColumns to MatchCeder Fiber CementPanels 3" Cap ColorMatching Siding 5' - 10"9' - 10"2' - 2"New Gable Roof BuiltOver Existing Shed Roof Existing ShedRoof 15' - 6"3' - 10"6" 12" 6" 12" New Fascia Scale Project numberDateDrawn byChecked by G4 DESIGN STUDIOS 77 COLLEGE STREET, BURLINGTON, VERMONT 802-497-0895 THIS DRAWING IS THE PROPERTY OF G4DESIGN STUDIOS, LLC AND IS NOT TO BECOPIED, REPRODUCED, OR THE CONTENTTHEREOF USED, IN WHOLE OR IN PART,WITHOUT THE PRIOR WRITTEN CONSENTOF STEVE GUILD FOR REVIEW ONLY - NOT FOR CONSTRUCTION 1/4" = 1'-0"10/16/2015 10:46:58 AMA101Entry Sport ShoeNevilleSportshoe Center 10/16/2015G4G4 1/4" = 1'-0"1 Entrance Zoom-in Approx. Total Sqft for Ceder Fiber Cement Panels = 505.51 SqftApprox. Total Sqft for Cultured Stone = 388.49 SqftApprox. Total Sqft for Blue Fiber Cement Siding = 3,666.66 Sqft CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP_15_60_109_and_127_ChurchillStreet_SouthVillage_two_multi familydwellings DEPARTMENT OF PLANNING & ZONING Report preparation date: October 16, 2015 Plans received: July 17, 2015 SOUTH VILLAGE COMMUNITIES, LLC – 109 & 127 CHURCHILL STREET SITE PLAN APPLICATION #SP-15-60 Meeting Date: October 20, 2015 Owner/Applicant South Village Communities, LLC PO Box 2286 South Burlington, VT 05403 Property Information Tax Parcel 1640-01840 SEQ-Neighborhood Residential-Zoning District Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_60_109_and_127_ChurchillStreet_SouthVillage_two_multifamilydwellings.doc 2 PROJECT DESCRIPTION Site plan application #SP-15-60 of South Village Communities, LLC to construct two (2) 12-unit multi- family dwellings, 109 & 127 Churchill Street. The Final Plat application (#SD-14-33) for Phase 2 of this project was approved by the Board on December 17, 2014. COMMENTS Administrative Officer Ray Belair and Planner, Temporary Assistant Dan Albrecht (“Staff”) have reviewed the plans submitted on July 17, 2015 and offer the following comments. Numbered items for the Board’s attention are in red and italicized. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS The subject lot is part of a previously approved master plan for the entire Planned Unit Development known as South Village. As discussed during the Master Plan approval, the applicant had asked that the preliminary and final plat reviews of each of the three phases be limited to single-family, two-family, and three-family dwelling units. Thus, any buildings with greater than three dwelling units, in addition to the school, will be reviewed under separate Site Plan reviews. The DRB approved this Master Plan approach. The dimensional standards outlined in Table C-2 of the Land Development Regulations were altered though the Master Plan approval process for the subject property. The proposed project will meet all dimensional requirements and limits which had been approved as part of the Master Plan approval (MP-04-01 and the amendment MP-05-02). Building coverage is calculated at 37.3% (maximum approved per MP is 50%) and the overall coverage is proposed to be 63.1% (maximum approved per the MP is 65%). Waivers were previously granted for the front yard setback from 20 ft. to 10 ft. and for the rear yard setback from 30 ft. to 5 ft. SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The 24 units of housing will require 54 spaces calculated as 2 spaces per unit plus 1 additional space for every 4 dwelling units. The applicant proposes a total of 57 spaces on the property itself: 48 underground spaces and 9 surface parking spaces. This standard is being met. (b) Parking shall be located to the rear or sides of buildings. Parking is proposed to be located to the side and underneath of the buildings. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_60_109_and_127_ChurchillStreet_SouthVillage_two_multifamilydwellings.doc 3 Section 13.01(G) (5) requires that bicycle parking or storage facilities are provided for employees, residents, and visitors to the site. Bicycle racks are shown on the plans (one (1) for each building). (c) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. The proposed buildings are a pitched roof type structure with a maximum height of 40 ft. The maximum allowable height in the district is currently 28 feet for a pitched roof, however Section 3.07 (C) (1) LDRs applies, which reads as follows: C. Maximum Height. Except as allowed below in this section 3.07, the requirements of Table C-2, Dimensional Standards, shall apply. (1) Where a structure has been approved as part of a Master Plan prior to January 9, 2012 with a height greater than that permitted in these Regulations, such approved maximum height shall remain in effect. The proposed buildings are 40 ft. high at the midpoint of the sloped roof. Therefore no height waiver is requested or required. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 1. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The South Burlington Water Department has no comments. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The applicant has submitted elevations of the proposed buildings. Staff considers the proposed buildings to be in compliance with this criterion. (f) Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The applicant has submitted elevations of the proposed buildings. Staff considers the proposed buildings to be in compliance with this criterion. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (a) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_60_109_and_127_ChurchillStreet_SouthVillage_two_multifamilydwellings.doc 4 The proposed buildings are accessed via two curb cuts leading to the parking garages underneath each building and a third curb cut to access the above ground parking lot. Furthermore, the overall layout of the subdivision has been reviewed as part of Master Plan review and as a 3-step PUD. Staff considers this criterion to be met. (b) Electric, telephone and other wire-served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) 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). The applicants are proposing to locate the trash and recycling facilities in two enclosed areas, one on the northwest portion of the lot and one near the eastern portion of the lot. A rendering of the proposed dumpster fencing is shown. Staff considers this criterion to have been met. (d) Landscaping and Screening Requirements Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to planned unit development review. The minimum landscape requirement for this project is determined by Table 13-9 of the South Burlington Land Development Regulations. The costs of street trees are above and beyond this minimum landscape requirement. The total construction cost for the buildings are $1,730,000. The minimum landscaping requirement is calculated as follows: Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project $0 - $250,000 3% $7,500 Next $250,000 2% $5,000 Additional over $500,000 1% $12,300 Minimum Landscaping $ >> $24,800 The applicant is proposing plantings of shrubs, shade and flowering trees, evergreen trees and ground cover. The value of these plantings, exclusive of the groundcover is $32,521. Staff considers this standard to be met. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow storage areas that will minimize the potential for run-off. No snow storage areas are shown on the plans. 2. The plans shall be revised to show snow storage areas or a note indicating that there will be no snow storage on-site. CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_60_109_and_127_ChurchillStreet_SouthVillage_two_multifamilydwellings.doc 5 9.08 SEQ-NR &NRT Sub-District; Specific Standards The SEQ-NRT sub-district has additional dimensional and design requirements, as enumerated in this Section. A……. B……… C. Residential Design (1) Building Orientation. Residential buildings must be oriented to the street. Primary entries for single family and multi-family buildings must face the street. Secondary building entries may open onto garages and/or parking areas. (Special design guidelines apply to arterial streets). The primary entries to both buildings face Churchill Street. Staff considers this standard to be met. (2) Building Façades. Building facades are encouraged to employ a theme and variation approach. Buildings should include common elements to appear unified, but façades should be varied from one building to the next to avoid monotony. Front porches, stoops, and balconies that create semi-private space and are oriented to the street are encouraged. The proposed facades incorporate the recommended approach. Staff considers this standard to be met. While the two (2) buildings will have identical styles and architecture, they are intermixed with other housing. If/when additional multi-family buildings are proposed in Phase II, the Board should revisit this issue. (3) Front Building Setbacks. In pedestrian districts, a close relationship between the building and the street is critical to the ambiance of the street environment. Buildings should be set back twenty-five feet (25’) from the back of sidewalk. As part of its Master Plan approval the front setback multi-family units was reduced from 20 ft. to 10 ft. Staff notes that setback requirements for these two proposed buildings are met. (4) Porches, stoops, and balconies may project up to eight feet (8’) into the front setbacks. Porch, stoop and balcony areas within the front setback shall not be enclosed or weatherized with glazing or other solid materials. As part of its Master Plan approval the front setback for multi-family units was reduced from 20 ft. to 10 ft. None of the porches, stoops or balconies project into this setback. Staff considers this criterion to be met. (5) Placement of Garages and Parking. See Section 9.08(C)(4) and Figure 9-7. The front building line of the garage must be set behind the front building line of the house by a minimum of eight feet. These units are serviced by underground parking and a small surface lot. Staff considers this criterion to be not applicable. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_60_109_and_127_ChurchillStreet_SouthVillage_two_multifamilydwellings.doc 6 (6) Mix of Housing Styles. A mix of housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and affordability is encouraged within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near-identical units. Staff notes that the two proposed buildings are similar in design to each other as well as somewhat similar to the multi-family units constructed at 47, 110 and 144 South Jefferson Avenue. The applicant’s letter of July 17, 2015 also indicates that the two proposed buildings may be the same color scheme; however the applicant is incorrect to request an exception to the approved South Village Residential Design Standards Guidelines as these do not apply to multi-family buildings 3. The Board should confirm that the two proposed buildings are consistent with Standard (6) Mix of Housing Styles. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights-of-way. The applicant has submitted a lighting plan and associated specification sheets. Staff considers this criterion to be met. Other – Units in a Structure Section 9.05(B) of the LDRs limits the number of units in a building to four (4), and provides the following: “Where a structure has been approved as part of a Master Plan prior to January 9, 2012 with a greater number of dwelling units than those permitted in these Regulations, such approved number of units in a structure shall remain in effect”. The proposed two (2) 12 unit buildings were approved as part of the South Village Master Plan on this lot and are therefore in compliance. Other - Fire Chief’s Comments In an email to staff dated October 8, 2015 the Fire Department commented as follows: Ray: ………… 109-127 Churchill- Twins to the south Jefferson 12 plexs- require a fire sprinkler and fire alarm system DC Terence Francis, CFI Fire Marshal South Burlington Fire Department CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SP_15_60_109_and_127_ChurchillStreet_SouthVillage_two_multifamilydwellings.doc 7 Other - Stormwater In an email to staff dated October 6, 2015 the Public Works Department commented as follows: Our comments have been sufficiently addressed. The DRB should include a condition requiring the applicant to regularly maintain the stormwater treatment practice. Thanks, Dave David P. Wheeler Assistant Stormwater Superintendent 4. The plans shall be revised to show snow storage areas or a note indicating that there will be no snow storage on-site. Other – Utility Cabinets The applicant’s engineer has indicated that these buildings are to be substantially identical to those constructed on South Jefferson Road and therefore would have exterior located HVAC units. The applicant should also provide information indicating that the proposed HVAC units meet the City’s Performance Standards as they relate to noise. 5. The Board should determine if this is indeed the case and if so the Board should direct the applicant to revise the site plans to include all utility cabinets in compliance with Section 13.18 of the Land Development Regulations. RECOMMENDATION Staff recommends that the Board close the hearing following any discussion or questions to the applicant. Respectfully submitted, ______________________________ Raymond Belair, Administrative Officer Copy to: Dave Marshall, Civil Engineering Associates CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_ curbs_sidewalks_lots_Final DEPARTMENT OF PLANNING & ZONING Report preparation date: October 16, 2015 Plans received: July 17, 2015 SOUTH VILLAGE COMMUNITIES, LLC – 1840 SPEAR STREET FINAL PLAT APPLICATION #SD-15-32 Meeting Date: October 20, 2015 Owner/Applicant South Village Communities, LLC PO Box 2286 South Burlington, VT 05403 Property Information Tax Parcel 1640-01840 SEQ-Neighborhood Residential-Zoning District Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 2 PROJECT DESCRIPTION Final plat application #SD-15-32 of South Village Communities, LLC to amend a previously approved 334 unit planned unit development. The amendment consists of revising the plans for Phase II of the development to: 1) add curbs along the roads, 2) add sidewalks along the north side of Preserve Road and the southerly sections of North Jefferson Road, 3) revise the lot layout between Churchill Street, North Jefferson Road and Preserve Road, 4) add new single family lots on lot #48, and 5) reduce the number of units in this phase from 99 to 96 units, 1840 Spear Street. The Final Plat application (#SD-14-33) for this project was approved by the Board on December 17, 2014. COMMENTS Administrative Officer Ray Belair and Planner, Temporary Assistant Dan Albrecht (“Staff”) have reviewed the plans submitted on July 17, 2015 and offer the following comments. Numbered items for the Board’s attention are in red. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS The dimensional standards outlined in Table C-2 of the Land Development Regulations were altered though the Master Plan approval process for the subject property. The approved waivers are outlined in the decision and findings of fact for Master Plan #MP-05-02. The proposed project (Phase 2) meets all of the dimensional standards approved in the Master Plan. As discussed during the Master Plan approval, the applicant had asked that the preliminary and final plat reviews of each of the three phases be limited to single-family, two-family, and three-family dwelling units. Thus, any buildings with greater than three dwelling units, in addition to the school, will be reviewed under separate Site Plan reviews. The DRB approved this Master Plan approach. MASTER PLAN Pursuant to Section 15.07 D (3), the following applies: Any application for amendment of the master plan, preliminary site plan or preliminary plat that deviates from the master plan in any one or more of the following respects, shall be considered a new application for the property and shall require sketch plan review as well as approval of an amended master plan: a) An increase in the total FAR or number of residential dwelling units for the property subject to the master plan; b) An increase in the total site coverage of the property subject to the master plan; c) A change in the location, layout, capacity or number of collector roadways on the property subject to the master plan; d) Land development proposed in any area previously identified as permanent open space in the approved master plan application; and/or CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 3 e) A change that will result in an increase in the number of PM peak hour vehicle trip ends projected for total build-out of the property subject to the master plan. No changes with respect to the five items noted above are proposed. Therefore, an amendment to the Master Plan is not required. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. According to Section 15.13(B)(1) of the South Burlington Land Development Regulations, the existing public utility system shall be extended to provide the necessary quantity of water, at an acceptable pressure, to the proposed dwelling units. According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider or developer shall connect to the public sewer system or provide a community wastewater system approved by the City and the State in any subdivision where off-lot wastewater is proposed. No changes from what was previously approved in #SD-14-33 are proposed. (A)(2) Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. No changes from what was previously approved in #SD-14-33 are proposed. (A)(3) The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. No changes from what was previously approved in #SD-14-33 are proposed that would impact access, circulation and traffic management strategies. Staff reminds the applicant and the Board that as part of the Findings of Fact & Decision for #SD-14-33, the Board established Condition #9 that “(p)rior to the issuance of the zoning permit for the 50th unit within Phase Two, the “ Marsh Road” connection to Spear Street shall be constructed.” (A)(4) The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. The applicant previously applied for and obtained a state wetland permit which was approved on September 10, 2014. Staff considers that the applicant has satisfied this condition and that this criterion is met. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 4 9.06(B) (5) also requires that wetlands and buffers, streams, and natural communities be visually delineated in some way in order to prevent creep from private parcels into the wetland. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met and established several conditions to protect the wetland and associated buffer areas and require delineation of open space areas from single family and multi family housing As evidence meeting this condition, the applicant previously submitted the existing Land Management Plan that is recorded within the City Land Records which applies to the entire development. For the purposes of this application, the applicant has indicated they will amend their plans to show the installation of birdhouses and “open space” signage to delineate the boundaries between open space and common land area for unit 26N-37N. Staff has concerns that this method of delineating this common open space may be insufficient to provide a clear message to the residents that this open space is common land available for casual use by residents. Staff would like the applicant to explain how this area will function, what will draw residents to it and make them feel comfortable that they are not intruding on the perceived backyards of various units. See discussion on page 12 with regards to 9.06 (D) Parks Design and Development. (A)(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. Pursuant to Section 9.01 of the Land Development Regulations, the Southeast Quadrant District (SEQ) is hereby formed in order to encourage open space preservation, scenic view and natural resource protection, wildlife habitat preservation, continued agricultural use, and well as 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 judgment of the Development Review Board will best preserve the open space character of this area shall be encouraged. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (A)(6) Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (A)(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. In an email to staff dated October 8, 2015 the Fire Department commented as follows: CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 5 Just wanted to give you written comments on the projects due 10/09. South Village phase II changes look good, with a couple of comments: Lots 40,41 and 67 are greater than 150’ off the public way and shall be sprinkled. All hydrants shall be tested and approved by the water folks BEFORE construction is started. There is a single family home under construction that has no hydrant closer than 1200’ away (residential std is 500’ spacing). I have called Robin about this very issue and SDI is working quickly to resolve same as they are wholly liable if the building is lost. DC Terence Francis, CFI Fire Marshal South Burlington Fire Department The Board should be aware that as part of the approval for phase 2, the Board made a finding that lot #40, #41 & #67 do not need to include residential sprinkler systems. 2. The Board should discuss the Fire Chief’s recommendations with the applicant to assure clarity on the issues identified and also discuss appropriate conditions to be established. (A)(8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. (A)(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. The applicant, at the request of South Village Phase I residents, is requesting to add a second sidewalk on the opposite sides of select streets for which sidewalks on only one side had been previously approved. Staff has no concerns with this request. 3 The Board should decide whether or not to approve this request for additional sidewalks. Lighting is discussed under Section 9.08, SEQ Neighborhood Residential. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. (A)(10) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 6 SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (A) Relationship of the proposed development to the City of South Burlington Comprehensive Plan. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (B)(1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (B)(2) Parking: a. Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. b. The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. c. … (iii) The parking area will serve a single or two-family home; Single and two-family homes in the proposed Phase II are not subject to this standard. Although 3-unit structures are not exempt from the above standard, the Board has previously found that with the Master Plan having granted a waiver for 3-unit buildings to be approved without site plan approval, this standard related to parking location requirements does apply here. The application details the lot location for single family, 2 unit and 3 unit homes. As noted above, Standard (B) (2) is not applicable. (B)(3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. As part of the Findings of Fact & Decision for #SD-14-33, the Board found that the homes proposed here satisfy the standards within the Land Development Regulations, and that the elevations for the multi-family buildings shall be reviewed as part of the site plan review for each multi-family building. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (B)(4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 7 Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (C)(1) The Board shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (C)(2) Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (A) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. As part of the Findings of Fact & Decision for #SD-14-33, the Board found that no additional easements are needed for this project (Phase 2 of the Master Plan). Staff’s position is that no changes are proposed as part of this application that will affect this finding. (B) Electric, telephone and other wire-served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the South Burlington Land Development Regulations, any new utility lines shall be underground. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (C) 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). No dumpsters are currently shown. Dumpsters and other facilities serving the proposed multi-family CITY OF SOUTH BURLINGTON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 8 buildings will be addressed at their Site Plan review. (D) Landscaping and Screening Requirements Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to planned unit development review. The minimum landscape requirement for this project is determined by Table 13-9 of the South Burlington Land Development Regulations. The costs of street trees are above and beyond this minimum landscape requirement. The total construction cost for the single family homes and duplexes located on footprint lots is unknown at this time. The minimum landscaping requirement is calculated as follows: Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project $0 - $250,000 3% $7,500 Next $250,000 2% $5,000 Additional over $500,000 1% ?????? ( not yet available) Minimum Landscaping $ >> ????? The applicant has provided detailed landscaping plans for the pollinator row (aka “Edible Farm Planting”) at the northwest portion of the property and for the foundation plantings around the 40 units located on footprint lots. The value of these plantings exclusive of the groundcover is $32,090. 4. The Board should direct the applicant to provide an estimated building construction cost for the single family homes and duplexes located on footprint lots so that the Board can determine if the landscape budget requirement is met. SOUTHEAST QUADRANT DISTRICT This proposed subdivision is located in the southeast quadrant district. Therefore it is subject to the provisions of Section 9 of the SBLDR. 9.06 Dimensional and Design Requirements Applicable to All Sub-Districts The following standards shall apply to development and improvements within the entire SEQ: A. Height. (1) The maximum height of any occupied structure in the SEQ-NRP, SEQ-NRT, or SEQ-NR sub-district shall not exceed forty-five feet (45’); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub-districts. (2) The maximum height of any occupied structure in the SEQ-VR or SEQ-VC sub-district shall not exceed fifty feet (50’); the waiver provisions of Section 3.07(E) shall not apply to occupied structures in these sub-districts. In addition, the standards set forth in C-2 – Dimensional Standards Applicable in All Districts shall apply. The most restrictive limitations shall apply at the time a zoning application is submitted. And shall apply to the single, two (2) and three (3) unit buildings. CITY OF SOUTH BURLINGTON 9 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 9 Note that for the multi-family (4+ unit) structures, section 3.07(C) & 9.05 (B) provides specific provisions for projects with Master Plan approval. The construction of two proposed 12-unit multi- family structures is being considered under Site Plan application #SP-15-60. B. Open Space and Resource Protection. (1) Open space areas on the site shall be located in such a way as to maximize opportunities for creating usable, contiguous open spaces between adjoining parcels This standard is satisfied, as discussed above from master plan approval. (2) Building lots, streets and other structures shall be located in a manner consistent with the Regulating Plan for the applicable sub-district allowing carefully planned development at the average densities provided in this bylaw. As part of the Findings of Fact & Decision for #SD-14-33 the Board found this criterion satisfied with respect to the block length below. The average density remains below that which is permitted in the sub- district. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (3) A plan for the proposed open spaces and/or natural areas and their ongoing management shall be established by the applicant. As part of the Findings of Fact & Decision for #SD-14-33, the Board set forth Condition #14 which stated that “(l)egal documents shall be worked out prior to final plat approval and recorded prior to issuance of a zoning permit to reflect any portion of the subject area not addressed in the Master Plan or Phase I approval. The applicant has submitted the proposed legal documents as part of the preliminary plat. These will be reviewed by the City Attorney.” Staff’s position is that no changes are proposed as part of this application that will affect this finding. (4) Sufficient grading and erosion controls shall be employed 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 Development Review Board 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 applicant has submitted an Erosion and Sediment Control plan. Staff considers this criterion to be met. (5) Sufficient suitable landscaping and fencing shall be provided to protect wetland, stream, or primary or natural community areas and buffers in a manner that is aesthetically compatible with the surrounding landscape. Chain link fencing other than for agricultural purposes shall be prohibited within PUDs; the use of split rail or other fencing made of natural materials is encouraged. As noted in the Findings for #SD-14-33, there are small encroachments into a Class II wetland buffer and what appears to be an isolated class III wetland on the site. CITY OF SOUTH BURLINGTON 10 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 10 See the discussion above in A (4) of the PUD compliance analysis. Staff’s position is that no changes are proposed as part of this application that will affect this finding. C. Agriculture. The conservation of existing agricultural production values is encouraged through development planning that supports agricultural uses (including but not limited to development plans that create contiguous areas of agricultural use), provides buffer areas between existing agricultural operations and new development, roads, and infrastructure, or creates new opportunities for agricultural use (on any soil group) such as but not limited to community-supported agriculture. This standard is satisfied from master plan approval. Staff’s position is that no changes are proposed as part of this application that will affect this finding. D. Public Services and Facilities. In the absence of a specific finding by the Development Review Board that an alternative location and/or provision is approved for a specific development, the location of buildings, lots, streets and utilities shall conform with the location of planned public facilities as depicted on the Official Map, including but not limited to recreation paths, streets, park land, schools, and sewer and water facilities. Staff considers the proposal to comply with the Official Map, which proposes a road and a recreation path or trail connection in the vicinity of those proposed on the Phase 2 plan. (2) Recreation paths, storm water facilities, sidewalks, landscaping, utility lines, and lighting shall be designed in a manner that is compatible with the extension of such services and infrastructure to adjacent properties. (3) Recreation paths, utilities, sidewalks, and lighting shall be designed in a manner that is consistent with City utility plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. See the staff comments and recommended items for Board review under PUD standards for a discussion of recreation paths and sidewalks. (4) The plan shall be reviewed by the Fire Chief or his designee to insure that adequate fire protection can be provided, with the standards for evaluation including, but not limited to, minimum distance between structures, street width, vehicular access from two directions where possible, looping of water lines, water flow and pressure, and number and location of hydrants. See above discussion under PUD standards. E. Circulation. The project shall incorporate access, circulation and traffic management strategies sufficient to prevent unsafe conditions on adjacent roads and sufficient to create connectivity for pedestrians, bicycles, vehicles, school transportation, and emergency service vehicles between neighborhoods. In making this finding the Development Review Board may rely on the findings of a traffic study submitted by the applicant, and the findings of any technical review by City staff or consultants. (1) Roads shall be designed in a manner that is compatible with the extension of such services CITY OF SOUTH BURLINGTON 11 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 11 and infrastructure to adjacent properties. (2) Roads shall be designed in a manner that is consistent with City roadway plans and maintenance standards, absent a specific agreement with the applicant related to maintenance that has been approved by the City Council. (3) The provisions of Section 15.12(D)(4) related to connections between adjacent streets and neighborhoods shall apply. See discussion above in the PUD section of this report. D. Parks Design and Development. (1) General standards. The SEQ has an existing large community park, the Dorset Street Park Complex. Parks in the SEQ may be programmed as neighborhood parks or mini-parks as defined in the Comprehensive Plan. Mini parks in the SEQ should be a minimum of 10,000 square feet, with programming approved by the South Burlington Recreation Department. Such parks are to be located through the neighborhoods in order to provide a car-free destination for children and adults alike, and to enhance each neighborhood’s quality of life. They shall be knitted into the neighborhood fabric as a focal point in the neighborhood, to add vitality and allow for greater surveillance by surrounding homes, local streets and visitors. Each park should be accessible by vehicle, foot, and bicycle and there should be a park within a quarter-mile of every home. (2) Specific Standards. The following park development guidelines are applicable in the SEQ- NRT, SEQ-NR, SEQ-VR, and SEQ-VC districts: (a) Distribution and Amount of Parks: (i) A range of parks and open space should be distributed through the SEQ to meet a variety of needs including children’s play, passive enjoyment of the outdoors, and active recreation. (ii) Parks should serve as the focus for neighborhoods and be located at the heart of residential areas, served by public streets and fronted by development. (iii) Parks should be provided at a rate of 7.5 acres of developed parkland per 1,000 population per the South Burlington Capital Budget and Program. (iv) A neighborhood or mini park of 10,000 square feet or more should be provided within a one-quarter mile walk of every home not so served by an existing City park or other publicly-owned developed recreation area. (b) Dedication of Parks and Open Space: Parks and protected open space must be approved by City Council for public ownership or management, or maintained permanently by a homeowners’ association in a form acceptable to the City Attorney. (c) Design Guidelines (i) Parks should be fronted by homes and/or retail development in order to make them sociable, safe and attractive places. (ii) Parks should be located along prominent pedestrian and bicycle connections. CITY OF SOUTH BURLINGTON 12 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 12 (iii) To the extent feasible, single-loaded roads should be utilized adjacent to natural open spaces to define a clear transition between the private and public realm, and to reinforce dedicated open space as a natural resource and not extended yard areas. Several parcels of open space are proposed on the project with a substantial network of trails. In addition, as part of the Master Plan, a future public recreation field was approved near the intersection of Allen Road and Spear Street. The application includes a common area bounded by the proposed bike path and units #25N-37N and 92N-96N. For the purposes of this application, the applicant has indicated they will amend their plans to show the installation of birdhouses and “open space” signage to delineate the boundaries between open space and common land area bounded by units 26N-37N and 92n-96n. Staff has concerns that this method of delineating this common open space may be insufficient to provide a clear message to the residents that this open space is common land available for casual use by the residents. Staff would like the applicant to explain how this area will function, what will draw residents to it and make them feel comfortable that they are not intruding on the perceived backyards of various units. 1. The Board should direct the applicant to revise the plans in order to: a) delineate the boundaries between open space and common land area for unit 26N-37N, and b) clarify and encourage the use of this area as common land available for use by residents consistent with the South Village Master Plan and Declaration of Community Association and Covenants, Conditions and Restrictions recorded on May 22, 2008 with the City of South Burlington. The Board found this criterion was satisfied through the Master Plan. 9.08 SEQ-NR &NRT Sub-District; Specific Standards The SEQ-NRT sub-district has additional dimensional and design requirements, as enumerated in this Section. A. Street, Block and Lot Pattern (1) Development blocks. Development block lengths should range between 300 and 500 linear feet; see Figure 9-2 for example. If longer block lengths are unavoidable blocks 500 feet or longer must include mid-block public sidewalk or recreation path connections. (2) Interconnection of Streets. Average spacing between intersections shall be 300 to 500 feet. Dead end streets (e.g. culs de sac) are discouraged. Dead end streets may not exceed 200 feet in length. Street stubs are required at the end of dead end streets to allow for future street connections and/or bicycle and pedestrian connections to open space and future housing on adjoining parcels per section 15.12(D)(4). The applicant is proposing a 450 ft. dead street extending southward from Preserve Road with five (5) single dwellings. A maximum of three (3) single family dwellings are allowed on a private street. Revisions will have to be made to bring this street into compliance. Options include but are not limited to reducing the number of units and single family dwellings on the street and extending the street south CITY OF SOUTH BURLINGTON 13 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 13 to connect with North Jefferson Road. It is staff’s understanding that the applicant wishes to face these five (5) dwellings towards the open space to the east as opposed to the street (on the west) which is required under the Residential Design Guidelines. 5. In conjunction with analysis of compliance with Section 3.05 Lots discussed on page 15, the Board should ask the applicant to revise this portion of the development to comply with the LDRs. 6. The Board should discuss with the applicant the orientation of these five (5) dwellings and how they can be designed to comply with the Residential Design Guidelines. (3) Street Connection to Adjoining Parcels. Street stubs are required to be built to the property line and connected to adjacent parcels per section 15.12(D)(4) of these Regulations. Posting signs with a notice of intent to construct future streets is strongly encouraged. The only street stub proposed as part of this application is at the north end of North Jefferson Road. It is proposed to be constructed to the property line. (4) Lots shall maintain a minimum lot width to depth ratio of 1:2, with a ratio of 1:2.5 to 1:5 recommended. The proposed development includes both individual lots for buildings as well as PUD sections with shared lots. As part of its Findings for #SD-14-33, the Board granted waivers to allow the minimum lot width to depth ratio of 1:2 for Lots 39-47, 48a, 49a, and 50-55. Staff’s position is that no changes are proposed as part of this application that will affect this finding. Via email on October 15, 2015, the applicant is also requesting waivers to the minimum lot width to depth ratio of 1:2 for lots 92Nn, 94n, 95n and 96n. 7. The Board should determine whether to grant the requested waivers to the minimum lot width to depth ratio of 1:2 for lots 92Nn, 94n, 95n and 96n. B. Street, Sidewalk & Parking Standards (1) Street dimensions and cross sections. Neighborhood streets (collector and local) in the NR sub- district are intended to be low-speed streets for local use that discourage through movement and are safe for pedestrians and bicyclists. Dimensions for public collector and local streets shall be as set forth in Tables 9-1 and 9-2, and Figures 9-4 and 9-5 of the SBLDR. The Board has already commented on the roadway, sidewalk, and recreation path design. (2) Sidewalks. Sidewalks must be a minimum of five feet (5’) in width with an additional minimum CITY OF SOUTH BURLINGTON 14 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 14 five-foot planting strip (greenspace) separating the sidewalk from the street. Sidewalks are required on one side of the street, and must be connected in a pattern that promotes walkability throughout the development. The DRB may in its discretion require supplemental sidewalk segments to achieve this purpose. As part of the Findings of Fact & Decision for #SD-14-33, the Board previously approved the construction of sidewalks on just one side of the street. (3) Street Trees; see Section 9.08(B)(3) Street trees are required along all streets in a planting strip a minimum of five feet wide. Street tress shall be large, deciduous shade trees with species satisfactory to the City Arborist. Street trees to be planted must have a minimum caliper size of 2.5 to 3 inches DBH, and shall be planted no greater than thirty feet (30’) on center. The applicant is requesting a waiver to allow street trees to be planted more than 30 ft. on center. The applicant has not provided an estimate of how many fewer trees would be planted if this waiver was approved. The applicant has provided a street tree landscaping plan, schedule and budget. Staff has insufficient detail at this time to provide guidance on this request. 8. The Board should ask the applicant to provide details such as how many fewer trees would be planted if this waiver was approved and the proposed average distance between trees if more than 30 ft. on center and to provide such details in a revised submission so that staff including the City Arborist may review the proposal in detail and provide sufficient analysis to the Board. (4) On-street parking; see Section 9.08(B)(4). On street parking is appropriate in a small neighborhood. The roadway is of sufficient width and well- planned to accommodate such. (5) Intersection design. Intersections shall be designed to reduce pedestrian crossing distances and to slow traffic; see Figure 9-6 and Section 9.08(B)(5). See discussion on page 7. Staff considers this criterion to be met. (6) Street and sidewalk lighting. Pedestrian-scaled light fixtures (e.g., 12’ to 14’) shall be provided sufficient to ensure pedestrian safety traveling to and from public spaces. Overall illumination levels should be consistent with the lower-intensity development patterns and character of the SEQ, with lower, smoother levels of illumination (rather than hot-spots) and trespass minimized to the lowest level consistent with public safety. As part of the Findings of Fact & Decision for #SD-14-33, the Board established Condition #8-d which stated that “(t)he final plat plans shall be revised to propose pedestrian-scaled light fixtures (e.g., 12’ to 14’). The applicant has submitted Lighting Detail as well as cut-sheets of proposed LED luminaries that are 14’ high. CITY OF SOUTH BURLINGTON 15 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 15 Staff considers that the applicant has satisfied this condition and this criterion is met. C. Residential Design The applicant is proposing minor changes to the “South Village Residential Design Standards” to address “Street Visible Elevations.”, i.e. the Board’s concern of blank walls from a street view. See the bottom of page 1 in the revised South Village Residential Design Guidelines (in packet). 9. The Board should discuss the proposed changes and decide if these are acceptable. (1) Building Orientation. Residential buildings must be oriented to the street. Primary entries for single family and multi-family buildings must face the street. Secondary building entries may open onto garages and/or parking areas. (Special design guidelines apply to arterial streets). All proposed buildings appear to be oriented to the street however staff notes that units 92N through 96N do not include an 8 foot setback from the front building line for the garage as do other units. 10. The Board should confirm with the applicant that units 92N through 96N will be oriented to the private road that serves these units. (2) Building Façades. Building facades are encouraged to employ a theme and variation approach. Buildings should include common elements to appear unified, but façades should be varied from one building to the next to avoid monotony. Front porches, stoops, and balconies that create semi-private space and are oriented to the street are encouraged. See discussion below under Mix of Housing Styles. (3) Front Building Setbacks. In pedestrian districts, a close relationship between the building and the street is critical to the ambiance of the street environment. Buildings should be set back twenty-five feet (25’) from the back of sidewalk. As part of its Master Plan approval the front setback for both single family homes and multi-family units was reduced from 20 ft. to 10 ft. As part of the Findings of Fact & Decision for #SD-14-33, the Board found this criterion to be met. Staff’s position is that no changes are proposed as part of this application that will affect this finding. (4) Porches, stoops, and balconies may project up to eight feet (8’) into the front setbacks. Porch, stoop and balcony areas within the front setback shall not be enclosed or weatherized with glazing or other solid materials. As part of its Master Plan approval the front setback for both single family homes and multi-family units was reduced from 20 ft. to 10 ft. None of the porches, stoops or balconies project into this setback. Staff considers this criterion to be met. (5) Placement of Garages and Parking. See Section 9.08(C)(4) and Figure 9-7. The front building line of CITY OF SOUTH BURLINGTON 16 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 16 the garage must be set behind the front building line of the house by a minimum of eight feet. As part of its Findings for #SD-14-33, the Board established condition 34 which stated that “(t)he garages on lots #40, 41 and 60 shall be side loaded.” Staff’s position is that no changes are proposed as part of this application that will affect this finding. (6) Mix of Housing Styles. A mix of housing styles (i.e. ranch, cape cod, colonial, etc.), sizes, and affordability is encouraged within neighborhoods and developments. These should be mixed within blocks, along the street and within neighborhoods rather than compartmentalized into sections of near-identical units. As part of its Findings for #SD-14-33, the Board established condition 10 which stated “South Village Residential Design Standards Guidelines; For Residential Homes (Single Family, Duplex and Triplex, Carriage Home)” on December 2, 2014” which sets forth the method by which the applicant will comply with the residential design guidelines. Staff’s position is that no changes are proposed as part of this application that will affect this finding. OTHER ISSUES Lots 92n through 96n Section 3.05 of the LDRs states in part as follows: 3.05 Lots A. Reduction of Lot Size. ……………………. B. Lots with No Road Frontage. (1) ……………. (2) The Development Review Board may approve subdivision or development of lots with no frontage on a public street, as long as access to such a street by a permanent easement or right- of-way at least twenty (20) feet in width is provided, according to the following procedures: (a) Required Information. Applications shall include a plan drawn to scale showing boundaries of all properties crossed by and to be served by the proposed private right-of-way, dimensions and grades of the right-of-way, point of access onto a public street, and other information as the Development Review Board may require. (b) Conditions of Approval. Any application to create a new lot with no road frontage shall be subject to the requirements and major subdivision criteria of Article 15 of these Regulations in addition to this section. (i) Number of lots and/or dwelling units on a private right-of-way. The Development Review Board shall limit the number of developable lots on a private right-of-way to three (3) and/or the number of multi-family units to ten (10), whichever is less, beyond which a public street shall be required (See Article 15, Subdivision). The Development Review Board shall require a public street if the number of developable lots is greater than three CITY OF SOUTH BURLINGTON 17 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 17 (3) and/or the number of multi-family units is ten (10) or more, whichever is less. The Development Review Board may also limit the length of a private right-of-way, and may impose other conditions as may be necessary to assure adequate emergency access to all lots and dwelling units. (ii) The Development Review Board may require a right-of way wider ………………….. (iii) The Development Review Board may impose conditions to insure the maintenance and permanency of a private right-of-way ……………………. (iv) For a lot with no frontage, ………………….. As currently proposed, there are five individual lots on this street which is not compliant with standard 3.05 B (2) (b) (i) noted above. 11. The Board should ask the applicant to revise this portion of the development to comply with the LDRs. Stormwater In an email to staff dated October 6, 2015, the Department of Public Works commented as follows: Our comments have been sufficiently addressed. The DRB should include a condition requiring the applicant to regularly maintain the stormwater treatment practice. Thanks, Dave David P. Wheeler Assistant Stormwater Superintendent Landscaping around utility cabinets Sheet #13 details all utility cabinets for compliance with Section 13.18 of the Land Development Regulations. However, the landscaping plans need to be revised to provide screening details around all cabinets. Notice of Conditions There are “footprint” lots proposed around several of the new units. For purposes of the Land Development Regulations, all footprint lots within a cluster will be considered one lot. RECOMMENDATION Staff recommends that the Board seek clarification from the applicant on the issues identified above. Respectfully submitted, CITY OF SOUTH BURLINGTON 18 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_32_1840_SpearStreet_SouthVillage_PhaseII_PUD_Amend_curbs_sidewalks_lots_Final.doc 18 ______________________________ Raymond Belair, Administrative Officer Copy to: Robin Jeffers and Patrick O’Brien, SD Ireland Company STREETCity of So. BurlingtonTown of Shelburne"MIDLAND AVE."ALLEN ROADR. M. & D. M.V. 141 P. 6P. & J. CliffordVol. 165 Pg. 130Homeowners Assoc.Vol. 426 Pg. 101W. R. & G. S. LangVol. 131 Pg. 299D. V. DerridingerVol. 583 Pg. 137L. A. & J. G. DemersVol. 171 Pg. 286L. & C. LongVol. 411 Pg. 307L. & C. LongVol. 85 Pg. 67SPEAR STORMWATEREASEMENTSTORM-WATEREASE.20' WIDE WATEREASEMENTTO BE CONVEYEDTO CITYn/fn/fn/fn/fn/fn/fn/fn/fDorset Farms Vol. 426 Pg. 101n/fValleeWetlandArea(Typical)WetlandArea(Typical)Dorset Farms0.06 Ac.Offer ofDedicationfor wideningSpear Street20' wideStorm ease. Homeowners Assoc.PHASE 135.3± Acres(Including School Site)PROPOSEDSTORMWATERPONDS (TYP.)N. JEFFERSON RD.PHASE 1LOT 11BPHASE 1LOT 11A S. JEFFERSON RD.S. JEFFERSON RD.ALLEN RD. EASTPRESERVE R O A DCHURCHILLNORTH CHURCHILL JEFFERSON PRESERVE RD.StormwaterMngmt. Area.Not to Scale- Location Map -1. This sheet depicts the perimeter boundaries of the subjectproperty and the location of Phase 1, 2 & 3 within.2. The boundary survey was performed during 2004-5 using anelectronic total station and GPS.3. Bearings shown are referenced to Grid North, VermontCoordinate System of 1983, related to National Geodetic Surveymarks PG1580 "F 65" and AB9571 "NE Aiken" established byRTK GPS measurements.4. Spear Street has a 66 foot wide right of way. Location wasdetermined by existing monumentation and the traveled portion ofthe road. Reference Town of Burlington "Highways and Roads1802-1865", Page 22, and Town of Shelburne Town MinutesVolume 1, Page 229.5. This property lies within the "Southeast Quadrant" and the"Spear Street - Allen Road Scenic View Protection Overlay"zoning districts.PROJECTLOCATIONSPEAR ST.ALLEN RD.BARSTOW RD.DORSET ST.City of So. BurlingtonTown of ShelburneSouth Village Communities, LLCSouth Burlington Vol. 801 Pg. 465GAC1" = 200'01243.10P1PLATSOUTH VILLAGECOMMUNITIES, LLCSpear StreetSouth Burlington, VermontRECEIVED FOR RECORDING IN THE LAND RECORDS OFTHE CITY OF SOUTH BURLINGTON, VERMONT,AT _____ O'CLOCK ON THE _____ DAY OF __________, 20__.ATTEST: ____________________________, CITY CLERKTo the best of my knowledge & belief this plat, consistingof three sheets, properly depicts the results of a surveyconducted under my supervision and is based uponrecords & field evidence found. Perimeter boundariesshown are in substantial conformance with the recordsunless noted otherwise. This plat is in substantialcompliance with 27 VSA 1403 "Recording of Land Plats". _______________________________________ Timothy R. Cowan VT LS 597- Legend -- Survey Notes -- Plat & Plan References -Shelburne Vol. 348 Pg. 416Areas by SurveyThis sheet is based upon the following plats or plans:A. "DOWNING - CALKINS REVOCABLE TRUST - PLAT OF SURVEY", datedMarch 23, 2005, by Civil Engineering Associates, Inc.B. "PLAT OF BOUNDARY SURVEY - PROPERTY OF THE ESTATE OF ILAM. ISHAM", prepared by Civil Engineering Associates, Inc., last revised June30, 1999.C. "BOUNDARY SURVEY - MBL ASSOCIATES", prepared byKrebs & Lansing Consulting Engineers, dated January 6, 1994.D. "SUBDIVISION MAP - VALLEE FARM - WEST PROPERTY", prepared byBrooks Land Surveying, Inc., last revised May 10, 1997.E. "VERMONT ELECTRIC POWER COMPANY INC. - QUEEN CITY TAP",prepared by Moore Survey & Mapping Corp., last revised January 26, 1978.F. "DORSET FARMS - PERIMETER PROPERTY PLAT", prepared byLamoureux, Stone & O'Leary Consulting Engineers, dated August 29, 1997.G. "PORTION OF THE PROPERTIES OF LUCIEN A. & JANE DEMERS &RICHARD K. & DAWN V. DERRIDINGER", prepared by F.H. Reed, datedMarch, 1981.H. "PROPERTY SURVEY FOR WILLIAM & GAIL LANG", prepared by PalmerCompany Ltd, dated October 22, 1980.I. "SUBDIVISION FOR JAMES & DOLORES SCANLON - DORSET STREET",prepared by Trudell Consulting Engineers, Inc. dated August 4, 1980.J. "A PARCEL OF LAND CONVEYED FROM WILLIAM & GAIL LANG TONORMAN A. RAMSEY", prepared by Fred C. Koerner, dated Dec. 1982.TRCTRCOCT. 31, 2013 223.14 acres (South Burlington) + 2.61 acres (Shelburne) 225.75 acres TotalAPPROVED BY RESOLUTION OF THE DEVELOPMENTREVIEW BOARD OF THE CITY OF SOUTH BURLINGTON,VERMONT, ON THE ____ DAY OF _____________, 2015,SUBJECT TO THE REQUIREMENTS AND CONDITIONSOF SAID RESOLUTION.SIGNED THIS ____ DAY OF ______________, 2015,BY _____________________________, CHAIRPERSON.12.04.2013 Revisions on Sheet P2TRC10.10.2014 Conform with Sheets P2 - P3TRCSEE SHEET P2 (of 3) for LOTTINGSEE SHEET P3 (of 3) for EASEMENTS10.10.2014 Conform with Sheets P2 - P3TRC10.10.2014 Conform with Sheets P2 - P3TRC10.15.2014 Lot Naming - NumberingTRC12.08.2014 Revisions to Sheets P2 - P3TRC08.12.2015 Conform w/ Revisions to Sheets P2 - P3TRC10.01.2015Modify Lots 92N - 96N, Open Space TableTRC"OPEN LAND" ACREAGE"Lot 48 East" 116.94± Ac."Lot 49" 18.90± Ac.Ag. Lease 12.67± Ac.Ph. 1 5.59± Ac.Ph. 2 3.51± Ac.Ph. 2 0.87± Ac.Ph. 2 0.49± Ac.Ph. 1 0.47± Ac.Ph. 1 0.33± Ac.Ph. 1 0.28± Ac.Ph. 2 0.23± Ac.Ph. 1 0.23± Ac.Ph. 1 0.13± Ac.Ph. 1 0.11± Ac.Ph. 1 0.09± Ac.TOTAL OPEN SPACE = 160.84± Ac.P:\AutoCADD Projects\2001\01243plt\PHASE 2 (2013)\PHASE 2 PLAT P1 (10-01-15).dwg, 10/1/2015 12:04:58 PM, tcowan, DWG To PDF.pc3 Exist. 20' widemulti-purposeeasement forstormwater &potential futurerecreation pathsn/f L. LongExempt Family TrustPHASE 1LOT 11B(FOR DEVELOPMENT)PHASE 1LOT 11A(FOR DEVELOPMENT)1N2N3N4N5N6N7N8N9N10N11N12N13N14N15N16N17N18N19N21N20N22N23N24N25N26N27N28N29N30N31N32N33N34N35N36N37N38N39N40N41N42N43N44N45N46N47N48aN49aN50N51N52N53N54N55N66N67N68N-79NCOMMON "c"2.22 ac.STORMWATERDETENTION AREA(TYPICAL)SCHEMATICBLDG. LOTSONLY (TYP.)COMMON "A"COMMON LAND " B " 0 . 9 4 a c .n/f C.E. LongRevocable TrustCOMMON LAND "d"1.91 Acres"Quiet Path"Exact location to bedetermined duringconstructionCOMMONLAND "A"1.59 acres"Quiet Path"Exact location to bedetermined duringconstruction"Quiet Path"Exact location to bedetermined duringconstruction80N-91N56N57N58N59N60N61N62N63N64N65N92N93N94N95N96NPROPOSEDSTORMWATERAREA ACCESS"Quiet Path"Exact location to bedetermined duringconstruction1. This sheet depicts the boundaries of proposed lots of Phase 2.2. The perimeter boundary survey was performed during 2004-5using an electronic total station and GPS.3. Bearings shown are referenced to Grid North, VermontCoordinate System of 1983, related to National GeodeticSurvey marks PG1580 "F 65" and AB9571 "NE Aiken"established by RTK GPS measurements.4. Spear Street has a 66 foot wide right of way. Location wasdetermined by existing monumentation and the traveledportion of the road. Reference Town of Burlington "Highwaysand Roads 1802-1865", Page 22, and Town of ShelburneTown Minutes Volume 1, Page 229.5. This property lies within the "Southeast Quadrant" and the"Spear Street - Allen Road Scenic View Protection Overlay"zoning districts.- Legend -- Survey Notes -NOTE:CAPPED IRON RODSPROPOSED AT LOTCORNERS (TYP.)- Short Line Table -- Curve Table -To the best of my knowledge & belief this plat, consistingof three sheets, properly depicts the results of a surveyconducted under my supervision and is based uponrecords & field evidence found. Perimeter boundariesshown are in substantial conformance with the recordsunless noted otherwise. This plat is in substantialcompliance with 27 VSA 1403 "Recording of Land Plats". _______________________________________ Timothy R. Cowan VT LS 597GAC1" = 80'01243.10P2PLATSOUTH VILLAGECOMMUNITIES, LLCSpear StreetSouth Burlington, VermontTRCTRCOCT. 31, 2013RECEIVED FOR RECORDING IN THE LAND RECORDS OFTHE CITY OF SOUTH BURLINGTON, VERMONT,AT _____ O'CLOCK ON THE _____ DAY OF _________, 20__.ATTEST: ____________________________, CITY CLERKAPPROVED BY RESOLUTION OF THE DEVELOPMENTREVIEW BOARD OF THE CITY OF SOUTHBURLINGTON, VERMONT, ON THE ____ DAY OF_____________, 2015, SUBJECT TO THEREQUIREMENTS AND CONDITIONS OF SAIDRESOLUTION.SIGNED THIS ____ DAY OF ______________, 20___,BY _____________________________, CHAIRPERSON.42N10.10.2014 Notes & Lot NumberingTRCSEE SHEET P1 (of 3) forLOCATION MAPSEE SHEET P3 (of 3) forEASEMENTS61N-70N10.15.2014 Lot Numbering ChangesTRC11.26.2014 Rev. bldg footprintsTRC12.08.2014 Bldg. footprints 22-25, 28, 29TRC08.12.2015Common Areas C & D, and Lot 68NTRC10.01.2015Modify Lots 92N - 96N, Areas, TableTRCP:\AutoCADD Projects\2001\01243plt\PHASE 2 (2013)\PHASE 2 PLAT P2-P3 (10-01-15).dwg, 10/1/2015 12:03:59 PM, tcowan, DWG To PDF.pc3 Exist. 20' widemulti-purposeeasement forstormwater &potential futurerecreation pathsn/f L. LongExempt Family TrustPHASE 1LOT 11B(FOR DEVELOPMENT)PHASE 1LOT 11A(FOR DEVELOPMENT)COMMON "c"2.22 ac.STORMWATERDETENTION AREA(TYPICAL)COMMON "A"COMMON LAN D " B " 0 . 9 4 a c .n/f C.E. LongRevocable Trust"Quiet Path"Exact location to bedetermined duringconstructionCOMMONLAND "A"1.59 acres"Quiet Path"Exact location to bedetermined duringconstruction67N66N54N53N50N49aN48aN47N46N45N44N43N42N41N40N38N39N52N"Quiet Path"Exact location to bedetermined duringconstruction55N51N92N93N94N95N96NPROPOSEDSTORMWATERAREA ACCESS"Quiet Path"Exact location to bedetermined duringconstructionCOMMON LAND "d"1.91 Acres1. This sheet is intended to depict easement locationas andextents. Please see Sheets P1 and P2 for boundaryinformation and notes.- Legend -- Survey Note -To the best of my knowledge & belief this plat, consistingof three sheets, properly depicts the results of a surveyconducted under my supervision and is based uponrecords & field evidence found. Perimeter boundariesshown are in substantial conformance with the recordsunless noted otherwise. This plat is in substantialcompliance with 27 VSA 1403 "Recording of Land Plats". _______________________________________ Timothy R. Cowan VT LS 597CEA1" = 80'01243.10P3SOUTH VILLAGECOMMUNITIES, LLCSpear StreetSouth Burlington, VermontTRCTRCOCT. 31, 2013RECEIVED FOR RECORDING IN THE LAND RECORDS OFTHE CITY OF SOUTH BURLINGTON, VERMONT,AT _____ O'CLOCK ON THE _____ DAY OF __________, 20__.ATTEST: ____________________________, CITY CLERKAPPROVED BY RESOLUTION OF THE DEVELOPMENTREVIEW BOARD OF THE CITY OF SOUTH BURLINGTON,VERMONT, ON THE ____ DAY OF _____________, 2015,SUBJECT TO THE REQUIREMENTS AND CONDITIONSOF SAID RESOLUTION.SIGNED THIS ____ DAY OF ______________, 2015,BY _____________________________, CHAIRPERSON.Proposed easements for buried power & telecommunicationscables serving Green Mountain Power (GMP). Typically 10' inwidth and bounded by street right-of-way lines, as shown hereon.Proposed equipment easements for transformer pads and modulartermination cabinets (MTC) serving Green Mountain Power (GMP).Easement boundaries to be 6' distant from each side of structure,as constructed. Locations shown schematically hereon.Proposed equipment easements for "secondary pedestals" servingGreen Mountain Power (GMP). Easement boundaries to be 6'distant from each side of structure, as constructed. Locationsshown schematically hereon.Proposed gas line easement, 10' wide, crossing Lot 42 to Lots 40and 41, to be centered on gas line as constructed, serving VermontGas Systems (VGS).Proposed easements for wastewater lines crossing Lot 39 toservice Lots 38, 40 and 41. 10' and 15' in width, to be centeredon wastewater lines as constructed.Proposed storm water management easement over portion of"Open Space Northwest" parcel near Spear Street, to be conveyedto City of South Burlington.Proposed storm water management easement overportions of "Common Land A" and "Open Space Northeast",to be conveyed to City of South Burlington.Proposed storm water management easements over 2small portions of "Common Land D", to be conveyed toCity of South Burlington.Proposed recreation path easement, 12' wide,to be conveyed to City of South Burlington.Proposed easement for sidewalk over portionof "Common Land D", in front of Units 26 - 29.Proposed easement of irregular shape and width for sewerlines, structures and equipment on portion of "Open Space"Lot 48, east of N. Jefferson Rd.Proposed 10' wide pedestrian easement over portion of"0.23 Acre of Lot 48, Open Space" near Spear St.Proposed 10' wide easement for buried power &telelecommunications cables serving Green Mountain Power(GMP) from N. Jefferson to "Retained Parcel".Proposed 26' wide R.O.W. in common serving Lots 39N,40N, 41N & 42N. (0.07 Ac.)Proposed 40' wide R.O.W. in common &turn-around serving Lots 92N - 96N.Natural gas lines (VT Gas Systems) easements tobe located within. Green Mt. Power (GMP) electric andtelecommunications easements to fall within.Proposed 10' wide easement for sanitary sewer servingLots 92N - 96N. Easement(s) to be conveyed to City.Proposed 10' wide easement to be conveyedto City for storm water drains servingLots 92N - 96N.Proposed 10' wide easement to be conveyedto City for water lines serving Lots 92N - 96N.- Easement Notes -10.10.2014 Notes & Lot NumberingTRCSEE SHEET P1 (of 3) for LOCATION MAPSEE SHEET P2 (of 3) for LOTTING10.15.2014 Lot Numbering ChangesTRC11.26.2014 Multi-purpose EasementTRC12.08.2014Labels for Easement E6 and E10TRC08.12.2015Add Easements 11 - 13TRC42N10.01.2015Modify Lots 92N - 96N, Add Ease. 14-17TRCP:\AutoCADD Projects\2001\01243plt\PHASE 2 (2013)\PHASE 2 PLAT P2-P3 (10-01-15).dwg, 10/1/2015 12:01:34 PM, tcowan, DWG To PDF.pc3 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING & ZONING Report preparation date: October 16, 2015 Plans received: September 15, 2015 PRELIMINARY & FINAL PLAT APPLICATION #SD-15-34 BRIAN POLLICA AND HANNAH TRAN – 22 PATCHEN ROAD Meeting Date: October 20, 2015 Owner Hannah Tran & Nga Tran 208 White Street South Burlington, VT 05403 Applicant Brian Pollica and Hannah Tran 208 White Street South Burlington, VT 05403 Property Information Tax Parcel 1290-00022 Residential 2 – Commercial 1 Zoning District Location Map CITY OF SOUTH BURLINGTON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc PROJECT DESCRIPTION Preliminary & final plat application #SD-15-34 of Brian Pollica & Hannah Tran for a planned unit development to amend a previously approved plan for a building consisting of 1,378 sq. ft. of medical office use and 200 sq. ft. of general office use. The application is to construct an 896 sq. ft. addition resulting in the following breakdown of uses for the entire building: 822.5 sq. ft. for personal service use, 629 sq. ft. of medical office use & 1,035 sq. ft. of general office use, 22 Patchen Road. COMMENTS Administrative Officer Ray Belair, and Dan Albrecht, Planner Temporary Assignment referred to herein as Staff, have reviewed the plans submitted on September 15, 2015 and offer the following comments: Zoning District & Dimensional Requirements: C-1 R-12 Zoning District Required Existing Proposed † Min. Lot Size 40,000 S.F. 9,984 SF No change Max. Building Coverage 40% 13 % 22 % Max. Overall Coverage 70% 57 % 59 % † ‡ Max. Front Yard Coverage 30% * ~47.5 % * ~48.2% ‡ † Min. Front Setback (from planned ROW) 50 ft 13.5 ft. Increase in building encroachment Min. Side Setback 10 ft. 13 ft. No change Min. Rear Setback 30 ft. 103 ft. 50 ft. Max. Building Height 40 ft. 21 ft. No change Zoning Compliance † Pre-existing non-conforming * The applicant’s calculation of 7% is incorrect as the planned ROW extends relatively deep into the property. ‡ Waiver needed for additional encroachment of building SF into ROW and for increase in front yard coverage Applicability of use of Planned Unit Development approach The applicant is proposing this project be reviewed under PUD standards so as to allow a waiver for an increase of approximately 24 square feet of additional encroachment caused by the proposed addition to the rear of the existing building which is already located within 50 ft. of the planned ROW of Patchen Road. This is an unusual situation in that the entire existing building is located within the 50 ft. front setback and a portion of the proposed addition will also be within the front setback even though it is located entirely behind the existing building. The existing encroachment consists of all of the building (~960 sf) and a portion of the existing handicap ramp (~168 SF) for a total of approximately 1,128 SF. The proposed additional encroachment of 72 SF of building less 48 SF of the existing ramp represents an increase of 24 SF overall or 2.1%. 1. The Board should provide guidance and feedback to the applicant on the requested waivers to both front yard coverage and overall encroachment into the front setback. CITY OF SOUTH BURLINGTON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc Section 15 of The South Burlington Land Development Regulations addresses Subdivision and Planned Unit Development Review and reads, in part, as follows: 15.01 Purpose It is the purpose of the provisions for subdivision and Planned Unit Development (PUD) review to provide for relief from the strict dimensional standards for individual lots in these Regulations in order to encourage innovation in design and layout, efficient use of land, and the viability of infill development and re-development in the City’s Core Area, as defined in the Comprehensive Plan. It is the further purpose of this Article to coordinate site plan, conditional use and subdivision review into a unified process. The Development Review Board shall administer these regulations for the purpose of assuring orderly growth and coordinated development in the City of South Burlington and to assure the comfort, convenience, safety, health and welfare of its citizens. The standards for determining whether a project warrants the flexibility provided by PUD review include the following: -To encourage innovation in design and layout. As encouraged by the Board at sketch review, the applicant is proposing construction of a sidewalk accompanied by landscaping. -Efficient use of land. The proposed addition will increase the number of businesses on the property from two to three within the overall building and lot coverage limits. Staff considers this criterion to be met. - The viability of infill development and re-development in the City’s Core Area, as defined in the Comprehensive Plan. The Core Area is defined in the Comprehensive Plan as follows: 1. Core Area The core area of the City shall be defined as those areas lying north of I-89 and I- 189, and lying west of Spear Street. It is recommended that the majority of development density and new development over the next 20 years be directed to the core area of the City. It should be noted that within the core area, there will be sub-areas of varying uses and densities, natural resource preservation areas, parks and open spaces, and transportation facilities. Many of these sub-areas, such as the City Center, commercial centers and residential areas are discussed below. The proposed addition represents in-fill development within the Core Area. Staff considers this criterion to be met. CITY OF SOUTH BURLINGTON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc 2. The Board should determine if the standard for this property as a PUD is met. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. It is unclear whether the proposed addition will cause an increase in water supply and wastewater disposal. Staff recommends that the Board require the applicant provide confirmation to the City that adequate water supply and wastewater disposal exists prior to the issuance of a zoning permit. 3. The applicant should confirm whether additional water supply and/or wastewater allocation are needed. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The applicant’s plan includes notes on Erosion Prevention and Sediment Control. Staff considers this criterion to be met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. 10 parking spaces are proposed one of which will be for handicap use. Eleven are required. See discussion below. Staff has no concerns regarding access, circulation or traffic. (A)(4)The project’s design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. There are no wetlands, streams, wildlife habitat as identified in the Open Space Strategy nor unique natural features on the site. (A)(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 City’s Land Development regulations note the purpose of the subject zoning district as follows: 5.01 COMMERCIAL 1 - C1 A. Purpose. A Commercial 1 District is hereby formed in order to encourage the location of general retail and office uses in a manner that serves as or enhances a compact central business area. Other uses that would benefit from nearby access to a central business area, including clustered residential development and small industrial employers, may be permitted if they do not interfere with accessibility and continuity of the commercial district. Large-lot retail uses, warehouses, major industrial employers, and incompatible industrial uses shall not be permitted. Planned Unit Developments are encouraged in order to coordinate traffic movements, promote mixed-use CITY OF SOUTH BURLINGTON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc developments, provide shared parking opportunities, and to provide a potential location for high - traffic generating commercial uses. Any uses not expressly permitted are prohibited, except those that are allowed as conditional uses. The proposed project will add a third business to the property. Staff considers the project to be consistent with this standard. (A)(6)Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. This criterion is not applicable. (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. In an email to staff dated October 8, 2015, Deputy Fire Chief Terry Francis indicated to staff that the Department had no issues with the application. Staff considers this criterion to be met. (A)(8)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. Staff considers this criterion to be met. The proposed project will not impact the extension of such services and infrastructure to adjacent landowners. (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). According to the Comprehensive Plan, the goals and objectives for this area of the City are as follows: 3. Commercial Centers These areas generally follow the Shelburne Road and Williston Road Corridors. These areas are intended to consist predominantly of commercial uses, however, residential and industrial can be mixed throughout the area. These centers are generally already developed with commercial establishments. Therefore, growth will occur primarily as infill or conversion development. The City encourages mixed-use development in these areas (e.g. mixed residential/commercial or mixed retail/office/restaurant) to encourage pedestrian movement, use of public transportation services, and shared parking opportunities. These areas are intended to meet both local and regional shopping and employment needs. The project represents an addition of a business to an existing commercial building and is therefore consistent with the Plan. Staff considers this criterion to be met. CITY OF SOUTH BURLINGTON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The project requires 11 parking spaces. The applicant is requesting a waiver of one (1) space or 9% and seeks approval to construct only 10 spaces. Staff notes that the project is located one block from Williston Road a major arterial which includes CCTA public transit and sidewalks, and has no concerns with the waiver request. 4. The Board should discuss whether to grant the requested parking space waiver. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Parking spaces will be located to the rear of the building. Staff considers this criterion to be met. (b) …. (c) …. (d)…. (3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings. The existing structure is approximately 23 feet high. The propose addition is approximately 21 ft. high. This is similar to other structures in the neighborhood. Staff considers this criterion to be met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. The plans are silent on the location of any new utility services especially the electrical line to service the proposed new yard light at the rear of the lot. 5. The Board should direct the applicant to detail the proposed underground location of any newly installed utility services and service modifications CITY OF SOUTH BURLINGTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The design of the structure is consistent with the existing building and with others in the neighborhood. Additional landscaping is proposed. Staff considers this criterion to be met. (2) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The existing structure is approximately 23 feet high. The propose addition is approximately 21 ft. high. This is similar to other structures in the neighborhood. Staff considers this criterion to be met. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: A. Access to Abutting Properties. The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. No reservation of land is required. B. 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. As noted above, the applicant should detail the underground location of any newly installed wire utility lines. C. 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. No dumpster area is identified on the plan. It is unclear if this is an omission or if the applicant intends to use only household size rolling totes. 6. The Board and the applicant should discuss how sold waste, recycling and compost will be managed. CITY OF SOUTH BURLINGTON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to planned unit development review. The minimum landscape requirement for this project is determined by Table 13-9 of the South Burlington Land Development Regulations. The costs of street trees are above and beyond this minimum landscape requirement. The total construction cost for the addition is $68,000. The minimum landscaping requirement is calculated as follows: Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project $0 - $250,000 3% [ x $68,000 ] $2,400 Next $250,000 2% -0- Additional over $500,000 1% -0- Minimum Landscaping $ >> $2,400 The applicant is proposing landscaping with a value of $4,700. Staff considers this standard to be met. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow storage areas that will minimize the potential for run-off. Snow storage areas are shown on the plan. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights-of-way. The applicant has submitted the spec sheet for the proposed rear yard light. Staff considers this criterion to be met. 7. The Board should discuss with the applicant the lighting level of the light to assure that it will not spill onto the adjacent residential properties. Stormwater In an email to staff dated September 25, 2015 the Department of Public Works commented as follows: The City Stormwater Section has reviewed the “Hannah & NGA Tran – Proposed Site Plan” prepared by NLB Construction Consulting, LLC, dated 5/5/15 and last updated on 8/17/15. We would like to offer the following comments: 1. The proposed project is located in the Potash Brook watershed. 2. It is recommended that dimensions of the pipe and stone are added to the infiltration trench detail, as well as a more defined swale above the trench. 3. Work in the City Right Of Way (ROW) requires a permit before construction can begin. A “Permit to Open Streets or Right-Of-Way” can be obtained from the South Burlington CITY OF SOUTH BURLINGTON 9 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc Department of Public Works on their web site, or by stopping by their office located at 104 Landfill Road. 4. The DRB should include a condition requiring the applicant to regularly maintain the stormwater treatment practice. Regards, Dave David P. Wheeler Assistant Stormwater Superintendent Staff notes that the Mr. Wheeler’s comments address the initial submission. Revised plans received on October 8, 2015 indicate that no infiltration trench will be constructed and that the parking area will be regarded so that stormwater sheetflows to the east into a proposed grass swale and is infiltrated on site. 8. The Board should include a condition requiring the applicant to regularly maintain the stormwater treatment practice. 3.05 Lots I. Buffer Strip for Non-Residential Uses Adjacent to Residential District Boundaries. (1) Where a new non-residential use is adjacent to or within fifty (50) feet of the boundary of a residential district, or where an existing non-residential use, structure or parking area that is adjacent to or within fifty (50) feet of the boundary of a residential district is proposed to be expanded, altered or enlarged, the required side or rear setback shall be increased to sixty-five (65) feet. A strip not less than fifteen (15) feet wide within the sixty- five (65) foot setback shall be landscaped with dense evergreens, fencing, and/or other plantings as a screen. New external light fixtures shall not ordinarily be permitted within the fifteen (15) foot wide buffer area. (2) The Development Review Board may permit new or expanded nonresidential uses, structures and/or parking areas, and new external light fixtures, within the setback and/or buffer as set forth in (1) above, and may approve a modification of the width of the required setback and/or landscaped buffer as set forth in (1) above. In doing so the DRB shall find that the proposed lighting, landscaping and/or fencing to be provided adjacent to the boundary of the residential district will provide equivalent screening of the noise, light and visual impacts of the new non-residential use to that which would be provided by the standard setback and buffer requirements in (1) above. However in no case may the required side or rear setback be reduced below the standard requirement for the zoning district in which the non-residential use is located. The property’s rear property line abuts the Residential 4 District. As currently proposed, the project is not in compliance with this standard although the applicant has proposed planting twelve (12) Arborvitae Nigra as screening along the back edge of the property but this strip is well less than 15 ft. wide. Given the proposed 10 parking spaces, the proposed grass swale and the delineated snow storage CITY OF SOUTH BURLINGTON 10 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD_15_20_22 Patchen Road_PrelimFinal_PUD_addition.doc area, staff believes that it will be a challenge for the applicant to install and locate the required 15’ x 59’ strip pursuant to subsection 3.05 I. (1). Staff also notes that the proposed snow storage area is also serving as a stormwater treatment area (grass swale) for the parking lot although this stormwater treatment area will infiltrate on site and not drain to the City’s stormwater system or to nearby waterways and the Public Works Department has indicated that the applicant is not even required to construct this stormwater treatment area. Therefore, staff is comfortable with the proposed co-location of the snow storage area and the grass swale. 9. The Board and the applicant should discuss options for submission of a plan with substantial landscaping, fencing, etc. along the rear property line to meet this standards of 3.05 I. (1) or 3.05 I. (2). RECOMMENDATION The Board should address the numbered and italicized statements further delineated in red font and seek clarification on these issues and any others, if so desired. Respectfully submitted, ________________________________ Raymond J. Belair, Administrative Officer Copy to: Brian Pollica and Hannah Tran, applicants Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCC1.0VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VTHANNAH & NGA TRAN22 PATCHEN ROADSOUTH BURLINGTON, VT PROPOSED SITE PLANwww.nlbconsultingllc.comSheet:1"= 10'-0"Scale:5/5/15Date: 802-355-4130158' 6"60' 0"157' 8"SCALE 1"= 10'ZONING DATAZONE: R2 - C1 MEDIUM DENSITYMAX BUILDING HEIGHT 35 feetMIN FRONT SET BACK 50 feetMIN SIDE SET BACK 10 feetMIN REAR SET BACK 30 feetVolume ____Page ____TAX PARCEL ID #1290-00022NOTES:THIS IS NOT A SURVEY. THIS PLANHAS BEEN COMPILED FROMTHE FOLLOWING SOURCES:A. TAX MAPS OF THE CITY OF SOUTH BURLINGTON, VTEROSION PREVENTION AND SEDIMENT CONTROLEROSION CONTROL MEASURES TO BE IMPLEMENTEDSHALL INCLUDE, BUT NOT BE LIMITED TO:-INSTALLATION OF LIMITS OF DISTURBANCE CORDONAROUND SITE PERIMETER-INSTALLATION OF SILT FENCES ALONG DOWN SLOPELIMITS OF WORK.- TEMPORARY STABILIZATION OF THE SITE ANDMATERIAL STOCKPILES.5' 0"SIDEWALK22 PATCHEN ROADEXISTING STRUCTURE1664 SFEXISTINGACCESSIBLE RAMP 224 SFNEW ADDITION896 SFPARKING AREA10- 9 x 18 SPACESLOT COVERAGETotal Parcel Size: 9984 sfa. BuildingExisting 1332 sf 13%Proposed 2294 sf 22%b. Overall imperviouscoverage.Existing 5783 sf 57%Proposed 6164 sf 62%50' 0"60' 0"10' 0"13' 0"5/19/1515' 0"NEW HEDGE ROSA RAGOSA ALBAPLANTS DESIGN BYGARDENERS SUPPLY COMPANY5/26/1580' 0"30' 0"FOR PERMIT REVIEWACEXISTING CEDAR TREESEXISTING PLANTERPROPOSED YARD LIGHTLOCATION MAPNOT TO SCALEBAABBBBBCCCCSIDEWALKFFFFFFFFFFEEEEEEEEEEEE8/17/15PLANT LISTSPECIESCOUNTSIZEABCDEFVIBURNUM "BLUE MUFFIN"23 GALDOGWOOD "ARCTIC FIRE"63 GALSPIREA "SHIROBANA" 4 2 GALARB. "EMERALD GREEN" 14-5'DDDARB. "NIGRA"12 6-7'ROSA RAGOSA10 3 GAL4' 0"10/7/15 134.28'S80°38'15"W68.21' N08°23'26"W 23.50'S80°38'15"W61.99' S07°41'08"E 158.56'N82°53'38"ES S S S S S S S W W W W W W W 318317 317317317EXISTING BUILDINGEXISTING RAMP BUILDINGEXISTING GRAVEL PARKING AREAPAVED PARKING AREAPAVED PARKING AREAEXISTING PORCH EXISTING BRICK WALKSIDEWALK EXISTING PLANTER PATCHEN ROAD tax map no.1290-00023K. KITTREDGEtax map no.1290-00031SISTERS & BROTHERSINVESTMENT GROUPtax map no.1290-00034WASSON VISTA LLCv. 473 p. 481map slide 72tax map no.1800-00101A. ADAMSv. 463 p. 558tax map no.1290-00010I. HINSDALEv. 914 p. 229tax map no.0470-00010D. WRIGHTv. 818 p. 406v. 566 p. 236map slide 143tax map no.1290-00022FFE=320.66++FFE=320.76EXISTING BULKHEADPROPOSED 5' CONCRETE SIDEWALKPROPOSED ADDITIONFFE=320.66PROPOSED PARKING AREA10 - 9' x 18' SPACESHANDICAP RAMPEXISTINGSIGNEXISTING CONCRETE SIDE W A L K WWW3/4" WATER SERVICESSSSSAPPROXIMATE LOCATION SEWER SERVICECONTRACTOR TO VERIFY LOCATION7' TO BE REMOVED GGG316316 314 315 317 317 316.1++317.3+317.3316.1+2% CROSS SLOPETP-1DEPTH 6 FTADAMS SANDNO SHWT ORGROUNDWATERTP-1EXISTING FENCETO BE REMOVED(TYPICAL)PROPOSED BIKE RACK+ 317.80+ 317.75+ 317.76+ 317.76SEED & MULCHGRASS CHANNELEXISTING EDGEGRAVEL PARKING(TYPICAL)0FeetGraphic Scale10 10 20 30 4015°±TrueMagneticSheet TitleProject TitleUse of These DrawingsProject Reference:Scale:Project Number:Date:Drawn By:Project Engineer:Approved By:No. Description Date ByRevisions478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERSNo. 8104CIVILJOHN P. PITROW IS KISTATE OF VERMONT PROFE S SIONALENGINEERLI CENSEDField Book:1. Unless otherwise noted, these Drawings are intended forpreliminary planning, coordination with other disciplines orutilities, and/or approval from the regulatory authorities.They are not intended as construction drawings unless notedas such or marked approved by a regulatory authority.2. By use of these drawings for construction of the Project,the Owner represents that they have reviewed, approved,and accepted the drawings, obtained all necessarypermits, and have met with all applicable parties/disciplines,including but not limited to, the Engineer and the Architect,to insure these plans are properly coordinated including, butnot limited to, contract documents, specifications,owner/contractor agreements, building and mechanicalplans, private and public utilities, and other pertinent permitsfor construction.3. Owner and Architect, are responsible for final design andlocation of buildings shown, including an area measured aminimum five (5) feet around any building and coordinatingfinal utility connections shown on these plans.4. Prior to using these plans for construction layout, the usershall contact TCE to ensure the plan contains the mostcurrent revisions.5. These Drawings are specific to the Project and are nottransferable. As instruments of service, these drawings, andcopies thereof, furnished by TCE are its exclusive property.Changes to the drawings may only be made by TCE. Iferrors or omissions are discovered, they shall be brought tothe attention of TCE immediately.6. It is the User's responsibility to ensure this copy contains themost current revisions. If unsure, please contact TCE.Grading PlanC2-0110/06/20151" = 10'15-148RMPDAB219Hannah & Nga Tran22 Patchen RoadSouth Burlington, VTSD-0091/2 " = 1'LAST REVISED 10/05/20152015 TRUDELL CONSULTING ENGINEERSTYPICAL CONCRETE SIDEWALKSPECIFICATIONS:1) 1/2" EXPANSION/CONTRACTION JOINT WITH ASPHALT IMPREGNATED FIBER BOARD FILLER EVERY 50 FEET.2) SCORED OR TOOLED JOINT (1" DEPTH OR 1/3 THE TOTAL DEPTH OF WALK) WITH A SEPARATION DISTANCEEQUAL TO THE WIDTH OF THE SIDEWALK.3) FULL-BREAK OR COMPLETE JOINT EVERY 20 FEET.4) WHERE "HEAVY DUTY CONCRETE SECTION" IS CALLED OUT ON THE SITE PLAN, THE SIDEWALK IS TO BE 8" THICK5"6"6"VARIESNOTE: DISTANCES ARE TYPICALAND MAY BE ALTERED FORSPECIFIC SITE CONDITIONS.REINFORCING BARS, SEE DETAILCONCRETE WEARCOURSE (4000 PSI)MINIMUM 18"GRAVEL BASESD-0011"=1'LAST REVISED 10/05/20152015 TRUDELL CONSULTING ENGINEERSTYPICAL BITUMINOUS PAVEMENTCRUSHED GRAVEL (VAOT 704.05A FINE)WEARING COURSE (TYPE III) (VAOT 406)BASE COURSE (TYPE II) (VAOT 406)MIRAFI 500X STABILIZATION FABRICINSTALLATION IN ACCORDANCE WITHMANUFACTURER'S RECOMMENDATIONSBDCAUNDISTURBED SUBGRADE ORCOMPACTED FILLACBDRESIDENTIAL6122-1/21-1/2612216" SAND BORROW AND CUSHION TO BE USEDIN POORLY DRAINED SOILS OR OVERBEDROCK FOR ROADS AND SIDEWALKS(VAOT 703.03)PARKING LOTSTHICKNESS (INCHES)ROADS PRIVATE2COMMERCIAL61832N/A1242 1/21861 1/2NOTES:ECOMMERCIALRESIDENTIAL66666E1. SUBBASE, SAND CUSHION AND SUBGRADE SHOULD BE CONSTRUCTED AND COMPACTED TO THE DIMENSIONS SHOWN INACCORDANCE WITH VERMONT AGENCY OF TRANSPORTATION SPECIFICATIONS, STANDARD A-76. WHERE MORE STRINGENTLOCAL ORDINANCES HAVE BEEN ADOPTED RELATIVE TO ROAD DIMENSIONS AND CONSTRUCTION, THEY SHOULD GOVERN.2. COMPACT ALL SUBBASE MATERIALS TO 95% MAXIMUM DENSITY (STANDARD PROCTOR).3. IF GROUNDWATER OR SOFT SPOTS ARE ENCOUNTERED CONTACT THE ENGINEER TO DISCUSS ADDED MEASURES SUCH ASUNDERDRAIN. SLOPE SUBBASE TO UNDERDRAIN LOW POINTS.DRIVEWAYS & PARKINGSECTIONGRAVEL BASE (VAOT 704.04) ORCRUSHED GRAVEL (VAOT 704.05A COARSE)SW-0131/2" = 1'LAST REVISED 04/21/20142014 TRUDELL CONSULTING ENGINEERSGRASS CHANNEL3113CONSTRUCTION SPECIFICATIONS:1. SIDE SLOPES FOR GRASS CHANNELS SHALL NOT EXCEED 2:1.2. ALL CHANNELS SHALL BE SEEDED & STABILIZED WITH EROSION CONTROLBLANKET (ECB). SEED PRIOR TO INSTALLATION OF ECB, FOLLOWMANUFACTURER'S INSTRUCTIONS. TYPE OF ECB TO BE USED IS BASED ONLONGITUDINAL SLOPE.<5%: NA GREEN SC150 (OR APPROVED EQUAL)5% - 20%: NA GREEN C125BN (OR APPROVED EQUAL)>20%: NA GREEN P550 (OR APPROVED EQUAL)VARIES2' MIN.VARIES24" MIN.VARIESEN-001LAST REVISED 03/11/20132013 TRUDELL CONSULTING ENGINEERSSEEDING-85908085GERMINATION 0-5 0-525-3030-4030-40WEIGHT (POUNDS PER ACRE)WHITE CLOVER RED TOPPERENNIAL RYEKENTUCKY BLUEGRASSCREEPING RED FESCUECOMMON NAMEMOLDY WILL NOT BE ACCEPTABLE. THE FOLLOWING SEED MIXTURE SHALL BE USED:SEED SHALL BE FRESH, CLEAN, NEW SEED. SEED WHICH HAS BECOME WET AND/ORAFTER THE FINISHED GRADE HAS BEEN ESTABLISHED AND THE FERTILIZER SPREAD,PLANT THE SPECIFIED SEED MIXTURE AT A RATE OF 4 POUNDS PER 1000 SQUAREFEET AND WORK FIRMLY INTO THE SOIL. APPLY SEED ON THE PREPARED SEED BEDWITH APPROVED MECHANICAL SEEDERS OR HYDROSEEDING EQUIPMENT. UPONCOMPLETION OF THE ABOVE PLANTING OPERATIONS, ROLL ALL AREAS WITH A WATERFILLED GARDEN ROLLER, LEAVING THE SURFACE OF ALL AREAS TRUE TO GRADE, SMOOTH, AND FREE FROM HOLLOWS OR OTHER IRREGULARITIES. THOROUGHLY WATER ALL NEWLY PLANTED LAWNS IMMEDIATELY AFTER PLANTING, USING A FINE SPRAY.PROTECT BANKS AND SWALES, AND PREVENT OR REPAIR EROSION THAT OCCURS.BANKS, SWALES OR OTHER GRADED AREAS THAT HAVE BEEN WASHED OUT OR HAVEBECOME DAMAGED SHALL BE REPAIRED IMMEDIATELY. UNLESS APPROVAL IS GRANTEDBY THE ENGINEER TO PLANT OFF SEASON, SEEDING WILL BE CONDUCTED ONLY DURINGTHE PERIOD FROM APRIL 15 TO JUNE 1 OR AUGUST 15 TO OCTOBER 15. SO AS NOTTO CAUSE INTERFERENCE, NO SEEDING IS TO PROCEED BEFORE OTHER PHASES ORTHE WORK HAS PROGRESSED SUFFICIENTLY.PROPOSEDPAVED DRIVE OR ROADTOPOGRAPHIC CONTOURS316CONSTRUCTION NOTES FOR CONTRACTOR & CLIENT/OWNER:1. CONTRACT DOCUMENTS: THESE PLANS WERE PREPARED BY TRUDELL CONSULTING ENGINEERS (TCE) ANDARE INTENDED TO BE USED IN CONJUNCTION WITH THE STANDARD GENERAL CONDITIONS OF THECONSTRUCTION CONTRACT, #C-700 PREPARED BY THE ENGINEERS JOINT CONTRACT DOCUMENTSCOMMITTEE (EJCDC), LATEST EDITION. COPIES ARE AVAILABLE AT WWW.NSPE.ORG/EJCDC.2. UNDERGROUND IMPROVEMENTS: THE LOCATION OF EXISTING UNDERGROUND UTILITIES ANDIMPROVEMENTS SHOWN ARE ASSUMED BASED ON RESEARCH, UTILITY PLANS PROVIDED BY OTHERS,AND/OR SURFACE EVIDENCE AVAILABLE AND WERE OBTAINED IN A MANNER CONSISTENT WITH THEORDINARY STANDARD OF PROFESSIONAL CARE AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THEOWNER OR THE DESIGN ENGINEER.3. DIFFERING SUBSURFACE OR PHYSICAL CONDITIONS: IF CONTRACTOR BELIEVES THAT ANY SUBSURFACEOR PHYSICAL CONDITION AT OR CONTIGUOUS TO THE SITE THAT IS UNCOVERED OR REVEALED EITHER:(1) IS OF SUCH A NATURE AS TO ESTABLISH THAT ANY “TECHNICAL DATA” ON WHICH CONTRACTORRELIED IS MATERIALLY INACCURATE; OR (2) IS OF SUCH A NATURE AS TO REQUIRE A CHANGE IN THEPLANS/CONTRACT DOCUMENTS; OR (3) DIFFERS MATERIALLY FROM THAT SHOWN OR INDICATED IN THEPLANS/CONTRACT DOCUMENTS; OR (4) IS OF AN UNUSUAL NATURE, AND DIFFERS MATERIALLY FROMCONDITIONS ORDINARILY ENCOUNTERED AND GENERALLY RECOGNIZED AS INHERENT IN WORK OF THECHARACTER PROVIDED FOR IN THE PLANS/CONTRACT DOCUMENTS; THEN CONTRACTOR SHALL,PROMPTLY AFTER BECOMING AWARE THEREOF AND BEFORE FURTHER DISTURBING THE SUBSURFACE ORPHYSICAL CONDITIONS OR PERFORMING ANY WORK IN CONNECTION THEREWITH (EXCEPT IN ANEMERGENCY), NOTIFY OWNER AND ENGINEER ABOUT SUCH CONDITION. CONTRACTOR SHALL NOTFURTHER DISTURB SUCH CONDITION OR PERFORM ANY WORK IN CONNECTION THEREWITH (EXCEPT ASAFORESAID) UNTIL RECEIPT OF WRITTEN ORDER TO DO SO. ALL PARTIES INVOLVED (OWNER, ENGINEER,ARCHITECT AND MUNICIPALITY IF APPLICABLE) SHALL AGREE UPON HOW TO PROCEED AND ANYRELATED COST IMPLICATIONS.4. UTILITIES: PRIVATE AND PUBLIC UTILITIES SUCH AS ELECTRIC, TELEPHONE, GAS, CABLE, FIBER OPTIC ETC.ARE THE RESPONSIBILITY OF THE RESPECTIVE UTILITY COMPANY. ANY INFORMATION SHOWN BY TCESHOULD BE CONSIDERED PRELIMINARY (USUALLY TO ASSIST WITH PERMITTING.) FINAL DESIGN,CONSTRUCTION AND MAINTENANCE ARE THE RESPONSIBILITY OF RESPECTIVE UTILITY COMPANIES.COMPLIANCE WITH EASEMENTS AND REGULATIONS (STATE AND LOCAL) ARE THE RESPONSIBILITY OFRESPECTIVE UTILITY COMPANY.5. DIGSAFE: IN ACCORDANCE WITH VERMONT STATE LAW (VSA TITLE 30 CHAPTER 86 AND PSB RULE 3,800)THE CONTRACTOR SHALL BE RESPONSIBLE TO CONTACT DIGSAFE SYSTEMS, INC. “DIGSAFE.” AT LEAST 48HOURS , EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS, BUT NOT MORE THAN 30 DAYSBEFORE COMMENCING EXCAVATION ACTIVITIES, EXCEPT IN AN EMERGENCY. THE CONTRACTOR SHALLBE RESPONSIBLE FOR PRE-MARKING THE SITE AND MAINTAINING DESIGNATED MARKINGS. FOR MOREINFORMATION ON DIGSAFE REQUIREMENTS SEE WWW.DIGSAFE.COM. THE TOWN OF ESSEX WATER ANDSEWER SYSTEMS ARE CONSIDERED A PRIVATE UTILITY AND ARE NOT INCLUDED IN THE DIGSAFE SYSTEM.AS SUCH, THE CONTRACTOR SHALL CONTACT THE TOWN OF ESSEX AT LEAST 48 HOURS BEFORECOMMENCING WORK TO LOCATE ALL WATER AND SEWER UTILITIES WITHIN THE PROJECT LIMITS.6. JOBSITE SAFETY: NEITHER THE PROFESSIONAL ACTIVITIES OF TRUDELL CONSULTING ENGINEERS (TCE), NORTHE PRESENCE OF TCE OR ITS EMPLOYEES AND SUB CONSULTANTS AT A CONSTRUCTION SITE, SHALLRELIEVE THE GENERAL CONTRACTOR AND ANY OTHER ENTITY OF THEIR OBLIGATIONS, DUTIES ANDRESPONSIBILITIES INCLUDING, BUT NOT LIMITED TO, CONSTRUCTION MEANS, METHODS, SEQUENCE,TECHNIQUES OR PROCEDURES NECESSARY FOR PERFORMING, SUPERINTENDING OR COORDINATINGALL PORTIONS OF THE WORK OF CONSTRUCTION IN ACCORDANCE WITH THE CONTRACT DOCUMENTSAND ANY HEALTH OR SAFETY PRECAUTIONS REQUIRED BY ANY REGULATORY AGENCIES. TCE AND ITSPERSONNEL HAVE NO AUTHORITY TO EXERCISE ANY CONTROL OVER ANY CONSTRUCTIONCONTRACTOR OR OTHER ENTITY OR THEIR EMPLOYEES IN CONNECTION WITH THEIR WORK OR ANYHEALTH OR SAFETY PRECAUTIONS. THE CLIENT AGREES THAT THE GENERAL CONTRACTOR IS SOLELYRESPONSIBLE FOR JOBSITE SAFETY, AND WARRANTS THAT THIS INTENT SHALL BE MADE EVIDENT IN THECLIENT'S AGREEMENT WITH THE GENERAL CONTRACTOR. THE CLIENT ALSO AGREES THAT THE CLIENT, TCEAND TCE'S CONSULTANTS SHALL BE INDEMNIFIED AND SHALL BE MADE ADDITIONALLY INSURED UNDERTHE GENERAL CONTRACTOR'S GENERAL LIABILITY INSURANCE POLICY .7. CODES AND STANDARDS COMPLIANCE: TCE SHALL EXERCISE USUAL AND CUSTOMARY PROFESSIONALCARE IN ITS EFFORTS TO COMPLY WITH CODES, STANDARDS, REGULATIONS AND ORDINANCES INEFFECT. THE OWNER ACKNOWLEDGES THAT SUCH REQUIREMENTS MAY BE SUBJECT TO VARIOUS ANDCONTRADICTORY INTERPRETATIONS. TCE, THEREFORE, WILL USE ITS REASONABLE PROFESSIONAL EFFORTSAND JUDGMENT TO INTERPRET APPLICABLE REQUIREMENTS AS THEY APPLY TO THE PROJECT. TCE,HOWEVER, CANNOT AND DOES NOT WARRANT OR GUARANTEE THAT THE PROJECT WILL COMPLY WITHALL INTERPRETATIONS OF SUCH REQUIREMENTS.8. CONSTRUCTION OBSERVATION: TCE MAY VISIT THE PROJECT AT APPROPRIATE INTERVALS DURINGCONSTRUCTION TO BECOME GENERALLY FAMILIAR WITH THE PROGRESS AND QUALITY OF THECONTRACTOR'S WORK AND TO DETERMINE IF THE WORK IS PROCEEDING IN GENERAL ACCORDANCEWITH THE CONTRACT DOCUMENTS. THE OWNER HAS NOT RETAINED TCE TO MAKE DETAILEDINSPECTIONS OR TO PROVIDE EXHAUSTIVE OR CONTINUOUS PROJECT REVIEW AND OBSERVATIONSERVICES. TCE DOES NOT GUARANTEE THE PERFORMANCE OF, AND SHALL NOT HAVE RESPONSIBILITYFOR, THE ACTS OR OMISSIONS OF ANY CONTRACTOR, SUB-CONTRACTOR, SUPPLIER OR ANY OTHERENTITY FURNISHING MATERIALS OR PERFORMING ANY WORK ON THE PROJECT. TCE SHALL NOTSUPERVISE, DIRECT OR HAVE CONTROL OVER THE CONTRACTOR'S WORK NOR HAVE ANYRESPONSIBILITY FOR THE CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURESOF THE CONTRACTOR. IF THE OWNER DESIRES MORE EXTENSIVE PROJECT OBSERVATION OR FULL-TIMEPROJECT REPRESENTATION, THE OWNER SHALL REQUEST SUCH SERVICES BE PROVIDED BY TCE ASADDITIONAL SERVICES.9. UTILITIES SHOWN ARE APPROXIMATE AND DO NOT NECESSARILY REPRESENT ALL UTILITIES LOCATED ONOR ADJACENT TO THE AREA SURVEYED. THE CONTRACTOR SHALL FIELD VERIFY ALL UTILITY CONFLICTS.ALL DISCREPANCIES SHALL BE REPORTED TO THE ENGINEER.10. ALL EXISTING UTILITIES NOT INCORPORATED INTO THE FINAL DESIGN ARE TO BE REMOVED ORABANDONED AS INDICATED ON THE PLANS.11. THE CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS (WITH TIES) FOR ALL UNDERGROUND UTILITIES. THOSEPLANS SHALL BE SUBMITTED TO THE OWNER AT THE COMPLETION OF THE PROJECT.12. THE CONTRACTOR SHALL REPAIR/RESTORE ALL DISTURBED AREAS (ON OR OFF THE SITE) AS A DIRECT ORINDIRECT RESULT OF THE CONSTRUCTION.13. ALL GRASSED AREAS SHALL BE MAINTAINED UNTIL FULL VEGETATION IS ESTABLISHED.14. MAINTAIN ALL TREES OUTSIDE OF CONSTRUCTION LIMITS.15. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK NECESSARY FOR COMPLETE AND OPERABLEFACILITIES AND UTILITIES.16. IN ADDITION TO THE REQUIREMENTS SET IN THESE PLANS AND SPECIFICATIONS, THE CONTRACTOR SHALLCOMPLETE THE WORK IN ACCORDANCE WITH ALL PERMIT CONDITIONS, LOCAL PUBLIC WORKSSTANDARDS AND ALL CONSTRUCTION SAFETY REGULATIONS.17. IF THERE ARE ANY CONFLICTS OR INCONSISTENCIES WITH THE PLANS OR SPECIFICATIONS, THECONTRACTOR SHALL CONTACT THE ENGINEER FOR VERIFICATION BEFORE WORK CONTINUES ON THEITEM(S) IN QUESTION.18. CONTRACTOR IS RESPONSIBLE FOR COORDINATION WITH ALL RELEVANT PARTIES (INCLUDING, BUT NOTLIMITED TO OWNER, ARCHITECT AND UTILITY COMPANIES) TO DETERMINE FINAL LAYOUT AND DESIGN.19. DESIGN AND CONSTRUCTION OF PEDESTRIAN WALKS, RAMPS AND DECKS BETWEEN BUILDINGS ANDPARKING LOTS IS PROVIDED BY THE ARCHITECT AND INCORPORATED INTO THE BUILDING DESIGN.20. THE GENERAL CONTRACTOR IS REQUIRED TO CONFORM TO THE STRICTEST INTERPRETATION OF THECONTRACT DRAWING, SPECIFICATION, PERMITS AND CONSTRUCTION CONTRACT . ALL EARTH MATERIALRECEIVED OR DISPOSED FROM OUTSIDE SOURCES SHALL COMPLY WITH APPLICABLE PERMITS ANDREGULATIONS. SHOP DRAWING SUBMITTALS SHALL INCLUDE CONTRACTOR'S CERTIFICATION STATEMENTOF COMPLIANCE AND COPIES OF RELEVANT PERMITS FOR OUTSIDE SOURCES.21. CONTRACTOR SHALL PAY FOR ALL REQUIRED TESTING. THIS SHALL INCLUDE BUT IS NOT LIMITED TO: SOILTESTING, COMPACTION TESTING, SIEVE ANALYSIS, CONCRETE TESTING, ASPHALT PENETRATION TESTING,BACTERIOLOGICAL TESTING FOR WATER AND OTHER TESTING AS PART OF STANDARD PRACTICE FOR ACONSTRUCTION PROJECT OF THIS NATURE, UNLESS INDICATED OTHERWISE AND APPROVED BY THEOWNER.LEGENDEXISTINGPROPERTY LINEFENCESEWER MANHOLE (SMH)PAVED DRIVE OR ROADGRAVEL DRIVE OR ROADTOPOGRAPHIC CONTOURSPAVED DRIVE OR ROADWITH CURBSEWER MAINSAND SERVICESWATER MAINSAND SERVICESLIQUID PROPANEOR NATURAL GASS316WGSIGNSOIL TEST PITPROJECT LOCATIONSOILS:AdA ADAMS AND WINDSOR LOAMY SANDS, 0 TO 5 PERCENT SLOPES316.1+SPOT ELEVATIONOWNER TO COORDINATE WITH OTHER DISCIPLINES(ARCHITECT/STRUCTURAL ENGINEER) ON SIDEWALK WITHIN 5' OFBUILDING. IN SOME CASES SIDEWALK WILL HAVE FROST WALL OR BEPINNED TO FOUNDATION TO PREVENT FROST ACTION IN FRONT OF DOOR.SPOT ELEVATION+ 317.80 S S S S S S S S S S134.28'S80°38'15"W150.05' S07°08'00"E 68.21' N08°23'26"W W W W W W W W W W W23.50'S80°38'15"W61.99' S07°41'08"E 70.00' N07°41'08"W 158.56'N82°53'38"EThis plat meets the requirements of 27 VSA 1403._____________________________________________ (Signature)DescriptionRevisionsByDate#478 BLAIR PARK ROAD | WILLISTON, VERMONT 05495 802 879 6331 | WWW.TCEVT.COMTRUDELL CONSULTING ENGINEERSProject Number:Date:Scale:Drawn By:Project Manager:Crd file:Field Book:Approved By:Sheet:HANNAH & NGA TRAN22 Patchen Road South Burlington, VTBoundary Plat0FeetGraphic Scale20 20 40 60 8015°±Grid1° ±TrueMagneticSTATE OF VERM O NT L A N D SURVEYORLICENSEDSCOTTD.TAYLORNo. 488PROJECT LOCATIONNOTES:1. THIS PLAT IS BASED ON DEEDS RESEARCHED IN THE CITY OFSOUTH BURLINGTON LAND RECORDS AND A CLOSED FIELDTRAVERSE CONDUCTED WITH A TOTAL STATION ON 9/3/15.BEARINGS ARE BASED ON VERMONT STATE PLANE GRIDNORTH ESTABLISHED WITH RTK OBSERVATIONS FROMVERMONT CORS STATION VTSA.2. REBARS SET ARE NO. 5 REINFORCING BARS WITH ALUMINUMCAPS STAMPED "TRUDELL CONSULTING ENGINEERS, LS 488".3. THIS PARCEL WAS CONVEYED TO HANNAH AND NGA TRANIN VOLUME 1262 PAGE 271.4. DISTANCES ARE SHOWN TO THE HUNDREDTH OF A FOOTAND BEARINGS ARE SHOWN TO THE SECOND FORMATHEMATICAL CLOSURE PURPOSES ONLY.5. AN ATTEMPT HAS BEEN MADE TO IDENTIFY OR DELINEATEEASEMENTS, RIGHTS OF WAY, LEASE LANDS,ENCROACHMENTS, ETC. OBSERVED IN THE FIELD OR READILYFOUND IN THE LAND RECORDS. ADDITIONALENCUMBRANCES MAY EXIST WHICH ARE NOT SHOWN ONTHIS PLAT.6. UNDERGROUND UTILITY LINES SHOWN ARE BASED ONABOVE GROUND STRUCTURES AND PLANS OF RECORD.ACTUAL LOCATION OF UNDERGROUND LINES MAY VARY.C1-019/3/1515-148SDTDAB21920151481" = 20'UTILITY POLELINE DATA TABLE REFERENCEWOVEN WIRE FENCEOVERHEAD UTILITY LINESCONCRETE MONUMENT ( FOUND )REBAR ( TO BE SET )IRON PIPE ( FOUND )"T" SURVEY MARKER ( FOUND )CALCULATED POINTOHPL1LEGEND PATCHEN ROA D tax map no.1290-00010I. HINSDALEv. 914 p. 229tax map no.1290-00034WASSON VISTA LLCv. 473 p. 481map slide 72tax map no.1800-00101A. ADAMSv. 463 p. 558tax map no.0470-00010D. WRIGHTv. 818 p. 406v. 566 p. 236map slide 143tax map no.1290-00031SISTERS & BROTHERSINVESTMENT GROUPtax map no.1290-00023K. KITTREDGE1" O.D.DOWN 0.8'SOUTH BURLINGTON CITY CLERK'S OFFICERECEIVED FOR RECORD______________________________________A.D. 201_________at _____________ O'clock ____________ minutes ________ mand recorded in Slide__________________________________Attest: _____________________________________ Town ClerkBUILDINGRAMPPORCHBULKHEADGRAVEL PARKING AREAPAVED PARKING AREABRICK WALKSIDEWALKPAVED PARKING AREABUILDINGtax map no.1290-00022AcresPLANTER1" O.D.UP 0.5'1-1/4" O.D.DOWN 0.2'CRIMPED TOP1" O.D.DOWN 0.2'1" O.D.DOWN 0.6'CRIMPED TOPSWCURB STOPWATER LINESANITARY SEWER LINE Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCA2.3VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VTHANNAH & NGA TRAN22 PATCHEN ROADSOUTH BURLINGTON, VT WESTELEVATIONwww.nlbconsultingllc.comSheet:1/4"= 1'-0"Scale:5/10/15Date: 802-355-4130CONCRETEFOUNDATIONEXISTING STRUCTUREWEST ELEVATIONSCALE 1/4"= 1'0"BBATH VENT5/19/15PORCH ROOFENTRANCE DOORSTAIRSCAN TYPE LIGHTING8/18/15 Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCA2.0VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VTHANNAH & NGA TRAN22 PATCHEN ROADSOUTH BURLINGTON, VT NORTHELEVATIONwww.nlbconsultingllc.comSheet:1/4"= 1'-0"Scale:5/10/15Date: 802-355-4130NORTH ELEVATIONSCALE 1/4"= 1'0"EXISTING STRUCTUREBVINYL SIDING (TYP)ASPHALT ROOFCONCRETE FOUNDATIONBB5/19/15FRONT ENTRANCE8/18/15 Drawn by:Norman BenoitRevisions:NLB ConstructionConsulting, LLCA1.0VERMONT HERITAGE CONST, INC 597 Sycamore St.Shelburne, VTHANNAH & NGA TRANSOUTH BURLINGTON, VTBURLINGTON, VT 05401 PROPOSEDFLOOR PLANwww.nlbconsultingllc.comSheet:1/4"= 1'-0"Scale:5/8/15Date:802-497-2976 802-355-4130(;,67,1*7' 0"28' 0"32' 6"4' 0"10' 0"12' 0"6' 0"AA1213BBB10' 0"10' 0"4' 0"16' 4"BB3' 4"4' 0"AB#100#101#103#10410' 0"9' 0"5/19/154' 0"4' 0"8' 0"8' 0"9' 0"2' 8"2' 8"FLOOR PLANSCALE 1/4"= 1'0"1$,/6$/21 2&&83$1&<*5283% *5266)/225$5($ VI 3(56216APORCH28/18/15 SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 6 OCTOBER 2015 1 The South Burlington Development Review Board held a regular meeting on Tuesday, 6 October 2015, at 7:00 p.m., in the Conference Room, City Hall, 575 Dorset Street. MEMBERS PRESENT: T. Barritt, Chair; B. Miller, J. Smith, D. Parsons, J. Wilking, M. Cota ALSO PRESENT: R. Belair, Administrative Officer; L. Wrigley, J. Nick, D. Seff, M. Scollins, B. Goodrich, L. Brown, D. Henson, A. Rowe, C. Snyder, D. Warshaw, G. Farrell, A. Wyncoop 1. Additions, deletions, or changes in order of agenda items: No changes were made to the Agenda. 2. Comments & Questions from the public not related to the Agenda: No issues were raised. 3. Announcements: Mr. Barritt noted he had attended a class at the Regional Planning Commission regarding green infrastructure and ways to treat stormwater, etc. 4. Continued site plan application #SP‐15‐36 of Arlo Cota to amend a previously approved plan for an 11,074 sq. ft. boat, recreational vehicle and auto sales and service facility. The amendment consists of 1) removing a large tree in the front yard, 2) adding four light poles, and 3) filling in a stormwater pond and constructing a new dry detention swale in front of auto display area, 3017 Williston Road: Mr. Belair advised that the applicant has asked for a continuance to 20 October. Mr. Miller moved to continue #SP‐15‐36 to 20 October 2015. Mr. Wilking seconded. Motion passed unanimously. 5. Conditional use application #CU‐15‐08 of Lee Wrigley to construct a 2.5’ x 10’ deck addition to an existing front deck, 57 Helen Avenue: SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 6 OCTOBER 2015 2 Mr. Wrigley said the deck will extend 2.5 feet toward the road to make room for more people to use it. It will not be any higher. No issues were raised. Mr. Miller moved to close #CU‐15‐08. Ms. Smith seconded. Motion passed 6‐0. 6. Continued conditional use application #CU‐15‐06 of Robert & Marilyn Maddison for approval to construct a 300 sq. ft. one‐story addition to a non‐conforming single family dwelling structure, 7 Lyons Avenue: Mr. Belair said the applicant has requested a continuance until February. Mr. Miller moved to continue #CU‐15‐06 until 16 February 2016. Mr. Parsons seconded. Motion passed 6‐0. 7. Continued site plan application #SP‐15‐29 of Charles & Janet Perkins for after‐the‐ fact approval to amend a previously approved plan for a 3,738 sq. ft. retail building and three dwelling units in two buildings. The amendment consists of removing a 280 ft. long cedar hedge and replacing it with a split rail fence, 916 Shelburne Road: Mr. Nick said they have added 2 additional river birches, approved by the City Arborist. He indicated the location for the 2 trees. The budget has been provided ($6964) They will also remove the light fixtures from the building. These won’t be replaced. No issues were raised. Mr. Miller moved to close #SP‐15‐29. Mr. Wilking seconded. Motion passed 6‐0. 8. Continued sketch plan review application #SD‐14‐37 of Snyder Homes for a planned unit development on 26.15 acres developed with two single family dwellings. The project consists of: 1) razing one single family dwelling, 2) constructing 17 single family dwellings, 3) constructing three 3‐unit multi‐family dwellings, and 4) constructing 13 2‐family dwellings, 1302, 1340 and 1350 Spear Street: SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 6 OCTOBER 2015 3 Mr. Snyder said this plan is similar to what was presented in March 2015, but takes into account comments from that meeting. The connection to Vale Drive has been restored. It will be designed to slow traffic and may include a speed table on Vale Drive. They have also varied the building design. Mr. Barritt noted the park is higher than in the past. He also questioned having a public park accessed by a private road and expressed concern with people walking across a wetland to get to the community gardens. Mr. Snyder felt the tall grasses would discourage people from walking into the wetland. Mr. Wilking suggested making the road across the wetland public with a recreation path, then having the last few feet to the 2 homes be a private road. This would provide public access to the public park. Mr. Snyder said he might try to relocate the garden space. The question of the road dead‐ending at the adjacent property was noted. Mr. Belair said the thought was to construct the road to city standards, so if it is ever extended through the adjacent property, the whole road would be to city specs. Mr. Barritt liked the fact that the recreation path is back on the eastern edge of the property. He did note the 820‐foot block length which has to be broken up. Staff has suggested a mid‐ block crosswalk between units 8 and 9. Mr. Belair said staff feels the road can be designed without a speed table. With a new road, there is always an opportunity for other types of speed control. Mr. Barritt suggested the possibility of a parallel road behind some of the units to avoid individual curb cuts for the units. Mr. Snyder said that gets expensive. Mr. Wilking said the density feels tight to him, particularly on the long street. He felt the applicant should go back to 49 units. Mr. Barritt asked about phasing. Mr. Snyder said they would start on Spear Street and build Spear Meadow Drive, then Vale Drive, then the homes. The park would be done when Vale Drive is constructed. SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 6 OCTOBER 2015 4 Mr. Parsons said the proposed park seems “removed” for a public park. Mr. Barritt indicated where the park had been on the previous plan and said he preferred that location. Mr. Seff, representing a number of neighbors, asked to present remarks in writing for the next meeting. He noted this plan is denser than the last plan. He said it is their contention that the city’s TDR policy is invalid and that the DRB can reject the excess density request. They feel 31 is the maximum number of units that can be supported on the property. Mr. Barritt noted the neighbors did support a previous plan with more units. Mr. Seff said that was with no connection to Vale Drive. When the board wouldn’t allow that, the OK for more units “went away.” Dr. Scollins said he feels the plan is too dense and the park doesn’t work where it is shown. That area is swampy and a park makes no sense there. He felt the recreation path belongs on the east border, but there are many tall trees there that would have to be removed. He suggested moving 10‐12 feet to the west, but that would have the path 20 feet from homes. He said that with only 31 homes, they would need only one row of houses, not two. Mr. Warshaw, a Pinnacle resident, said he agreed that the density is too high. Mr. Gary Farrell, noted they acquired this property 40 years ago. They never asked for a special lower agriculture tax rate. They have been working on this development for 9 years. He said South Burlington has planned this community and has developed TDRs to save land and farms in the southern part of the city. This is one of the places where the city has decided those units would go. Mr. Farrell noted the property could actually allow 104 units, but they are trying to develop it in a reasonable way. He stressed that the city needs more affordable housing. They are trying to comply with regulations and are not asking for any waivers. He felt the neighbors just want to keep “knocking it down.” Mr. Snyder said the park can be shifted to the southeast corner, but the road then wouldn’t have a bend in it. Mr. Wilking said he would still want the road not to be a straightaway. Mr. Miller then moved to continue #SD‐14‐37 to 15 December 2015. Ms. Smith seconded. Motion passed unanimously. 9. Preliminary plat application #SD‐15‐30 of Leon Brown for a planned unit development on a 0.37 acre lot developed with a single family dwelling. The SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 6 OCTOBER 2015 5 project consists of: 1) razing the existing single family dwelling, and 2) constructing a four unit multi‐family dwelling, 57 Hinesburg Road: Mr. Brown noted the reason setback waivers are needed is that staff encouraged them to go along with the plans for form based codes and develop to the “build to” line. Mr. Henson said they will be closing one curb cut and using a different new one. They will have a letter from VTrans for that. Mr. Barritt said he would like to see elevations from all 4 sides. Mr. Henson noted the Fire Chief would like a tree removed from in front of a window. They will try to put it elsewhere. Mr. Barritt noted that the applicant will be maintaining a fence that is actually being built on the adjacent property. Mr. Belair said technically it will be owned by that landowner. Members generally liked the plan. Mr. Barritt said he would like at least one window for each garage instead of a big blank wall. He also suggested a little shed roof over the back doors. Mr. Belair noted that Public Works has requested a hydrologic study. Mr. Wilking felt this was a good infill project. Mr. Miller moved to close #SD‐15‐30. Mr. Wilking seconded. Motion passed 6‐0. 10. Final Plat Application #SD‐15‐31 of the Snyder South Point Limited Partnership to amend a previously approved planned unit development consisting of removing one single family dwelling and replacing it with four single family dwellings. The amendment consists of increasing the depth of the four footprint lots from 70 feet to 80 feet, 111 Upswept Lane: Mr. Wilking asked why they are asking for the extension. Mr. Snyder said it is for decks. No issues were raised. Mr. Miller moved to close #SD‐15‐31. Mr. Wilking seconded. Motion passed 6‐0. SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD MEETING MINUTES 6 OCTOBER 2015 6 11. Minutes of 18 August and 15 September 2015: Mr. Miller moved to approve the Minutes of 18 August and 15 September as written. Mr. Wilking seconded. Motion passed 6‐0. 12. Other Business: Mr. Belair presented a request for an extension of the approval for “Happy Tails” doggie day care. Mr. Miller moved to approve a one‐year extension of the time to obtain a zoning permit for Happy Tails. Mr. Wilking seconded. Motion passed unanimously. As there was no further business to come before the Board, the meeting was adjourned at 9:15 p.m. _______________________________ Clerk _______________________________ Date