HomeMy WebLinkAboutAgenda 07_MP-24-03_850 Hinesburg Rd_WGM AssocCITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
MP-24-03_850 Hinesburg Rd_WGM
Assoc_0204_07_16_SC.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: July 9, 2024
Application received: May 22, 2024
850 HINESBURG ROAD – WGM ASSOCIATES
MASTER PLAN APPLICATION #MP-24-03
Meeting date: July 16, 2024
Owner /Applicant
WGM Associates
PO Box 2352
South Burlington, VT 05403
Engineer
Civil Engineering Associates
10 Mansfield View Lane
South Burlington, VT 05403
Property Information
Tax Parcel ID: 0860-00896
Industrial & Open Space Zoning District
Parcel size: 10 acres
Location Map
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Staff Comments
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PROJECT DESCRIPTION
Master plan application #MP-24-03 of WGM Associates to subdivide an existing approximately
10.0 acre lot developed with three homes and an existing non-conforming commercial or private
parking facility into ten single family home lots ranging from 0.26 acres to 2.05 acres, one single
family home lot with an existing non-conforming commercial or private parking facility on 1.52
acres, and one 1.0 acre civic space lot, 850 Hinesburg Road.
PERMIT HISTORY
Sketch plan application #SD-24-02 was reviewed on January 17, 2024. At that time the Board
provided feedback on the proposed roadway, indicating that the street would need to connect to
the southern property line as part of the master plan, but could include only the east west segment
for Phase 1. Other feedback indicated that development within each phase should be internally
compatible.
This application was complete on May 22, 2024, thereby vesting it in the LDR effective 11/20/2023
but also requiring it to be reviewed under the provisions of Act 47 and Act 181.
COMMENTS
Development Review Planners Marla Keene and Planning and Zoning Director Paul Conner, herein
after referred to as ‘Staff’, have reviewed the plans submitted by the applicant on May 22, 2024,
and offer the following comments. Numbered items for Board review are in red.
A) OVERVIEW
This property is located in the Industrial Open Space zoning district, which has an allowance for
single family homes. Minimum lot size in this zoning district is three acres. Lot coverage is limited
to 50%, and setbacks are relatively high at 50-ft front and rear and 35-ft side. These dimensional
standards are set up for industrial development.
This application proposes to take advantage of Act 47, which requires municipalities to allow lot
sizes that enable at least 5 units per acre in areas served by municipal water and sewer that allow
for residential use. Act 47 does not change coverage, setback, or other requirements.
This lot is currently developed with three single family homes.
The Board reviewed the geography of this lot at Sketch. A public water line exists along the western
boundary of the property, while a public sewer line exists along the eastern boundary. The Board
provided direction that it would consider this property to be “served by municipal water and sewer”
and that as such the pertinent provisions of Act 47 would apply. Since the time of the Sketch Plan
review, the City Council has adopted revisions to the City’s water and wastewater ordinances,
establishing “areas of service” for each. The entirety of the subject property is within the water &
wastewater service area.
B) ZONING DISTRICT TABLE
C) I/O Zoning District Required Existing Proposed1
# Min. Lot Size 2 3 acres 10.05 0.26 ac min
√ Max. Building Height 40 ft pitched roof Unknown 28 ft max
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@ Max. Building Coverage 30% 2.6% 20% max
@ Max. Overall Coverage 50% 11.4% 40% max
^ Min. Front Setback 50 ft < 1 ft 30 ft max
^ Min. Side Setback 35 ft 10 ft 10 ft max
^ Min. Rear Setback 50 Ft > 650 ft 30 ft max
1. The applicant has proposed to adhere to the dimensional standards for the R4 zoning
district, with the exception of lot size for which specific values are proposed. See further
discussion immediately below.
2. Minimum lot size is reduced to 8,712 sf (0.20 acres) by Act 47
As discussed at sketch, the I/O zoning district standards, where single family homes are permitted,
is modified by Act 47 to permit five units per acre. The Board at sketch indicated that they would
be comfortable that this would reasonably translate to a minimum lot size of 8,712 sf. Further,
given that the standard setbacks for the I/O zoning district would unreasonably restrict the building
envelope, the Board at sketch indicated they would support a modification of setbacks
commensurate with the state-mandated reduction in minimum lot size. The applicant has
proposed to adhere to the coverage, setback and height standards of the Residential-4 (R4) zoning
district. Staff considers the R4 to be reasonably analogous to the 5 units per acre minimum
established by Act 47 and recommends the Board grant the dimensional
modification/interpretation as part of the preliminary and subsequent final plat application. The
Board’s authority to grant waivers at master plan is limited to process waivers.
C) MASTER PLAN REVIEW CRITERIA
15.B.03 Master Plan Review Process
The following procedures apply to any subdivision or development project for which master plan
review is requested or required:
A. Pre-Application Sketch Plan Review.
This took place on January 17, 2024.
B. Master Plan Application.
The administrative officer deemed the application complete on May 22, 2024.
C. Combined Review
The applicant has requested to combine master plan with preliminary plat for Phase 1 of the
project. Separate findings of fact must be issued.
D. Neighborhood Meeting.
The applicant held a neighborhood meeting on August 1, 2024 at 7:00 PM at 10 Mansfield View
Lane. This meeting met all applicable criteria regarding notice, location, and accessibility. The
applicant provided a set of summary minutes from the meeting.
E. Public Hearing.
The public hearing has been warned and is taking place on July 16, 2024, and may be
continued for further discussion should it be necessary to do so.
15.B.05 Review Standards
Staff has located these review standards at the beginning of this report to frame the Board’s
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Staff Comments
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review of the project. However, the review standards are informed by the required submission
components, therefore Staff has largely reserved discussion of compliance with required
standards to the portion of this document pertaining to the submission components.
(A) Findings. For Master Plan approval, the DRB must find that:
(1) The Master Plan includes all the components required under 15.B.04 above, in sufficient detail
to provide the framework and standards for future development under the plan, unless
specifically waived by the DRB as not applicable to the proposed subdivision or development;
Staff has provided a detailed review of submission requirements below in order to support this
finding that all required application materials are provided. Staff has flagged the areas where
this standard does not appear to be met with a red comment.
(2) The overall type, pattern, and density of development, and allocation of land uses, are
consistent with these Regulations and other City regulations in effect at the time of application,
including relevant subdivision, zoning district or planned unit development standards;
Compliance with each of the elements of this criterion is addressed in Section 15.B.04 below.
(3) The proposed Development Plan demonstrates the efficient, coordinated, and integrated
development and use of land which:
a. Considers existing topography and physical site constraints;
Staff considers this criterion met.
b. Avoids or minimizes and mitigates the impacts of future development on environmental
resources identified for protection, as enumerated in Article 12, and as incorporated into
the overall design;
The project avoids new impacts to natural resources, which consist of a potential wetland
buffer in the south east corner of the development. The existing use of the potential
wetland buffer is lawn. The applicant is proposing to retain the area as a landscaped
area, which is permitted under 12.06D(4). Staff considers the applicant may not develop
the potential wetland buffer with any permanent features without demonstration that it
is not a wetland or wetland buffer area.
c. Defines an overall pattern of development, including proposed streets and blocks, that
is consistent with the zoning district or proposed type of planned unit development;
Staff considers this criterion has been demonstrated to be met through the submitted
materials reviewed below.
d. Maintains street, pedestrian, and transit connectivity, and contiguous or accessible
open space with the adjoining neighborhood, and within and between each phase of
development;
Staff considers this criterion has been demonstrated to be met but additional discussion
of the street is provided below and in concurrent preliminary plat #SD-24-08.
e. Avoids, or minimizes and mitigates the adverse impacts of development on adjacent
properties and uses, through the designation of transition areas or buffer areas along
the project perimeter; and
Staff considers limited transition areas to be needed, discussed below.
f. Includes adequate standards specific to each type and phase of development, to include
guidance for the functional and aesthetic integration of development with the
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Staff Comments
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surrounding neighborhood, and provisions for buffering or screening incompatible land
uses.
Staff considers limited integration to be needed, discussed below.
(4) The Buildout Budget sets reasonable development parameters for the entire project, and as
allocated for each phase of development, for reference in subsequent regulatory reviews, as
necessary to identify and limit the cumulative and overall impacts of project development on
City infrastructure, facilities and services.
While Staff has identified some omissions pertaining to the buildout budget, Staff considers
the overall impact of the project to be acceptable.
(5) Proposed design standards and related guidance are sufficiently detailed to prescribe and direct
coordinated development, consistent with the Master Plan and regulations in effect at the time
of master plan approval, for the duration of the plan.
Staff has included comments pertaining to design standards for the Board’s review under
15.B.04H below.
(6) The Phasing Plan and Schedule:
(a) are consistent with the City’s adopted Capital Improvement Program;
(b) ensure that all phases of development will occur in an orderly fashion; and that
(c) infrastructure and facility improvements necessary to support each phase of
development will be provided concurrently with such development, as may be further
ensured through subsequent or separate regulatory review processes and development
agreements.
Staff has provided comments pertaining to phasing under Section 15.B.04.I.
(7) The Management Plan:
(a) defines a management structure for the duration of the Master Plan that supports
long-term project viability through project buildout;
(b) identifies those principals or entities responsible for securing necessary municipal
permits and approvals for development under the Master Plan; and
(c) clearly identifies proposed ownership and responsibilities for the long-term
management, maintenance and operation of capital and community assets, including any
proposed dedications of land, facilities and infrastructure to the City.
Staff considers these criteria met as discussed under 15.04.J.
15.B.06 Master Plan Approval, Effect, Duration, Amendment
A. Decision. Within forty-five (45) days after the close of the public hearing on the Master Plan,
the DRB must issue its written findings of fact and decision to approve, approve with conditions,
or disapprove the Master Plan.
B. Subsequent Regulatory Review. In its approval of a Master Plan, the DRB shall specify the
level of review and review processes required for subsequent applications filed under the Master
Plan, provided such procedure is consistent with the intent of these Regulations and the following:
(1) Sketch plan review is not required for any application for preliminary subdivision or site plan
review that complies with the approved Master Plan, and associated conditions of approval.
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(2) The DRB may waive preliminary subdivision or site plan review for specified phases or portions
of a project.
(3) The DRB may in its decision specify allowed modifications or changes under the Master Plan
which require only administrative review and approval by the Administrative Officer.
The applicant has not requested any process modifications or changes.
(C) Effect. Once a Master Plan has been approved, all subsequent land subdivision and
development must conform to the Master Plan as approved.
(1) The Development Review Board in issuing a decision shall make specific findings as to
which components of the Master Plan are vested, based on the type, level, and detail of
information provided in the Master Plan, and the amount of time the plan is intended to
remain in effect. The Board may approve components or elements of the Master Plan as
applicable to all subsequent applications; or determine those components or elements of
the Master Plan that are vested, or not vested, for the duration of the plan.
Staff recommends the following aspects of the master plan be vested, as may be modified
by the Board’s review of the project. Staff intends the term “vested” to mean that subsequent
phases of review will use the LDR applicable at the time the Master Plan application was
submitted (in this case, the LDR adopted November 20, 2023) for the identified elements for
the duration of the master plan approval.
• Overall density.
• Buildable area.
• Civic Space areas.
• Natural resource impacts under the Environmental Protection Standards.
• Proposed street, block, and lot layout.
• Building heights, setbacks, and building and lot coverages.
• Max peak hour trip generation for the entire master plan.
(2) Master Plan approval is binding upon the applicant, the owner(s), their agents, and
successors in interest.
(3) Once the Master Plan is approved, the applicant may apply for other permits and approvals
referenced in the conditions of Master Plan approval, as required prior to the start of
construction.
(4) Unless the applicant fails to comply with the conditions of Master Plan approval and these
Regulations, the Master Plan as approved shall not be modified, revoked, or otherwise
impaired by any action of the City without the consent of the applicant. For purposes of
subsequent regulatory reviews under the Master Plan, for the duration of the plan the
regulations in effect at the time of Master Plan approval shall apply to vested elements
under Subsection(C)(1). For vested elements, Regulations enacted following master plan
approval shall apply only as necessary to address public health and safety or, at the request
of the applicant, to incorporate types or forms of development allowed under more recently
adopted regulations, in conjunction with an application to amend the Master Plan.
(D) Duration. The duration of the Master Plan, as specified in the conditions of DRB approval,
shall be determined by the DRB in consultation with the Planning Director and City Engineer.
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(1) The Master Plan should be approved for a specified period of time, not to exceed six (6) years,
for which the impacts of proposed development can clearly be ascertained from the quality and
detail of the information provided; which allows sufficient time for project planning, financing,
permitting, and development, including required regulatory reviews; and which accommodates
full project buildout in relation to the timing of planned infrastructure and facility
improvements.
Staff notes this timeframe will start with issuance of a decision on this application.
(2) The Master Plan shall remain in effect as approved until the development allowed by the plan
has been completed, the plan expires, or the plan is amended or superseded.
(3) Applicant shall submit a complete preliminary or final subdivision or site plan application (as
applicable) for at least one phase of the project within two (2) years of the date of Master Plan
approval. Concurrent review with Master Plan shall be deemed to have satisfied this
requirement. Failure to submit a complete application within two (2) years of the date of
approval shall result in expiration of the Master Plan.
The applicant has submitted a concurrent preliminary final plat for Phase 1 of the project. Staff
considers this criterion met.
(4) The duration of an approved Master Plan may be extended by the DRB for cause, if the request
and reasons for the extension are submitted in writing prior to the Master Plan expiration date;
however, in no event shall the duration of an approved Master Plan exceed ten (10) years in
total, to include all authorized extensions or amendments.
(5) An expired Master Plan may be extended, renewed, or amended only on submission as a new
Master Plan, subject to full DRB review under 15.B.03 and the Land Development Regulations
in effect at the time of application.
(6) A complete application for a Master Plan may be submitted at any time subject to the rules in
effect at the time of submission.
(7) Pursuant to 24 V.S.A. 4463, any site plan or subdivision plat, and associated conditions of site
plan, subdivision, or Planned Unit Development approval that are recorded in city land records
under an approved Master Plan, shall remain in effect as recorded following Master Plan
expiration.
(E) Amendment.
There are specific criteria by which the applicant may amend the master plan, and whether such
application is considered a minor amendment or a substantial amendment. Staff considers the
parameters that require substantial amendment of the master plan to be well thought out and
defined and does not consider it necessary to include conditions prohibiting any particular
modifications, as major modification seems unlikely within the duration of the initial master plan
and extensions thereof.
15.B.04 Master Plan Components
The applicant has submitted an application package addressing each of the required master plan
submission materials.
1. Staff recommends the Board read the five page application narrative as it provides a concise
line-by-line response to each of the submission criteria.
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Staff Comments
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Staff has reviewed the submitted materials and provided an analysis of each required element as
follows.
(B) Project Description. A map, narrative, and accompanying table(s) that describe:
• The overall vision for and scope of the proposed development; The applicant’s testimony
states “The overall goal is to construct the phase I infrastructure which will enable the future
connection of the three (3) Phase II homes into that infrastructure. The building-out of the
roadway will be required during this phase which will enable the future phase III residential
units.”
• The land area and properties to be included under each phase of development;
The applicant has provided a phasing plan.
Phase 0: The applicant has indicated a “Phase 0” for lands which have already been developed
and are only proposed for subdivision without additional development.
Phase 1: Phase 1 includes Lots 1B, 1C, and 1D, the civic space lot (Lot 4) and the east west
portion of the road, plus a hammerhead turn-around.
Phase 2: Phase 2 includes Lots 2B, 2C, and 2D as well as the north west portion of the road.
Phase 3: Phase 3 includes Lots 3B and 3C.
• Current property ownership and contact information;
Staff considers the applicant has adequately addressed these requirements in their application
narrative.
• Current zoning district designations;
The property is located entirely within the Industrial/Open Space Zoning District.
• Proposed Planned Unit Development (PUD) type(s) under Article 15.C, as applicable;
The applicant has indicated their intention to apply as a general PUD (15.C.07). General PUD
requirements are considered in concurrent preliminary plat application #SD-24-08.
• Project consistency with applicable zoning and subdivision regulations; and
Zoning district standards are discussed above.
In order to meet subdivision regulations pertaining to street network, the applicant has
proposed for the subdivision street to be on a lot suitable for dedication as a public ROW. As
part of this configuration, the applicant is proposing one approximately 5,000 sf lot, containing
an existing silo (housing cell tower infrastructure) and an existing shed. The minimum lot size
for non-residential lots in this zoning district is 3 acres, therefore this would not create a viable
subdivision layout.
2. LDR 13.12 pertains to dimensional and screening requirements for lots containing Utility
Cabinets and Similar Structures and permits a smaller lot size for those structures. While the
actual standards will be reviewed under concurrent preliminary plat SD-24-16, for this master
plan, Staff recommends the Board affirm as part of this master plan the Board affirm that they
would consider the silo (housing cell tower infrastructure) under those criteria.
• Any requested modifications or waivers, as allowed under the Regulations.
The applicant has not requested any modifications or waivers.
(C) Context Report. A map and accompanying narrative that describe the area proposed for
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subdivision, development, or redevelopment, in relation to the existing and planned pattern and
type of development in surrounding neighborhood, and to existing and planned City facilities,
services, and infrastructure in the vicinity of the project, to include:
The purpose of establishing a context report is to allow the applicant and the Board to understand
how the project should be laid out to complement existing and proposed community resources.
• Existing parcels, and existing and planned streets and blocks, recreation paths, transit routes,
buildings, land uses, parks, civic spaces, and other open spaces and community facilities located
within ¼ -mile of project boundaries;
The applicant has provided three maps in response to this criterion: A map of community
facilities from the 2024 City Plan with the project location shown, the official map with the project
location shown, and a project-specific map showing the relevant elements from the previous
two maps tighter to the project area.
Surrounding properties on the east side of Hinesburg Road are in industrial/commercial use.
Relevant features of these maps are a scenic vista immediately north of the project area, a
proposed I89 exit 12B ramp, and a planned recreation path extending from the west side of VT
116 directly adjacent to the project to the west. There is an existing shared use path along
Meadowland Drive and a sidewalk along Landon Road, both south of the project area.
3. The project-specific map also shows a planned shared use path along the far side of VT 116.
The City Plan is agnostic as to which side of the road this path is on. The Board has historically
required projects along the east side of Hinesburg Road to provide space for planned
infrastructure, including construction of path segment in front of the medical office buildings
to the south and a determination in the Rye neighborhood on the west side of Hinesburg Road
that the path was not needed on the west side because it is being planned along the east side.
Given the lack of space between the right of way and the existing homes, and the scale of this
master plan which is far below the full development potential of the lot, Staff considers
provision of additional right-of-way to be unwarranted and recommends the Board confirm
their agreement with this interpretation.
• Proposed street, recreation path, transit, infrastructure, and open space connections between
existing, planned, and proposed development;
The proposed street runs east to west, connecting Hinesburg Road to the project open space
and then north to south, connecting to the Dynapower shared driveway to the south.
• A more detailed Development Context Analysis as required for an Infill or Redevelopment (IRD)
PUD under Article 15.C, as applicable; and
Not applicable.
• A description of how concerns raised in the Neighborhood Meeting will be addressed.
There were no concerns raised in the Neighborhood Meeting.
(D) Existing Conditions Report. A Site Conditions Map for the entire tract and accompanying
narrative, that depict and describe existing:
• Topographic conditions, including elevation contours, surface waters, wetlands, and other
natural features;
• Natural Resources under Article 12, or as otherwise regulated by the City;
• Existing streets, blocks, and utility corridors, including existing rights-of-way; and
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• Existing land uses and structures, including any historic sites or structures listed or eligible
for listing on the Vermont State Register of Historic Places.
The site slopes from west to east, with natural resources limited to a possible wetland buffer in
the south east of the property. There is an existing sewer line along the east side of the
property within a City-owned easement.
(E) Development Plan. One or more maps and an accompanying narrative that depict and
describe the overall pattern, type, and density of development proposed for the entire project, and
for each phase of development, to include:
• Natural resource areas identified for protection, consistent with adopted Environmental
Protection Standards under Article 12;
As described above.
• Any designated Conservation Area or other open space areas,
10% of the buildable area for subdivision over 2 acres must be reserved as integrated civic
space lots. The applicant is proposing a 1 acre civic space lot on the eastern boundary of
the existing 10 acre lot. The applicant has identified in their application narrative that the
proposed civic space type is Community Garden.
4. Staff recommends the Board ask the applicant to provide documentation showing that rights
to use the Community Garden civic space is to be shared between the various property owners
or tenants within the planned master plan area. Staff considers a verbal description may be
satisfactory to close the hearing, with a condition requiring documentation be produced prior
to permitting the phase 1 subdivision to proceed.
The applicant is proposing to locate the project’s stormwater treatment practices within this civic
space lot. Neighborhood civic spaces may include or incorporate stormwater management
practices, but any such practice must be designed to service the description and service intent of
the applicable civic space type and compliment the features. The Board may exclude stormwater
practices from the calculation of minimum civic space requirements where it finds the practices to
be excessive to the primary purpose of the civic space type.
5. While the request and determination of the type of civic space to be assigned to this lot will
take place with the Phase I preliminary plat, Staff recommends at this stage that the Board ask
the applicant to describe what measures will be included in order for the stormwater practice
to complement and serve the intent of the civic space.
• Any land area to be set aside for renewable energy production;
The applicant has indicated that the northeast corner of the property is currently dedicated
for PV Panel solar generation. This is within the proposed civic space. Staff considers the
scale and configuration of the PV Panel solar generation to not detract from the proposed
civic space. Staff notes that having a portion of the array within the civic space lot and
portion outside that lot may provide difficult from an ownership and management
perspective.
• The proposed street and block grid within and connecting each phase of development,
including the location of major streets by Street Type, and any existing rights-of-way,
easements or intersections identified for relocation;
The applicant is only proposing one street, and is proposing “Neighborhood Street –
Narrow” as the street type. This is the smallest permitted street type, the characteristics of
which are as follows.
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• Description: Narrow Streets are a special residential street type within the local
street network that provides for greater intimacy and ambiance as well as traffic
calming because of its limited width. Its application should be targeted to areas
where through trips are undesirable or unlikely and where parallel alternative
routes are accessible
• 5-ft Sidewalk required on one side. Sidewalk may be integrated with the street on
dead-end streets.
• 6-ft greenbelt required on each side
• On-street parking is prohibited
• 2 drive lanes at 9 – 10 ft width with a total pavement width of 20 – 22 ft is required
(1-ft shoulders on each side)
• 40-ft right of way width
• Vertical faced curb required
Staff is generally supportive of the requested street type. At the sketch plan meeting, the
applicant indicated it was their desire to retain the road as private during Phase 1, but
would make provisions for the road to be converted to a public road during subsequent
phases of development.
The applicant provided a request for modification of the required roadway components in
their application cover letter as follows.
The applicant is seeking a determination of Alternate Compliance for the proposed
typical section of this street which diverges from the standard typical street section
found in the newly published Department of Public Works Standards and
Specifications.
a. This is concurrently being forwarded to the City Department of Public Works to
address the durability and suitability of the proposed revisions.
b. Alternate approaches include:
i. Substitution of a crushed stone surface in lieu of a bituminous concrete
wearing surface.
ii. Substitution of a swale in lieu of curbing and enclosed drainage system.
iii. Consolidation of the sidewalk and roadway into one surface as part of a
shared use design for low volume roadways.
c. The proposed use of the Alternate Compliance route is one of the reasons that a
PUD approval is sought for this project.
Alternative compliance is an element of subdivision review requires that the applicant
demonstrate how their approach equally or better serves the project. Their request is
reviewed in detail as part of concurrent preliminary plat #SD-24-08. Comments of the
Department of Public Works pertaining to the roadway are included in concurrent
preliminary plat application #SD-24-08 to facilitate a cohesive conversation about the
roadway. However, determinations made by the Board as part of that discussion may
need to be rolled back into this master plan decision therefore Staff recommends the Board
keep this hearing open until such time as their discussion of the roadway is concluded.
6. Staff recommends the Board confirm with the applicant that their request to construct the
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road as gravel only extends to Phase 1, and they would accept a condition requiring the road
be brought to public road standards at such time as the road extends to an adjacent lot. Staff
further recommends the Board confirm the applicant’s request to provide an open drainage
system (sheet flow to swale) and to omit a dedicated sidewalk applies to the entire master
plan. Assuming this is correct, and if the Board ultimately approves the applicant’s request,
Staff considers the applicant must modify the plans to indicate that Phase 2 includes
improvements to the Phase 1 roadway.
Additional discussion of the requested modifications, including the provision of a sidewalk,
is included in concurrent preliminary plat #SD-24-08.
• Proposed recreation paths, transit routes, infrastructure, and utility corridors between and
serving each phase of development;
7. The applicant has indicated utilities will be located along the proposed alignment. However
it appears from the provided plans that the applicant is proposing to locate at least a portion
of the proposed water and sewer lines outside of the proposed future right of way, as
reflected by a comments of the Director of Public Works included in the concurrent
preliminary plat. Staff recommends the Board require the applicant to modify the utilities to
be within the future right of way. If this is not possible, Staff recommends the Board require
the applicant to work with the the Director of Public Works to satisfy their concerns pertaining
to utilities in the roadway prior to closing preliminary plat.
The South Burlington Water Director reviewed the provided plans on July 2, 2024 and August
23, 2024 and offers the following assembled comments.
The South Burlington Water Department has reviewed the Master Plan and the Preliminary
Plat Folder for the above referenced property. These comments are primarily directed to the
Master Plan but will have a significant impact on the preliminary plans as currently
provided.
1. The plans show a 1-1/2” water tap on the Hiensburg Rd. water main but also show a
fire hydrant and 8”tee and stub. Plans must be corrected to show an 8” water line from
Hinesburg Rd. Main material must also be identified.
2. Since each new building will be outfitted with a Type 13D sprinkler system, are the
proposed service line sizes large enough to support the sprinkler system?
3. The yard hydrant detail should be removed since yard hydrants are not permitted for
this project.
4. The following note must be provided on all future plan sheets and detail pages: All
water lines and appurtenances shall be installed in accordance with the Champlain Water
District Specifications and Details for the Installation of Water Lines and Appurtenances,
current edition, henceforth CWD Specifications.”
5. The project shall be constructed, completed, maintained, and operated in accordance
with the approved plans. No changes shall be made in the project without the written
approval of the appropriate CWD Division.
6. When a pipe material is specifically noted on the approved project drawings, the
contractor/developer shall not have the option of utilizing any other pipe material.
7. No water lines shall be installed after November 15 or before April 1 without prior
approval of the SBWD. The SBWD may restrict work before November 15 and after April 1 during
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adverse weather conditions. The SBWD does not allow excavating water mains or service lines
during the winter months except by special permission.
8. The applicant or project engineer shall be responsible for the submittal of test results to
the SBWD. Submittal of all test results shall be required prior to the water main being placed into
service.
9. Record drawings, prepared by a VT licensed Professional Engineer shall be provided to
the SBWD in pdf. and Auto-CAD format. Drawings shall include ties to all gate valves and curb
stops to sub-meter accuracy.
10. It is the responsibility of the contractor to be familiar with the CWD Specifications beyond
what is included in this information. The Champlain Water District Specifications and Detail for
the Installation of Water Lines and Appurtenances information can be found at
www.champlainwater.org
The South Burlington water department will have further comments as this project proceeds
through the development review process.
These comments are supported by the Fire Marshal, who also indicated that if there were
not an 8” main and hydrant serving Phase 1, the homes will be required to be sprinklered
and subject to Fire Marshal inspection.
8. There is some confusion about whether the homes will be sprinklered or served by a hydrant.
Staff recommends the Board require the applicant to address which type of fire protection will
be provided as part of the preliminary plat, though detailed pipe design may be a condition to
be addressed as part of the final plat.
• One or more designated Development Areas, to include land use allocation areas by
proposed use type(s), at minimum to include any designated residential areas,
nonresidential areas, mixed use areas, civic space areas, and the location of principal or
shared parking areas serving the development.
9 acres are proposed for development, with 1 acre reserved for Civic Space.
• Any proposed transition areas along the project perimeter, in which proposed development
will either be integrated with or buffered from adjoining properties and development;
The applicant has not proposed any integration or buffering with adjoining development.
The applicant has indicated there are existing hedgerows along the north and south property
lines.
• Existing buildings to be incorporated in proposed development or redevelopment; and
The applicant has proposed for each of the existing single family homes to be on its own
lot. The applicant has proposed for the existing non-conforming commercial parking
facility to be on a lot with a proposed single family home.
• Public and private transportation, infrastructure, and utility improvements necessary to
accommodate each phase of development, and the entire project at buildout, to include any
land, facilities, or improvements proposed for public dedication, consistent with the City’s
adopted Official Map.
As noted above, the Deputy Director of Capital Projects and the South Burlington Water
Director have indicated that right of way and utility improvements are necessary to
accommodate the full build of the development. Staff considers no additional public
infrastructure dedication to be necessary.
#MP-24-03
Staff Comments
14
(F) Summary Statistics. The following project statistics or metrics, presented in an easy to
reference tabular format, must be provided for the entire tract or project area, and for each phase
of development, unless waived by the DRB as not relevant or applicable to a particular project:
The applicant provided a table of Summary Statistics on Sheet MP-1. Notable information
is indicated below.
• Total tract or parcel area, and the area associated with each phase of development, in acres
and square feet; for protection under Article 12, and by resource type (Hazard, Level I, Level
II); and the area, in acres, of any designated Conservation Area(s) or lots, as shown on the
Master Plan;
• Total area, in acres, included in existing and planned street rights-of-way; the number and
length in feet of proposed streets by Street Type, and the number of street intersections,
as shown on the Master Plan.
0.69 acres of right of way are proposed in Phase I. 0.30 acres of right of are proposed in
Phase II.
• Total number of existing and planned blocks; and the block perimeter and average block
length for each block, in feet, as shown on the Master Plan.
The applicant has reported the average block length to be 475 ft.
The applicant has reported the block perimeter to be 2,100 ft.
15.A.16.B includes standards applicable to newly created blocks, which include the following
standards:
15.A.01(B)(1) Blocks must be of sufficient developable area, length and width to
accommodate building lots that meet zoning district, transect zone (building envelope
standards), or PUD standards with regard to intended use, lot size and dimensions
and, where applicable, proposed building types.
15.A.01(B)(4) Unless otherwise specified under these Regulations, or as approved
by the DRB under 15.A.01(B); in order to ensure and maintain a pedestrian-oriented scale
of development within residential and mixed use subdivisions:
(a) The block perimeter must not exceed 2,000 feet
(b) The minimum block length allowed is 200 feet; and
(c) The average block length (for all block sides or faces) must not exceed 500 feet.
15.A.01(B) is the section permitting modification of dimensional standards in the case of
physical site limitations provided the modification is the minimum necessary, does not affect
public health, safety, and welfare, and does not nullify the intent and purpose of the
regulations.
While these are subdivision and not master plan standards, Staff recommends the Board
consider them at this stage of review because if additional roads are needed, it will
significantly alter the master plan. Staff notes there are not specific lot size or building types
within a general PUD.
Staff considers that while this mater plan only contemplates one block, the proposed lot
sizes could permit development of a second block in the future after expiration of the current
master plan.
9. Staff recommends that the Board affirm the guidance provided at sketch that they will
#MP-24-03
Staff Comments
15
approve the proposed block configuration.
• Total Buildable Area, in acres and square feet, as allocated by land use or building type,
within each designated Development Area and block shown on the Master Plan, to exclude
existing and planned street rights-of-way, but to include existing and proposed civic space
lots and parking lots.
The applicant has indicated there are 8.35 acres of buildable area.
• Number of proposed dwelling units by housing or building type within each designated
Development Area and block shown on the Master Plan;
10. The applicant has indicated an intent to have twelve total dwelling units within the master plan
area, plus one or more possible accessory dwelling units. Staff recommends that in light of the
Act 47 / Act 181 allowances for home types, that the applicant and Board discuss and agree to
the maximum total dwelling units (not including ADUs) included in the Master Plan that would
not trigger an amendment to the Master Plan in the future. Based on the application materials
indicating a single unit dwelling on each residential lot, the total would be 12 units (3 existing
and 9 new).
Within a general PUD where more than four units are proposed, 15.C.07I(6) requires that a
mix of two or more building types be provided. Types of dwelling units are differentiated
by either housing type under Article 11.C or, within multi-family structures with more than
four (4) dwelling units, by number of bedrooms per unit. Each housing type has a
minimum and maximum lot size and other dimensional requirements.
The applicant has proposed twelve single family homes. Applying the standards of the R4
zoning district (as the applicant has done as an analogue for Act 47 compliance with
dimensional standards), housing types allowable within this type of development include:
• Cottage
• Detached house
• Carriage house
• Duplex
• Small multiplex
11. The applicant has proposed 10 single family homes and one duplex for a total of 11 homes.
Staff recommends the Board determine if this is an adequate mix.
• Total gross floor area by use or building type for nonresidential and mixed use development
within each designated Development Area and block shown on the Master Plan; and
Not applicable
• Other statistics or data required by the DRB as necessary to determine conformance with
relevant standards under these Regulations.
Staff has noted additional requests for information in various red comments throughout
this report.
(G) Buildout Analysis and Budget. Based on the statistics provided under (F) above, the
applicant must also provide an analysis for each of the following based on total forecasted demand
at buildout, and as allocated for each phase of development, for use in determining the project’s
total “Buildout Budget”:
• Minimum and maximum acreage allocations by land use or building type, as percentages
of the Buildable Area within designated Development Areas;
#MP-24-03
Staff Comments
16
Land use types are defined in 15.C.04D(4) as Residential, Mixed-Use, Civic Space, Resource
Land (consisting of protected natural resources and otherwise conserved areas), and
Unallocated. Street rights of way are excluded from buildable area altogether. The
applicant has provided the following totals. Staff has consolidated “right of way” into
“residential,” since roadways are defined to be included in the land use type they support.
Land Use Types
(acres) Phase 0 Phase 1 Phase 2 Phase 3 Total
Residential 3.54 2.21 1.93 0.76 8.44
Civic Spaces 0 1.0 0 0 1.0
Utility 0.13 0 0 0 0.13
Commercial 0.49 0 0 0 0.49
Unallocated 0 0 0 0 0
12. The applicant has not broken out the resource land. Since resource land (the wetland buffer) is
non-buildable, Staff recommends the Board require the applicant to update the table to include
it as a separate line item. Staff considers this can be a condition of approval.
13. Rights of way are to be included in residential land use. Staff recommends the Board require
the applicant to update the table.
14. As an existing non-conformity that is permitted to remain, Staff recommends the Board require
the applicant to include the commercial parking facility as part of the “residential” land use
type. Staff considers this can be a condition of approval.
• Gross and net (or effective) development densities by land use or building type;
Development density within a General PUD is determined by maximum development
density in the underlying zoning district. As discussed above, the applicant is proposing to
take advantage of Act 47 which permits 5 units per acre to increase the base density above
what is permitted in the underlying zoning district. The applicant has proposed 1.2 units per
acre. However, Staff considers this may change when the building type mix is updated as
required above.
• Minimum number or percentage of affordable housing units required within residential and
mixed-use development areas, as applicable pursuant to Article 18;
18.01B(2) requires provision of 10% inclusionary units (assuming all units are ownership and
not rental units) for all development that will result in the creation of twelve or more total
dwelling units through subdivision, Planned Unit Development, new construction, or the
conversion of an existing structure or structures from non-residential to residential use.
Accessory dwelling units do not count in determining whether the threshold of twelve units
is met. 18.01(3) exempts “the redevelopment of existing dwelling units in a project that
produces no additional units.” Whether 18.01B(2) applies depends on how the applicant
addresses the requirement for a mix of dwelling unit types under 15.C.07I(6) above. If twelve
or more units are proposed, 18.01B(2) requires 10% of the units be inclusionary, rounded up.
15. Staff recommends the Board ask the applicant to describe how they will meet this
requirement. Staff considers the building type mix to be a relevant consideration for
inclusionary units, as is timing of provision of the inclusionary units.
• Minimum percentage, and area in square feet, of required civic space(s) within designated
Development Areas;
The applicant has indicated 8.35 acres of buildable area, and 1.0 acres of civic space.
#MP-24-03
Staff Comments
17
• Maximum peak hour trip generation rates, by use type;
16. The applicant indicated 12 PM peak hour trips for the development. Staff recommends the
Board confirm this number is unchanged since the applicant has increased the proposed
number of units since the initial submission.
• Maximum water supply and wastewater system demand, by use type;
17. The applicant has estimated 4,160 gpd water and 2,646 gpd wastewater (including infiltration
& inflow). Staff recommends the Board confirm this number is unchanged since the applicant
has increased the proposed number of units since the initial submission.
• Maximum total impervious surface (percentage, total square footage), and volume of
stormwater runoff per designated Development Area; and
The applicant estimates 112,182 sf total impervious, including a 10% buffer for future
expansion, and 1.317 acre feet of runoff during the 10 year storm event.
The City Stormwater Department reviewed the provided plans on July 8, 2024 and offers
the following comments.
(a) The response to the requirements of 15.B.05.6.c states that “The infrastructure
requirements are either readily available or will primarily be accommodated in the first
phase of the project.” The proposed gravel wetland looks to be the only proposed
stormwater treatment accounted for in the Master Plan. Please note that all new
impervious will need to receive treatment from a stormwater treatment practice that
conforms with the standards laid out in section 13.05 of the LDRs.
• Other measures or parameters required by the DRB as necessary to identify and limit the
forecasted impacts of development on municipal facilities, infrastructure and services, and
properties and uses within the vicinity of the project.
Staff, in their review of this application, have not identified additional necessary buildout
analysis or budget information beyond that which has already been required by the LDR.
Deficiencies in the provided information are described herein.
(H) Design Standards. The application must include proposed standards, specifications,
illustrations, best management practices, or other forms of guidance for the following, consistent
with City regulations in effect at the time of Master Plan approval, as applicable to all subsequent
development under the Master Plan:
The purpose of this section to evaluate the standards the applicant has set for themselves that will
ensure a cohesive design within the master plan area and that will apply to the entire Master Plan.
• Protections for natural resources defined and regulated under Article 12, consistent with the
standards and accepted mitigation measures of Article 12.
The wetland buffer is currently maintained as lawn. No additional protections are proposed.
• The mix or allocation of land uses, as specified for each phase of development;
The applicant has proposed 12 single family homes and one accessory dwelling unit. The applicant
has also noted that there is an existing commercial use. While it is true that the applicant has an
existing non-conforming commercial parking facility, since it is non-conforming Staff considers it
should not be official included in the approved mix of land uses, though it is permitted to remain
under 3.15B.
• Typical street cross-sections by Street Type, as referenced under Article 11.A;
#MP-24-03
Staff Comments
18
The applicant has proposed a neighborhood narrow street type, the details of which are
discussed above and in concurrent preliminary plat application #SD-24-08.
• Typical Civic Space and other proposed open space types, as referenced under Article 11.B;
The applicant is proposing a community garden type civic space.
• Typical block and building lot dimensions and configurations, consistent with applicable
subdivision and zoning district regulations, or PUD type, and for designated transition areas as
necessary to complement or match the adjoining pattern of development;
As noted previously, the created block perimeter is approximately 2,100 ft. Lot dimensions are
discussed under dimensional standards above. Staff considers no transitions to be needed.
• Typical building types, as applicable and referenced under Article 11.C, including proposed
housing types, and building elevations;
The need for additional building types is discussed above.
• Building height and setback standards as applicable by zoning district, PUD or building type;
and for designated transition areas, as necessary to complement or match the adjoining
pattern and form of development;
Proposed heights and setbacks are discussed under dimensional standards above.
• Parking standards and specifications for off-site, on-street, and on-site parking, including any
charging stations needed to serve proposed development, consistent with City parking
standards under Section 13.01, Article 14, and by Street Type;
The applicant has proposed only off-street parking. Staff notes all homes are subject to 3.17
Building Design Standards, which require front facing garages for single and two family
homes to be set back 8-ft from the front and to be no more than 40% of the width of the
building. Front parking is prohibited for homes containing more than two units.
• Setbacks, buffering, screening, or other mitigation measures necessary to separate
incompatible land uses, particularly within designated transition areas;
Staff considers no additional setbacks to be needed.
• Overall lighting plan, including typical fixtures, consistent with relevant lighting requirements
under Section 13.07 and Appendix D;
No street lighting is proposed.
• Landscaping and screening specifications, consistent with relevant landscaping standards
under Section 13.04;
Pursuant to 13.04 Landscaping, Screening, and Street Trees, street tree planting is required for
all public streets in a subdivision or planned unit development. No specifications for street
trees are current provided in the Land Development Regulations or Department of Public
Works specifications, though Staff anticipates this deficiency will shortly be corrected. Staff
recommends a street tree spacing of 30’ with a minimum size of 2 ½” at planting (consistent
with parking lot tree requirements). The City Arborist must review all proposed landscaping
plans, and typically requires a mix of tree species with no more than 50% of one type. Staff
considers this should be noted in the master plan, but the details of street tree design will be
reviewed as part of the preliminary or final plat application for each phase involving
construction of a street.
#MP-24-03
Staff Comments
19
• Specifications for the siting and design of new buildings, and the retrofit of existing buildings,
as necessary to meet applicable energy standards under Section 3.18, and to incorporate
renewable energy installations; and
3.18 pertains to residential building energy standards. The applicant will be required to record
the RBES certificate in the land records upon construction of each new building.
• Any additional architectural or design guidance for each type or phase of development, and for
proposed transition areas, that is intended to integrate existing and new forms of development,
and to ensure coordinated and cohesive phased development.
No additional architectural or design guidance is proposed.
(I) Phasing Plan. The application must include a narrative or table and map that clearly
identify, describe and depict each phase of development, including properties included, designated
development areas by use type, major streets, supporting infrastructure and facility improvements,
civic spaces, and other public amenities to be provided prior to or in association with each phase;
and a schedule for the timing and sequence of development over the period covered by the Master
Plan, consistent with the City’s adopted Capital Improvement Program and Official Map.
The applicant has provided a phasing plan but has omitted any discussion of phase timing. The
provided plan indicates Phase 1 is proposed for 2024 – 2029 and Phases 2 and 3 are indicated as
“Future Potential Development.”
The master plan may only be approved for 6 years, with one possible future extension, allowing the
applicant up to 10 years to complete the project. After the end of 6 years or the end of the extension
period, this Master Plan will expire. Any and all subsequent development will be subject to rules in
effect at the time of re-application. Staff reminds the applicant that under the draft LDR warned by
City Council for public hearing on September 16, 2024, no additional residential development will
be permitted in this zoning district.
(1) An applicant for a Conservation PUD may elect to not provide a schedule, timing, and
sequence of development for phases beyond the first phase by labelling them as Reserved.
In rendering its decision in such an instance, the Board shall clearly indicate that an
amendment to the Master Plan, enumerating the schedule, timing, and sequence of
development shall be required in order for Reserved phases to proceed to the next stage of
review.
Not applicable.
(2) Each proposed phase of development should account for at least 20 percent of the total
project area or expected buildout in units/square feet; incorporate one or more distinct
areas identified for coordinated development and management; and the infrastructure and
facilities necessary to support that phase of development.
The applicant has provided the following table.
Phase 0 Phase 1 Phase 2 Phase 3
# of Units 3 3 3 3
% of total Units 25% 25% 25% 25%
Staff considers this criterion met.
#MP-24-03
Staff Comments
20
(3) Any temporary or interim structures or uses (e.g., buildings, parking, construction, or
staging areas) intended for conversion or redevelopment in a subsequent phase should also
be identified in the phasing plan.
The applicant has indicated no construction or staging areas are proposed.
18. Staff recommends the Board confirm this to be the case, as use of areas not included within
the limits of a particular zoning permit may constitute a violation of the regulations. Staff
considers inclusion of a construction area, particularly for the road, to be a safeguard against
potential zoning violations.
(J) Management Plan. A narrative description of the proposed management structure
responsible for project development, to include all principals or entities with direct control over and
responsibility for the financing, permitting, construction, and completion of development under the
Master Plan; and, following project completion, for long-term ownership, management, operation,
and maintenance of capital and community assets.
The applicant has indicated that WGM Associates is the owner of the property. Following
completion, the management of the common infrastructure is proposed to be outlined in a
Homeowners Association Declaration and Covenants.
The management plan must also clearly identify any streets, infrastructure, facilities, civic or other
open spaces proposed for public dedication under each phase of development, consistent with the
City’s adopted Official Map and Capital Improvement Plan, for consideration under subsequent DRB
reviews and conditions of approval or under development agreements to be approved by the City
Council.
The applicant has indicated there is no proposed public infrastructure. Staff considers the
applicant must offer the road as public infrastructure otherwise it would not be permitted to be
more than 200-ft long.
19. However, Staff recommends the Board include a condition recommending that City Council not
accept the roadway until such time as it connects to a roadway on the adjacent property to the
south.
RECOMMENDATION
Staff recommends that the applicant work with Staff and the Development Review Board to address
the issues identified herein.
Respectfully submitted,
Marla Keene, Senior Development Review Planner
3
8
0
SHED
POOL
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ELEC. METER
ON BOARD
HOUSE
(#950)
S
ELEC. METER
GAS REGULATOR
PROPANE
TANKS
GARAGE
COMM BOX
APPROX. LOCATION OF
EXIST. SEPTIC SYSTEM
APPROX. LOCATION OF
EXIST. SEPTIC SYSTEM
APPROX. LOCATION OF
EXIST. SEPTIC SYSTEM
A/C
ELEC. METER
A/C
PROPANE TANK
GARAGE
(#896)
SHED
HOUSE
(#900)
HOUSE
(#896)
SHED
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(898)
ELEC. METER
ELEC. METER
PROPANE TANK
EXIST. SOLAR PA
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EL. EASE. 10' FROM PL
PROBABLE GAS &
WATER EASEMENTS
40' FROM PL
20' SEWER EASEMENT
725.79' N 83°09'1
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E
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9
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OIL FILL
GAS REGULATORGAS REGULATOR
OIL FILL
ELEC. METER
ELEC. PANEL
UTIL. CABINET
SHED
A/C
FUEL PUMPS (3)
OIL FILL
GAS VALVE
WATER VALVE
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BLUE PAINT
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N/F
WATERLOO REAL
ESTATE GROUP, LLC
(DR Power Equipment)
N/F
BURLINGTON
PROPERTIES LTD
(Dynapower)
N/F
LANDRUM
(Lane Press)
N/F
835 HINESBURG
ROAD. LLC
W
W
W
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S
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38
5
38
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390
39
0
39
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39
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39
5
39
5
39
5
39
5
380
38
0
38
0
41
5
41
5
41
5
4
0
0
40
0
40
0
40
0
42
0
420
420
42
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42
0
41
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4
1
0
41
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41
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5
40
5
40
5
37
5
3
7
5
375
37
5
37
5
370
37
0
37
0
37
0
365
365
PRESUMED WETLAND (AS
SHOWN ON PREVIOUS
LANE PRESS PLANS)
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GAS
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INV. 364.0 (8" NW)
INV. 363.9 (8" N)
INV. 363.8 (8" S)
50'
WETL
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BUFF
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50' WETL
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BUFFER
EX. SMH
RIM 370.2±
INV. 358.4
INV. 358.3
EX. SMH
RIM 373.2±
INV.
LIMITS OF WETLAND/BUFFER
HAZARD AS DEPICTED ON
'NATURAL RESOURCES MAP'
SOUTH BURLINGTON, VERMONT
ADOPTED FEB. 7, 2022
W
W
W
W
W
W
W
W
W
W
N/F
WGM ASSOCIATES
(±10.05 ACRES)
NO WETLANDS ON SUBJECT
PROPERTY PER SITE
INVESTIGATION BY TRUDELL
CONSULTING ENGINEERS
NO WETLANDS ON SUBJECT
PROPERTY PER SITE
INVESTIGATION BY TRUDELL
CONSULTING ENGINEERS
SEE SHEET L-1
FOR EXISTING
TREE CALLOUTS
DSM
DSM
SAL
1" = 40'
24110
C1.0
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
EXISTING
CONDITIONS
PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
NOTES
1.UTILITIES SHOWN DO NOT PURPORT TO CONSTITUTE OR REPRESENT ALL
UTILITIES LOCATED UPON OR ADJACENT TO THE SURVEYED PREMISES.
EXISTING UTILITY LOCATIONS ARE APPROXIMATE ONLY. THE CONTRACTOR
SHALL FIELD VERIFY ALL UTILITY CONFLICTS. ALL DISCREPANCIES SHALL BE
REPORTED TO THE ENGINEER. THE CONTRACTOR SHALL CONTACT DIG SAFE
(888-344-7233) PRIOR TO ANY CONSTRUCTION.
2.THIS PLAN IS NOT A BOUNDARY SURVEY AND IS NOT INTENDED TO BE USED AS
ONE.
3.PROPERTY LINE INFORMATION IS APPROXIMATE AND BASED ON EXISTING TAX
MAP INFORMATION. THIS PLAN IS NOT A BOUNDARY SURVEY AND IS NOT
INTENDED TO BE USED AS ONE.
4. SITE INFORMATION IS BASED ON A FIELD SURVEY PERFORMED BY CIVIL
ENGINEERING ASSOCIATES, INC MARCH 2024. CIVIL ENGINEERING ASSOCIATES,
INC. SURVEY ORIENTATION IS "GRID NORTH", VERMONT COORDINATE SYSTEM
OF 1983 (HORIZONTAL) AND NAVD88 (VERTICAL) ESTABLISHED FROM GPS
OBSERVATIONS ON SITE.
5.PROJECT BENCHMARK IS LAKE CHAMPLAIN ESTABLISHED FROM THE UNITED
STATES GEOLOGICAL SURVEY GAUGING STATION 04294500 LOCATED IN
BURLINGTON, VERMONT. (DATUM NGVD 29)
6.CONTOUR INFORMATION IS BASED UPON LiDAR DATA FROM VERMONT CENTER
FOR GEOGRAPHIC INFORMATION STATE WIDE 1' CONTOURS. HORIZONTAL AND
VERTICAL DATUM BASED ON VCS NAD 83 AND NAVD 88.
LEGEND
FM
E
G
ST
S
T
W
EXISTING CONTOUR
EXISTING CURB
EXISTING FENCE
EXISTING GRAVEL
EXISTING PAVEMENT
EXISTING GUARD RAIL
EXISTING SWALE
WETLANDS
WETLANDS BUFFER
EXISTING ELECTRIC
EXISTING FORCEMAIN
EXISTING GAS
EXISTING STORM
EXISTING GRAVITY SEWER
EXISTING TELEPHONE
EXISTING WATER
STREAM
TEST PIT
PERCOLATION TEST
PROJECT BENCHMARK
EXISTING WELL
EXISTING SEWER MANHOLE
EXISTING STORM MANHOLE
EXISTING CATCH BASIN
EXISTING HYDRANT
EXISTING SHUT OFF
EXISTING UTILITY POLE
EXISTING LIGHT POLE
EXISTING GUY WIRE/POLE
EXISTING SIGN
EXISTING DECIDUOUS TREE
EXISTING CONIFEROUS TREE
EDGE OF BRUSH/WOODS
APPROXIMATE SETBACK LINE
APPROXIMATE PROPERTY LINE
IRON ROD/PIPE FOUND
CONCRETE MONUMENT FOUND
W
S
D
EXISTING YARD DRAIN
OE EXISTING OVERHEAD ELECTRIC
UE EXISTING UNDERGROUND ELECTRIC
COM EXISTING COMMUNICATIONS
UNMARKED ANGLE POINT
APPROXIMATE EASEMENT LINE
116
89PROJECT
LOCATION
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
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VT
.
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.
1
1
6
INTE
R
S
T
A
T
E
8
9
DSM
DSM
SAL
1" = 80'
24110
C1.1
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
EXISTING
CONDITIONS
PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
116
89PROJECT
LOCATION
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
P:\
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SHED
POOL
HOUSE
(#950)
GARAGE
A/C A/C
GARAGE
(#896)
SHED
HOUSE
(#900)
HOUSE
(#896)
SHED
SILO
(898)
EXIST. SOLAR PA
N
E
L
S725.79' N 83°09'1
5
"
E
59
8
.
9
4
'
S
0
4
°
5
0
'
1
1
"
E
S 83°07'45" W
727.48'
N
0
5
°
5
3
'
2
1
"
W
4
2
0
.
7
2
'
17
8
.
9
1
'
N
0
1
°
4
9
'
1
2
"
W
SHED
A/C
W
?
DE
C
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HI
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E
S
B
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R
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A
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F.F. 408.0
F.F. 396.0
F.F. 384.0
F.F. 380.0
F.F. 418.0±
LEGEND
PROPOSED CONTOUR100
PROPOSED CURB
PROPOSED FENCE
PROPOSED GRAVEL
PROPOSED PAVEMENT
PROPOSED SETBACK LINE
PROPOSED PROPERTY LINE
PROPOSED EASEMENT LINE
DSM
DSM
SAL
1" = 40'
24110
MP-1
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
PROPOSED
MASTER PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
116
89PROJECT
LOCATION
LOT 4
1.00 ACRES
LOT 1D
0.73 ACRES
LOT 1C
0.52 ACRES
LOT 1B
1.52 ACRES
LOT 1A
0.26 ACRES
LOT 2D
0.69 ACRES
LOT 2C
0.52 ACRES
LOT 2B
0.75 ACRES
LOT 2A
1.04 ACRES
LOT 3A
2.05 ACRES
LOT 3B
0.49 ACRES
LOT 3C
0.48 ACRES
PHASE 3
FUTURE POTENTIAL
DEVELOPMENT
MAXINE'S
WAY
PHASE 2
FUTURE POTENTIAL
DEVELOPMENT
PHASE 1
2024-2029
PHASE 1
·ROAD & UTILITY CORRIDOR ALONG
EAST-WEST PORTION OF MAXINE'S WAY
·SEWER CONNECTION & STORMWATER
MANAGEMENT
·CIVIC SPACE INFRASTRUCTURE
(COMMUNITY GARDENS)
·BUILDING CONSTRUCTION
PHASE 2
·NORTH-SOUTH ROAD &
UTILITY CONSTRUCTION
·BUILDING CONSTRUCTION
PHASE 3
·UTILITY EXTENSIONS
·BUILDING CONSTRUCTION
PHASE 1 ROAD
CONSTRUCTION
LIMITS
PHASE 3
DEDICATION OF
R.O.W./EASEMENT
LOT 3C DUPLEX WITH ONE
UNIT MEETING INCLUSIONARY
HOUSING REQUIREMENTS
PHASE 0
EXISTING
PHASE 0
EXISTING
PHASE 0
EXISTING
PHASE 0
EXISTING
8/21/24 DSM REVISED PER CITY REVIEW
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EXIST. SOLAR PA
N
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HI
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MEADOWLAND D
R
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LANDON ROAD
HAPPY TAILS
PET RESORT
AND SPA
DYNAPOWER
85 MEADOWLAND DR.
DR POWER
EQUIPMENT
800 HINESBURG RD.
LANE PRESS
87 MEADOWLAND DR.
VT
.
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.
1
1
6
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R
S
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8
9
STERLING
HOMES
896 HINESBURG RD.
900 HINESBURG RD.
950 HINESBURG RD.
898 HINESBURG RD.
1037 HINESBURG RD.
1045 HINESBURG RD.
OFFICIAL MAP -
PROPOSED PATH
IN 20' R.O.W
OFFICIAL MAP -
PROPOSED EXIT 12B
OFF-RAMP
CITY PLAN 2024 -
PROPOSED SHARED
USE PATH ALONG
HINESBURG RD.
EXISTING
RECREATION
PATH
EXISTING 20' WIDE
REC. PATH
EASEMENT
DSM
DSM
SAL
1" = 80'
24110
MP-2
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
PLANNING
AREA PLAN
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
P: 802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
116
89PROJECT
LOCATION
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
8/21/24 DSM REVISED PER CITY REVIEW
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HOUSE
950
S
GARAGE
HEDGE ROW
APPROX. LOCATION
OF SEPTIC SYSTEM
APPROX. LOCATION
EXIST. WW SYSTEM
A/
C
GARAGE
SHED
HOUSE
900
HOUSE
896
SHED
SILO
HEDGE ROW
SOLAR PANELS
HED
G
E
R
O
W
EXIST EL. & COMM. EASE.
10' FROM PL Vol. 176 Pg. 138
EXIST. GAS & WATER
EASEMENTS 40' FROM PL
(NOT ON SURVEYED PROPERTY)
EXIST. 20'
SEWER EASEMENT
N 83°09'15" E 725
.
7
9
'
T
o
t
a
l
S 83°07'45" W 7
2
7
.
4
8
'
LOT 1A
0.26
ACRES LOT 1B
1.08 ACRES
LOT 1C
0.47 ACRES
LOT 1D
0.61 ACRES
LO
T
4
C
O
M
M
O
N
L
A
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1.
0
0
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LOT 2
2.73 ACRES
LOT 3
3.02 ACRES
73.05'
13
1
.
8
2
'
V
T
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O
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1
1
6
HI
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R
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800 Hinesburg Rd.
n/f Waterloo Real Estate Group, LLC
Vol. 1599 Pg. 02
"DR Power Equip."
n/f
835 Hinesburg
Road, LLC
Vol. 468 Pg. 691
87 Meadowland Dr.
n/f Landrum
Vol. 218 Pg. 514
"Lane Press"
85 Meadowland Dr.
n/f Burlington Properties Ltd.
Vol. 514 Pg. 272
"Dynapower"
850, 900, 950 Hinesburg Rd.
WGM Associates
Vol. 655 Pg.16
Vol. 675 Pg. 550
10.05± Acres Total
87 Meadowland Dr.
n/f Landrum
PROPOSED WIDENING OF
HINESBURG RD. R.O.W. BY 7' &
PROPOSED 20' WIDE REC. EASE.
(LINE SHOWN AT 27')
TO
T
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L
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-
>
TO
M
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A
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L
A
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E
-
>
RW 5 RW 6
RW 14
RW 17
654.44'
N 78°00'16"
E
294.73'
S
0
4
°
5
0
'
1
1
"
E
22
3
.
5
3
'
N 88°21'58" E
89.33'
N 85°26'48" E
51.16'
N 80°46'30" E
225.54'
S53°
2
3
'
5
3
"
W
86.3
8
'
S 87°19'33" W
34.49'
S 01°49'12" E
7.09'
S
0
5
°
5
3
'
2
1
"
E
2
2
2
.
6
7
'
N 01°49'12" W
40.00'
N01°36'27"W
34.14'
N 54°57'00" E
18.58'
N 03°54'08" W
95.03'
115.00'
86.67'
S
0
1
°
4
9
'
1
2
"
E
167.69'
N 83°09'15" E
1141.5' to CMF ->
17
0
.
2
5
'
N
0
4
°
4
5
'
3
9
"
W
RW2RW1
RW 19
RW 18
MAXINE'S WAY
S
S
S
S
S
S
S
S
S
0
4
°
5
0
'
1
1
"
E
5
9
8
.
9
4
'
SS
SS
S
S
S
S
S
RW 7 RW 8
RW 11RW 12
RW 13
SH
E
D
S
0
4
°
5
0
'
1
1
"
E
12
1
.
0
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'
2
0
.
0
4
'
N
0
4
°
5
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'
1
1
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W
11
4
.
1
7
'
S
0
6
°
4
9
'
1
8
"
E
19
4
.
9
1
'
S
0
6
°
4
9
'
1
8
"
E
19
8
.
1
8
'
74.13'
N88°05'01"E
81.40'
CMF
0.3' BG
CMF
0.4' AG
CMP
CMF
Flush
EXIST. GRAVEL EDGES
EXIST. GRAVEL AREA
EX
I
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T
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G
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A
V
.
D
R
.
RW 3
RW 4
RW 16
RW 15
RW 10
15
'
15
'
40'
n/f
Landrum
S
S
S
E1
E10
E1
E2
E3
E5
E6
E4
E4
E7
E8
E7
E9
E9
N
4
6
°
2
9
'
2
9
"
W
8
3
.
6
5
'
ACCESS
SEWER
ACCESS
WATER
ACCESS
SEWER
SEWER
EL / COM
EL / COM
WATER TEMPORARY
TURNAROUND
SEWER
SEWER
ACCESS
40' WIDE R.O.W.
SEWER
283.38'
N0
4
°
5
0
'
1
1
"
W
70
.
8
2
'
CMF
S
51
.
9
3
'
49
.
3
8
'
40'
40.06'
MA
X
I
N
E
'
S
W
A
Y
PR
I
V
A
T
E
N
0
5
°
5
3
'
2
1
"
W
1
9
8
.
0
5
'
FUTURE WIDENING
OF HWY. R.O.W. BY 7'
20' SETBACK FROM
FUTURE R.O.W.
FUTURE WIDENING OF
HIGHWAY R.O.W. BY 7'
20' SETBACK
FROM FUTURE R.O.W.
80'
20
'106'
40
'
73.04'
OE
OE
E7.1
SOLAR EQUIP.
S 88°05'01" W
E9
BLDG. ENV.
(TYPICAL)
BLDG. ENV.
(TYPICAL)
BLDG. ENV.
(TYPICAL)
BLDG. ENV.
(TYPICAL)
BLDG. ENV.
(TYPICAL)
E11
ACCESS
LOT 1E
0.14 ACRES
40' R.O.W.
0.70 ACRES
EXISTING EASEMENT TO BE
CONVERTED TO FUTURE 40' R.O.W.
PARCEL WITH THE SUBSEQUENT
DEVELOPMENT OF PHASE 2
XXX
TRC
CEA
1" = 50'
24110
P1
NOT to SCALE
A
C
E
WGM
ASSOCIATES
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
896, 900 & 950 Hinesburg Rd.
South Burlington, Vermont
MAY __, 2024
Plat of Survey
7-Lot Subdivision
RECEIVED FOR RECORDING IN THE LAND RECORDS OF THE CITY
OF SOUTH BURLINGTON, VERMONT, AT______________ O'CLOCK
ON THE ______ DAY OF __________, 20_____.
ATTEST: ____________________________, CITY CLERK
APPROVED BY RESOLUTION OF THE DEVELOPMENT REVIEW
BOARD OF THE CITY OF SOUTH BURLINGTON, VERMONT, ON
THE _____ DAY OF _____________, 20____, SUBJECT TO THE
REQUIREMENTS AND CONDITIONS OF SAID RESOLUTION.
SIGNED THIS _____ DAY OF ______________, 20______.
BY ___________________________________, CHAIRPERSON
To the best of my knowledge and belief
this plat depicts the results of a survey
conducted by me as described in "Survey
Notes" above, based upon our analysis of
land records and evidence found in the
field. Existing boundaries shown are in
substantial conformance with the records,
except as noted. This plat is in substantial
compliance with 27 VSA 1403,
"Recording of Land Plats". This statement
valid only when accompanied by my
original signature and seal.
_______________________________
Timothy R. Cowan VT LS 597
- New Easement Notes -
E.1. New 40' Wide Access Easement across Lots 1A-1D and Lot 2 to serve City, Lots
1A-1D, Lots 2 - 4. (Includes T-shaped turn-around Lot 1D and Lot 2.)
E.2. New 20' Wide Access Easement across portions of Lot 1A and Lot 2, within
existing gravel drive to serve Lot 3.
E.3. New 30' Wide Shared Access Easement, centered on lot line, to serve Lots 2
and 3.
E.4. New 20' Wide Water Line Easement (SHADED) to serve Lots 1A - 1D, centered
on new water line as constructed.
E.5.New Sewer Line Easement to be centered on new sewer line as constructed, to
serve Lot 1A. (To be 20' wide except where restricted by property lines and/or
buildings.)
E.6. New 20' Wide Sewer Line Easement to be centered on new sewer line as
constructed, to serve Lot 3.
E.7. New Power & Communications Easement (SHADED) bound northerly by
existing northerly property line. (To be 20' wide except where restricted by
property lines and/or buildings.) To include Electrical Easement to/from existing
solar panels on Lots 1D and 4.
E.7.1. Extension easterly of 20' wide Easement E.7. for Access and Service to/from
existing solar panels, widening to 40' wide as shown surrounding panels.
E.8. New 10' Wide Sewer Easement on lands of Waterloo Real Estate Group to
serve Lot 1A.
E.9.New 20' Wide Sewer Easement, centered on new sewer line as constructed to
serve Lots 1A - 1D and Lot 3.
E.10 Temporary 40' wide easement for turnaround at SE corner of Lot 1D.
Dimensions as shown. Easement shall revert to Lot 1D upon extension of
Maxine's Way southerly and connecting with the Dynapower access road.
E.11 12' wide easement for service access to solar array.
PROGRESS PLANS
A
C
CIVIL ENGINEERING ASSOCIATES, INC.
E
10 MANSFIELD VIEW LANE, SOUTH BURLINGTON, VT 05403
802-864-2323 FAX: 802-864-2271 web: www.cea-vt.com
08/21/24
- Location Map -
NOT to SCALE
- Survey Notes -
1.Purpose of this survey is to retrace the boundaries of an existing parcel of land deeded to WGM
Associates by deed recorded in Volume 675 at Page 550 of the South Burlington Land Records.
Other neighboring property lines and buildings shown MAY be approximate only, and are shown
for information purposes only.
- Referenced Plats or Plans -
A. "Property Survey, Wright Farm, Hinesburg Rd., ... Owned by H. & B. Realty, Inc." dated
2/7/1979 by Engineers Incorporated of Vermont. Map Slide 150.1, South Burlington
Land Records (SBLR)
B. "Plat of Land of Semicon Components, Inc." dated 12/6/1981 and last revised
8/29/1986 by Trudell Consulting Engineers Inc. [TCE] Map Slide 193.1 of SBLR.
C. "ALTA/ACSM Land Title Survey, Telephone Operating Company of Vermont, LLC ... 800
Hinesburg Road." dated 9/11/2014 by TCE. Not of Record.
D. "Site Plan, WRT - South Burlington Property LLC", last revised 2/10/2016 by TCE.
Not of Record.
E. "Proposed 4-Lot Subdivision, Burlington Properties, L.P." dated March 10, 2010 and last
revised Sept. 15, 2010 by Civil Engineering Associates, Inc. Map Slide 549.4, SBLR.
F. "Plat of Land of Mitel, Inc.", last revised 5/21/1984, by TCE. Map Slide 170.4, SBLR.
G. "Landrum and Orchard Lake Road Properties", last revised 2/03/1988, by TCE.
Map Slide 208.5, SBLR.
- Wright Lane R.O.W. -
116
89PROJECT
LOCATION
LINE BEARING DISTANCE
RW 2 - 3 N 88°05'01" E 115.53'
RW 4 -5 S 72°12'36" E 36.54'
RW 6 -7 N 81°31'24" E 320.88'
RW 7 - 8 N 81°31'24" E 40.06'
RW 8 - 10 S 04°50'11" E 20.04'
RW 11-12 S 85°09'49" W 40.00'
RW 12-13 N 04°50'11" W 48.24'
RW 13-14 S 81°31'24" W 318.33'
RW 15-16 N 72°12'36" W 36.54'
RW 17-18 S 88°05'01" W 108.33'
CURVE RADIUS ARC DELTA
RW 3-4 120.00'41.27'19°42'23"
RW 5-6 80.00'36.67'26°15'59"
RW 14-15 120.00'55.01'26°15'59"
RW 16-17 80.00'27.52'19°42'23"
E9
- Legend -
- Lease Agreement -
1.Facilities on and near the silo shown on on the southerly part of proposed
Lot 1A are or may be subject to a Lease Agreement made with
Independant Wireless One Leased Realty Corp., dated March 25, 2013
and recorded in Volume 1148 at Page 328. NOT PLOTTABLE.
2.Field survey was conducted during March 2024 with RTK GPS and electronic total station instrumentation.
Bearings shown are from Grid North, Vermont Coordinate System of 1983, based upon our GPS observations on
or adjacent to the site (Reference Frame NAD83 (2011, Epoch 2010)).
3. Concrete monuments shown as “found” are typically 4" x 4". Condition of markers found are “good” unless
otherwise noted. Corners denoted “Proposed” shall typically consist of 5/8” diameter rebar or 4" square concrete
monuments capped with aluminum disks stamped “CEA, Inc. - VT LS 597”, typically set flush with existing grade.
4. Hinesburg Road (VT. Route 116) is a public highway with a historical R.O.W. width of 4 rods (66'). Proposals
exist to widen the R.O.W. by 14' and require a 20' building setback therefrom, as shown.
5. Land areas shown for Lots 1A, 2 and 3 are to the existing sideline of Hinesburg Road (VT. Route 116.)
6. Not being within the scope of this survey, Civil Engineering Associates, Inc. has conducted no investigation
whatsoever respecting whether or not the property and each component thereof is in compliance with state or
local permits.
7. Utilities shown do not purport to constitute or represent all utilities located upon or adjacent to the surveyed
premises. Existing utility locations are approximate only. Buried utilities shown are depicted based solely on
surface indications. Actual locations may vary. Contact Dig Safe (888-344-7233) prior to any construction.
7/1/24 DSM REVISED E4
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Page 1 of 5
WGM Associates
Master Plan Narrative
Project Description
• The overall vision for and scope of the proposed development; The overall goal is to construct the
phase I infrastructure which will enable the future connection of the three (3) Phase II homes into that
infrastructure. The building-out of the roadway will be required during this phase which will enable the
future phase III residential units.
• The land area and properties to be included under each phase of development;
1. Phase I will include Lots 1A-1D, the Lot 4 civic space (Community garden) and the northern 30-
foot wide strip of Lot 2 for the road (Maxine’s Way) construction. This totals 4.2 acres.
2. Phase II will include all of Lot 2 which is 3.00 acres (a portion of Lot 2 is double counted with
Phase II).
3. Phase III will include all of the lands of Lot 3 (3.02 acres)
• Current property ownership and contact information;
WGM Associates
Keith & Nicole Wright – Managing Partners
896 Hinesburg Road
P O BOX 2352
South Burlington, VT 05043
802-922-0748 Keith@kwrightinc.com
• Current zoning district designations; Industrial-Open Space District.
• Proposed Planned Unit Development (PUD) type(s) under Article 15.C, as applicable; General PUD
• Project consistency with applicable zoning and subdivision regulations; The applicant has prepared
and attached a conformance Summary for Article 15A.
• Any requested modifications or waivers, as allowed under the Regulations.
Context Report
Narrative that describes the area proposed for subdivision in relation to the existing and planned
pattern and type of development in surrounding neighborhood, and to existing and planned City
facilities, services, and infrastructure in the vicinity of the project, to include:
• Existing Parcels – this 10-acre parcel is surrounded by:
on the north by the 17.32 Ac. manufacturing facility
on the East by the 31.26 Ac. Lane Press Building
on the south by an undeveloped 6.7-acre parcel.
And across VT Route 116 to the west by an undeveloped 113 Ac. parcel
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Located to the SW within ¼ mile of the site is an office building and a Dog Daycare.
Existing and Planned Streets and Blocks – The west side of the parcel fronts VT Route 116. There are no
other existing or planned streets abut just off the SE corner is the shared driveway for Lane Press and
Dynapower.
Recreation Paths – There are no existing recreation paths in the immediate vicinity except at
Meadowland Drive which is 850 feet south of Maxine’s Way and 500 feet south of the south end of the
parcel. The Official Map does not show any facilities in this area. The Comprehensive Plan does show a
recreation path on the west side of the VT Route 116.
Transit Routes – The property is located along the Middlebury Commuter route which has a pick-up
drop-off site on Meadowland Drive for those AM commuter heading south. No northbound service in
the AM. Northbound from Middlebury drops off at Meadowland Drive and continues into Burlington.
Buildings – There are three (3) single family homes located on this parcel and seven (7) accessory
structures.
Land Uses - Properties to the north and east are developed with large manufacturing buildings. Lands to
the south and west are undeveloped. Located to the SW within ¼ mile of the site there are multiple
office buildings, medical practices, Dog Daycare and residential homes located within the Rye Meadows
project.
Parks – The nearest neighborhood park located 2,300 feet from the first new house to the facility within
the Rye Meadows subdivision (This neighborhood when permitted was designed to accommodate users
located within 1,300 feet of the park).
Civic spaces – There are no civic spaces in the vicinity.
Other open spaces and community facilities located within ¼ -mile of project boundaries; There are no
dedicated open spaces within ¼ mile other than the open space near the Neighborhood park associated
with the Rye Meadows project.
• Proposed street, recreation path, transit, infrastructure, and open space connections between
existing, planned, and proposed development; There are no published plans for proposed
development in the area other than this project. The other limited planned infrastructure was
previously identified.
• A more detailed Development Context Analysis as required for an Infill or Redevelopment (IRD) PUD
under Article 15.C, as applicable; Not applicable as this type of PUD is not proposed.
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Page 3 of 5
• A description of how concerns raised in the Neighborhood Meeting will be addressed. There are
seven property owners located within 500 feet of the subject property. The applicant will record and
summarize any concerns and will provide written responses to how they will be addressed. This will be
submitted to the DRB as part of an update to the application package.
Existing Conditions Report.
Narrative that describes the existing:
• Topographic conditions, including elevation contours, surface waters, wetlands, and other natural
features; The 10-acre property slopes from west to east with an average grade of 10%. There are no
surface waters or wetlands on the property. Wetland buffers extend upgradient from the Lane Press
property on the east side of the parcel.
• Natural Resources under Article 12, or as otherwise regulated by the City; There are no natural
resource areas on the property except for the 100’ wetland buffer extending from wetlands located on
the Lane Press property to the east.
• Existing streets, blocks, and utility corridors, including existing rights-of-way; The subject parcel
fronts VT Route 116 (Hinesburg Road) to the west. The shared drive for Lane Press and Dynapower lies
off of the southeast corner of the property. Utility corridors located just off of the property include a
water main and gas main on the south side, a water main on the north side, overhead power along the
west side, sewer main on the east side and an underground power/communications corridor serving
Lane Press and Dynapower located off of the southeast corner of the property.
• Existing land uses and structures, including any historic sites or structures listed or eligible for listing
on the Vermont State Register of Historic Places. The property has three existing single family homes,
all of which are greater than 50 years old. None of them were identified in prior reviews as being
eligible for the Vermont Register. There are no facilities that are listed on the Vermont Register of
Historic Places in the vicinity except for the Tilley House on the north side of I-89.
Development Plan
Narrative that describes the overall pattern, type, and density of development proposed for the entire
project, and for each phase of development, to include:
• Natural resource areas identified for protection – The property does not have any natural resource
area other than the wetland buffer that overlaps the parcel from the abutting property to the east.
• Any designated Conservation Area or other open space areas – The project proposes a 1-acre
civil/open space area on the east side of the parcel which will envelope the majority of the wetland
buffer and the water supply for the community garden.
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Page 4 of 5
• Any land area to be set aside for renewable energy production; The northeast corner of the property
is currently dedicated for PV Panel solar generation.
• The proposed street and block grid – The proposed streets will be “Neighborhood Street – Narrow” in
recognition of the low volume and traffic calming benefits while also reducing the amount of impervious
area that otherwise would need to be mitigated. The proposed street layout runs in both an east-west
orientation at the north end of the property and then in the north-south direction along the east side of
the property in support of the creation of a future block with the property to the south. The are no
proposed relocations of any existing rights-of-way, easements or intersections.
• Proposed recreation paths, transit routes, infrastructure, and utility corridors between and serving
each phase of development; The proposed infrastructure to serve Phase I and Phase II is primarily
located along the proposed road alignment. Future utility extensions to serve the modest Phase III
component will be placed in the Maxine’s Way future Right-of-way or in the case of sewer will cross Lot
4 to gain access to the proposed and existing sewer main that runs along the east side of the property.
• Designated Development Areas and Timing – The proposed project includes three phases of
development:
Phase I – Creates four (4) new residential units on 3 lots with one of the lots including the existing
commercial use. This phase creates the civic spaces located on Lot 4 at the east side of the
property. Timing – The infrastructure will be completed by 2025. Construction of the
homes is anticipated by 2028
Phase II – Utilizes the infrastructure constructed with Phase I to create three (3) new residential lots.
This will likely require the extension of Maxine’s Way to the south property line. Timing-
The three residential homes would be permitted and constructed between 2027 and 2030.
Phase III – Utilizes the extended Maxine’s Way to serve as access for two additional residential lots.
Timing – The two (2) additional lots would be permitted and constructed between 2030
and 2035.
• Any proposed transition areas - No proposed transition areas are planned as the existing hedge rows
provide buffering from the commercial land use to the north and future land use to the south.
• Existing buildings to be incorporated in proposed development or redevelopment; The three (3)
existing residential homes and the 7 accessory buildings will all be retained. The proposed lot lines have
been configured to site those features on their own lots.
• Public and private transportation, infrastructure, and utility improvements necessary to
accommodate each phase of development, and the entire project at buildout, to include any land,
facilities, or improvements proposed for public dedication, consistent with the City’s adopted Official
Map. There are no features located on the official Map in this vicinity. All of the roads and utility
infrastructure are proposed to be privately owned and maintained with no offer of dedication to the
City. In support of allowing the connectivity requirements of the LDRs to be implemented into the
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Page 5 of 5
future completion of the block around this property, a means of enabling third parties to move through
the property will be developed. This may simply take the form of a condition of approval or a third-
party access easement.
Page 1 of 11
WGM Associates
15.B MASTER PLAN REVIEW
15.B.01 Purpose
15.B.02 Applicability
15.B.03 Master Plan Review Process
15.B.04 Master Plan Components
15.B.05 Review Standards
15.B.06 Master Plan Approval, Effect, Duration, Amendment
15.B.01 Purpose
For purposes of these Regulations a master development plan, or “Master Plan,” is a plan for the
integrated, long-term development of a tract or parcel of land which prescribes the overall pattern,
type, density, form, and timing of development, consistent with applicable regulations, the City’s
adopted Capital Improvement Program, and Official Map. Master plan review and approval by the
Development Review Board (DRB) is intended to:
• Establish the framework for the orderly, well-planned, and integrated development of large tracts of
land consisting of one or more contiguous parcels, and for phased development projects that occur
over an extended period of time; The Anticipated time period runs from 2025 to 2035.
• Identify and address the cumulative and overall impacts of more complex or phased development on
the planned pattern and density of development in the vicinity, on resources identified for protection
under Article 12, and on existing and planned municipal infrastructure, facilities, and services; The
project will create 9 additional residential units.
• Ensure that the location, timing, and rate of proposed development does not exceed the ability or
capacity of the City to provide municipal infrastructure, facilities, and services in an efficient and cost-
effective manner; Absorption is expected to average one residential unit per year.
• Serve as the basis for development phasing, by specifying the timing and sequence of development
in relation to existing and planned infrastructure capacity, required improvements, and the provision
of open space, including civic spaces and other public amenities; The phasing will primarily dictate the
extent of the supporting road construction
• Define and clarify respective interests, roles, responsibilities, and management structures for project
development under the Master Plan, and for long-term management and maintenance; These will all be
privately owned and maintained facilities managed by the Homeowners Association.
• Provide assurances to the City, affected neighbors, and other interested parties that subsequent
development will be consistent with an approved Master Plan; and
• Provide assurances to the applicant, investors, and developers that, for the duration of the approved
Master Plan, development consistent with the plan may proceed under regulations in effect at the
time of master plan approval.
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15.B.02 Applicability
A. Required Approval
Master plan review and approval by the DRB is required prior to preliminary subdivision review under
Article 15.A, or site plan review under Article 14, as applicable, for:
(1) Any Major Subdivision involving four (4) or more acres, except for any portion of Transect Zone
Subdivision within the City Center Form Based Code District. This property includes 10.05 acres and is
therefore subject to Master Plan review.
(2) Any land subdivision or site development proposed to occur over two (2) or more phases, or three
(3) or more years. This proposed project has three phases that are anticipated to occur over 10 years
and therefore is subject to Master plan Review.
(3) A Planned Unit Development under Article 15.C unless, at applicant request, Master Plan review is
waived by the DRB for a PUD on less than four (4) acres under 15.C.03. Not applicable.
(4) The DRB may also require the submission of a Master Plan for any tract or parcel of land where there
exists clear potential for future growth and development beyond that presented in an application,
as necessary to establish physical and functional connections between areas of proposed and
potential future development. Acknowledged.
B. Elective Review
An applicant may request Master Plan review for any project that involves two (2) or more acres in any
zoning district, except within the City Center FBC District. Not applicable
15.B.03 Master Plan Review Process
The following procedures apply to any subdivision or development project for which master plan review
is requested or required:
A. Pre-Application Sketch Plan Review
An applicant must submit a Sketch Plan for review and follow the procedures and submittal
requirements of Section 15.A.05. If master plan review is requested or required, the applicant must then
file an application for master plan approval within six (6) months of the final DRB sketch plan review
meeting. The Master Plan must generally conform to the layout shown on the Sketch Plan, and
incorporate recommendations made by the DRB. The project did not appear to include a Master Plan
Sketch Plan review in addition to the Subdivision Sketch Plan review. With the modest size of the
initial proposed subdivision which consumed the entire property, it could be surmised that there was
a defacto (informal) Master Plan review completed at that time.
B. Master Plan Application
The applicant must submit a Master Plan that includes the components described under (D) below; and
specific submission requirements as listed in Appendix E, Submission Requirements. The applicant must
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meet with Planning and Zoning Department Staff to review application requirements, relevant codes
and standards, and proposed phasing schedules, prior to submitting a formal application. This review
occurred on April 29th.
C. Combined Review.
Master plan review is required prior to or in association with preliminary subdivision review under
Section 15.A.06, or site plan review under Article 14 if no subdivision of land is proposed. This Master
Plan application is proposed to be undertaken as the same time as the subdivision preliminary plan
submission.
(1) At applicant request, master plan review, as applicable to the entire tract or parcel to be subdivided
or developed, may be combined with preliminary subdivision or site plan review for either the entire
subdivision or development, or for a discrete portion or phase of the proposed development. Yes, the
applicant is seeking combined review with the Phase I subdivision preliminary plan application.
(2) The DRB may simultaneously review the Master Plan with any area proposed for preliminary
subdivision or site plan review, but must issue separate findings of fact, and any conditions of
approval, specific to each type of review. Acknowledged. Findings of fact pertaining to the Master Plan
shall be binding on the City, the DRB, and the applicant for all subsequent preliminary and final
subdivision or site plan applications made pursuant to master plan approval.
(3) Any land proposed for subdivision or development for which master plan review is secured without
preliminary subdivision or site plan review shall require preliminary subdivision or site plan review
and approval prior to final review and approval unless the DRB has waived the preliminary
subdivision stage of review under the approved Master Plan. Acknowledged.
D. Neighborhood Meeting.
The applicant for master plan review must conduct at least one (1) neighborhood meeting in the
neighborhood in which the project is located, the costs of which are to be borne by the applicant. The
purpose of this meeting is to present the pending proposal, provide an opportunity for public questions
and comments, and to allow the applicant to identify and address potential neighborhood concerns in
advance of the formal hearing process. There are seven (7) property owners within 500 feet of the
property boundaries who will be invited to this meeting.
(1) The neighborhood meeting must be held within thirty (30) calendar days of filing a complete
application, and no less than seven (7) calendar days prior to the first public hearing. This meeting is
tentatively scheduled for Wednesday May 15th.
(2) The meeting should be held on a weekday evening or Saturday, in an ADA-accessible building open
to the public in the City of South Burlington. The meeting will be held at the offices of Civil Engineering
Associates located 0.3 miles to the south of the property.
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(3) The meeting should not be held on the same day as a regularly scheduled Development Review
Board or City Council meeting. This is being held on a Wednesday.
(4) A meeting invitation that includes a brief project description, and the date, time, and location of the
neighborhood meeting must be posted on the development site and sent, by regular mail, to all
property owners located within 500 feet of the property line, at least seven (7) calendar days prior
to the meeting date. A digital copy of the meeting notice must also be provided to the Administrative
Officer in advance for posting and forwarding to the City’s notice list. Acknowledged.
(5) The meeting must include an overview of the project by the applicant, an opportunity for all
members of the public in attendance to offer oral input, and acceptance of any written input.
Acknowledged.
(6) Following the meeting, the applicant must submit the meeting attendance list and meeting minutes
to the Administrative Officer for inclusion in the public hearing record. Acknowledged.
E. Public Hearing
Following the submission of a complete application, the Administrative Officer must schedule and the
DRB must hold a warned public hearing on the master plan application, as required under 24 V.S.A. §§
4463 and 4464 and Section 17.08(F) of these Regulations.
15.B.04 Master Plan Components
A. Submission Requirements.
In addition to submission requirements under Appendix E, a Master Plan submitted for review under
this Article must include each of the following listed components and information, to be presented in
narrative, graphic, and tabular form, unless waived by the DRB as not applicable to a particular
subdivision or development.
B. Project Description
A map, narrative, and accompanying table(s) that describe: Sheet MP-1 with the summary table
depicts the graphic features of the Master Plan and a supporting narrative is attached with this
application.
• The overall vision for and scope of the proposed development;
• The land area and properties to be included under each phase of development;
• Current property ownership and contact information;
• Current zoning district designations;
• Proposed Planned Unit Development (PUD) type(s) under Article 15.C, as applicable;
• Project consistency with applicable zoning and subdivision regulations; and
• Any requested modifications or waivers, as allowed under the Regulations.
C. Context Report
A map and accompanying narrative that describe the area proposed for subdivision, development, or
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redevelopment, in relation to the existing and planned pattern and type of development in surrounding
neighborhood, and to existing and planned City facilities, services, and infrastructure in the vicinity of
the project, to include: Sheet MP-1 depicts the graphic features of the Master Plan surrounding area
and a supporting Master Plan Narrative covering the context is attached with this application.
• Existing parcels, and existing and planned streets and blocks, recreation paths, transit routes,
buildings, land uses, parks, civic spaces, and other open spaces and community facilities located within
¼ -mile of project boundaries;
• Proposed street, recreation path, transit, infrastructure, and open space connections between
existing, planned, and proposed development;
• A more detailed Development Context Analysis as required for an Infill or Redevelopment (IRD) PUD
under Article 15.C, as applicable; and
• A description of how concerns raised in the Neighborhood Meeting will be addressed.
D. Existing Conditions Report
A Site Conditions Map for the entire tract and accompanying narrative, that depict and describe existing:
Sheet C1.0 depicts the graphic features of the Master Plan surrounding area and a supporting Master
Plan Narrative covering the existing conditions is attached with this application.
• Topographic conditions, including elevation contours, surface waters, wetlands, and other natural
features;
• Natural Resources under Article 12, or as otherwise regulated by the City;
• Existing streets, blocks, and utility corridors, including existing rights-of-way; and
• Existing land uses and structures, including any historic sites or structures listed or eligible for listing
on the Vermont State Register of Historic Places.
Note! The greater the level of detail provided in the Master Plan, the less need for extensive review
of subsequent phases of development. Conversely, the more general the details provided, the
greater the level of information and review that may be required by the DRB for subsequent phases
of development.
E. Development Plan
One or more maps and an accompanying narrative that depict and describe the overall pattern, type,
and density of development proposed for the entire project, and for each phase of development, to
include: Sheet MP-1 with the summary table depicts the graphic features of the Master Plan and a
supporting Master Plan Narrative is attached with this application.
• Natural resource areas identified for protection, consistent with adopted Environmental Protection
Standards under Article 12;
• Any designated Conservation Area or other open space areas,
• Any land area to be set aside for renewable energy production;
• The proposed street and block grid within and connecting each phase of development, including the
location of major streets by Street Type, and any existing rights-of-way, easements or intersections
identified for relocation;
• Proposed recreation paths, transit routes, infrastructure, and utility corridors between and serving
each phase of development;
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• One or more designated Development Areas, to include land use allocation areas by proposed use
type(s), at minimum to include any designated residential areas, nonresidential areas, mixed use
areas, civic space areas, and the location of principal or shared parking areas serving the development.
• Any proposed transition areas along the project perimeter, in which proposed development will
either be integrated with or buffered from adjoining properties and development;
• Existing buildings to be incorporated in proposed development or redevelopment; and
• Public and private transportation, infrastructure, and utility improvements necessary to
accommodate each phase of development, and the entire project at buildout, to include any land,
facilities, or improvements proposed for public dedication, consistent with the City’s adopted Official
Map.
F. Summary Statistics
The following project statistics or metrics, presented in an easy to reference tabular format, must be
provided for the entire tract or project area, and for each phase of development, unless waived by the
DRB as not relevant or applicable to a particular project: Sheet MP-1 includes the summary statistics
for this project.
• Total tract or parcel area, and the area associated with each phase of development, in acres and
square feet; for protection under Article 12, and by resource type (Hazard, Level I, Level II); and the
area, in acres, of any designated Conservation Area(s) or lots, as shown on the Master Plan;
• Total area, in acres, included in existing and planned street rights-of-way; the number and length in
feet of proposed streets by Street Type, and the number of street intersections, as shown on the
Master Plan.
• Total number of existing and planned blocks; and the block perimeter and average block length for
each block, in feet, as shown on the Master Plan.
• Total Buildable Area, in acres and square feet, as allocated by land use or building type, within each
designated Development Area and block shown on the Master Plan, to exclude existing and planned
street rights-of-way, but to include existing and proposed civic space lots and parking lots.
• Number of proposed dwelling units by housing or building type within each designated Development
Area and block shown on the Master Plan;
• Total gross floor area by use or building type for nonresidential and mixed use development within
each designated Development Area and block shown on the Master Plan; and
• Other statistics or data required by the DRB as necessary to determine conformance with relevant
standards under these Regulations.
G. Buildout Analysis and Budget
Based on the statistics provided under (F) above, the applicant must also provide an analysis for each of
the following based on total forecasted demand at buildout, and as allocated for each phase of
development, for use in determining the project’s total “Buildout Budget”: Sheet MP-1 includes the
build-out budget for this project.
• Minimum and maximum acreage allocations by land use or building type, as percentages of the
Buildable Area within designated Development Areas;
• Gross and net (or effective) development densities by land use or building type;
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• Minimum number or percentage of affordable housing units required within residential and mixed-
use development areas, as applicable pursuant to Article 18;
• Minimum percentage, and area in square feet, of required civic space(s) within designated
Development Areas;
• Maximum peak hour trip generation rates, by use type;
• Maximum water supply and wastewater system demand, by use type;
• Maximum total impervious surface (percentage, total square footage), and volume of stormwater
runoff per designated Development Area; and
• Other measures or parameters required by the DRB as necessary to identify and limit the forecasted
impacts of development on municipal facilities, infrastructure and services, and properties and uses
within the vicinity of the project.
H. Design Standards
The application must include proposed standards, specifications, illustrations, best management
practices, or other forms of guidance for the following, consistent with City regulations in effect at the
time of Master Plan approval, as applicable to all subsequent development under the Master Plan:
• Protections for natural resources defined and regulated under Article 12, consistent with the
standards and accepted mitigation measures of Article 12. The only natural resources on the
property are the 100-foot wetland buffers that extend into the site from the adjacent property to
the east. This buffer will be protected with a split rail fence within the proposed residential lots.
• The mix or allocation of land uses, as specified for each phase of development; As outlined in the
narrative, the project will include a mix of single family homes, a minimum of one ADU and one
commercial use co-existing with a residential home/lot.
• Typical street cross-sections by Street Type, as referenced under Article 11.A; This is depicted on
Sheet C4.0.
• Typical Civic Space and other proposed open space types, as referenced under Article 11.B; The
proposed civic space will be a community garden.
• Typical block and building lot dimensions and configurations, consistent with applicable subdivision
and zoning district regulations, or PUD type, and for designated transition areas as necessary to
complement or match the adjoining pattern of development; These dimensions are shown on Sheet
MP-1.
• Typical building types, as applicable and referenced under Article 11.C, including proposed housing
types, and building elevations; Building likeness for the single family homes has been included in the
phase I subdivision application and is included here for general sense of the homes for the
remaining phases of the project.
• Building height and setback standards as applicable by zoning district, PUD or building type; and for
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designated transition areas, as necessary to complement or match the adjoining pattern and form of
development; The project proposes to generally adopt the R4 dimensional and height standards
(see the Article 15.A compliance Review).
• Parking standards and specifications for off-site, on-street, and on-site parking, including any
charging stations needed to serve proposed development, consistent with City parking standards
under Section 13.01, Article 14, and by Street Type; There will not be any on-street parking and that
all of the parking needs will be addressed within each residential parcel.
• Setbacks, buffering, screening, or other mitigation measures necessary to separate incompatible
land uses, particularly within designated transition areas; The north and south sides of the property
are currently outfitted with hedgerow screening. No other buffering is proposed beyond that
required with the proposed setbacks.
• Overall lighting plan, including typical fixtures, consistent with relevant lighting requirements under
Section 13.07 and Appendix D; No street lighting is proposed.
• Landscaping and screening specifications, consistent with relevant landscaping standards under
Section 13.04; A vegetation retention plan (L1.1) has been prepared which depicts the existing plant
materials and those to be retained in support of maintaining the screening of the property.
• Specifications for the siting and design of new buildings, and the retrofit of existing buildings, as
necessary to meet applicable energy standards under Section 3.18, and to incorporate renewable
energy installations; and The energy code requirements have been added to the site plans. The
siting of the proposed buildings is limited to those area located within the setbacks.
• Any additional architectural or design guidance for each type or phase of development, and for
proposed transition areas, that is intended to integrate existing and new forms of development, and
to ensure coordinated and cohesive phased development. No additional guidance is proposed.
I. Phasing Plan.
The application must include a narrative or table and map that clearly identify, describe and depict each
phase of development, including properties included, designated development areas by use type, major
streets, supporting infrastructure and facility improvements, civic spaces, and other public amenities to
be provided prior to or in association with each phase; and a schedule for the timing and sequence of
development over the period covered by the Master Plan, consistent with the City’s adopted Capital
Improvement Program We could not find any conflicts with the proposed improvements outlined in
the CIP and Official Map There are no proposed facilities located near this property..
(1) An applicant for a Conservation PUD (Not applicable)
(2) Each proposed phase of development should account for at least 20 percent of the total project
area
or expected buildout in units/square feet; incorporate one or more distinct areas identified for
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coordinated development and management; and the infrastructure and facilities necessary to
support that phase of development. The first phase (which includes the civic space) includes about 4
acres while each of the remaining phases has about 3 acres each or 30% each of the total.
(a) In the instance of a Conservation Planned Unit Development Not applicable
(3) Any temporary or interim structures or uses (e.g., buildings, parking, construction, or staging areas)
intended for conversion or redevelopment in a subsequent phase should also be identified in the
phasing plan None are proposed.
J. Management Plan
A narrative description of the proposed management structure responsible for project development, to
include all principals or entities with direct control over and responsibility for the financing, permitting,
construction, and completion of development under the Master Plan;
The project is proposed by:
WGM Associates who is the owner of the property.
P O BOX 2352
South Burlington, VT 05403
Managing Partners include:
Keith & Nicole Wright
Nancy McGovern
Sharron Greer
and, following project completion, for long-term ownership, management, operation, and maintenance
of capital and community assets.
The management of the common infrastructure will be outlined in a Homeowners Association
Declaration and Covenants
The management plan must also clearly identify any streets, infrastructure, facilities, civic or other open
spaces proposed for public dedication under each phase of development None are proposed, consistent
with the City’s adopted Official Map and Capital Improvement Plan, for consideration under subsequent
DRB reviews and conditions of approval or under development agreements to be approved by the City
Council.
15.B.05 Review Standards
A. Findings
For Master Plan approval, the DRB must find that:
(1) The Master Plan includes all the components required under 15.B.04 above, in sufficient detail to
provide the framework and standards for future development under the plan, unless specifically
waived by the DRB as not applicable to the proposed subdivision or development; Acknowledged.
(2) The overall type, pattern, and density of development, and allocation of land uses, are consistent
with these Regulations and other City regulations in effect at the time of application, including
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relevant subdivision, zoning district or planned unit development standards; The proposed project and
build-out scenario proposes a balance between the maximum development density and the character
of the surrounding I-O District developed properties.
(3) The proposed Development Plan demonstrates the efficient, coordinated, and integrated
development and use of land which:
(a) Considers existing topography and physical site constraints; The project seeks to balance the
agricultural uses on the east side of the site while creating a gridded street layout which enables
improved solar access per the LDRs guidelines.
(b) Avoids or minimizes and mitigates the impacts of future development on environmental
resources identified for protection, as enumerated in Article 12, and as incorporated into the
overall design; The only resources are located on the east side of the site which is being protected
from residential development by including that in the open/civic space which is to be dedicated
as a community garden area.
(c) Defines an overall pattern of development, including proposed streets and blocks, that is
consistent with the zoning district or proposed type of planned unit development; With the
property being located in the I-O District, the guidance on residential property development is
tepid at best in light of the new statutory requirements regarding residential density. This
master plan seeks to strike a balance between a modest residential density designed to
accommodate the Owner’s modest goals and the reality of being surrounded by I-O District
commercial land uses.
(d) Maintains street, pedestrian, and transit connectivity, and contiguous or accessible open space
with the adjoining neighborhood, and within and between each phase of development; The
Master plan provides guidance on the phased development of the property in a manner which
enables the maximum connectivity possible in the existing development configuration
surrounding the property. The modest proposed density provides opportunities for the
consolidation of vehicular, pedestrian and bicycle circulation in this area.
(e) Avoids, or minimizes and mitigates the adverse impacts of development on adjacent properties
and uses, through the designation of transition areas or buffer areas along the project perimeter;
and The property is currently isolation from the existing commercial uses (and undeveloped I-O
District parcel to the south) through a perimeter hedgerow. Buffering is further promoted in the
easterly direction with the inclusion the civic open space Lot. Density along the south side is
limited to only one new abutting residential lot.
(f) Includes adequate standards specific to each type and phase of development, to include
guidance for the functional and aesthetic integration of development with the surrounding
neighborhood, and provisions for buffering or screening incompatible land uses. The surrounding
neighborhood is comprised of large commercial light industrial buildings and an undeveloped I-O
District zoned property to the south. The proposed layout and modest density seeks to recognize
those characteristics and avoids a high density clustering surrounded by commercial uses.
(4) The Buildout Budget sets reasonable development parameters for the entire project, and as
allocated for each phase of development, for reference in subsequent regulatory reviews, as
WGM Associates
Master Plan Compliance Summary
April 25, 2024
necessary to identify and limit the cumulative and overall impacts of project development on City
infrastructure, facilities and services. The Master Plan proposes the creation of 8 new residential lots
(9 identified units) in addition to the three existing homes. The maximum allowed density is 41 units.
(5) Proposed design standards and related guidance are sufficiently detailed to prescribe and direct
coordinated development, consistent with the Master Plan and regulations in effect at the time of
master plan approval, for the duration of the plan. A modest narrative accompanies the Master Plan
sheet which describes the components of each phase.
(6) The Phasing Plan and Schedule:
(a) are consistent with the City’s adopted Capital Improvement Program; We could not identify any
potential projects that would be conflicted with the proposed build-out of the Master Plan.
(b) ensure that all phases of development will occur in an orderly fashion; The three (3) proposed
phases are modest in nature. and that
(c) infrastructure and facility improvements necessary to support each phase of development will
be provided concurrently with such development, as may be further ensured through
subsequent or separate regulatory review processes and development agreements. The
infrastructure requirements are either readily available or will primarily be accommodated in the
first phase of the project.
(7) The Management Plan:
(a) defines a management structure for the duration of the Master Plan that supports long-term
project viability through project buildout; The WGM Associates is comprised of the family
members who occupy the property and it will be supported with a Homeowners Associates
Declaration and Covenants.
(b) identifies those principals or entities responsible for securing necessary municipal permits and
approvals for development under the Master Plan This information is identified in the Master Plan
Narrative document; and
(c) clearly identifies proposed ownership and responsibilities for the long-term management,
maintenance and operation of capital and community assets, including any proposed dedications
of land, facilities and infrastructure to the City There are no proposed dedications to the City and
the long term management will be addressed through formalized HOA docs proposed to be
submitted with the Final Plan application package.
Unit Total Unit Total Unit Total
Qty Description LUC AM Peak AM Peak PM Peak PM Peak AADT AADT
11 Single Family Homes 210 0.7 7.7 0.94 10.3 9.43 103.7
1 Accessory Dwelling Unit 215 0.48 0.48 0.57 0.6 7.2 7.2
5 Wright Transpor. Trucks Empirical 0 0 0 0.0 2 10.0
5 Wright Trans. Employees Empirical 0 0 0 0.0 2 10.0
8.2 10.9 130.9
WGM Associates PUD
Trip Generation Summary
1-May-24
Master Plan
Note: Wright Transportation Truck Employees arrive between 6 AM and 7 AM and the Transport trucks leave the site within 15
minutes of each employee arriving. The Transport trucks arrive back at the property betwene 7 and 8 PM and the employees
tyoically leave within 15 minutes.
Unit Total Unit Total Unit Total
Qty Description LUC AM Peak AM Peak PM Peak PM Peak AADT AADT
6 Single Family Homes 210 0.7 4.2 0.94 5.6 9.43 56.6
1 Accessory Dwelling Unit 215 0.48 0.48 0.57 0.6 7.2 7.2
5 Wright Transpor. Trucks Empirical 1 5 1 5.0 2 10.0
5 Wright Trans. Employees Empirical 1 5 1 5.0 2 10.0
14.7 16.2 83.8
WGM Associates PUD
Phase I
Trip Generation Summary
1-May-24
Note: Wright Transportation Truck Employees arrive between 6 AM and 7 AM and the Transport trucks leave the site within 15
minutes of each employee arriving. The Transport trucks arrive back at the property betwene 7 and 8 PM and the employees
tyoically leave within 15 minutes.
Unit Total Unit Total Unit Total
Qty Description LUC AM Peak AM Peak PM Peak PM Peak AADT AADT
4 Single Family Homes 210 0.7 2.8 0.94 3.8 9.43 37.7
0.5 Lot 2 Split between N & S 210 0.7 0.35 0.94 0.5 9.43 4.7
1 Accessory Dwelling Unit 215 0.48 0.48 0.57 0.6 7.2 7.2
5 Wright Transpor. Trucks Empirical 0 0 0 0.0 2 10.0
5 Wright Trans. Employees Empirical 0 0 0 0.0 2 10.0
3.6 4.8 69.6
WGM Associates PUD
Maxine's Way
Trip Generation Summary
1-May-24
Note: Wright Transportation Truck Employees arrive between 6 AM and 7 AM and the Transport trucks leave the site within 15
minutes of each employee arriving. The Transport trucks arrive back at the property betwene 7 and 8 PM and the employees
tyoically leave within 15 minutes.
Unit Total Unit Total Unit Total
Qty Description LUC AM Peak AM Peak PM Peak PM Peak AADT AADT
3 Single Family Homes 210 0.7 2.1 0.94 2.8 9.43 28.3
1 Accessory Dwelling Unit 215 0.48 0.48 0.57 0.6 7.2 7.2
2.6 3.4 35.5
WGM Associates PUD
Maxine's Way East of Wright Transportation
Trip Generation Summary
1-May-24
Note: Wright Transportation Truck Employees arrive between 6 AM and 7 AM and the Transport trucks leave the site within 15
minutes of each employee arriving. The Transport trucks arrive back at the property betwene 7 and 8 PM and the employees
tyoically leave within 15 minutes.
Unit Total Unit Total Unit Total
Qty Description LUC AM Peak AM Peak PM Peak PM Peak AADT AADT
6 Single Family Homes 210 0.7 4.2 0.94 5.6 9.43 56.6
1 Accessory Dwelling Unit 215 0.48 0.48 0.57 0.6 7.2 7.2
4.7 6.2 63.8
WGM Associates PUD
Phase 1&2 - Maxine's Way East of Wright Transportation
Trip Generation Summary
1-May-24
Note: Wright Transportation Truck Employees arrive between 6 AM and 7 AM and the Transport trucks leave the site within 15
minutes of each employee arriving. The Transport trucks arrive back at the property betwene 7 and 8 PM and the employees
tyoically leave within 15 minutes.
CIVIL ENGINEERING ASSOCIATES, INC.
10 Mansfield View Lane Phone: 802-864-2323
South Burlington, VT 05403 Fax: 802-864-2271
E-Mail: dmarshall@cea-vt.com
May 8, 2024
Ms. Marla Keene, PE
Development Review Planner
City of South Burlington Planning & Zoning
180 Market Street
South Burlington, VT, 05403
Re: WGM Associates
Proposed 7-Lot Subdivision
Preliminary Plan Application (PUD) and Master Plan Application
896-950 Hinesburg Road
Dear Ms. Keene:
Thank you for taking the time to review the status of the application package related the
next stage of Development Review Board review of the proposed 7-Lot subdivision. We
have attempted to summarize the features of this property and the components of the
Preliminary Plan and Master Plan applications.
Application Goals and Components:
1. To create individual lots for each of the thee (3) primary residential structures on
the 10.05-acre property.
a. The Lot configurations have been made less irregular in comparison to the
Sketch Plan review but still has exhibits some bump-outs to reflect the existing
conditions while providing equal acreage to the three family members.
2. To create a 1.0-acre common civic space (Community Garden along the most
easterly portions of the property.
3. To further subdivide (the most northerly) Lot 1 to create three additional
residential lots.
a. One of the three new residential lots (Lot 1B) will be co-located with the
existing commercial use.
i. This differs slightly from the Sketch Plan review which had collocated the
existing House (now shown on Lot 1A) with the commercial use.
Ms. Marla Keene, P.E.
Page 2 of 4
May 8, 2024
b. One of the three lots (Lot 1D) is being depicted with an Accessory Dwelling
Unit.
4. The proposed road will be private with the typology chosen to be the
“Neighborhood Street – Narrow”, to reflect the proposed reduction in impervious
area and limited traffic on this roadway.
a. Consistent with the Sketch Plan guidance the applicant is seeking
permission to construct the road in two-phases with the second phase
extending the road to the southerly property line.
5. The applicant is seeking a determination of Alternate Compliance for the
proposed typical section of this street which diverges from the standard typical
street section found in the newly published Department of Public Works
Standards and Specifications.
a. This is concurrently being forwarded to the City Department of Public Works
to address the durability and suitability of the proposed revisions.
b. Alternate approaches include:
i. Substitution of a crushed stone surface in lieu of a bituminous concrete
wearing surface.
ii. Substitution of a swale in lieu of curbing and enclosed drainage system.
iii. Consolidation of the sidewalk and roadway into one surface as part of a
shared use design for low volume roadways.
c. The proposed use of the Alternate Compliance route is one of the reasons
that a PUD approval is sought for this project.
6. The property lies in the Industrial-Open Space District but with the State’s
adoption of Act 47 in which residential density is increased to 5 units per acre,
the standards of the I-O District are not fitting.
a. The applicant proposes the adoption of generally the R4 Zoning district
standards for this PUD.
7. The recent amendments to the LDRs and recently published Public Works
Standards and Specifications omit the requirement to place street trees. In good
faith the applicant is proposing the inclusion of street trees with this application.
a. The applicant has also developed a tree retention plan in support of
maintaining the existing screening between Hinesburg Road and the existing
commercial use on the property.
Ms. Marla Keene, P.E.
Page 3 of 4
May 8, 2024
8. The Master Plan shows three phases of development with:
a. Phase I with 3 additional Single-Family Home units and one ADU (the current
Preliminary Plan application)
b. Phase II with 3 additional Single-Family home units
c. Phase III with 2 additional Single-Family Home units.
i. The buildable area calculation indicates a maximum density of 41 units.
ii. 11 Units are proposed.
9. Inclusionary Housing requirements outlined Article 18 are not triggered.
10. The property is located in a portion of the City where there are no overlay or
natural resource issues other than the wetland buffer that occupies the far east
side of the property in the north and south corners.
a. The approval calls for the elimination of the most southerly curb cut and the
paving of the apron at the commercial access.
12. The project is intended to be a balanced site except for the import of granular
materials for the construction of the roadway, driveways, walkways and
foundation. The estimated quantity is 420 cubic yards.
13. Water and sewer allocations have been obtained for the Phase I portion of the
project.
We have provided a summary of the submittal requirement required for both a
Preliminary and Master Plan application as outlined in Appendix E of the LDR’s to assist
in the review of the features required to be depicted.
This cover letter provides a brief summary of the documents that have been developed
in support of the demonstration of compliance including:
Article 15A(11) Compliance Narrative
Article 15B Master Plan Compliance Narrative
Master Plan Narrative
Article 15C PUD Compliance Narrative
Article 16 – EPSC Standards
Waiver Request Document
Trip Generation Summaries
Lot Coverage Summary
City Plan Mapping with the Property location shown
11. A permit from the Vermont Agency of Transportation has been acquired which
reflects the proposed project outlined in Preliminary Plan application.
Ms. Marla Keene, P.E.
Page 4 of 4
May 8, 2024
Zoning Mapping with the Property location shown
City Official Map with the Property location shown
This completes our general summary of the proposed project. If you should have
any questions, please feel free to contact me at 864-2323 x310.
Respectfully,
David S. Marshall, P.E.
Project Engineer
Attachments:
Preliminary and Master Plan Application Package
Preliminary Plan Application and Application Fee of $863 ($500 Base Fee +$13 + 7 Lots x $50/Lot)
Master Plan Application and Application Fee of $563 ($550 Base Fee +$13)
Adjoiner List
Appendix E Submittal Requirements Summary
Compliance Summaries for Articles 15A, 15B and 15C
Master Plan Narrative
Waiver Request Document
Trip Generation Summaries
Lot Coverage Summary
City Plan Mapping with the Property location shown
Zoning Mapping with the Property location shown
City Official Map with the Property location shown
Building Likeness Plans and Narrative
VTrans Section 1111 Permit
Stormwater Design
Plans and Mapping
P1 – Plat Plan Dated 02-27-2023 – No Revisions
C1.0 - Existing Conditions Plan Dated 03-01--2024 – No Revisions
C1.1 - Existing Conditions Plan Dated 03-01--2024 – No Revisions
C2.0 - Proposed Conditions Plan Dated 03-01--2024 – No Revisions
L1.0 – Landscaping Plan Dated 03-01--2024 – No Revisions
L1.1 – Landscaping Retention Plan Dated 03-01--2024 – No Revisions
MP1 – Master Plan - Phasing Dated 03-01--2024 – No Revisions
MP1.1 Master Plan - Area Plan Dated 03-01--2024 – No Revisions
C2.1 - Proposed Grading Plan Dated 03-01--2024 – No Revisions
C2.2 - Proposed Utility Plan Dated 03-01--2024 – No Revisions
C3.0 - EPSC Site Plan Dated 03-01--2024 – No Revisions
C3.1 – EPSC Notes and Details Dated 03-01--2024 – No Revisions
C3.2 – EPSC Details Dated 03-01--2024 – No Revisions
C4.0 – Road Profile and Details Dated 03-01--2024 – No Revisions
C4.1 – Sewer Details Dated 03-01--2024 – No Revisions
C4.2 – Water Details Dated 03-01--2024 – No Revisions
C4.3 – Storm Details Dated 03-01--2024 – No Revisions
C4.3 – Gravel Wetland Details Dated 03-01--2024 – No Revisions
SW1 – Stormwater Site Plan Dated 03-01--2024 – No Revisions
C5.0 – 5.5 Specifications Dated 03-01--2024 – No Revisions
cc: CEA File 24110.00
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