HomeMy WebLinkAboutAgenda 08_SD-24-08_850 Hinesburg Rd_WGM Asso_PP#SD-24-08
CITY OF SOUTH
BURLINGTON DEVELOPMENT
REVIEW BOARD
SD-24-08_850 Hinesburg Rd_WGM Asso_PP_2024-07-
26_SC
DEPARTMENT OF PLANNING & ZONING
Report preparation date: July 9, 2024
Plans received: May 22, 2024
850 Hinesburg Road – WGM Associates
Preliminary Plat Application #SD-24-08
Meeting Date: July 16, 2024
Owner/Applicant
WGM Associates
PO Box 2352
South Burington, 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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PROJECT DESCRPTION
Preliminary plat application #SD-24-08 of WGM Associates for phase one of a concurrent master
plan for a development consisting of eleven single family homes and an existing non-conforming
commercial or private parking facility. The phase consists of the creation of seven lots, three
containing existing single family homes, two to contain new homes, one to contain an existing
non-conforming commercial or private parking facility and new home, and one civic space lot, 850
Hinesburg Road.
PERMIT HISTORY
The sketch plan for this application (#SD-24-02) was reviewed by the Boad on January 17, 2024.
The Board is concurrently reviewing master plan application #MP-24-03 for three phases, of which
this preliminary plat represents the first phase.
CONTEXT
This project consists of Phase 1 of concurrent master plan #MP-24-03, as allowed under the LDR.
The preliminary plat (and, in the future, the final plat) application seeks approval as a General
PUD for a subdivision of land consisting of creation of a future right of way, three lots to contain
existing homes, three development lots, and one utility lot.
The master plan includes a context analysis evaluating the compatibility of the subject PUD with
the surrounding built environment.
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner,
hereafter referred to as Staff, have reviewed the plans submitted by the applicant and offer the
following comments. Numbered comments for the Board’s attention are in red.
A) ZONING DISTRICT AND DIMENSIONAL STANDARDS
B) 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
@ Max. Building Coverage 30% 2.6% 20% max
@ Max. Overall Coverage 50% 11.4% 40% max,
51.5%
proposed3
^ 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. The Board is
required by State Statute to accept the proposed density therefore Staff recommends the Board
grant the requested dimensional standards, as discussed as part of concurrent master plan
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application #MP-24-03.
2. Minimum lot size is reduced to 8,712 sf (0.20 acres) by Act 47
3. The applicant is requesting an overall coverage waiver for Lot 1B, which is proposed to contain
the existing non-conforming commercial parking facility. Staff recommends the Board approve
the requested coverage waiver due to it being an existing condition.
B) PUD & GENERAL PUD STANDARDS
The applicant is proposing a General PUD.
15.C.04 PUD Standards Applicable to All PUD Types
A. Conformance with the Comprehensive Plan
The proposed PUD must conform to the City’s Comprehensive Plan in effect at the time of
application. Conformance with the plan in this context means that the proposed PUD must:
1) Advance any clearly stated plan policies and objectives specific to the type and location
of the proposed development;
The proposed project is located within the Commercia/Industrial with Supporting Uses
future land use category of the 2024 City Plan. However, Staff considers the adoption of
Act 47 requires the Board to approve additional subdivision and housing in this location
due to the allowance of residential uses in the Industrial/Open Space Zoning District.
Goals for this location include:
• Goal 80: Reduce commuting distance and daytime vehicle travel by integrating
supporting services to commercial areas
• Goal 81: Make commercial areas more diverse in spaces, styles, and uses to
enable more nimble commercial use
In addition, applicable goals to the type of development include
• Goal 1: Anticipate and prepare for an average annual population growth rate of
approximately 1 – 1.5% and a housing growth rate of 1.5 – 2%,
• Goal 3: Increase rental vacancy rate to 5% as a proxy for a healthy and well-
supplied rental housing market
The City Plan broadly supports both economic development and housing. In this area, the
Plan largely envisions commercial/industrial uses, however Act 47 provides allowances for
compact housing in residentially-enabled districts served by water & sewer. Staff
considers that in this intervening time between the enactment of Act 47 and alignment of
local regulations consistent with the Act and the City Plan, the application should be
viewed in a broad light under this criterion.
1. Staff notes the regulations are set up to require an urban form, and the applicant’s
proposal is unusual in that it takes advantage of the dichotomy between the existing
zoning and Act 47 to propose a density lower than would otherwise be permitted for
residential development. Fundamentally, the Board needs to decide how it wants to deal
with this dichotomy. If they find the applicant’s proposal broadly acceptable, the
applicant’s requests for modification of various standards should be approvable. If they
find it to be unacceptable, the project as proposed may not be viable. Staff recommends
the Board discuss.
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2) Incorporate preferred settlement patterns, including future land uses, densities and
intensities of development referenced in the land use plan, as implemented through
planned unit development provisions specific to each PUD type.
Future land use for this area is identified as Commercia/Industrial with Supporting Uses.
This area specifically calls out the need to allow limited residential uses to enhance and
support the future of commercial areas. However, as discussed above, Act 47 enables
densities of 5 dwelling units per acre in residentially-enabled districts served by water and
sewer.
3) Incorporate, as applicable, planned facilities, services and infrastructure identified in the
utilities and facilities plan, as implemented under the City’s adopted Capital Improvement
Program (CIP) and Official Map.
The City Plan contemplates a planned shared use path along VT 116 in this area. Given
the location of the existing homes and the proposal to develop this lot below the full
development potential, Staff has recommended in concurrent master plan MP-24-04 that
the Board not require additional right-of-way for the future path. Staff considers the
Board must make consistent findings between the master plan and this preliminary plat.
B. Conformance with the Master Plan
Each phase of a PUD developed in one or more phases must conform to the PUD Master Plan, as
approved or amended by the DRB under Article 15.B, including the approved development plan,
phasing schedule, buildout budget, management plan, and any associated development
agreements or conditions of master plan approval.
Staff considers the Board must not approve this preliminary plat until the concurrent master plan
is also approved.
C. Compliance with Regulations
The provisions and standards specific to a PUD under this Article supersede underlying zoning
district, subdivision, and site plan standards. In no case, however, shall the provisions or
standards specific to a PUD supersede the Environmental Protection Standards of Article 12.
Notwithstanding the supersession of the underlying zoning district, subdivision, and site plan
standards, any application that indicates a density increase that exceeds the Assigned Density of
a parcel shall require a TDR under Article 19.
Natural resource impacts are discussed under Article 12 below.
(3) Alternative Compliance. One or more PUD dimensional and design standards under this
Article may be modified at applicant request for an alternative form of compliance,
subject to separate DRB review and approval, to provide the flexibility necessary to
address unique site conditions or constraints; to enable compatibility with existing or
planned development in the vicinity; or to allow for exceptional and innovative design.
Note that alternative compliance does not constitute an exemption from a PUD standard.
Allowed modifications include proposed functional or design alternatives that may be
considered in place of a specific requirement under this Article, only if the intent of the
requirement is met or exceeded. In approving a request for alternative compliance, the
DRB must find that the proposed alternative:
As noted in concurrent master plan #MP-24-03, the applicant is proposing a neighborhood
narrow street.
• 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
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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
The applicant has requested the following alternative approaches.
i. Substitution of a crushed stone surface in lieu of a bituminous concrete wearing
surface & increased rate of change in vertical alignment
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.
Staff understands the intention of the applicant is to develop Phase 1 quickly and
inexpensively, and to reserve major improvements for Phase 2 and 3. However, the
purpose of the required master plan is to ensure that approved development plans for and
accommodates future development potential of the subdivided land. Staff considers the
most straightforward course of action is to require the applicant to construct the roadway
as paved and include a sidewalk along (or integrated within) the Phase 1 roadway as part
of Phase 1. However, an alternative approach may be warranted. See discussion below.
Before reviewing the specifics of the applicant’s proposal, Staff calls the Board’s attention
to several challenges:
• Phase 1 includes three of the eight proposed homes, and requiring improvement
of the Phase 1 roadway in future phases would place a disproportionate burden on
the cost of those homes.
• Functionally, there is no way to include an integrated sidewalk for a gravel
roadway. An integrated sidewalk is one for which it is distinguished from the
vehicular way by a change in surface treatment.
• An increased vertical rate of change would not be something that could be
corrected in a future phase. Therefore the future public street would not meet
Public Works standards.
• Similarly, a waiver of curb and gutter to allow sheet flow and open drainage would
not be something that could be changed in a future phase, therefore the future
public street would not be strictly consistent with Public Works standards in that
regard either.
The applicant has included a comprehensive narrative for each of the alternative
compliance criteria of review in support of their requests, paraphrased below.
(a) Conforms to the intent, description, and defining characteristics of the selected PUD
type(s);
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i. Road surface & vertical alignment: The applicant argues that the street will
not be public until it is connected and will only be used by the general public
for emergency access. The required width is proposed to be retained. The
applicant argues the increase vertical rate of change is appropriate for lower
speed roadways.
ii. Swale & no curbing: The applicant argues that the City has approved swales
in other neighborhoods. Staff notes the provided examples were approved
under older regulations. The standards for neighborhood narrow streets
require vertical faced curbs.
iii. Sidewalk: The applicant argues that VTrans standards consider that for
roadways with a design number of trips less than 100 per day, pedestrian and
bicycle traffic can be accommodated within the roadway surface.
(b) Achieves the intent of the PUD standard to be modified;
i. Road surface & vertical alignment: The applicant argues the intent of the
bituminous surface is to reduce infiltration and provide a more durable surface.
They argue that the annualized cost of a low volume gravel surface will be less
than the annualized cost of a bituminous surface. They propose a 3% crown to
remove surface water. They argue the increased vertical rate of change
continues to provide a safe roadway under the design conditions.
ii. ii. Swale & no curbing: The applicant argues that the intent of curbing is to
delineate boundaries between road and sidewalk and to control stormwater.
The applicant is requesting that the sidewalk be integrated into the roadway and
to have an open drainage system.
iii. Sidewalk: The applicant argues that the intent is to provide pedestrian and
bicycle safety, and their safety can be accommodated within the roadway.
(c) Results in development that is equivalent or demonstrably superior in function,
design, and quality to that required under the standard to be modified; and
i. Road surface & vertical alignment: The applicant argues that not paving the
surface is a lower cost alternative and more aesthetic. The applicant argues that
the use of an increased vertical rate of change is more consistent with the very
low speed desired for the roadway.
ii. Swale & no curbing: The applicant argues that the use of curbing and closed
drainage is an urban form.
iii. Sidewalk: The applicant argues that a “share the road” approach reduces
impervious surfaces and reduces the materials needed for construction and
maintenance.
(d) Does not adversely impact properties, uses or facilities within, adjacent to, or in the
vicinity of the planned development (e.g., regarding walkability, traffic, parking,
drainage).
i. Road surface & vertical alignment: The applicant argues that the low speed will
mitigate issues with dust generation or disturbance of the surface, and
stormwater runoff will be managed in the same way as a paved road. The
applicant argues the increased vertical rate of change will by its nature not have
any impact on adjoining properties.
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ii. Swale & no curbing: The applicant argues that there will be no impact to
parking, as parking is prohibited on neighborhood narrow streets. There will
not be impacts to abutting properties and it will enhance stormwater treatment.
iii. Sidewalk: The applicant argues that the disconnected nature of the roadway
has no impact on abutting properties. Staff considers the absence of a sidewalk
will impact adjoining properties that may connect to the roadway in the future,
and recommends the Board include a condition that their waiver of a sidewalk
is only applicable to Phase 1 and shall be reconsidered for future phases.
The Director of Public Works reviewed the project on August 26, 2024. Some of these
comments are more applicable to concurrent master plan #MP-24-03 but are instead
provided here so that discussion of the roadway can occur in one place.
• The proposed project does not appear to accommodate the City's future ownership of
infrastructure. If this is the applicant's intent, or a future requirement, then we
recommend further discussions to clarify what is necessary.
• Sidewalk location must be shown and included in the ROW.
• Any infrastructure in a future City owned ROW, must be constructed in accordance
with the South Burlington Public Works Standards and Specifications. My
understanding is that the applicant is currently proposing a gravel road that would be
reconstructed to become a paved road if / when the road becomes public in the future.
The South Burlington Public Works Standards and Specifications do not include an
approved standard for gravel roads. If the DRB were to approve a gravel road it would
need to be reconstructed such that it fully meets the established road specification for
paved roads (including drainage, sub-base, etc) if /when the road becomes public. This
would be highly disruptive to residents then living on the street. DPW would also need
to review the proposed gravel road specification closer to make sure that it could
support emergency vehicles. Under no circumstances will the City accept
responsibility for a gravel road in the future. I do not recommend approval of a gravel
road.
• The "Neighborhood Street - Narrow" street typology requires a minimum ROW of 40'.
The applicant should consider providing more than the minimum required ROW.
• It is unclear if proposed infrastructure including driveway culverts, ditches, water
lines, and sewer pipes are within the proposed 40' wide road ROW. A future
submission needs to show this information on a single sheet. Any infrastructure
proposed for future city ownership must be within the ROW and have sufficient space
on either side of the infrastructure to repair / replace / maintain it in the future. This
typically means 10' on either side pipes. Sections of pipe outside the ROW will require
sufficient easements.
• The applicant will need to obtain an appropriate wastewater allocation to
accommodate the project.
• The applicant will need to obtain an appropriate drinking water allocation to
accommodate the project.
• The "Neighborhood Street - Narrow" street typology does not accommodate on-street
parking. Applicant will need to provide signage to this effect.
• The application should review the City's stormwater ordinance to ensure that policies
related to the future acceptance of stormwater infrastructure are clear.
The Deputy Director of Capital Projects reviewed the project on July 5, 2024 and offers the
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following additional comments pertaining to the proposed street.
• Does the sidewalk need to be shown at the Master Plan level to indicate which side it
will be on? I don’t see it on the plans or cross-sections of the road, but I’d like to see
what they are thinking since homes will eventually be on both side of Maxine’s Way.
2. Staff acknowledges the dichotomy in the proposal. With that in mind, if the Board is
inclined to accept an alternative compliance approach to the roadway design, they tie it
directly to phasing and be clear on both short term and longer-term expectations. Namely:
that improving the full roadway length and providing pedestrian infrastructure is a
requirement of future phases, and that until and unless the road and associated
infrastructure are fully built to public standards, they will not be considered for acceptance
as public infrastructure
3. Staff recommends the Board review the above paragraphs pertaining to alternative
compliance and the comments of the Director of Public Works and discuss each of the
applicant’s requests.
i. Substitution of a crushed stone surface in lieu of a bituminous concrete wearing
surface & increased rate of change in vertical alignment – Staff recommends the
Board consider approving the crushed stone surface for Phase 1 but require
paving for future phases. Staff considers the Board may request the applicant
meet with the Director of Public Works on the vertical alignment or request an
independent technical review if no agreement can be reached.
ii. Substitution of a swale in lieu of curbing and enclosed drainage system – Based
on the comments of the Stormwater Division, provided below under site plan
review standards, Staff recommends the Board consider accepting this
modification for Phase 1 and future phases.
iii. Consolidation of the sidewalk and roadway into one surface as part of a shared
use design for low volume roadways. – Staff recommends the Board consider
accepting this request only if the applicant provides a demonstration of how the
integrated sidewalk will be distinguished from the vehicular way by a change in
surface treatment. If it cannot be integrated, the Phase 1 roadway should be
redesigned to accommodate a separate sidewalk in future phases.
In addition, 15.A.14(C) below provides an alternative pathway for the Board to permit
modifications to roadway standards that Staff recommends the Board take into
consideration when evaluating this request for alternative compliance.
The DRB in approving an alternative form of compliance may attach conditions as
necessary to ensure compliance, or to mitigate any adverse impacts resulting from a
proposed alternative.
4. If the Board considers it potentially feasible to accept a portion of the applicant’s requests
for alternative compliance for Phase 1 but require the standards to be met in full for future
phases, Staff recommends the Board require the applicant to present a proposal that
provides reasonable surety that the pavement and sidewalk be constructed, such as a
bond lasting the duration of the master plan.
Further, if the Board considers it to be acceptable to place the burden of improving the
roadway within Phase 1 on a later phase, Staff considers the Board must include a clear
condition of the master plan indicating with which phase the roadway must be improved
to meet City standards, and require the applicant to provide a design demonstrating an
approvable configuration for the improved roadway as part of the concurrent master plan
application. Any additional findings of the Board that affect the master plan as a whole or
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future phases should be incorporated into the findings of the master plan.
D. Development Density
(1) Intent. A Planned Unit Development is intended to accommodate within a designated
Development Area typically higher effective densities of development than the
underlying zoning district may allow, as necessary to accommodate:
(a) The clustering of development to conserve resources identified for protection;
(b) A more efficient and cost-effective use of land, facilities, services, and infrastructure;
(c) Densities that support a walkable, pedestrian-oriented pattern of development; or
(d) Transit-supportive densities of development along existing and planned transit
routes.
(2) Within a PUD, the overall density and intensity of development shall be determined
based on the total Buildable Area included within designated Development Areas, as
shown on the PUD Master Plan; and land use allocations, PUD density and dimensional
standards, and allowed building types and standards as specified by PUD type.
(3) Buildable Area.
(4) Land Use Allocations
(5) Minimum (Base) Density.
(6) Nonresidential Base Density
(7) Maximum Development Density.
Overall density, buildable area, and land use allocations are discussed at length in concurrent
master plan #MP-24-03 and are recommended for vesting.
E. Transition Zone. A PUD may also incorporate one or more transition zones along PUD or
property boundaries, as indicated on the PUD Master Plan and delineated on preliminary and final
subdivision plans, to include the minimum land area necessary to either extend and integrate
compatible, complementary forms of planned development, or to separate and buffer conflicting,
incompatible forms of planned development, in relation to existing and planned development in the
vicinity of the PUD.
As discussed in associated master plan #MP-24-03, Staff considers that no transitions are needed.
F. Allowed Uses. All proposed uses are allowed.
G. PUD Dimensional Standards. Dimensional standards, and modifications thereof, are
discussed above.
H. Street, Building, and Civic Space Types. There are no restrictions on these types for a
general PUD.
I. Solar Siting Preferences. The applicant has indicated their intention to meet renewable
energy requirements using a ground mounted photovoltaic system.
J. PUD Design Standards. PUD design standards are discussed under 15.C.07 below.
15.C.07 General PUD
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A. Authority and Limitations
(1) The Development Review Board (DRB) has the authority under 24 VSA § 4417 to review, to
approve, to approve with modifications and conditions, or to disapprove an application for a
Planned Unit Development (PUD), as further described in Section 15.C.01.
(2) Limitations on DRB authority under 14.04(A)(3)(b) apply.
(3) In addition, in no case shall the DRB vary:
(a) Density restrictions and/or allow an increase in overall density except as authorized via use of
Transferrable Development Rights or via Inclusionary Zoning.
(b) Requirements of the Urban Design Overlay District and Transit Overlay District, as applicable.
(c) Applicable lot coverage and/or building coverage maximums allowed within each zoning
district, as measured across the PUD as a whole, except as authorized via use of Transferrable
Development Rights.
(d) Environmental Protection Standards under Article 12, except as authorized within that Article.
(e) Parking and building location requirements in Section 14.06(A)(2), except as authorized within
that Section.
F. General PUD Compatibility and Context Analysis
(3) Context Analysis. The applicant must submit a written Analysis of the Development
Context within the Planning Area, which, at minimum, includes the information required
for Master Plan review under 15.B.04(C) and:
a. Hazards, and Level I and Level II Resources regulated under Article 12.
b. Prevalent pattern of land subdivision and development in the Planning Area, as
defined by block lengths; lot size and front lot line lengths; front, side, and rear
setbacks; building height and coverage; and existing parking arrangements.
c. Streetscape elements, including the placement, orientation, and spacing of buildings
along the street, existing and planned sidewalks, and existing or planned
landscaping, street furniture, and lighting.
d. Building types and styles, including any prevalent or character-defining architectural
features.
The context analysis is discussed in conjunction with master plan application #MP-24-03.
G. General PUD Dimensional Standards
1) Relevant subdivision, site plan, zoning district, and applicable overlay district
dimensional standards shall form the basis of the design of a General PUD and shall
apply unless modified, reduced, or waived by the DRB under (2) below.
a. The DRB must find an application meets the requirements of 15.C.07(G)(2) in
order to modify, reduce, or waive Site Plan requirements using 14.04(A)(3), Site
Plan application requirements using 14.05(G), Subdivision requirements using
15.A.01(B)(3), Scenic Overlay District requirements using 10.02(I)(2), (J), and/or
(K).
b. The DRB has authority to allow alternative compliance under 15.C.04(C)(3).
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c. Height restrictions may be modified, reduced, or waived as allowed in underlying
zoning districts identified in 3.07(D)(2) by the DRB under (2) below. The standards
of review in 3.07(D)(2) shall apply.
d. The DRB cannot modify, reduce, or waive standards as listed in 15.C.07(A)(3).
2) In response to the existing or planned Development Context in the Planning Area, the
DRB may modify, reduce, or waive one or more applicable dimensional standards as
necessary to:
a. Accommodate reductions in the available area associated with infill or
redevelopment, that result in insufficient acreage to meet applicable dimensional
standards; or
b. Allow for more creative and efficient subdivision and site layout and design that
advances the purposes of the underlying zoning district and/or the goals of the
Comprehensive Plan, particularly in response to existing site limitations that
cannot be eliminated; or
c. Ensure that the pattern and form of proposed development is compatible with
existing or planned Development Context in the Planning Area determined under
15.C.07(F) and to Transition Zone standards in 15.C.04(E); or
d. Allow for greater energy efficiency, use of alternative energy, green building
design, or otherwise furthering of the South Burlington City Council’s Resolution
on Climate Change dated August 7, 2017.
3) Context shall be determined by the existing or planned Development Context in the
Planning Area under Section 15.C.07(F).
As discussed above, the applicant is requesting alternative compliance for the roadway.
H. Development Density
1) Development Density regulations and definitions included in Section 15.C.04(D) shall
apply to General PUDs.
2) Development density within a General PUD is determined by maximum development
density in the underlying zoning district, except as follows.
a. Density can be re-allocated within the PUD area within single zoning districts;
b. Additional density may be achieved through either or both Inclusionary Zoning
and application of Transferrable Development Rights where specifically
authorized by and as regulated by Section 18.01 or Article 19.
The Board’s findings on MP-24-03 will determine the maximum development
density within the PUD achievable without inclusionary zoning or TDRs.
I. General PUD Design Standards
1) Design Standards. Generally. The design for a General PUD shall comply with existing
Site Plan, Subdivision, and Overlay District regulations and standards, but may allow for
variations from applicable regulations that respond to and incorporate the development
context within the Planning Area and under the specific circumstances listed in Section
15.C.07(G).
Additional design standards beyond the applicable sections of the LDR include those
established for the entire master plan in 15.B.04H Design Standards. Comments
pertaining to the overall master plan design standards are included in the review of that
application. Staff considers it unlikely that the Board will impose any design standards as
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part of the master plan that are incompatible with this, Phase 1, of that master plan.
Other design standards are discussed herein.
2) Streets. Streets within a General PUD must be compatible with and connect to existing
and planned public street, sidewalk, and path networks in the Planning Area.
a. Street and block pattern requirements of the Subdivision regulations shall apply
unless waived by the DRB under Section 15C.09(G)(4).
Street and block patterns are addressed discussed under 15.A.16 below.
3) Parking. Parking design and building location requirements applicable in all underlying
zones and districts apply to General PUDs, including all requirements in Section
14.06(A)(2).
Parking requirements are discussed in conjunction with site plan review below.
4) Buildings. Buildings and associated building lots within a General PUD must be
compatible with the development context in the Planning Area as described under
Section 15.C.07(F) and (G).
Staff considers the findings of MP-24-03 will govern whether this criterion is met.
5) Civic Spaces and Site Amenities. Civic Spaces and/or Site Amenities must be compatible
with the existing or planned development context.
The applicant is proposing a community garden type civic space. This type is required to
include a group of garden plots and may also include accessory facilities/structures such
as a water source or equipment shed. Parking is to be limited or none. It must be at least
5,000 sf and accessible from a public street. As part of MP-24-03, the Board is considering
under what conditions a stormwater treatment will be permitted to be included in the civic
space. Staff considers the Board may review consistency of the stormwater practice with
the findings of the master plan at the final plat stage of review.
Site amenities are discussed in association with site plan review criteria below.
6) Housing Mix. In a General PUD with more than four (4) residential dwelling units, a mix
of two or more dwelling unit types (as allowed within the applicable zoning district) must
be provided as described by Section 15.A.17. 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.
Phase 1 includes construction of three homes and an ADU. This criterion is not applicable
to Phase 1.
C) SUBDIVISION STANDARDS
15.C.04C, pertaining to compliance with regulations for all PUD types, states that the provisions
specific to a PUD supersede underlying zoning district, subdivision, and site plan standards.
Therefore only standards not directly superseded by PUD standards are discussed herein.
15.A.04 Classification
A. Subdivision Classes.
This application will be considered a Major Subdivision.
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15.A.11 General Standards
A. Development Suitability. The applicant must demonstrate that the land to be subdivided
is physically suited for its intended use and the proposed density or intensity of development, and
that the proposed subdivision will not result in undue adverse impacts to public health and safety,
environmental resources as identified and regulated under Article 12, neighboring properties and
uses, or public facilities and infrastructure located on or within the vicinity of the land to be
subdivided.
(1) Physical Site Constraints. Land that is physically unsuited for development, including land
that is characterized by periodic flooding, poor drainage, shallow soils, landslides,
environmental site contamination or other known physical hazards or constraints, must not
be subdivided for development unless the applicant can demonstrate that such limitations can
be overcome, remediated, or mitigated as necessary to allow for subsequent development.
Physical constraints include potential wetland buffer on the southeast corner of the site. This
land is not proposed for subdivision.
(2) Buildable Area.
(3) Buildable Area Calculations. The allowed number of building lots or dwelling units within the
subdivision shall be calculated based on the Buildable Area of the parcel or tract to be
subdivided except as otherwise specified for a Transect Zone Subdivision under Article 8, a
Planned Unit Development under Article 15.C; and as provided for the transfer of development
rights under Article 19, or affordable housing offsets, bonuses, or incentives under Article 18.
Calculation of buildable area is addressed in concurrent master plan MP-24-01 and is
recommended as a vested right under that master plan.
C. Development Context
(1) Overlay Districts
The project is not located in any overlay districts.
(2) Multiple Districts
The project is located in only one zoning district.
(3) Compliance with Other Regulations. Subdivisions, including building lots, dwelling units,
and supporting facilities and infrastructure, must also be designed, configured, and
constructed to comply with other relevant standards under these Regulations and other city
ordinances and standards in effect at the time of application, including those listed below.
• Official Map, adopted under 24 V.S.A. § 4421
There are no official map features in the vicinity of the project.
• Capital Improvement Program, adopted under 24 V.S.A. § 4430
There are no capital improvements planned in the vicinity of the project.
• Department of Public Works Standards
The Director of Public Works reviewed the proposed plans on July 9, 2024 and
August 23, 2024. Those comments are incorporated above.
• Fire Prevention and Safety Ordinance
• Water and Cross Connection Ordinances
• Sanitary Sewer and Stormwater Ordinance
• Impact Fee Ordinance
Impact fees will be required for construction of each new home.
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• E-911 Ordinance
Staff recommends the Board require the applicant to obtain Planning Commission
approval for a proposed road name prior to submitting the final plat.
(4) Compliance with an Approved Master Plan
Staff considers the Board must not approve this preliminary plat until the concurrent
master plan is also approved.
D. Development Connectivity
The applicant must demonstrate that the subdivision, to the extent physically feasible, is
configured and laid out to maximize connections with adjoining parcels and neighborhoods, and
to avoid creating isolated and disconnected enclaves of development, except where necessary to
separate incompatible land uses, or to avoid undue adverse impacts to resources identified for
protection under Article 12. Accordingly, the applicant must demonstrate that the subdivision is
laid out to connect with and extend existing and planned streets, sidewalks, recreation paths,
transit routes, and utility and greenway corridors located adjacent to or within ½-mile of the
subdivision, or as indicated on the City’s Official Map. Off-site improvements necessary to serve
the proposed subdivision must be provided in accordance with 15.A.18.
Staff considers the proposed master plan to address this criterion.
15.A.12 Resource Protection Standards
A. Resource Protection.
The applicant must demonstrate that the proposed subdivision has been configured and laid out
to:
(1) Incorporate significant natural, historical, and scenic features located on the parcel or tract to
be subdivided;
(2) Avoid and exclude Hazard and Level I Resources identified for protection under Article 12 from
parcelization, physical fragmentation, and development; and,
(3) Minimize and mitigate the adverse impacts of land subdivision and development on Level
II Resources identified for protection under Article 12.
Staff considers these criteria met.
15.A.13 Subdivision Design Process
A. Design Process
The design process to be followed by the applicant under this Subsection, in preparing subdivision
plans and draft plats included with the application, includes the following steps in order of
preference:
(1) Delineate and set aside resource areas identified for protection, and other existing site
features for consideration under 15.A.12 above.
The applicant is proposing community garden spaces within the potential wetland buffer.
Wetland impacts are discussed under 12.06 below.
(2) Layout and configure the proposed street network to:
(a) connect with and extend existing streets;
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(b) define one or more contiguous blocks that meet applicable block standards under
15.A.16 or as otherwise specified for the Zoning District, Transect Zone, or type of
Planned Unit Development in which the subdivision is located); and to
(c) incorporate allowed Street Types and design standards under 15.A.14, including
existing and planned streets, sidewalks, recreation paths, and transit stops.
Street type and block layout are addressed in concurrent master plan MP-24-03.
(3) Delineate building lots that front on and are oriented to the abutting street or civic space,
and that meet applicable lot size and dimensional requirements by Zoning District,
Transect Zone or type of Planned Unit Development or Building Type under Article 11.C,
as applicable.
Staff considers this criterion met.
(4) Designate within each block, or as otherwise provided within the subdivision, required
civic spaces, parking lots or facilities, and infrastructure and utility corridors or easements
that meet the requirements of these Regulations, which are to be retained in common or
single ownership or dedicated to the City.
Staff considers this criterion met.
(5) Incorporate within block configurations, as applicable, one or more alleys or service
lanes, and midblock pedestrian passages as necessary to provide rear, side or shared
vehicular and pedestrian access to fronting building lots, civic spaces and designated
parking areas or facilities.
Staff considers this criterion not applicable.
15.A.14 Street Network
B. Street Layout
Layout of the street network is considered as part of concurrent master plan MP-24-03 and is
recommended for vesting.
C. Street Design
The applicant’s requested modifications from the required street geometry and cross section are
discussed under alternative compliance above.
If the Board finds alternative compliance for the street cross section to not be approved, there is
an alternative path forward for the applicant to request DRB approval for modification of street
standards, which includes demonstration of the following.
(a) The stated reasons why a cited standard or specification cannot be achieved;
(b) The estimated cost of construction to meet the cited standard in relation to the total
project cost, and the cost of any proposed alternative, if cost is cited as a factor in the
request;
(c) Projected traffic volumes, including projected truck, pedestrian and bicyclist traffic,
and the minimum standards necessary to accommodate the stated design vehicle(s);
(d) The compatibility of a requested modification with present and anticipated
improvements to adjacent street sections or connections;
(e) Accident data for the area, to determine the potential impact of a proposed
modification on safety and accident rates; and any proposed countermeasures that will
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be employed to reduce the frequency and severity of future accidents;
(f) Recommendations of the Director of Public Works with respect to the proposed street
design in relation to its development context, functional classification, and maintenance.
(g) Any other information the Board deems necessary to render a decision.
While Staff is not necessarily recommending the Board deny the request for alternative
compliance, Staff does consider applicant’s modification request may be more cleanly approvable
under the above criteria (a) through (f) than under the alternative compliance criteria of
15.C.04(C)(3) above.
5. Staff therefore, at minimum, recommends the Board consider these criteria when
deliberating on the applicant’s request for alternative compliance.
D. Functional Capacity and Transit Oriented Development
The nearest signalized intersection or those intersections specified by the DRB shall have an
overall level of service “D” or better, at the peak street hour, including the anticipated impact of
the fully developed proposed PUD or subdivision. In addition, the level of service of each through
movement on the major roadway shall have a level of service “D” or better at full buildout.
The applicant has indicated that the proposed master plan will generate 11 PM peak hour trips,
therefore Staff considers the Board need not require a traffic study for this, Phase 1, of the master
plan. Furthermore, Staff is recommending the traffic generation for vesting in concurrent master
plan application #MP-24-03.
15.A.15 Sidewalks, Bike Lanes, and Recreation Paths
The applicant has made their request to include the sidewalk within the roadway cross section for
Phase 1, discussed above.
15.A.16 Blocks and Lots
These elements are discussed in conjunction with concurrent master plan MP-24-01 and are
recommended for vesting.
15.A.17 Mix of Dwelling Unit Types
This is addressed under PUD standards above.
15.A.18 Infrastructure, Utilities, and Services
A. Capacity of Community Facilities, Utilities and Services. The applicant must demonstrate
that the proposed subdivision and development will not exceed the existing or planned capacity
of, or cause a disproportionate or unreasonable burden on City facilities, utilities and services,
including:
• Public schools,
• Police, fire protection and ambulance services,
• Street infrastructure and maintenance,
• Parks and recreation facilities, and
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• Water supply, wastewater disposal, and stormwater management systems and infrastructure.
Comments of the relevant departments have been included in the applicable sections of this
report.
B. Potable Water Supply and Wastewater Systems. The applicant must demonstrate that
adequate potable water supply and wastewater facilities exist to serve the subdivision at buildout,
and for each phase of development.
The project is proposed to be connected to the City’s water supply and wastewater system.
The comments of the South Burlington Water Director are included in concurrent master plan #MP-
24-03.
The applicant has obtained recent approval to connect to municipal wastewater, and the Deputy
Director of Water Quality reviewed the plans associated with that connection with this proposed
project in mind.
C. Fire Protection. The subdivision must be laid out to ensure that adequate fire protection
can be provided in accordance with City specifications.
The Fire Marshal reviewed the provided plans on July 3, 2024 and offers the following comments.
The required fire hydrants shall be installed and operational and tested by CWD prior to the
beginning of any combustible construction. Hydrant flow data shall be forward to SBFD-FMO
prior to any combustible construction.
6. As noted in concurrent master plan #MP-24-03, Staff recommends the Board address the
conflicting comments of the Suth Burlington Water Director and the Fire Marshal
pertaining to the means of fire protection for the proposed homes, either sprinkler or fire
hydrant.
D. Stormwater Facilities. The applicant must demonstrate that stormwater management
system serving the subdivision has been designed to meet City standards and specifications under
Article 13 of these regulations and the South Burlington Ordinance Regulating the use of Public
and Private Sanitary Sewerage and Stormwater Systems.
(1) Planned Unit Developments. For the purposes of determining applicability in Section
13.05B of these regulations, in the instance of a Planned Unit Development, the applicant
shall calculate the impervious coverage on the entire PUD, rather than lot or parcel. The
stormwater management requirements will apply to all PUDs within the City of South
Burlington where one-half acre or more of impervious surface area exists or is proposed
to exist.
The South Burlington Stormwater Superintendent reviewed the plans on July 8,
2024 and offers the following comments.
1. Please provide the HydroCAD model for review. Also please note that the
HydroCAD print-outs included in the application do not include any routing
from the drainage areas to the gravel wetland and therefore do not provide any
information on how the gravel wetland will perform during any storm event.
2. Sheet SW-1:
a. How will the applicant ensure that all runoff from the road enters the gravel
wetland system through the pre-treatment forebay? Note in particular that
runoff from the hammerhead will be able to flow freely into the gravel
wetland without receiving pre-treatment.
b. This is quite a steep road. How will the applicant prevent runoff from the
south side of the road from scouring the adjacent land and causing erosion
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issues? Staff recommends the inclusion of a stone-lined swale on the south
side in addition to the one on the north.
c. Grading is insufficient to determine routing of runoff from the proposed
driveways and buildings. How will the applicant ensure that all runoff from
the driveways and homes makes it into the gravel wetland system?
d. Staff recommends increasing the size of the driveway culverts from 12” to
15”.
7. Staff considers the comments of the Stormwater Superintendent, while significant, will
not require a complete reconfiguration of the proposed stormwater management system
and therefore recommends the Board require them to be addressed at the final plat stage
of review.
E. Utilities and Services.
The applicant must demonstrate that subdivision design has been coordinated with utility
companies serving the proposed subdivision, as necessary for the DRB to determine that adequate
service capacity exists and that the areas identified for utility installation, on subdivision plans and
plat, meet the requirements of these Regulations.
(1) Utility connections must be provided to each building lot, and to other subdivision lots on
which service is necessary or required.
(2) Utilities must be located within street rights-of-way, or within permanent utility access and
maintenance easements identified on subdivision plans and plats.
(3) New electrical, natural gas, telephone, internet, cable television, and outdoor lighting systems
must be installed underground, unless prevented by ledge or other physical constraints that
make burying utility lines impractical.
(4) Utility lines or corridors must be located and designed in a manner that is compatible with
the extension of utilities and services to adjacent properties.
Staff recommends the Board include a condition requiring utility lines to be underground.
F. Street and Sidewalk Lighting.
Where provided along local and collector streets, street and sidewalk lighting must be pedestrian-
scaled (e.g., 12 to 14 feet in height) to ensure pedestrian safety traveling to and from public spaces.
Overall illumination levels should be consistent with the development patterns and character of
the neighborhood, with smooth levels of illumination (rather than hotspots) and light trespass
minimized to the lowest level consistent with public safety.
The applicant is not proposing street or sidewalk lighting.
G. Renewable Energy Facilities.
The applicant must demonstrate that, to the extent physically feasible, reasonable, and as
appropriate to its development context, the subdivision has been designed to incorporate best
practices that maintain access to and use of renewable energy resources, e.g., to include one or
more of the following as indicated on subdivision plans and plats:
(1) Street and building lots that are oriented to maximize solar access and gain, for passive solar
construction or rooftop solar installations.
(2) Parking lots or structures that are designed and constructed to accommodate electric vehicle
infrastructure, including charging stations and solar canopies or rooftop solar installations.
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(3) One or more suitable open areas (“solar lots”) within the subdivision that are specifically
designated for a ground-mounted community or neighborhood solar installation.
(4) Solar access easements, as necessary to maintain solar access across adjoining building lots
or properties.
(5) Covenants, deed restrictions or other legal mechanisms that require “solar-ready”
construction within the subdivision.
The property has an existing ground mounted solar array that is located in a corner of the proposed
Civic Space. Staff considers these criteria to be met.
D) SITE PLAN & CONDITIONAL USE REVIEW STANDARDS
As a PUD, these criteria are applicable.
14.06 General Review Standards
A. Relationship of Proposed Structures to the Site.
(1) The site shall be planned to accomplish a desirable transition from structure to site, from
structure to structure, and to provide for adequate planting, safe pedestrian movement, and
adequate parking areas. The DRB shall consider the following:
(a) Street Frontage. Maintain internally-consistent building setbacks and landscaping along
the street.
The applicant has requested a front setback waiver to 30 ft.
(b) Building Placement, Orientation. Maintain or establish a consistent orientation to the
street and, where a prevalent pattern exists, shall continue the manner in which the site’s
existing building foundations relate to the site’s topography and grade.
The applicant’s conceptual plans indicate future buildings oriented to the street. 13.17
requires buildings to face the street. Staff considers this criterion met.
(c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale between
existing, planned or approved development, and proposed development.
Staff considers the proposed single family homes to be consistent with existing
development.
(d) Pedestrian Orientation. Improve and enhance pedestrian connections and walkability
within the area proposed for development.
The applicant has requested alternative compliance for the standard requiring a sidewalk
along the proposed street.
(e) Solar Gain. Orient their rooflines to maximize solar gain potential, to the extent possible
within the context of the overall standards of these regulations.
8. Staff recommends the Board consider whether they will include a condition requiring
solar orientation given the existing ground mounted solar array.
(2) Parking.
(a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public
street shall be considered a front side of a building for the purposes of this subsection.
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Single family homes and duplexes are exempt from this criterion.
B. Relationship of Structures and Site to Adjoining Area
1) The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing),
landscaping, buffers, screens and visual interruptions to create attractive transitions
between buildings of different architectural styles.
The applicant has provided a document describing the characteristics proposed for
buildings on Lots 1C and 1D. They have argued that the proposed building on Lot 1B is
exempt from building design requirements due to the lot size being over 1 acre. However,
there is no such lot size exemption from this criterion therefore Staff recommends the Board
apply the same characteristics to the proposed construction on Lot 1B.
The proposed characteristics are as follows. These would be in addition to dimensional
standards.
• Front Door facing the street
• Front Porch facing south
• Higher proportion of glazing facing south
• Ridge Line running east-west
• Dark color roof
• Recessed Garage façade
• Garage width <40% of Total Building street façade length
• Yard area of >100 SF
2) Proposed structures shall be related harmoniously to themselves, the terrain and to
existing buildings and roads in the vicinity that have a visual relationship to the proposed
structures.
Staff considers the above criterion and the layout of the site to result in compliance with
this criterion.
3) To accomplish (1) and (2), the DRB shall consider:
a. Pattern and Rhythm. Update or maintain or extend the overall pattern of
development defined by the planned or existing street grid, block configurations,
position and orientation of principal buildings, prevalence of attached or detached
building types.
Staff considers the street and block configurations and position of buildings to be
consistent with the setting.
b. Architectural Features. Respond to recurring or representative architectural
features that define neighborhood character, without adhering to a particular
architectural style.
Staff considers the above commitments to result in compliance with this criterion.
c. Privacy. Limit impacts and intrusions to privacy on adjoining properties, including
side and back yard areas through context sensitive design.
Staff considers privacy to adjoining properties to not be an issue in this setting.
C. Site Amenity Requirement
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(3) The required area shall be:
(a) For Non-Residential development, a minimum of 6% of non-residential building gross floor
area.
(b) For Residential development, determined by number of units as:
(i) For fewer than 10 units, 100 square feet per unit;
(ii) For 10 to 19 units, 85 square feet per unit; or
(iii) For 20 or more units, 60 square feet per unit.
For the proposed 11 homes in the master plan, 935 sf site amenity is required.
(4) The DRB may, in its discretion, provide a credit for up to 50% of the required Site Amenity area if
the Applicant demonstrates a safe, walkable connection to an existing Civic Space or public park
that is accessible by the general public and located within five-hundred (500) feet of at least one
pedestrian access point for each building on the lot via a walking route and/or pedestrian way. A
“safe, walkable connection” shall not include or require crossing a four-lane road.
(a) The DRB may, in its discretion, give a partial credit for the required Site Amenity area if some
but not all the buildings on the lot have pedestrian access points located within five-hundred
(500) feet of the Civic Space or public park, as described in Section 14.06(D)(4), above.
(b) The DRB cannot provide any credit to replace the remaining 50% of the Site Amenity area.
The applicant has provided a Civic Space in Phase 1, which is within 500-ft of and accessible
to each of the proposed homes. In addition, each home will have a private yard space, which
the applicant has above committed to being at least 100 sf. Staff considers this criterion met.
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall
apply:
A. Environmental Protection Standards
All proposed development shall be subject to the applicable requirements of Article 12,
Environmental Protection Standards.
Discussion of specific requirements for environmental protection is included under Article 12
below.
B. Site Design Features.
All proposed development shall comply with standards for the placement of buildings, parking
and loading areas, landscaping and screening, open space, stormwater, lighting, and other
applicable standards related to site design pursuant to these Land Development Regulations.
These standards are discussed elsewhere in this report.
C. Access and Circulation. All proposed development shall comply with site access and
circulation standards of Section 15.A.14.
15.A.14 is discussed above.
D. [Reserved for Transportation Demand Management (TDM)]
E. Building Form. Development within the City Center Form Based Code District, the Urban
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Design Overlay District, and other districts with supplemental building form standards shall adhere to
the standards contained therein.
There are no supplemental building standards beyond those discussed under 14.06 above.
F. Streetscape Improvements. A proposed new construction or extension/expansion of an
existing structure exceeding the thresholds listed in either (a) Section 14.09(B) or (b) Section 8.11(D)
within the City Center Form Based Code, or Section 3.11(D) in all other zoning districts, shall be
required to upgrade adjacent sidewalks, greenbelts, and related street furniture (trees, benches, etc.)
to the standards contained within the applicable Street Type and Building Envelope Standard.
Nothing in this subsection shall be construed to limit requirements for additional upgrades as
necessary to meet the requirements of these Regulations.
Required streetscape improvements are discussed pertaining to subdivision standards above.
G. Access to Abutting Properties. The reservation of land may be required on any lot for
provision of access to abutting properties whenever such access is deemed necessary to reduce curb
cuts onto an arterial or collector street, to provide additional access for emergency or other purposes,
or to improve general access and circulation in the area.
The applicant has included on their proposed plat a 40-ft easement to be converted to a future 40-
ft right of way with development of phase 2. Staff considers this criterion met.
H. Utility Services.
Electric, telephone and other wire-served utility lines and service connections shall be
underground insofar as feasible and subject to state public utilities regulations. Any utility
installations remaining above ground shall be located so as to have a harmonious relation to
neighboring properties and to the site. Standards of Section 15.A.18, Infrastructure, Utilities, and
Services, shall also be met.
Staff recommends the Board include a condition that all wire served utilities are required to be
underground.
I. Disposal of Wastes.
All dumpsters and other facilities to handle solid waste, including compliance with any recycling,
composting, or other requirements, shall be accessible, secure and properly screened with opaque
fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended
for use by households or the public (i.e., non-dumpster, non-large drum) shall not be required to
be fenced or screened.
Staff considers this criterion to be not applicable for the proposed residential development.
E) ARTICLE 12: ENVIRONMENTAL PROTECTION STANDARDS
12.06 Wetland Protection Standards
As noted above, the applicant is proposing to encapsulate the wetland buffer within the required
Civic Space. This area is currently maintained as lawn.
D. Standards for Wetlands Protection.
(4) Pre-existing gardens, landscaped areas/lawns, structures and impervious surfaces.
(a) Gardens, landscaped areas/lawns, structures, and impervious surfaces located within a
wetlands buffer that were legally in existence as of the effective date of these regulations
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shall be considered non-conforming development. Non-conforming development within
a wetlands buffer may not be expanded.
E. Exemptions.
The following activities are not required to meet the standards in this section and do not require a
local permit:
(1) Maintenance of Pre-Existing Gardens, Landscaped Areas/Lawns, Structures and
Impervious Surfaces. Maintenance of pre-existing gardens, landscaped areas/lawns, structures
and impervious surfaces located within a wetlands buffer, and that were legally in existence as
of the effective date of these regulations, does not require a permit.
(2) Invasive Species, Nuisance Plants, and Noxious Weeds Removal. Hand removal (e.g.
non-motorized or non-mechanized) of invasive species, nuisance plants, and noxious weeds, as
identified by the Vermont Agency of Agriculture, Food & Markets, within Class I, Class II, and
Class III wetlands, and their associated buffers, is exempt from these regulations.
(3) Trails. Establishment and maintenance of unpaved, non-motorized trails, and
associate puncheons and boardwalks, not to exceed ten (10) feet in width located within the
buffer area of a Class I, Class II or Class III wetland. All trails located within this buffer area should
be constructed to meet the best practices outlined in the Recreational Trail Building Guidance
document developed by the Vermont Agency of Natural Resources.
9. Staff recommends the Board consider whether these criteria permit the applicant to
convert the existing lawn area to a community garden or whether it must be maintained
as lawn. The applicant may also revert it to an unmaintained wetland area at their
choosing.
F. Modifications.
(1) Types of Development. An applicant may request a modification, in writing, from the rules of
this section for any development in the following areas only:
(b) Re-development of pre-existing gardens, landscaped areas/lawns, public infrastructure,
structures, and impervious surfaces within a Class II wetland buffer in any zoning district if;
(i) The resulting total area of lands within the wetland buffer that will be in a naturally
vegetated condition is increased;
(ii) The applicant submits an evidence-based professional opinion by a wetland scientist that
the re-development will have a net positive effect on the health and functioning of the
wetland; and
(iii) The project results in no increase in total impervious surface within the Class II wetland
buffer.
If the Board determines conversion to community garden from lawn is not permitted under
E(1) above, Staff considers the proposed impacts to be potentially eligible for modification,
though additional documentation would be needed.
(3) Modification Standards. The Development Review Board or the Administrative Officer, as
applicable, may grant a modification from the rules of this Section only if a modification
application meets all the following standards:
(a) The modification shall be the minimum required to accommodate the proposed
development;
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(b) The proposed development will not have an undue adverse effect on the planned
character of the area, as defined by the purpose statement of the zoning district within
which the project is located, or on public health and safety;
(c) The proposed development will not have an undue adverse effect on the ability of the
property to adequately treat stormwater from the site; and,
(d) The proposed development will not have an undue adverse effect upon specific wetland
functions and values identified in the field delineation.
10. If the Board considers that the rules must be modified for conversion from lawn to
community garden, Staff recommends the Board require the applicant to submit the
wetland delineation report enumerating the specific functions and values, enumerate the
area of impact, and demonstrate that the area of impact has been minimized.
E) OTHER APPLICABLE STANDARDS
3.18 Residential and Commercial Building Energy Standards
A. Applicability.
This section shall apply to the receipt of a zoning permit for the construction and subsequent
alteration of all new principal buildings beginning December 1, 2015, or the date that this Section
3.17 becomes effective, whichever is later.
B. Residential Building Energy Standards (RBES).
Residential buildings, as defined by 30 V.S.A. section 51(a)(2), that are principal building, shall comply
with the Stretch Code, as defined by 30 V.S.A. section 53)a). Such buildings for which the RBES
Certificate certifying compliance with the Stretch Code is not recorded in the South Burlington Land
Records shall be deemed land development without a zoning permit in violation of these Regulations.
This standard applies to this project.
13.04 Landscaping, Screening, and Street Trees
There is no minimum required landscaping budget for this project. The applicant is proposing
fourteen (14) street trees installed at 2.5 – 3” caliper of three maple species. The City of South
Burlington Public Works specifications require no more than 50% of any one species. This is
proposed to be met. Staff will request City Arborist review of the proposed species at the final
plat stage of review.
The applicant has also provided a tree protection plan.
13.05 Stormwater Management
This chapter includes application requirements and design requirements for on-site treatment and
for impacts to the municipal system. The City Stormwater Section reviewed the plans on July 8,
2024 and the comments are provided above.
13.12 Utility Cabinets and Similar Structures
This section pertains to utility cabinets on their own lot. The applicant is proposing to locate an
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existing silo containing cell tower equipment on a 6,100 square foot (0.14 acre) lot. Assuming the
Board accepts the silo as a utility cabinet or similar structure as part of concurrent master plan
#MP-24-03, the following criterion are applicable.
A. General Requirements.
In any district, the Development Review Board may grant site plan approval for the construction
of a utility cabinet or similar structure according to the following regulations.
B. Specific Standards for Utility Cabinets and Similar Structures.
(1) The facility shall serve the City of South Burlington and/or immediately adjacent
communities.
Based on verbal information provided by the applicant, Staff understands this to be true.
(2) The minimum required lot for a public utility cabinet, substation, or communication relay
station on its own parcel may be reduced from the zoning district requirements, at the
discretion of the Development Review Board. In the event that the facility shall be erected on
property not owned by the utility, the Development Review Board shall require that the
facility be located unobtrusively.
The minimum lot size in the zoning district is modified by Act 47 to 8,712 sf, since the zoning
district permits single family homes.
(3) If the parcel containing the facility is landlocked, there shall be a recorded easement or
permission granting access to the utility or owner of the facility.
11. The utility exists therefore Staff assumes there is adequate access. Under proposed
conditions, the parcel will be directly adjacent to the project roadway. Staff recommends
the Board require the applicant to demonstrate compliance with this criterion by providing
documentation of existing access at the final plat stage of review.
(4) There shall be sufficient landscaping or fencing of sufficient height and opacity to screen
effectively the facility year-round from streets and abutting unaffiliated properties.
Staff recommends the Board waive this requirement. The silo is an important element of the
South Burlington skyline as seen when looking towards Mt. Mansfield from Wheeler Nature Park.
(5) The location of the facility shall be shown on all relevant site plans.
This criterion is met.
(6) Utility cabinets and similar structures shall be located a minimum of five (5) feet from all
existing or planned public roads or rights-of-way.
This criterion is met.
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Staff recommends the Board not close the preliminary plat until thy close the master plan since
the preliminary plat cannot be approved before the master plan.
Respectfully submitted,
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Marla Keene, P.E.
Senior Development Review Planner
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EXIST. SEPTIC SYSTEM
A/C
ELEC. METER
A/C
PROPANE TANK
GARAGE
(#896)
SHED
HOUSE
(#900)
HOUSE
(#896)
SHED
SILO
(898)
ELEC. METER
ELEC. METER
PROPANE TANK
EXIST. SOLAR PA
N
E
L
S
EL. EASE. 10' FROM PL
PROBABLE GAS &
WATER EASEMENTS
40' FROM PL
20' SEWER EASEMENT
725.79' 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
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
BLUE PAINT
COMM. VAULT
WATER VALVE
WATER
PIPELINE
MARKER
MANHOLE (BLUE)
BLUE PAINT
W
?
DE
C
K
G
G
G
G
G
G
G
G
G
G
G
G
COMM. VAULT
S
S
S
S
S
S
S
S
S
S
S
S
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
W
W
W
W
W
W
W
W
W
S
S
S
385
38
5
38
5
38
5
390
39
0
39
0
39
0
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
0
42
0
41
0
4
1
0
41
0
41
0
4
0
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)
SS
SS
S
S
HI
N
E
S
B
U
R
G
R
O
A
D
O
E
O
E
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE OE
OE
OE
OE
OE
OE
GAS
REGULATOR
EX. SMH
RIM 372.4
INV. 364.0 (8" NW)
INV. 363.9 (8" N)
INV. 363.8 (8" S)
50'
WETL
A
N
D
BUFF
E
R
50' WETL
A
N
D
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
P:\
A
u
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A
D
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P
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o
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N
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B
U
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R
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VT
.
R
T
E
.
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:\
A
u
t
o
C
A
D
D
P
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8
/
2
0
2
4
7
:
1
8
:
2
4
A
M
SHED
HOUSE
(#950)
GARAGE
GARAGE
(#896)
SHED
HOUSE
(#900)
HOUSE
(#896)
SHED
SILO
(898)
725.79' 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
W
?
DE
C
K
PRESUMED WETLAND (AS
SHOWN ON PREVIOUS
LANE PRESS PLANS)
HI
N
E
S
B
U
R
G
R
O
A
D
S
S
50'
WETL
A
N
D
BUFF
E
R
50' WETL
A
N
D
BUFFER
F.F. 408.0
F.F. 396.0
F.F. 384.0
S
MAXINE'S WAY
CLOSE-OFF EXIST. CURB CUT
WITH THE REMOVAL OF THE
DRIVEWAY GRAVEL AND
REPLACEMENT WITH LAWN
AREA. SAWCUT AND REMOVE
EXISTING PAVED APRON.
CONVERT OVER-WIDE
AREA BY REMOVING
DRIVEWAY GRAVEL
AND REPLACEMENT
WITH LAWN AREA
40
'
M
A
X
.
MINIMUM APRON
PAVING LIMITS
PROPOSED STORMWATER
MANAGEMENT FACILITY
STONE LINED
SWALE (TYP.)
PROPOSED 20' WIDE
NEIGHBORHOOD STREET - NARROW
(PRIVATE STREET)
(SEE DETAIL ON SHT. C4.0)
FUTURE CONNECTOR ROAD TO BE
CONSTRUCTED UPON FUTURE
DEVELOPMENT OF LOTS 2 AND 3.
EASEMENT LIMITS ARE SHOWN ON
SURVEY PLAT SHT. P1
LOT 1E ACCESSORY STRUCTURE
BUILDING ENVELOPE
PROPOSED BUILDING
ENVELOPE (TYP.)
CONCEPTUAL SINGLE
FAMILY HOME
LOCATION (TYP.)
S
R1
5
4
.
0
'
R1
5
4
.
0
'
LOT 1A
0.26 ACRES
LOT 1B
1.08 ACRES
LOT 1C
0.47 ACRES LOT 1D
0.61 ACRES
LOT 2
2.73 ACRES
LOT 3
3.02 ACRES
CONCEPTUAL SINGLE
2-BR ACCESSORY
DWELLING UNIT (ADU)
F.F. 380.0
WETLAND BUFFER
IN OPEN SPACE
(3,366 S.F.)
WETLAND BUFFER
IN OPEN SPACE
(7,582 S.F.)
LOT 4
1.00 ACRE
MAXINE'S WAY
F.F. 418.0±
LOT 1E
0.14 ACRES
40' R.O.W.
0.70 ACRES
LEGEND
W
4/24/24 DSM REVISED PER VTRANS REVIEW
FM
G
ST
S
T
W
E
PROPOSED CONTOUR100
PROPOSED CURB
PROPOSED FENCE
PROPOSED GRAVEL
PROPOSED PAVEMENT
PROPOSED GUARD RAIL
PROPOSED SWALE
PROPOSED ELECTRIC
PROPOSED FORCEMAIN
PROPOSED GAS
PROPOSED STORM
PROPOSED GRAVITY SEWER
PROPOSED TELEPHONE
PROPOSED WATER
PROPOSED WELL
S PROPOSED SEWER MANHOLE
D PROPOSED STORM MANHOLE
PROPOSED CATCH BASIN
REBAR SET
CONCRETE MONUMENT SET
PROPOSED HYDRANT
PROPOSED SHUT OFF
PROPOSED UTILITY POLE
PROPOSED LIGHT POLE
PROPOSED EDGE OF BRUSH/WOODS
PROPOSED SETBACK LINE
PROPOSED PROPERTY LINE
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. IN ADDITION, THE CONTRACTOR SHALL HIRE A
PRIVATE UTILITY LOCATING FIRM TO LOCATE OWNER OWNED UNDERGROUND UTILITIES PRIOR TO
START OF ANY EXCAVATION.
2.ALL EXISTING UTILITIES NOT INCORPORATED INTO THE FINAL DESIGN SHALL BE REMOVED OR
ABANDONED AS INDICATED ON THE PLANS OR DIRECTED BY THE ENGINEER.
3.THE CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS (WITH TIES) FOR ALL UNDERGROUND
UTILITIES. THOSE PLANS SHALL BE SUBMITTED TO THE OWNER AT THE COMPLETION OF THE
PROJECT.
4.THE CONTRACTOR SHALL REPAIR/RESTORE ALL DISTURBED AREAS (ON OR OFF THE SITE) AS A
DIRECT OR INDIRECT RESULT OF THE CONSTRUCTION.
5.ALL GRASSED AREAS SHALL BE MAINTAINED UNTIL FULL VEGETATION IS ESTABLISHED.
6.MAINTAIN ALL TREES OUTSIDE OF CONSTRUCTION LIMITS.
7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK NECESSARY FOR COMPLETE AND
OPERABLE FACILITIES AND UTILITIES.
8.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS FOR ALL ITEMS AND MATERIALS
INCORPORATED INTO THE SITE WORK. WORK SHALL NOT BEGIN ON ANY ITEM UNTIL SHOP
DRAWING APPROVAL IS GRANTED.
9.IN ADDITION TO THE REQUIREMENTS SET IN THESE PLANS AND SPECIFICATIONS, THE
CONTRACTOR SHALL COMPLETE THE WORK IN ACCORDANCE WITH ALL PERMIT CONDITIONS AND
ANY LOCAL PUBLIC WORKS STANDARDS.
10.THE TOLERANCE FOR FINISH GRADES FOR ALL PAVEMENT, WALKWAYS AND LAWN AREAS SHALL BE
0.1 FEET. UNLESS NOTED OTHERWISE, ALL EXISTING MANHOLE COVERS, VALVES, CURB STOPS AND
OTHER ITEMS TO REMAIN SHALL BE ADJUSTED TO THE NEW FINISH GRADE.
11.ANY DEWATERING NECESSARY FOR THE COMPLETION OF THE SITEWORK SHALL BE CONSIDERED
AS PART OF THE CONTRACT AND SHALL BE THE CONTRACTOR'S RESPONSIBILITY.
12.THE CONTRACTOR SHALL COORDINATE ALL WORK WITHIN STATE HIGHWAY VT116 R.O.W. WITH
VTRANS AUTHORITIES.
13.THE CONTRACTOR SHALL INSTALL THE ELECTRICAL, CABLE AND TELEPHONE SERVICES IN
ACCORDANCE WITH THE UTILITY COMPANIES REQUIREMENTS.
14.EXISTING PAVEMENT AND TREE STUMPS TO BE REMOVED SHALL BE DISPOSED OF AT AN
APPROVED OFF-SITE LOCATION. ALL PAVEMENT CUTS SHALL BE MADE WITH A PAVEMENT SAW.
15.IF THERE ARE ANY CONFLICTS OR INCONSISTENCIES WITH THE PLANS OR SPECIFICATIONS, THE
CONTRACTOR SHALL CONTACT THE ENGINEER FOR VERIFICATION BEFORE WORK CONTINUES ON
THE ITEM IN QUESTION.
16.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.
17.IF THE BUILDING IS TO BE SPRINKLERED, BACKFLOW PREVENTION SHALL BE PROVIDED IN
ACCORDANCE WITH AWWA M14. THE SITE CONTRACTOR SHALL CONSTRUCT THE WATER LINE TO
TWO FEET ABOVE THE FINISHED FLOOR. SEE MECHANICAL PLANS FOR RISER DETAIL.
18.THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING TESTING AND INSPECTION SERVICES
INDICATED IN THE CONTRACT DOCUMENTS, TYPICAL FOR CONCRETE AND SOIL TESTING.
19.THE CONTRACTOR IS RESPONSIBLE FOR ALL LAYOUT AND FIELD ENGINEERING REQUIRED FOR
COMPLETION OF THE PROJECT. CIVIL ENGINEERING ASSOCIATES WILL PROVIDE AN AUTOCAD FILE
WHERE APPLICABLE.
20.THE OWNER SHALL BE RESPONSIBLE FOR THE INSTALLATION OF ANY AND ALL SAFETY FENCES OR
RAILS ABOVE EXISTING AND PROPOSED WALLS. THE OWNER SHALL VERIFY LOCAL, STATE AND
INSURANCE REQUIREMENT GUIDELINES FOR THE INSTALLATION AND VERIFY ANY AND ALL
PERMITTING REQUIREMENTS.
GENERAL NOTES
PROPOSED GUY WIRE/POLE
PROPOSED SIGN
PROPOSED YARD DRAIN
OE PROPOSED OVERHEAD ELECTRIC
UE PROPOSED UNDERGROUND ELECTRIC
COM PROPOSED COMMUNICATIONS
UNMARKED ANGLE POINT
PROPOSED EASEMENT LINE
DSM
DSM
SAL
1" = 40'
24110
C2.0
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
PROPOSED
IMPROVEMENTS
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
NOTE: NO SHRUBBERY SHALL BE ERECTED, MAINTAINED, OR PLANTED ON
ANY LOT THAT OBSTRUCTS OF INTERFERES WITH TRAFFIC
VISIBILITY, IN THE CASE OF CORNER LOTS, SUCH RESTRICTED
AREA SHALL BE THE TRIANGULAR AREA FORMED BY THE LOT
LINES ALONG THE STREETS AND A LINE CONNECTING THEM AT
POINTS TWENTY-FIVE (25) FEET FROM THE INTERSECTION.
3.18 Residential and Commercial Building Energy Standards
A.Applicability.
This section shall apply to the receipt of a zoning permit for the construction and subsequent alteration of all new principal buildings
B.Residential Building Energy Standards (RBES). Residential buildings, as defined by 30 V.S.A. section 51(a)(2), that are a
principal building, shall comply with the RBES Stretch Code, as defined by 30 V.S.A. section 53)a). Such buildings for which the
RBES Certificate certifying compliance with the Stretch Code is not recorded in the South Burlington Land Records shall be deemed
land development without a zoning permit in violation of these Regulations.
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
8/21/24 DSM REVISED PER CITY REVIEW
8/21/24 DSM REVISED PER CITY REVIEW
P:\
A
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38
0
SHED
W
W
W
W
W
W
W
W
W
HOUSE
(#950)
S
GARAGE
GARAGE
(#896)
SHED
HOUSE
(#900)
HOUSE
(#896)
SHED
SILO
(898)
EL. EASE. 10' FROM PL
PROBABLE GAS &
WATER EASEMENTS
40' FROM PL
20' SEWER EASEMENT
725.79' 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
W
?
DE
C
K
G
G
G
G
G
G
G
G
G
G
G
G
S
S
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
S
S
S
385
38
5
38
5
3
8
5
390
39
0
39
0
3
9
0
39
5
39
5
39
5
39
5
380
3
8
0
38
0
41
5
41
5
41
5
4
0
0
40
0
40
0
40
0
4
2
0
420
420
42
0
42
0
41
0
41
0
41
0
41
0
4
0
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)
SS
SS
S
S
HI
N
E
S
B
U
R
G
R
O
A
D
O
E
O
E
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE OE
OE
OE
OE
OE
OE
S
S
S
S
S
S
W
S
S
S
0+00 1+00 2+00
3+00
4+00
5+00
6+00
6+59.96
50'
WETL
A
N
D
BUFFE
R
50' WETLA
N
D
BUFFER
40
0
40
5410
39
5
39
0
38
5
380
37
9
S
S
S
37
7
37
6
37
4
LEVEL SPREADER
TOP AT EL. 373.5
PRETREATMENT
FOREBAY
(N.W.S. 376.0)
GRAVEL WETLAND
SURFACE EL. 375.0
STONE SPILLWAY
EL. 376.0
15" F.E.S.
INV. 373.5
15" F.E.S.
INV. 376.0
37
5
37
6
OUTLET CONTROL
STRUCTURE
RIM 377.0
INV. 372.2 (6" W)
INV. 374.5 (15" E)
F.F. 408.0
F.F. 396.0
F.F. 384.0
S
GR
A
D
E
T
O
D
R
A
I
N
15" HDPE
INV. 379.5
37
8 37
8
37
8
MAXINE'S WAY
37
7
37
7
TOP OF BERM
EL. 378.0
EMERGENCY
OVERFLOW
EL. 377.5
TOP OF BERM
EL. 378.0
S
S
LOT 1A
0.26 ACRES
LOT 1B
1.08 ACRES
LOT 1C
0.47 ACRES LOT 1D
0.61 ACRES
LOT 2
2.73 ACRES
LOT 3
3.02 ACRES
W
W
W
W
W
W
W
W
W
W
W
F.F. 380.0
S
S
S
S
LOT 4
1.00 ACRE
MAXINE'S WAY
F.F. 418.0±
W
W
W W
W
W
ALL ROOF DRAINS TO
SURFACE DISCHARGE
AND BE DIRECTED IN A
SOUTHRLY DIRECTION
TOWARDS ROADSIDE
DRAINAGE SWALE (TYP.)
G
R
A
D
E
T
O
D
R
A
I
N
G
R
A
D
E
T
O
D
R
A
I
N
G
R
A
D
E
T
O
D
R
A
I
N
37
8
STONE DIAPHRAGM
ALONG WEST SIDE
OF HAMMERHEAD
15" HDPE
INV. 396.515" HDPE
INV. 398.5
15" HDPE
INV. 386.2515" HDPE
INV. 388.0
15" HDPE
INV. 379.0
15" HDPE
INV. 377.25
STONE LINED
SWALE (TYP.)LOT 1E
0.14 ACRES
40' R.O.W.
0.70 ACRES
DSM
DSM
SAL
1" = 40'
24110
C2.1
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
PROPOSED
GRADING AND
DRAINAGE 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
7/1/24 DSM REVISED WATER MAIN
7/29/24 MCK STORM WATER REVISIONS
8/21/24 DSM REVISED PER CITY REVIEW
P:\
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SHED
POOL
W
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W
W
W
W
W
W
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
SILO
(898)
ELEC. METER
ELEC. METER
PROPANE TANK
EXIST. SOLAR PA
N
E
L
S
EL. EASE. 10' FROM PL
PROBABLE GAS &
WATER EASEMENTS
40' FROM PL
20' SEWER EASEMENT
725.79' 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
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
BLUE PAINT
COMM. VAULT
WATER VALVE
WATER
PIPELINE
MARKER
MANHOLE (BLUE)
BLUE PAINT
W
?
DE
C
K
G
G
G
G
G
G
G
G
G
G
G
G
COMM. VAULT
S
S
S
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
S
S
S
385
38
5
38
5
38
5
390
39
0
39
0
39
0
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
0
42
0
41
0
4
1
0
41
0
41
0
4
0
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)
SS
SS
S
S
HI
N
E
S
B
U
R
G
R
O
A
D
O
E
O
E
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE OE
OE
OE
OE
OE
OE
GAS
REGULATOR
S
S
S
S
S
S
W
S
S
S
C.O.C.O.
C.O.
C.O.
C.O.
SMH #3
RIM 411.4
INV. IN. 403.9
INV. IN. 403.9
INV. OUT 403.7
0+00 1+00 2+00
3+00
4+00
5+00
6+00
6+59.96
EX. SMH
RIM 372.4
INV. 364.0 (8" NW)
INV. 363.9 (8" N)
INV. 363.8 (8" S)
4" SDR 35 PVC (MIN.
2% SLOPE)
4" SDR 35 PVC (MIN.
2% SLOPE)
C.O.
C.O.
C.O.
C.O.
34" TYPE 'K'
COPPER (TYP.)
4" SDR 35 PVC
(MIN. 2% SLOPE)
(TYP.)
50'
WETL
A
N
D
BUFF
E
R
50' WETL
A
N
D
BUFFER
112" TYPE 'K' CO
P
P
E
R
40
0
40
5410
39
5
39
0
38
5
380
EX. SMH
RIM 370.2±
INV. 358.4
INV. 358.3
EX. SMH
RIM 373.2±
INV.
37
9
S
S
C.O.
C.O.
INV. 405.9
2" RIGID INSULATION BOARD
INV. 418.0
INV. 416.6
INV. 408.0
INV. 407.6
2" RIGID
INSULATION
BOARD
C.O.C.O.S
37
7
37
6
37
4
37
5
37
6
MAINTAIN 18" VERTICAL
SEPARATION AT ALL
WATER/SEWER
CROSSINGS (TYP.)
INV. 401.0
INV. 389.0
INV. 380.0
F.F. 408.0
F.F. 396.0
F.F. 384.0
S
2" RIGID
INSULATION
BOARD
37
8 37
8
37
8
37
7
37
7
S
S
W
W
SMH #1
RIM 377.2
INV. IN. 368.0
INV. OUT 367.9
ALL NEW BUILDINGS SHALL
BE OUTFITTED WITH TYPE 13D
SPRINKLER SYSTEMS
112" WET TAP OF EXISTING
12" D.I. WATER MAIN
SMH #2
RIM 392.5
INV. IN. 385.1
INV. OUT 385.0
SMH #2
RIM 380.2
INV. IN. 373.3
INV. OUT 373.2
HYDRANT ASSEMBLY w/
HYDRANT VALVE AND
HYDRANT TEE. CONTINUE
MAIN WITH 8" GATE VALVE
AND 20' SECTION OF PIPE
WITH CAP.
W
W
W
W
W
W
W
W
W
W
W
C.O.
INV. 376.0
F.F. 380.0
S
S
S
S
VALVE TO BE LOCATED
OUTSIDE OF R.O.W.
INV. 405.0
INV. 409.0
INV. 410.5INV. 417.0
INV. 407.9
INV. 410.0
INV. 408.7
INV. 413.5
INV. 405.9
2" RIGID
INSULATION
BOARD
71 L.F. - 8" SDR 35
PVC (S=5.5%)
96 L.F. - 8" SDR 35
PVC (S=5.4%)
F.F. 418.0±
W
W
W W
W
W
37
8
172 L.F. - 8" SD
R
3
5
P
V
C
(
S
=
6
.
8
%
)
186 L.F. - 8" SD
R
3
5
P
V
C
(
S
=
1
0
.
0
%
)
FUTURE SEWER
SERVICE (TYP.)
S
S
S
S
W
W
W
W
W
FUTURE SEWER MAIN
FUTURE 8" WATER MAIN
CONNECTION TO LANE
PRESS WATER MAIN TO BE
NEGOTIATED IN FUTURE
FUTURE 20' WIDE WATER EASEMENT
FUTURE 20' WIDE SEWER EASEMENT
1" IRRIGATION WATER
CONNECTION WITH
YARD HYDRANT
7/1/24 DSM REVISED WATER MAIN
DSM
DSM
SAL
1" = 40'
24110
C2.2
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
PROPOSED
UTILITY 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
LOCATIONLOT 4
1.00 ACRES
LOT 1D
0.61 ACRESLOT 1C
0.47 ACRES
LOT 1B
1.08 ACRES
LOT 1A
0.26 ACRES
LOT 2
2.73 ACRES
LOT 3
3.02 ACRES
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
7/29/24 MCK STORM WATER REVISIONS
8/21/24 DSM REVISED PER CITY REVIEW
40' R.O.W.
0.70 ACRES
LOT 1E
0.14 ACRES
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Horizontal Scale = 1 :40
Vertical Scale = 1 :8
+50 1+00 +50 2+00 +50 3+00 +50 4+00 +50 5+00 +50 6+00 +50
368
376
384
392
400
408
416
424
432
368
376
384
392
400
408
416
424
432
EXISTING GROUND PROFILE
PROPOSED GROUND PROFILE
PROFILE - MAXINE'S WAY
-10.
0
%
-3.0%CL
H
A
M
M
E
R
H
E
A
D
-2.9%
-5.8
%
-2.2%UTILIZE EXIST. VC
UTILIZE EXIST. VC
ED
G
E
O
F
R
T
1
1
6
P
A
V
E
M
E
N
T
42
2
.
0
42
1
.
5
42
0
.
9
41
9
.
4
41
8
.
0
41
7
.
4
41
6
.
5
41
5
.
7
41
5
.
1
41
5
.
0
5
41
4
.
3
41
3
.
8
0
41
2
.
9
41
2
.
4
3
41
0
.
2
41
0
.
2
7
40
7
.
0
40
7
.
7
7
40
4
.
2
40
5
.
2
7
40
1
.
2
40
2
.
7
7
39
8
.
3
40
0
.
2
7
39
5
.
7
39
7
.
7
7
39
2
.
9
39
5
.
2
7
39
0
.
5
39
2
.
7
7
38
8
.
1
39
0
.
2
7
38
6
.
1
38
7
.
7
7
38
4
.
3
38
5
.
5
1
38
2
.
7
38
3
.
7
2
38
1
.
4
38
2
.
4
2
38
0
.
3
38
1
.
5
7
37
9
.
2
38
0
.
8
3
37
8
.
5
38
0
.
0
9
-5.0%
PV
C
S
T
A
.
2
+
3
6
.
8
3
PV
C
E
L
E
V
.
4
1
3
.
2
1
PV
I
S
T
A
.
2
+
5
4
.
3
3
PV
I
E
L
E
V
.
4
1
2
.
3
3
PV
T
S
T
A
.
2
+
7
1
.
8
3
PV
T
E
L
E
V
.
4
1
0
.
5
8
35.0VC
7.0K-Val
PV
C
S
T
A
.
5
+
0
0
.
0
0
PV
C
E
L
E
V
.
3
8
7
.
7
7
PV
I
S
T
A
.
5
+
4
6
.
0
0
PV
I
E
L
E
V
.
3
8
3
.
1
7
PV
T
S
T
A
.
5
+
9
2
.
0
0
PV
T
E
L
E
V
.
3
8
1
.
8
1
92.0VC
13.1K-Val
268.0'
(ROADWAY GRADE >8.0%)
DSM
DSM
SAL
1" = 40'
24110
C4.0
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
ROAD PROFILE &
DETAILS
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
C/L
3.0%
10'
4.0%
2'
3.0:1 CU
T
6'2'
3.0%
10'
4.0%
2'
4.0:1 C
U
T
4.0:1 FI
L
L
N.T.S.
TYPICAL ROADWAY SECTION
4" MINIMUM TOPSOIL, SEED AND
MULCH ALL SIDESLOPE
- USE EROSION MATTING (WHEN
REQUIRED) TO ESTABLISH
VEGETATION, PARTICULARLY ON
LOW SIDE OF ROADWAY
UNDISTURBED SOIL or
APPROVED COMPACTED
GRANULAR FILL
4" MIN. OF 34" MINUS CRUSHED
STONE SURFACE COURSE
6" TO 14" (DEPTH VARIES BY LOCATION)
OF 1.5" CRUSHED STONE
8" OF 5" MINUS CRUSHED STONE ON
MIRAFI 500X STABILIZATION FABRIC
SLOPE TO FREE DRAIN TO DITCH
12" HDPE AT
DRIVEWAY
CROSSINGS
C/L
3.0%
10'
4.0%
2'
4.0:1
F
I
L
L
SEE PLAN10'
4.0%
2'
4.0:1 FILL
N.T.S.
TYPICAL HAMMERHEAD SECTION
4" MINIMUM TOPSOIL, SEED AND
MULCH ALL SIDESLOPE
- USE EROSION MATTING (WHEN
REQUIRED) TO ESTABLISH
VEGETATION, PARTICULARLY ON
LOW SIDE OF ROADWAY
UNDISTURBED SOIL or
APPROVED COMPACTED
GRANULAR FILL
4" MIN. OF 3 4" MINUS CRUSHED
STONE SURFACE COURSE
6" TO 14" (DEPTH VARIES BY LOCATION)
OF 1.5" CRUSHED STONE
8" OF 5" MINUS CRUSHED STONE ON
MIRAFI 500X STABILIZATION FABRIC
SLOPE TO FREE DRAIN TO WEST
EAST
3.0%
WEST
NORTH SOUTH
10" OF 5" MINUS
CRUSHED STONE ON
SEPARATION FABRIC
N.T.S.
TYPICAL DRIVEWAY SECTION
S-004S-
0
0
4
G
r
a
v
e
l
S
e
c
SEPARATION GEOTEXTILE
REVISED 12/03/2020
3 1
OR AS
SHOWN
ON PLANS
4" MINIMUM TOPSOIL, SEED AND
MULCH ALL SIDESLOPE
- USE EROSION MATTING (WHEN
REQUIRED) TO ESTABLISH
VEGETATION, PARTICULARLY ON
LOW SIDE OF ROADWAY
4" CRUSHED GRAVEL - FINE
AOT SPECIFICATION 704.05
8" DENSE GRADED CRUSHED STONE
AOT SPECIFICATION 704.06
UNDISTURBED SOIL or
APPROVED COMPACTED
GRANULAR FILL
N.T.S.
CURB CUT CLOSURE
S-031S-
0
3
1
C
U
R
B
C
U
T
C
L
O
S
U
R
E
6" TOPSOIL MIN.
EXISTING SUBBASE
UNDISTURBED SOIL OR
APPROVED COMPACTED
GRANULAR FILL
REVISED 8/21/2018
EXISTING GRAVEL DRIVEWAY
TO BE REMOVED
TOP SOIL, SEED & MULCH
EX. GRAVEL
DRIVEWAY
EX. BITUMINOUS
PAVEMENT
S-002bS-
0
0
2
b
B
i
t
C
o
n
c
W
a
l
k
REVISED 1/28/2021
N.T.S.
BITUMINOUS CONCRETE APRON DETAIL
6"6"
40' MAX. EXCEPT AT RADIUS
8" COMPACTED CRUSHED
GRAVEL (704.05 FINE)
2" THICK TYPE II BIT. CONC.
PAVEMENT BASE COURSE
4" MINIMUM TOPSOIL AND HYDROSEED
ALL SIDESLOPES
- SEED AND STRAW MULCH OPTION
ALSO ACCEPTABLE
- USE EROSION MATTING (WHEN
REQUIRED) TO ESTABLISH VEGETATION
UNDISTURBED SOIL OR
APPROVED COMPACTED
GRANULAR FILL
1" THICK TYPE III BIT. CONC.
PAVEMENT FINISH COURSE
* VERTICAL ALIGNMENT ROADWAY GRADES SHALL NOT EXCEED TEN PERCENT (10%). IN NO CASE SHALL A GRADE OF GREATER
THAN EIGHT PERCENT (8%) BE LONGER THAN THREE HUNDRED (300) FEET. THE MINIMUM ROADWAY GRADE SHALL NOT BE
LESS THAN ONE HALF PERCENT (0.5%). THE MAXIMUM GRADES WITHIN ONE HUNDRED (100) FEET OF THE CENTERLINE
INTERSECTION OF TWO STREETS SHALL NOT BE GREATER THAN THREE PERCENT (3%). EVERY CHANGE IN GRADE SHALL BE
CONNECTED BY A VERTICAL CURVE CONSTRUCTED TO AFFORD THE MINIMUM SIGHT DISTANCE AND K-VALUES SHOWN ABOVE.
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
PR
O
V
I
D
E
D
25
2
10
P
2
154
10
3.0
7
13.1
115
DRAINAGE
STONE
CHIMNEY
STONE FILL
* DASHED LINE GRADING
OPTION NOT SHOWN FOR
CLARITY ON SITE PLANS
P:\
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2
0
2
4
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:
5
3
:
5
4
A
M
SHED
HOUSE
(#950)
GARAGE
CEDAR HEDGE R
O
W
(
1
0
"
-
1
4
"
)
GARAGE
(#896)
SHED
HOUSE
(#900)
HOUSE
(#896)
SHED
SILO
(898)
CE
D
A
R
H
E
D
G
E
R
O
W
SHED
W
?
DE
C
K
HI
N
E
S
B
U
R
G
R
O
A
D
50'
WETL
A
N
D
BUFF
E
R
50' WETL
A
N
D
BUFFER
MAXINE'S WAY
SEE SHRUBBERY
NOTE BELOW
SEE SHRUBBERY
NOTE BELOW
CEDAR HEDGE (9"-1
5
"
)
(5) SPRUCE (12"x1
6
"
)
CEDAR HEDGE
10" SPRUCE
9" FLOWERING CRAB
14" MAPLE
8" MAPLE
17" ASH10" MAPLE
20" SPRUCE
4" MAPLE12" CEDAR 5" MAPLE
19" LOCUST
12" CRAB APPLE
22" ASH
26" SPRUCE
39" MAPLE
18" LOCUST
10" LOCUST
9" OAK
15" LOCUST
10" LOCUST
13" OAK
33" ELM
LOCUST
MAPLE
CEDAR
40" MAPLE
10" LOCUST
7" CRAB APPLE
12" SPRUCE
(6) CEDAR
MAPLE
ALDER
ALDER
LOCUST
BALSAM
BALSAMBALSAM
BALSAM
CEDAR HEDGE R
O
W
MAPLE MAPLE
MAPLE MAPLE
MAPLE
MAPLE
BALSAM
BALSAM
BALSAM
ASH
ASH
MAPLE
MAPLE
MAPLE
MAPLE
CRAB APPLE
CRAB APPLE
CRAB APPLE
ALDER
ALDER
ALDER
CEDAR HEDGE (7"-9")
CE
D
A
R
H
E
D
G
E
(
7
"
-
9
"
)
AMENITY AREA
(100 S.F.)
AMENITY AREA
(100 S.F.)
AMENITY AREA
(100 S.F.)
AMENITY AREA
(100 S.F.)
AMENITY AREA
(100 S.F.)
AMENITY AREA
(100 S.F.)
MAXINE'S WAY
STONE LINED
SWALE (TYP.)
NEW ROAD SURFACE
ASSUMED LIMITS
OF TRAVEL WAY
OF 'MAXINE'S WAY'FMSM
RM
SM
FM
SM
RM
FMSM
RM
SM
FM
SM
RM
DSM
DSM
SAL
1" = 40'
24110
L1.0
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
LANDSCAPE 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
NOTE: NO SHRUBBERY SHALL BE ERECTED, MAINTAINED, OR PLANTED ON
ANY LOT THAT OBSTRUCTS OF INTERFERES WITH TRAFFIC
VISIBILITY, IN THE CASE OF CORNER LOTS, SUCH RESTRICTED
AREA SHALL BE THE TRIANGULAR AREA FORMED BY THE LOT
LINES ALONG THE STREETS AND A LINE CONNECTING THEM AT
POINTS TWENTY-FIVE (25) FEET FROM THE INTERSECTION.
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 2
3.0 ACRES
LOT 3
3.02 ACRES
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
DET-L005
N.T.S.
TREE PLANTING DETAIL
REVISED 02/18/2015DE
T
-
L
0
0
5
T
r
e
e
P
l
a
n
i
n
g
PLANTING NOTES:
1.EXCAVATE A PIT WHICH IS AT LEAST TWICE THE DIAMETER OF THE ROOTBALL AND
SAME DEPTH - NO DEEPER.
2.REMOVE ALL STRING &/OR WIRE WRAPPED AROUND TRUNK.
3.REMOVE ALL STRAPS, ROPES, WIRE, &/OR STRINGS USED TO LIFT THE ROOTBALL.
4.REMOVE ALL BURLAP &/OR WIRE FROM THE TOP OF THE ROOT BALL.
5.TOP OF ROOTBALL TO BE SET FLUSH WITH FINISH GRADE.
2 - 2"x4" STAKE W/
LONG TAPER MIN.
18" INTO
UNDISTURBED SOIL
UNDISTURBED SOIL
TILLED AND LOOSENED
NATIVE SOIL BACKFILL
MULCH 3" DEPTH
DO NOT TOUCH THE ROOT
FLARE OF THE TREE
CREATE A SOIL SAUCER
WITH TOPSOIL
ROOTBALL
TILLED AND LOOSENED
NATIVE SOIL BACKFILL
STAKE
2 TIMES THE WIDTH
OF THE ROOTBALL
SizeScientific Name Common NameKey Condition
P L A N T L I S T
Acer saccharum Sugar MapleSM B & B
Acer rubrum Red MapleRM B & B
Acer x freemanil Freeman MapleFM B & B2.5"-3" Cal.
2.5"-3" Cal.
2.5"-3" Cal.
Qty
6
4
4
8/21/24 DSM REVISED PER CITY REVIEW
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SHED
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HOUSE
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SHED
SILO
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CEDAR HEDGE (9"-1
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"
)
(5) SPRUCE (12"x1
6
"
)
10" SPRUCE
9" FLOWERING CRAB
14" MAPLE
8" MAPLE
17" ASH10" MAPLE
20" SPRUCE
4" MAPLE12" CEDAR 5" MAPLE
19" LOCUST
12" CRAB APPLE
22" ASH
26" SPRUCE
39" MAPLE
18" LOCUST
10" LOCUST
9" OAK
15" LOCUST
10" LOCUST
13" OAK
33" ELM
LOCUST
MAPLE
CEDAR
40" MAPLE
10" LOCUST
7" CRAB APPLE
12" SPRUCE
(6) CEDAR
MAPLE
ALDER
ALDER
LOCUST
BALSAM
BALSAMBALSAM
BALSAM
MAPLE MAPLE
MAPLE MAPLE
MAPLE
MAPLE
BALSAM
BALSAM
BALSAM
ASH
ASH
MAPLE
MAPLE
MAPLE
MAPLE
CRAB APPLE
CRAB APPLE
CRAB APPLE
ALDER
ALDER
ALDER
CEDAR HEDGE (7"-9")
CE
D
A
R
H
E
D
G
E
(
7
"
-
9
"
)
DSM
DSM
SAL
1" = 40'
24110
L1.1
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
TREE
PRESERVATION
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
Tree Protection and Retention Specification for Construction Site
1.Purpose:
The purpose of this specification is to establish guidelines and procedures for the protection and retention of the
existing trees to be retained within the construction site. The goal is to minimize potential damage to trees during
construction activities and ensure their long-term viability.
2.Scope:
This specification applies to all existing trees located within the construction site boundaries that are called for to be
retained. It covers activities from site preparation to project completion.
3.Pre-Construction Assessment:
a.Conduct a thorough inventory of existing trees, including species, size, health, and location.
b.Engage a certified arborist to assess the health and condition of the trees.
c.Identify and mark the Critical Root Zone (CRZ) for each tree, considering factors such as tree species, size, and soil
type. See the detail on this sheet for additional guidance.
d.Before any grading, demolition, or other disturbance, including tree removal, a pre-construction meeting shall be
held with City Arborist. Changes to the plan, based on field conditions, may be requested by the City Arborist at the
time of the pre-construction meeting.
4.Tree Protection Zone (TPZ):
a.Establish a Tree Protection Zone (TPZ) for each tree based on the CRZ.
b.Clearly demarcate TPZ boundaries using visible fencing or barricades.
5.Construction Activity Guidelines:
a.Tree protection shall be installed per plan, with any changes requested at the pre-construction meeting, and
inspected by a privately retained certified arborist.
b.No changes shall be made to tree conservation or proposed landscape unless directed or approved by the City
Arborist or privately retained certified arborist.
c.Prohibit any construction activity within the TPZ of protected trees.
d.Implement measures to prevent soil compaction, grade changes, or material storage within the TPZ.
e.Minimize vehicular and equipment traffic near trees, using designated pathways.
f.Limit excavation depth within the TPZ to avoid damage to the tree's root system.
g.Follow ANSI standards when pruning trees. Any pruning beyond 5% of the canopy shall be communicated to the
City Arborist
h.Removal of trees, noted for removal on the plan, inside a tree preservation area shall be performed, by hand,
without ground disturbance, or disturbance to nearby preserved trees. Trees in these areas shall be cut flush to the
ground, without stump grinding.
6.Mulching and Irrigation:
a.Apply a layer of organic mulch within the TPZ to conserve soil moisture and regulate temperature.
b.Implement a watering schedule during dry periods to ensure adequate moisture for tree health.
7.Root Pruning:
a.Prohibit root pruning without prior approval from the certified arborist.
b.If root pruning is necessary, ensure it is performed by qualified professionals following arboricultural best practices.
8.Monitoring and Reporting:
a.At the end of the project, conserved and planted trees must be inspected and approved by the City Arborist.
b.Conduct regular inspections of protected trees and TPZs.
c.Document any changes in tree health, signs of stress, or damage.
d.Report findings to the project manager and the certified arborist promptly.
9.Emergency Measures:
a.Establish emergency procedures in case of unforeseen events threatening tree health.
b.Designate responsible personnel to implement emergency measures as needed.
10.Post-Construction Care:
a.Implement a post-construction care plan, including additional mulching, fertilization, and any necessary tree
maintenance.
b.Conduct a final inspection to ensure the long-term health and stability of retained trees.
11.Compliance:
a.Ensure that all contractors, subcontractors, and project personnel are informed of and comply with this
specification.
b.Non-compliance may result in penalties and corrective actions as determined by the City of South Burlington.
TREE PRESERVATION PLAN- TREE PRESERVATION
LOT 1B
1.52 ACRES
LOT 1A
0.26 ACRES
LOT 2
3.0 ACRES
LOT 3
3.02 ACRES
896, 900 & 950
HINESBURG RD.
SOUTH BURLINGTON, VT
LOT 1C
0.52 ACRES
8/21/24 DSM REVISED PER CITY REVIEW
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W
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S
GARAGE
A/C A/C
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(#896)
SHED
HOUSE
(#900)
HOUSE
(#896)
SHED
SILO
(898)
EXIST. SOLAR PA
N
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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
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°
5
3
'
2
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"
W
4
2
0
.
7
2
'
17
8
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'
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'
1
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W
SHED
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?
DE
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G
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G
G
G
G
G
G
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S
S
S
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
S
S
S
385
38
5
38
5
38
5
390
39
0
39
0
39
0
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
0
41
0
4
1
0
41
0
41
0
4
0
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)
SS
SS
S
S
HI
N
E
S
B
U
R
G
R
O
A
D
O
E
O
E
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE OE
OE
OE
OE
OE
OE
50'
WETL
A
N
D
BUFF
E
R
50' WETL
A
N
D
BUFFER
W
W
W
W
W
W
W
W
W
W
SuB
SuB
SuB
SuB
SuB VeB
VeB
VeB
VeB
VeB Cv
VeB
VeB
7/29/24 MCK STORM WATER REVISIONS
DSM
DSM
SAL
1" = 40'
24110
SW-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
STORMWATER
SITE 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
LEGEND
FM
OE
G
ST
S
W
EXISTING CONTOUR
EXISTING CURB
EXISTING FENCE
EXISTING GRAVEL
EXISTING PAVEMENT
EXISTING GUARD RAIL
WETLANDS
WETLANDS BUFFER
EXISTING OVERHEAD ELECTRIC
EXISTING FORCEMAIN
EXISTING GAS
EXISTING STORM
EXISTING GRAVITY SEWER
EXISTING WATER
STREAM
EXISTING SEWER MANHOLE
EXISTING STORM MANHOLE
EXISTING CATCH BASIN
EXISTING HYDRANT
EXISTING SHUT OFF
EXISTING UTILITY POLE
EXISTING LIGHT POLE
EXISTING SIGN
SETBACK LINE
PROPERTY LINE
S
D
EXISTING UNDERGROUND ELEC.-TEL.-COMETC
EXISTING DECIDUOUS TREE
EXISTING CONIFEROUS TREE
SUBCATCHMENT AREA
LEGEND
·
·
·
·
·
·
“”
·
·
§
§
§
§
§
§
§
§
§
·
·
§
§
§
§
§
§
·
·
·
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POOL
W
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(#950)
S
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
K
G
G
G
G
G
G
G
G
G
G
G
G
S
S
S
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
S
S
S
385
38
5
38
5
38
5
390
39
0
39
0
39
0
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
0
41
0
4
1
0
41
0
41
0
4
0
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)
SS
SS
S
S
HI
N
E
S
B
U
R
G
R
O
A
D
O
E
O
E
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE OE
OE
OE
OE
OE
OE
S
S
50'
WETL
A
N
D
BUFF
E
R
50' WETL
A
N
D
BUFFER
40
0
40
5410
39
5
39
0
38
5
380
37
9
37
7
37
6
37
4
LEVEL SPREADER
TOP AT EL. 373.5
PRETREATMENT
FOREBAY
(N.W.S. 376.0)
GRAVEL WETLAND
SURFACE EL. 375.0
STONE SPILLWAY
EL. 376.0
15" F.E.S.
INV. 373.5
15" F.E.S.
INV. 376.0
37
5
37
6
OUTLET CONTROL
STRUCTURE
RIM 377.0
INV. 372.2 (6" W)
INV. 374.5 (15" E)
F.F. 408.0
F.F. 396.0
F.F. 384.0
S
GR
A
D
E
T
O
D
R
A
I
N
15" HDPE
INV. 379.5
37
8 37
8
37
8
APPROXIMATE WATERSHED
AREA TO THE GRAVEL
WETLAND DETENTION BASIN
37
7
37
7
TOP OF BERM
EL. 378.0
EMERGENCY
OVERFLOW
EL. 377.5
TOP OF BERM
EL. 378.0
S
LOT 1A
0.26 ACRES
LOT 1B
1.08 ACRES
LOT 1C
0.47 ACRES LOT 1D
0.61 ACRES
LOT 2
2.73 ACRES
LOT 3
3.02 ACRES
W
W
W
W
W
W
W
W
W
W
F.F. 380.0
LOT 4
1.00 ACRE
F.F. 418.0±
ALL ROOF DRAINS TO
SURFACE DISCHARGE
AND BE DIRECTED IN A
SOUTHRLY DIRECTION
TOWARDS ROADSIDE
DRAINAGE SWALE (TYP.)
G
R
A
D
E
T
O
D
R
A
I
N
G
R
A
D
E
T
O
D
R
A
I
N
G
R
A
D
E
T
O
D
R
A
I
N
37
8
STONE DIAPHRAGM
ALONG WEST SIDE
OF HAMMERHEAD15" HDPE
INV. 396.515" HDPE
INV. 398.5
15" HDPE
INV. 386.2515" HDPE
INV. 388.0
15" HDPE
INV. 379.0
15" HDPE
INV. 377.25
STONE LINED
SWALE (TYP.)LOT 1E
0.14 ACRES
40' R.O.W.
0.70 ACRES
LEGEND
W
FM
G
ST
S
T
W
E
PROPOSED CONTOUR100
PROPOSED CURB
PROPOSED FENCE
PROPOSED GRAVEL
PROPOSED PAVEMENT
PROPOSED GUARD RAIL
PROPOSED SWALE
PROPOSED ELECTRIC
PROPOSED FORCEMAIN
PROPOSED GAS
PROPOSED STORM
PROPOSED GRAVITY SEWER
PROPOSED TELEPHONE
PROPOSED WATER
PROPOSED WELL
S PROPOSED SEWER MANHOLE
D PROPOSED STORM MANHOLE
PROPOSED CATCH BASIN
REBAR SET
CONCRETE MONUMENT SET
PROPOSED HYDRANT
PROPOSED SHUT OFF
PROPOSED UTILITY POLE
PROPOSED LIGHT POLE
PROPOSED EDGE OF BRUSH/WOODS
PROPOSED SETBACK LINE
PROPOSED PROPERTY LINE
PROPOSED GUY WIRE/POLE
PROPOSED SIGN
PROPOSED YARD DRAIN
OE PROPOSED OVERHEAD ELECTRIC
UE PROPOSED UNDERGROUND ELECTRIC
COM PROPOSED COMMUNICATIONS
UNMARKED ANGLE POINT
PROPOSED EASEMENT LINE
DSM
DSM
SAL
1" = 40'
24110
SW-2
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
STORMWATER
WATERSHED 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
7/29/24 MCK STORM WATER REVISIONS
SUBCATCHMENT AREA
LEGEND
8/21/24 DSM REVISED PER CITY REVIEW
P:\
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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
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
K
S
S
S
S
S
S
S
S
S
S
S
S
385
38
5
38
5
390
39
0
39
0
39
5
39
5
39
5
380
38
0
38
0
41
5
41
5
4
0
0
40
0
40
0
42
0
420
42
0
41
0
4
1
0
41
0
4
0
5
40
5
37
5
3
7
5
375
370
37
0
37
0
37
0
365
365
PRESUMED WETLAND (AS
SHOWN ON PREVIOUS
LANE PRESS PLANS)
SS
S
S
HI
N
E
S
B
U
R
G
R
O
A
D
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE OE
OE
OE
OE
OE
OE
S
S
50'
WETL
A
N
D
BUFF
E
R
40
0
40
5410
39
5
39
0
38
5
380
37
9
37
7
37
6
37
4
37
5
37
6
S
37
8 37
8
37
8
37
7
37
7
S
W
W
W
W
W
W
W
37
8
DSM
DSM
SAL
1" = 40'
24110
SW-3
MAR., 2024
LOCATION MAP
1" = 2000'
WGM ASSOCIATES
c/o KEITH WRIGHT
P.O. BOX 2352
SOUTH BURLINGTON
VERMONT 05407
7-LOT
SUBDIVISION
ANNOTATED
STORMWATER
MAINTENANCE
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
7/29/24 MCK STORM WATER REVISIONS
GRAVEL WETLAND: STANDING WATER IN
PRACTICES FOR LONGER THAN 48 HOURS
AFTER STORM EVENT SHALL BE REPORTED TO
DESIGNER OR INVESTIGATED FOR POTENTIAL
CLOGGING, AND MAINTAINED AS REQUIRED.
PLANTINGS WITHIN EACH GRAVEL WETLAND
AREA SHALL BE IN GOOD CONDITION OR
REPLACED. OUTLET/CONVEYANCES SHALL BE
FREE FROM EROSION. FOR SPECIFICATIONS
OF EACH PRACTICE, SEE PLANS.
PRETREATMENT FOREBAY:
FOREBAYS WITHIN THE DEVELOPMENT
ARE TO BE CLEANED OF SEDIMENT WHEN
50% OF CAPACITY IN THE PRACTICE IS
LOST
PRETREATMENT/CONVEYANCE SWALES:
SWALES SHALL BE FREE OF COLLECTED
SEDIMENT. SEDIMENT TO BE DISPOSED OF IN
UPLAND AREA, OUTSIDE OF ANY WETLANDS OR
WETLAND BUFFERS. OUTLETS/CONVEYANCES
SHALL BE FREE FROM EROSION. FOR
SPECIFICATIONS OF EACH PRACTICE SEE
PLANS.
1.THE SYSTEM SHALL BE INSPECTED ANNUALLY AFTER
SPRING SNOW MELT, PRIOR TO JUNE 15TH. THE
INSPECTION SHALL EVALUATE THE OPERATION AND
MAINTENANCE AND CONDITION OF THE STORMWATER
COLLECTION, TREATMENT, AND CONTROL SYSTEM.
THE INSPECTION SHALL NOTE ANY EROSION, SEDIMENT
ACCUMULATION, OR POLLUTANT DISCHARGES TO THE
SYSTEM. ALL MAINTENANCE ITEMS AND REPAIRS SHALL
BE COMPLETED WITHIN 60 DAYS OF THE INSPECTION.
2.THE OUTLET PIPE AND STONE PAD SHALL BE INSPECTED
FOR SIGNS OF EROSION OR BLOCKAGE OF OUTLET PIPE
3.PRETREATMENT/CONVEYANCE SWALES: SWALES SHALL
BE FREE OF COLLECTED SEDIMENT. SEDIMENT TO BE
DISPOSED OF IN UPLAND AREA, OUTSIDE OF ANY
WETLANDS OR WETLAND BUFFERS. OUTLETS &
CONVEYANCES SHALL BE FREE FROM EROSION. FOR
SPECIFICATIONS OF EACH PRACTICE SEE PLANS.
4.GRAVEL WETLAND: STANDING WATER IN PRACTICES FOR
LONGER THAN 48 HOURS AFTER STORM EVENT SHALL BE
REPORTED TO DESIGNER OR INVESTIGATED FOR
POTENTIAL CLOGGING, AND MAINTAINED AS REQUIRED.
PLANTINGS WITHIN EACH GRAVEL WETLAND AREA SHALL
BE IN GOOD CONDITION OR REPLACED.
OUTLET/CONVEYANCES SHALL BE FREE FROM EROSION.
FOR SPECIFICATIONS OF EACH PRACTICE, SEE PLANS.
5.PRETREATMENT FOREBAYS: FOREBAYS ARE TO BE
CLEANED OF SEDIMENT WHEN 50% OF CAPACITY IN THE
PRACTICE IS LOST.
6.CHECK FOR DEBRIS AND SEDIMENT BUILDUP AT GRAVEL
DIAPHRAGMS OR PAVEMENT EDGES THAT PREVENTS
FLOW FROM GETTING INTO THE VEGETATED
FILTERSTRIP/BUFFER AND CHECK FOR OTHER SIGNS OF
BYPASSING.
7.FOOT OR VEHICULAR TRAFFIC DOES NOT COMPROMISE
THE GRAVEL DIAPHRAGM.
STORMWATER SYSTEM MAINTENANCE REQUIREMENTS:
8/21/24 DSM REVISED PER CITY REVIEW
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2
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4
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:
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6
A
M
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
K
HI
N
E
S
B
U
R
G
R
O
A
D
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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7
A
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EXIST. SOLAR PA
N
E
L
S
W
?
HI
N
E
S
B
U
R
G
R
O
A
D
MEADOWLAND D
R
I
V
E
LANDON ROAD
HAPPY TAILS
PET RESORT
AND SPA
DYNAPOWER
85 MEADOWLAND DR.
DR POWER
EQUIPMENT
800 HINESBURG RD.
LANE PRESS
87 MEADOWLAND DR.
VT
.
R
T
E
.
1
1
6
INTE
R
S
T
A
T
E
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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:
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A
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SHED
POOL
W
W
W
W
W
W
W
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
N
D
1.
0
0
A
C
R
E
S
LOT 2
2.73 ACRES
LOT 3
3.02 ACRES
73.05'
13
1
.
8
2
'
V
T
.
R
O
U
T
E
1
1
6
HI
N
E
S
B
U
R
G
R
O
A
D
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
I
L
L
E
Y
D
R
I
V
E
-
>
TO
M
E
A
D
O
W
L
A
N
D
D
R
I
V
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
2
'
2
0
.
0
4
'
N
0
4
°
5
0
'
1
1
"
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
S
T
.
G
R
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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A
M
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
P:\AutoCADD Projects\2024\24110-WGM Associates\3-Permitting\1-Local Applications\2-Preliminary\Keene - Prel & Masterl Cover Letter.rtf
WGM Associates Subdivision
Article 15A Compliance Summary
May 6, 2024
Page 1 of 36
The document represents a summary of the applicable regulatory portions of the Land
Development Regulations as it relates to the proposed 7-Lot subdivision of the WGM Associates
property located between 896 and 950 Hinesburg Road. Compliance demonstration is
depicted in bold black font. Portions of the regulations in which either dimensional waivers
are being sought or where an Alternative Compliance determination is being sight is
highlighted in Green font. For those portions of the rules where the action item is currently
in process it is highlighted in purple font.
15.A.11 General Standards.
A. Development Suitability.
The applicant must demonstrate that the land to be subdivided is physically suited for its
intended use and the proposed density or intensity of development, and that the proposed
subdivision will not result in undue adverse impacts to public health and safety, environmental
resources as identified and regulated under Article 12, neighboring properties and uses, or
public facilities and infrastructure located on or within the vicinity of the land to be subdivided.
(1) Physical Site Constraints. Land that is physically unsuited for development, including land
that is characterized by periodic flooding, poor drainage, shallow soils, landslides,
environmental site contamination or other known physical hazards or constraints, must not
be subdivided for development unless the applicant can demonstrate that such limitations
can be overcome, remediated, or mitigated as necessary to allow for subsequent
development. Acknowledged.
(2) Buildable Area. For purposes of these Regulations, including the platting of building lots and
the calculation of the density or intensity of development allowed within a subdivision,
“Buildable Area” is defined as the total area of the tract or parcel to be subdivided, less the
area occupied by the following physical and legal site limitations or constraints:
• “Hazards” as defined and regulated under Article 12, as indicated on sketch and Master
Plans, and as field verified and delineated on preliminary and final subdivision plans and
plats, The only Hazards are Class II wetland buffers which total 0.25 acres.
• “Level I Resources” as defined and regulated under Article 12, as indicated on sketch and
Master Plans, and as depicted on preliminary and final subdivision plans and plats,
There are no Level 1 Resources
• Existing and planned street and railroad rights-of way, There are none shown on the
official map. The project planned Neighborhood road easement area is 0.71 Acres
supporting this application and 0.30 Acres supporting future development of Lots 2
and 3.
• Transmission line corridors or easements, except upon request of the applicant that it be
designated as Buildable Area. None are present
(a) The land area within a Habitat Block that is excluded from the Habitat Block through an
exchange of land, an exclusion intended to provide relief from associated standards, as
WGM Associates Subdivision
Article 15A Compliance Summary
May 6, 2024
Page 2 of 36
approved by the DRB under Section 12.04 (Habitat Block Overlay District), or relocation
of a Habitat Connector as approved by the DRB under Section 12.05 (Habitat Connector
Overlay District) may be included in the “Buildable Area” as defined above for purposes
of subdivision and development, and the calculation of development density. Not
Applicable
(3) Buildable Area Calculations. The allowed number of building lots or dwelling units within the
subdivision shall be calculated based on the Buildable Area of the parcel or tract to be
subdivided except as otherwise specified for a Transect Zone Subdivision under Article 8, a
Planned Unit Development under Article 15.C; and as provided for the transfer of
development rights under Article 19, or affordable housing offsets, bonuses, or incentives
under Article 18. 10.05 Acres (Gross Land Area) – 0.25 Acres (Hazards) – 0.71 Acres
(Proposed ROW) – 0.30 Acres (Future ROW) = 8.81 acres x 5 Units/Acre (Maximum Land
Use Density) = 44 Units. 3 existing and 4 new units are proposed for a total of 7 in Phase
I.
(a) Any proposed alteration of the existing grade to create developable building lots,
including land excavation or fill, must meet the standards of Section 14.11 (Alteration of
Existing Grade), Article 16 (Construction and Erosion Control) and other applicable
resource protection, flood hazard area and stormwater management standards under
these Regulations. Not applicable.
(sic) there is no Section B in the LDRs
C. Development Context.
The applicant must demonstrate that the subdivision conforms to the planned pattern of
subdivision and development in the area, as defined by district purpose statements and
standards, or as specified for a type of Planned Unit Development (PUD) This is proposed to be
reviewed as a General PUD. under Article 15.C. In addition to meeting required zoning district,
transect zone, or PUD standards:
(1) Overlay Districts. The subdivision must also meet applicable overlay district standards under
Article 12. These are only related to wetland buffers.
(a) In all subdivisions and PUDs in which the provisions of the Traffic Overlay District in
Section 10.01 of these Regulations apply Not applicable and in which the Traffic Overlay
District provisions conflict with those of this section, the more restrictive provisions shall
apply.
(2) Multiple Districts. For the subdivision of land located in more than one zoning district, Not
applicable and removed for brevity.
(3) Compliance with Other Regulations. Subdivisions, including building lots, dwelling units, and
supporting facilities and infrastructure, must also be designed, configured, and constructed to
comply with other relevant standards under these Regulations and other city ordinances and
standards in effect at the time of application, including those listed below.
WGM Associates Subdivision
Article 15A Compliance Summary
May 6, 2024
Page 3 of 36
• Official Map, adopted under 24 V.S.A. § 4421 – No Conflicts
• Capital Improvement Program, adopted under 24 V.S.A. § 4430 – No Conflicts
• Department of Public Works Standards – There are new written standards adopted April
18, 2024
• Fire Prevention and Safety Ordinance – The proposed buildings will be sprinklered and a
suitable turnaround has been provided per the Fire Department.
• Water and Cross Connection Ordinances – Acknowledged.
• Sanitary Sewer and Stormwater Ordinance – The sewer improvements are being design to
State Standards and the stormwater management facility is being designed to satisfy
the State design Standards as a State Operational Stormwater Permit will also be
required.
• Impact Fee Ordinance – Acknowledged.
• E-911 Ordinance – We will work with the E911 Coordinator on the required building street
numbers
(4) Conformance with an Approved Master Plan. The applicant must demonstrate that the
subdivision conforms, as applicable, to a Master Plan approved by the DRB under Article
15.B, including the approved development plan, management plan, buildout budgets, and
phasing schedule. Acknowledged. The Master Plan is being submitted simultaneously
with the Preliminary Plan application.
D. Development Connectivity.
The applicant must demonstrate that the subdivision, to the extent physically feasible, is
configured and laid out to maximize connections with adjoining parcels and neighborhoods,
and to avoid creating isolated and disconnected enclaves of development, except where
necessary to separate incompatible land uses, or to avoid undue adverse impacts to resources
identified for protection under Article 12. Accordingly, the applicant must demonstrate that the
subdivision is laid out to connect with and extend existing and planned streets, sidewalks,
recreation paths, transit routes, and utility and greenway corridors located adjacent to or
within ½-mile of the subdivision, or as indicated on the City’s Official Map. Off-site
improvements necessary to serve the proposed subdivision must be provided in accordance
with 15.A.18. The proposed access easements (Right-of-ways) have been design to enable
connectivity to the south by reserving a future access easement (Right-of-way) to enable a
tie-in to the Lane Press roadway.
15.A.12 Resource Protection Standards
A. Resource Protection.
The applicant must demonstrate that the proposed subdivision has been configured and laid
out to:
WGM Associates Subdivision
Article 15A Compliance Summary
May 6, 2024
Page 4 of 36
(1) Incorporate significant natural, historical, and scenic features located on the parcel or tract
to be subdivided; The only significant feature on the property is the Class II wetland buffer
located at the far east side of the property. The proposed residential lots have been laid
out not to include these areas.
(2) Avoid and exclude Hazard and Level I Resources identified for protection under Article 12
from parcelization, physical fragmentation, and development; and, The only Hazard or
Level 1 Resource on the property is the Class II wetland buffer located at the far east side
of the property. The proposed residential lots have been laid out not to include these
areas.
(3) Minimize and mitigate the adverse impacts of land subdivision and development on Level II
Resources identified for protection under Article 12. Not applicable as there are no Level 2
Resources on the property.
B. Applicability.
Resource protection standards under this section apply to all subdivisions of land, unless
modified by the DRB in accordance with resource-specific allowances under Article 12 and the
following:
(1) The DRB may modify or waive a resource protection standard under this section within a
Transect Zone Subdivision or a Planned Unit Development only as necessary to achieve or
maintain the planned type and pattern of development and to allow for the logical
extension of supporting facilities, infrastructure, and services. Not requested.
(2) Notwithstanding a subdivision waiver or modification, proposed subdivisions shall comply
with all other applicable resource protection standards under these Regulations, including
any requirements for on- or off-site impact mitigation. Acknowledged.
C. Resource Identification.
Site features or resources to be incorporated in subdivision layout and design, as shown to
scale on sketch and master plans, must be field verified and delineated on the ground by the
applicant as specified in Article 12 of these Regulations for each resource, and as indicated on
preliminary and final subdivision plans and plats.
(1) Existing Site Features. Existing site features of significance to the City, to be considered in
subdivision layout and design include:
(a) Archaeological and historical sites and structures that are eligible for listing on the State
Register of Historic Places, and historical landscape features such as stone walls and
fences. There are no fences or stone wall on the property, there are no historic places
listed here but the existing buildings are all more than 50 years old which makes them
eligible for inclusion in the Register of historic buildings, but the proposed subdivision
will not impact that structures or impact the context in which they exist.
WGM Associates Subdivision
Article 15A Compliance Summary
May 6, 2024
Page 5 of 36
(b) Prominent shade trees, street trees, or documented specimen or witness trees. There
are a number of trees near the existing buildings which are not proposed to be
removed.
(c) Exceptional or unique geological features such as exposed ledges, cliffs, waterfalls and
cascades. There are none of these features on the property.
(2) Listed site features must be considered for retention and incorporation in subdivision layout
and design. The limited resources have been identified and the proposed improvements have
been laid out to avoid these locations.
(3) At minimum the DRB may require, as a condition of subdivision approval, that a listed
historical site, structure or landscape feature present on the parcel to be subdivided must be
inventoried, assessed and documented, before any site development, or any structural
relocation, removal or demolition may occur. Acknowledged.
D. Resource Protection Areas.
Resource protection areas to be incorporated in subdivision layout and design include Hazards,
and Level I and Level II Resources identified for protection and regulated under Article 12.
(1) Subdivision boundaries and lot lines must be located and configured to avoid or, where
deemed necessary by the DRB, to minimize the subdivision, parcelization, and physical
fragmentation of resources located on contiguous parcels, and on the tract or parcel to be
subdivided. The proposed residential lots have been designed to avoid these limited
features.
(2) Contiguous Hazard and Level I Resource protection areas that exceed the minimum lot size
The largest wetland buffer area is 7,512 SF which is less than the maximum development
density of 5 units /acre or 1 unit per 8,700 SF. must be set aside and identified on the
subdivision plat, and in associated legal documents, as “Conservation Lots” to be
maintained and managed in single or common ownership, or under a conservation
easement held by the City or qualified third party, such as an established land trust. As a
condition of subdivision approval, future subdivision of conservation lots shall be prohibited
except where all land is being conveyed for conservation purposes, as also noted on the
subdivision plat These wetland buffers fall wholly within the proposed Lot 4 Open Space
lot. As such, no further identification of the buffers on the plat is necessary.
(3) Hazard and Level I resource protection areas must be excluded from the calculation of
Buildable Area. Building lots and building envelopes are prohibited within these areas,
except as necessary to accommodate resource-dependent facilities (e.g., water and
wastewater treatment facilities, public or community recreation facility), as specified under
Article 12, or as allowed under this subsection. As outlined in Section 15.A.11(A)(3) the
WGM Associates Subdivision
Article 15A Compliance Summary
May 6, 2024
Page 6 of 36
maximum development density calculation has taken these areas into consideration. No
Building envelopes are proposed within these areas.
(4) A building lot may extend or encroach within a delineated resource protection area only to
the extent necessary to meet minimum lot size or frontage requirements for the zoning
district in which the lot is located. Not proposed.
(5) A building lot may incorporate a Hazard, Level I, or Level II resource area that is less than the
required minimum lot size; however, in this case the DRB may require the delineation of a
building envelope that excludes the delineated resource area, as shown on the subdivision
plat and pinned on the ground, as necessary to limit the siting of buildings, other structures,
and parking areas to the developable portion of the lot. Not Proposed.
(6) Encroachments within resource protection areas, including transportation and utility
corridors, are limited to those allowed, subject to DRB review and approval, under Article
12, Not proposed.
(7) A resource protection area may be improved to serve as green infrastructure (e.g., for
stormwater management or flood control), or as a public amenity serving the subdivision,
consistent with applicable standards under Article 12, to the extent that this does not
interfere with its critical natural functions or intended use. Not proposed.
15.A.13 Subdivision Design Process
A. Design Process.
The design process to be followed by the applicant under this Subsection, in preparing
subdivision plans and draft plats included with the application, includes the following steps in
order of preference:
(1) Delineate and set aside resource areas identified for protection, and other existing site
features for consideration under 15.A.12 above. A review for the presence of wetland
was completed by Trudell Consulting Engineers (Now Bowman Engineers) and their
report indicated that there are no wetlands on the property. They did share an earlier
wetland delineation that abuts the east property line at the northeast and southwest
corners of the property. Those plans showed a wetland, large enough under the
current State Rules, to be considered a Class II wetland. In accordance with the
standards outlined in Article 12 section 12.06(B)(2)(a), a 50’ Class II wetland buffer has
been added to the plans to reflect the jurisdictional limits.
WGM Associates Subdivision
Article 15A Compliance Summary
May 6, 2024
Page 7 of 36
(2) Layout and configure the proposed street network to:
(a) connect with and extend existing streets; The proposed layout supports the initial
phase of re-subdivision of the property along its north third. This application offers a
supporting easement across Lot 2 and 3 which will enable the road to be extended to
the south when those lots are further subdivided in the future.
(b) define one or more contiguous blocks that meet applicable block standards under
15.A.16 or as otherwise specified for the Zoning District, Transect Zone, or type of
Planned Unit Development in which the subdivision is located); The proposed
Neighborhood Road to be constructed to serve Lot 1B-1D and the southerly extending
access road easement will create the potential for a block that has dimensions of 600’
(E-W) x 450’; and to
(c) incorporate allowed Street Types and design standards under 15.A.14, including existing
and planned streets, sidewalks, recreation paths, and transit stops. The proposed 40’
wide access easement will provide space for a future Neighborhood Road type with
adjacent sidewalk.
(2) Delineate building lots that front on and are oriented to the abutting street or civic
space, and that meet applicable lot size and dimensional requirements by Zoning
District, Transect Zone or type of Planned Unit Development or Building Type under
Article 11.C, as applicable. This project stands at the cross roads of the current I-O
District Lot size standards and the State mandated 5-unit per acre minimum density.
This application proposes lot size and setback standards consistent with the R4 zoning
district which permits one units per 9.500 SF or 4.58 units per acre. The R4 standards
call for:
30’ Front Yard Setback
10’ Side Yard Setback
30’ Rear Yard Setback
15’ Accessory Setback
20% Building Coverage
40% Lot Coverage
Maximum Building Height as outlined in Table C-2
The proposed values to be used for this PUD are as follows:
30’ Front Yard Setback
10’ Side Yard Setback
20’ Rear Yard Setback (this fronts a commercial property will no active uses near
the common property line)
15’ Accessory Setback (5’ for existing structures)
20% Building Coverage
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40% Lot Coverage
Maximum Building Height as outlined in Table C-2
(4) Designate within each block, or as otherwise provided within the subdivision, required civic
spaces, parking lots or facilities, and infrastructure and utility corridors or easements that meet
the requirements of these Regulations, which are to be retained in common or single
ownership or dedicated to the City. The proposed 1.0 acre Lot 4 is to be held in common
ownership as an agricultural use. The community garden will be supported with access
easements for all property owners to have access to and for the use of vegetable and/or
flower gardens. The community gardens will be maintained and owned by the association
(5) Incorporate within block configurations, as applicable, one or more alleys or service lanes,
and midblock pedestrian passages as necessary to provide rear, side or shared vehicular and
pedestrian access to fronting building lots, civic spaces and designated parking areas or
facilities. This will be applicable with the future subdivision of lots 2 and 3 that occupy
these areas.
15.A.14 Street Network
A. Purpose and Intent.
It is the intent of the City to establish and maintain an integrated, interconnected
transportation system that efficiently and safely serves all users, including pedestrians,
bicyclists, motorists, transit riders and people with disabilities. Accordingly, the applicant must
demonstrate that the proposed street network serving the subdivision is consistent with City
objectives to:
• Maximize network accessibility and connectivity for all transportation modes and users;
• Minimize vehicle miles traveled;
• Provide adequate emergency vehicle access, and minimize emergency response times;
• Limit direct access onto arterial and collector streets, as necessary to preserve and enhance
functional capacity;
• Create interconnected, walkable pedestrian- and bicycle-friendly residential neighborhoods
and mixed use development;
• Provide for multiple, direct routes and connections between residential neighborhoods,
schools, parks, employment, shopping and other activity centers or destinations;
• Incorporate or provide direct pedestrian connections to existing and planned public transit
routes for any subdivision and development located within the Transit Overlay District; and to
• Accommodate on-street parking where appropriate or required.
B. Street Layout.
The arrangement of streets serving the subdivision must incorporate and extend the network of
existing and planned arterial, collector and local streets in the vicinity, including existing and
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planned streets serving adjoining subdivisions, and as shown on the City’s Official Map. There
are no proposed streets shown on the Official Map or designed as part of the prior
subdivision of the surrounding lands in this area.
(1) Street Grid. The street layout must establish or extend an interconnected street grid
that logically relates to existing site topography, defines walkable blocks, produces
useable building lots, reasonable street grades, and safe intersections, incorporates
adequate stormwater drainage, and avoids or, where deemed necessary by the DRB,
minimizes encroachments within and mitigates adverse impacts to resources identified
for protection under Article 12. The proposed access easement along the eastern most
portions of Lot 2 and 3 follows the existing topography and supports the creation of a
future street block.
(2) Street Orientation. The street layout should be oriented to maximize solar access and
gain on abutting building lots and block faces while remaining consistent with the
existing and planned pattern of development and local topography and completing
connections as required by this Article. Longer streets and block faces should either be
aligned east-west or north-south, within 20 degrees of true east or true north, in
relation to anticipated building lot and building roof orientation. The proposed street
to be constructed with the Phase I project runs in the east-west direction while the
reserved access easement for the future connector roadway runs in the north-south
direction.
(3) Existing and Planned Public Streets. The street network must incorporate existing and
planned public streets, recreation paths and sidewalks shown on the City’s Official Map;
or as required by the DRB if the location, length or function of a proposed street within
the City’s street network warrants public ownership. The right-of-way provided for a
public street shown on the Official Map must be of a similar location and alignment as
that shown on the map, subject to approval and acceptance by the City Council. Planned
right-of-way widths listed for public streets under Table 3-1: Planned Street rights-of-
way, must also be incorporated in the proposed street layout as applicable. The existing
right-of-way width of Hinesburg Road is 66-feet and the planned future width is 80
feet. The plat has been revised to depict the future right-of-way location except for
that portion located on Lot 1A as the existing house sits one foot from the existing 66-
foot right-of-way. Section 3.2 of the LDRs also requires that the front yard setbacks
for lots fronting Hinesburg Road south of I-89 be set at 50 feet. This is also depicted
on the Plat.
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(4) Street Connections. The street network must maximize connectivity and provide for the
future extension of streets of equivalent functional class and other connecting rights-of-
way or easements through adjoining properties upon future subdivision, development
or redevelopment. Street rights-of-way must extend to adjoining property lines to allow
for future street, sidewalk, recreation path and utility connections. Accordingly:
a. Right-of-way connections to properties adjoining the subdivision must be
provided along property boundaries at regular intervals, spaced according to
functional class, street type and, where applicable, required block lengths unless
modified or waived by the DRB under 15.01(C). The modest size of the parent
parcel provides a minimal number of connective opportunities. This
application has followed prior guidance of enabling a future connection near
the southeast corner of the parent parcel (southeast corner of Lot 3.
b. In making its determination to waive or modify a street right-of-way
requirement, the Board shall consider substitution of a recreation path,
sidewalk, or trail right-of-way prior to determination that a full waiver of a right-
of-way is warranted. The applicant seeks a conditioned approval that the the
physical construction of the connector roadway not be completed with this
project in favor of requiring the completion of the road as part of the future
development of Lots 2 or 3.
c. The DRB shall require that applicant construct a connecting street or recreation
path to the property line; or to contribute a proportionate share of the cost to
complete construction, in addition to any required impact fees. Where a street
or recreation path is identified in the Impact Fee Ordinance, construction of
planned improvements may receive credit pursuant to the Ordinance. This
application again relies upon a conditioned requirement that the connective
roadway be completed when Lots 2 and 3 are developed.
d. For phased development, the DRB may approve a street or other right-of-way
shown on the subdivision plat and, as a condition of subdivision approval,
require that the right-of-way be clearly marked on the ground with one or more
signs that indicate its existence and future use; and that construction must occur
before any further subdivision or development may be allowed. The plat plan
clearly depicts the proposed easement that is to benefit Both Lots 2 and 3 and
the City of South Burlington as part of the alignment of a future roadway. Any
boulders unearthed during the Phase I construction of the infrastructure on Lot
1 will be placed along the edge of the 40-foot access ease,emt.
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e. The DRB may require temporary turnarounds at subdivision boundaries,
designed to City specifications as approved by the City Engineer and Fire Chief.
The applicant must then show on the subdivision plat the right-of-way area to be
returned to adjacent property owners when street and sidewalk extensions to
abutting properties are constructed. This feature has been added to the
proposed subdivision plat.
(5) Dead-End Streets. Permanently gated streets, dead-end streets, and cul-de-sacs are
prohibited unless the DRB finds that physical right-of-way limitations, other legal
constraints, incompatible land uses, or Hazards or Level I Resources identified for
protection under Article 12 preclude required street connections. This project
proposes a temporary hammerhead turnaround at the end of the Phase I street. The
proposed temporary hammerhead has been reviewed by the Fire Department.
a. Permanent dead-end streets are subject to review and approval by the Fire Chief
and City Engineer under these Regulations and other public works specifications
and fire codes in effect at the time of application. Not applicable as this is not
proposed as a permanent dead-end street.
b. A permanent dead-end street allowed under this provision must not exceed two
hundred (200) feet in length measured to the center of the turnaround; and
must include a turnaround designed to City specifications. Hammerhead
turnaround designs are the City’s preferred dead-end configuration. Not
applicable as this is not proposed as a permanent dead-end street.
C. Street Design.
(1) The street network must incorporate allowed Street Types under Article 11.A The
proposed street type is Neighborhood Narrow as there is a limited amount of land
uses proposed along this road, or as specified by Zoning District, Transect Zone or type
of Planned Unit Development, which are consistent with the functional class and the
pattern and type of development or uses to be served by the street network. Streets
must be designed by a Vermont licensed professional engineer The horizontal and
vertical alignment along with the typical section has been designed by a licensed
professional engineer. and constructed to City specifications The recently published
Public Works Standards provide construction means which this application proposes
to follow. The Standards do not cover alternate sections which have been
recommended for use by the Department of Public Works for public (or private)
streets proposed and constructed in the I-O District. The applicant seeks Alternate
Compliance findings for the proposed alternate typical section for Maxine’s Way.
Concurrence of this alternate design is being pursued by the Department of Public
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Works. Proposed street types and functional classifications must be identified on
subdivision plans submitted with the application.
a. All streets, including both public and private streets, must be designed and
constructed by the applicant or developer to City specifications, unless otherwise
specifically authorized by the DRB under final subdivision approval. The
proposed Neighborhood Narrow Street has adopted all of the written
standards as outlined in the LDRs and are further refined within the newly
published Public Works Standards. The typical road section proposed with this
application has been designed to provide functional durability and proper
surface and internal drainage components and varies from the public works
standards in that it adopts a more rural based surface water collection system
consistent with the most recent road construction improvements guidance in
the I-O District guidance set forth by the Department of Public Works for future
public streets. The applicant seeks Alternate Compliance findings for the
proposed alternate typical section for Maxine’s Way. Concurrence of this
alternate design is being pursued by the Department of Public Works.
b. In reviewing master plan and subdivision applications, including applications for
Planned Unit Development under Article 15.C, the DRB has the authority to
require the design and construction of proposed streets to City standards
Acknowledged. Please see the narrative outlined in the prior section. the
upgrade or improvement of an existing street as necessary to serve the
proposed subdivision The Vermont Agency of Transportation controls the
access management of VT Route 116 (Hinesburg Road) and is requiring the
width and surface material management of the primary access at 850
Hinesburg Road and the elimination of the curb cut at 850 Hinesburg Road.;
and the provision of an irrevocable offer of dedication of one or more streets to
the City Currently these Phase I and future phase streets are to remain
private. However, with the understanding that third parties may benefit from
access to these private streets, an irrevocable offer of an access easement to
the City of South Burlington will be included with the legal documents to be
submitted with the Final Plan application. Any action to accept an offer of
dedication shall be the sole authority of the City Council. Acknowledged.
c. Public Streets. The DRB shall require a street to be offered for dedication to the
City as a public street in accordance with the following:
i. The proposed street will or could provide a future extension to an
adjoining unaffiliated property or to another existing, proposed, or
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planned public street. Not applicable as the streets are proposed to
remain private.
ii. The DRB determines, upon recommendation from the Director of Public
Works and Planning & Zoning Director, that the significance of the
proposed street within the City’s street network warrants public
ownership. Not applicable as the streets are proposed to remain
private but this can be revisited.
iii. Any street proposed or offered to be public must be built to public
standards as enumerated in these Regulations or associated Public Works
Standards and Specifications There are no written or published Public
Works Standards.
d. Private Streets. The DRB may approve, or require, a proposed street to be a
private street, as clearly marked on the subdivision plat This is shown on the
Subdivision Plat and in any applicable legal documents, in accordance with the
following:
i. The proposed street will serve lots within a commercial subdivision,
master plan, or Planned Unit Development The proposed private street
is associated with a proposed PUD project.
ii. The proposed street is a dead end street that cannot connect to an
adjacent unaffiliated property or street. Phase I is a dead end street but
if further development of either Lots 2 or 3 occur, this could become
closer to becoming a connected street (to another private street).
iii. Homes built on a private roadway may be required to be sprinklered to
the satisfaction of the South Burlington Fire Chief. The Fire Marshal has
indicated that the buildings will need to be outfitted with a 13D type
sprinkler system. All proposed sprinkler systems must be reviewed and
agreed upon prior to plat approval. The plans have been revised to
indicate that the proposed structures on Lots 1B, 1C and Lot 1D are all
to be outfitted with a Type 13D sprinkler system. This requirement may
be waived be the DRB upon recommendation by the City of South
Burlington Fire Chief.
e. Street Types under Article 11.A specify standards that must be followed in
designing, redesigning, modifying, or reconstructing a street, except for an
existing or proposed public street for which there exists separate engineering
plans developed by the City. Street, streetscape, or any other construction or
improvements within these street rights-of-way must conform to City
engineering plans, as modified by the Director of Public Works. The proposed
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street type is Neighborhood Street – Narrow. The typical section is one which
was utilized in form for the construction of Randall Street – North in the I-O
District and subsequently reinforced recently in the construction of Randall
Street-South so called (Booska Movers) as part of the planned future
connection of the south and north portions as part of a public street system
loop. This application seeks Alternance Compliance findings for the use of this
type of cross section with the Neighborhood Street – Narrow width standards
but no sidewalk.
f. All streets must be designed and constructed with sidewalks, greenbelts, bike
facilities, medians, travel lanes and on-street parking as specified for each street
type, unless an acceptable alternative is approved by the DRB under Subsection
(7) below. In support of reducing the amount of impervious surface and
maintenance costs, this application seeks approval for a “Shared Use”
approach for pedestrian and vehicular use of this roadway in lieu of a
dedicated sidewalk.
Along the alignment of the proposed road, the first 250 feet is comprised of a
crushed stone pavement system. As this has performed extremely well under
the large truck loading of the surrounding Wright Trucking Company, the
applicant is seeking Alternance Compliance findings to continue this surface
material in lieu of bituminous concrete for the remaining portion of Maxine’s
way to the east. The street type standard applicable to a proposed street or
section of roadway shall be determined by the Development Review Board, in
consultation with the Public Works and Planning & Zoning Departments, based
on supporting documentation and the following criteria:
i. Any street type listed for a specific section of roadway, as shown on the
Official Map or the Official Zoning Map, shall be the applicable street type
for purposes of these regulations. Not applicable as the Official Map
does not show any future vehicular or pedestrian based improvements
in this area.
ii. The street type must be listed as an eligible or allowed street type as
specified by Zoning District, Transect Zone Building Envelope Standard, or
PUD type. This is not clearly identified in Table 11-A.
iii. The proposed street must conform to the stated intent of an applicable
street type and intended uses and activities listed for that type. The
description of the Neighborhood Street – Narrow Type is outlined
below:
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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 This project seeks to take advantage of these features
with the understanding that the future extension of this road will not create a
desirable alternate that is otherwise available to traffic currently using the
Lane Press Driveway, traveling out to Meadowland Drive and Then Route 116
via 30’ wide roadways.
iv. The street type must be consistent with planned, proposed or anticipated
connections to or extensions of existing streets. There are City
documents which indicate future street connections in this area.
v. The street type must be consistent with the specified design speed and
design vehicle and accommodate projected traffic volumes at buildout.
The stated benefit or creating a traffic calming feature is well suited for
this limited use neighborhood.
vi. The street type, including associated facilities, must accommodate all
anticipated users, including motorists, pedestrians, cyclists and transit
riders. Vermont Agency of Transportation Design Standards facilitate
Shared Use designs for traffic volumes of less than 100 vehicles per day.
The proposed road will support three single family homes and one ADU.
Conservatively this equates to an average annual daily traffic (AADT)
volume of 40 vehicles per day (VPD). Specifically for roads with less
than 100 VPD, the Design Standards call for a two-lane road width of
18-feet with no shoulder and no additional accommodation for
bicycles/pedestrians.
vii. The street type must conform to Comprehensive Plan policies, and any
long range studies, capital plans, and other related city planning and
policy documents specific to the street, the location, and the planned
pattern of development in the vicinity of the subdivision. The City’s
Comprehensive Plan does not identify any specific road improvements
in this area which influence this property.
g. The DRB is authorized to allow modifications of City street types and standards
within a Subdivision, Transect Zone Subdivision or Planned Unit Development, at
the request of an applicant, if it finds that the proposed modification furthers
stated Comprehensive Plan goals and policies specific to the Zoning District,
Transect Zone or PUD type in which the street is located, and that such
modification is consistent with provisions for public health, safety and welfare
and the orderly development of the City. The narratives outlined in the prior
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sections indicate that Public Policy guidances provide for the ability to
effectively and safely utilize the proposed typical road section. In no case shall
a public or private street have a width of less than (20) feet The proposed road
is 20’ wide plus two (2) feet wide grassed transitional shoulders . In making
such a finding, the DRB may consider, as applicable:
i. The stated reasons why a cited standard or specification cannot be
achieved; The stated standard of including a sidewalk will create a loss
of greenspace while increasing the amount of impervious area to be
mitigated.
ii. The estimated cost of construction to meet the cited standard in relation
to the total project cost, and the cost of any proposed alternative, if cost
is cited as a factor in the request; Cost is rarely not a factor in every
decision which is made. The cost of constructing a dedicated five (5)
foot wide concrete sidewalk is estimated to be $25,200 based on a
length of 350 feet from the west edge of the lot 1D driveway and the
existing crushed stone surface work yard.
iii. Projected traffic volumes, including projected truck, pedestrian and
bicyclist traffic, and the minimum standards necessary to accommodate
the stated design vehicle(s); The projected vehicular traffic at Lot 1B is
40 vehicles per day.
iv. The compatibility of a requested modification with present and
anticipated improvements to adjacent street sections or connections;
This section of Maxine’s Way may be subject to future traffic increases
as outlined in the Master Plan in which Lot 2 which abuts Maxine’s Way
may be further subdivided.
v. Accident data for the area, to determine the potential impact of a
proposed modification on safety and accident rates; and any proposed
countermeasures that will be employed to reduce the frequency and
severity of future accidents; The Vermont Agency of Transportation
Route Logs does not identify this as being a high accident rate area. The
limited amount of traffic on Maxine’s Way would indicate that this
status would not change.
vi. Recommendations of the Director of Public Works with respect to the
proposed street design in relation to its development context, functional
classification, and maintenance. This is being pursued.
Any other information the Board deems necessary to render a decision. Notwithstanding the
above, the DRB is authorized to approve minor modifications to accommodate physical site
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constraints and/or existing patterns of development upon review by the Director of Public
Works.
D. Functional Capacity and Transit Oriented Development. The nearest signalized
intersection or those intersections specified by the DRB shall have an overall level of
service “D” or better, at the peak street hour, including the anticipated impact of the
fully developed proposed PUD or subdivision. In addition, the level of service of each
through movement on the major roadway shall have a level of service “D” or better at
full buildout. The proposed project is so small in comparison to the standard in which
traffic studies are warranted, by inspection, this project will not modify the existing
nearby traffic signal (to the north at Tilley Drive) levels of service. The Levels of
Service identified at the Tilley Drive intersection for through movements along
Hinesburg Road range from A for Southbound and B for northbound.
E. Access and Circulation. The applicant must demonstrate that the street network is
arranged to meet applicable access management, traffic, and pedestrian circulation
standards under these Regulations, including criteria for site plans under Article 14,
Transect Zone Subdivisions under Article 8, or a type of Planned Unit Development
under Article 15.C; Compliance narrative for Article 15.C is included with this submittal
package. and, for state highways, VTrans Access Management Program Guidelines in
effect at the time of application The applicant has received a Letter of Intent for the
issuance of an Access Permit for the proposed project.. Unless otherwise specified
under these Regulations, the street network, including the location and arrangement of
streets, must be designed to:
(1) Provide a minimum of two (2) entrances or access points from an arterial or
collector street to a subdivision with more than fifty (50) dwelling units on four (4) or
more lots or within four (4) or more principal buildings, unless otherwise approved
by the DRB in consultation with the City Engineer and Director of Planning & Zoning.
This project proposes one initial access to an Arterial Street as it proposes only 4
additional units.
(2) Separate subdivision entrances by a minimum distance of four hundred (400) feet
on either side of a public street, as necessary to ensure safe access and traffic
movement into and out of the subdivision. Subdivision entrances on opposite sides
of a public street may be allowed by the DRB if substantially aligned with each other.
Signalized subdivision entrances must be separated from existing, signalized
highway intersections (as measured between the near edges of the driveway and
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the intersection) based on street traffic volumes: The nearest street/road
intersection is 1000 feet away which far exceeds the most restrictive requirement.
Table 15-1: Signalized Intersection Spacing
Projected Peak Hour Volume
(VPH per access lane) Distance (Feet)
Below 450 300’
450-550 350’
551-650 400’
651-750 450’
751 and greater 500’
(3) Provide for street intersections as close to ninety (90) degrees as physically possible.
This proposed intersection alignment provides for this requirement.
(4) Incorporate offset “T” intersections and other traffic calming measures as necessary to
reduce through traffic and traffic speeds within residential and mixed use
neighborhoods and to establish terminal views. The master plan street layout provides
traffic calming through the use of a small diameter horizontal curve at the change in
direction from the east-west alignment to the north-south alignment. Street jogs
with centerline offsets of less than two hundred (200) feet on local streets are not
allowed unless specifically approved by the DRB, in consultation with the Fire Chief and
City Engineer, for purposes of traffic calming. This is not proposed.
(5) Provide deceleration, acceleration and turn stacking lanes as necessary to meet
specified Level of Service (LOS) standards under (3) above. This is not being required by
VTrans.
(6) Design intersections and other access points to City specifications to include curb radii
necessary to accommodate anticipated vehicle types and speeds while also minimizing
pedestrian crossing distances. This intersection is being designed to VTrans B-71B
standard for commercial drives.
(7) Provide for safe access to abutting properties for motorists, cyclists, and pedestrians,
including safe sight distances, access separation distances, and accommodations for
high- accident locations. The proposed intersection has acted as a commercial drive
without issue for decades. This is not a high accident location. VTrans issuance of a
LOI demonstrates suitability for the proposed use.
(8) Align access points with existing intersections or curb cuts and consolidate existing
access points or curb cuts within the subdivision, to the extent physically and
functionally feasible. The number of curb cuts on Hinesburg Road will be reduced with
this project.
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(9) Minimize vehicular access points (curb cuts) to abutting properties and building lots
along pedestrian-oriented street frontage; and provide, where physically feasible,
shared vehicular access to frontage and other abutting building lots via rear alleys, side
streets, service lanes, shared driveways, or rear cross connections between adjoining
parcels. The Master plan for the development of Lot 2 in conjunction with the
infrastructure construction for Phase 1 will provide the opportunity for opposing
single family lots to have their driveways along across from each other.
F. Street Names and Signs.
1) Names. Proposed streets and street names must be identified on the final subdivision
plat submitted with the application. Street names and numbering shall be provided and
approved in accordance with the City’s E-911 Ordinance. Maxine’s Way has been
proposed for the name of the private street as it does not conflict with any of the
existing street names in the City. The applicant will pursue the required process for
the formal adoption of this name.
2) Signs. All street signs and posts will be provided and must be installed by the City at the
expense of the subdivider. Street and other highway signs must conform to the South
Burlington Sign Ordinance and applicable Manual on Uniform Traffic Control Devices
(MUTCD standards) in effect at the time of application. Acknowledged.
15.A.15 Sidewalks, Bike Lanes, and Recreation Paths
1.
a. Purpose and Intent. As necessary to facilitate pedestrian and bicycle access and circulation
throughout the subdivision, and to provide direct pedestrian and bicycle connections to
adjoining neighborhoods there are no neighborhoods in the immediate area, the nearest
is 1,800 feet via the existing road alignments, public 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), transit stops the nearest commuter stop is at the
intersection of Meadowland Drive and the common driveway for Lane Press and
Dynapower which is just under 1,800 feet away and in the AM only brings individuals to
points south (down to Middlebury), and other community focal points or destinations in
the vicinity (e.g., schools, recreation facilities, civic buildings, shopping and employment
centers none of these facilities are located near this property), the applicant must
demonstrate that subdivision layout and design, including the proposed street network,
incorporates as applicable:
i. Pedestrian-oriented streetscapes, as defined by Street Type under Article 11.A; The
proposed street type is Neighborhood Street-Narrow (NSN) but modified to reflect
the rural surroundings and with a road profile consistent with recent guidance from
the Department of Public works which eliminates curbs and enclosed drainage
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systems. Consistent with the low density and VTrans State Design Standards which
support “share the road” approach for low volume roads, the applicant is
requesting that the dedicated sidewalk associated with the not be required for the
NSN.
ii. Pedestrian sidewalks, crosswalks, and mid-block crossings that meet ADA
requirements; This is not applicable with the waiving of the sidewalk requirement.
iii. Interior block pedestrian passages and walkways; Not applicable as this block is not
that large.
iv. Direct pedestrian access from the street to fronting building lots and civic spaces, and
to existing and planned transit stops; The proposed civic (community garden open
space) is located to the east. There are no planned transit stops.
v. Bicycle access to all building lots The VTrans State Design Standards allows :Share
the Road” configurations for low volume roads with design speeds or 25 mph, and
existing and planned transit stops; The nearest transit stop is 1/3 mile away and will
not bring you into Burlington in the AM.
vi. Bicycle lanes, as incorporated by street type Not applicable for NS-N; and
vii. Existing and planned pedestrian trails and multiuse recreation paths, as identified in
the Comprehensive Plan the Comprehensive Plan shows a shared use path on the
west side of Hinesburg Road, or on the City’s Official Map The Official Map does not
identity any pedestrian or bicycle facilities in this area.
b. Complete Streets. Unless otherwise specified by Zoning District, Transect Zone or PUD type,
the subdivision must incorporate sidewalks or recreation paths as required by Street Type
under Article 11.A, other City specifications, and Americans with Disabilities Act (ADA)
requirements as applicable. The applicant seeks relief from this standard based on the
low volume of traffic on Maxine’s Way.
i. Where a subdivision is proposed to front along an existing roadway no new
undeveloped lots will front along an existing street, all elements of the Street Type from
the curb inward shall be installed by the applicant where not present.
c. Pedestrian Easement. - A permanent pedestrian easement twenty (20) feet in width may be
required by the DRB, as necessary to facilitate pedestrian and bicycle circulation within the
subdivision Acknowledged:
i. Through any block that is six hundred (600) feet or more in length;
ii. As a continuation of a dead-end street;
iii. To provide direct pedestrian access to an existing or planned transit stop within or
adjacent to the subdivision; or
iv. In conjunction with a utility easement.
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d. Additional Easements. - Additional pedestrian or recreation path easements must be
reserved, as indicated on subdivision plans, and shown on the subdivision plat, in
conformance with planned public trail and recreation path systems included on the Official
Map and Comprehensive Plan. The Official Map does not show any improvements in the
area and the Comprehensive Plan shows a recreation path on the opposite side of
Hinesburg Road.
15.A.16 Blocks and Lots
A. Purpose.
The layout and configuration of blocks and building lots in relation to the street network
establishes the overall pattern of development, including the creation or extension of walkable,
pedestrian-friendly neighborhoods and mixed use developments. As such, the configuration of
blocks and building lots represent a fundamental component of subdivision design. Accordingly,
the applicant must demonstrate that the proposed subdivision incorporates:
1) A street layout or grid under 15.A.14 above that establishes blocks that meet required block
standards under these Regulations, including interconnected, walkable blocks and
neighborhoods in all residential and mixed use zoning districts, or as specified by Transect
Zone under Article 8 or by PUD type under Article 15.C. Following the guidance provided
by the DRB during the Sketch Plan review process it was agreed that the proposed road
layout master plan would run east-west from Hinesburg Road and then southerly to the
south property line to create a block of 450 feet from the centerline of Maxine’s Way to
the south property line.
2) Blocks that are configured to accommodate and provide access to building lots that comply
with these Regulations.
3) Block faces and building lots that, where feasible, are oriented to maximize solar access and
gain; The proposed street layout follows the guidance found earlier in 15A regarding the
goals for enabling solar access.
4) Regularly shaped building lots that front on, and minimize lot frontage or width along
abutting streets; The proposed principal lots 1, 2 and 3 have been created with the
recognition that there are numerous existing accessory structures that enable the
equitable division of the land between the three Wright Family siblings.
5) Required civic spaces, parking lots or structures, and utility corridors and other facilities or
easements that are intended to be held, managed, and maintained in single or common
ownership. These are all identified on the site plans and subdivision plat.
B. Blocks.
In all Zoning Districts except the SEQ-Natural Resource Protection, Mixed
Industrial/Commercial, Industrial-Open Space, Airport, Airport Industrial, Institutional
Agricultural, Park and Recreation, and Form Based Code District, As this property is located in
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the I-O District it is exempted from this requirement and the remining portion has been
removed for brevity.
C. Lots.
All lots must be laid out to logically relate to topography and their intended use or purpose.
Building lots must be laid out within existing and planned street and block configurations, in
such a way that they can be developed in full compliance with their intended use and these
Regulations. Unless otherwise specified under these Regulations as applicable to the
subdivision:
1) All proposed lots must be numbered, as shown on subdivision plans and plats. This has
been integrated into the plans.
2) The arrangement and configuration of lots must allow for the further subdivision of any
remaining developable land on the tract or parcel to be subdivided. Where proposed
building lots exceed minimum lot area requirements, the DRB may require that such lots be
configured and developed in a manner that allows for further subdivision and infill
development. Acknowledged. The proposed lots all exceed the minimum lot size allowed
under the 5 unit per acre density provision.
3) Building or other lots for existing or planned public facilities or uses, including public parks,
as shown on the City’s Official map or proposed for dedication to the City, must be labeled
and shown as such on the subdivision plan and plat. The Official Map does not show any
features near this parcel.
4) Unless otherwise specified under these Regulations, a minimum of ten percent (10%) of the
total buildable area within the developed portion of any Major Subdivision exceeding two
acres in size must be allocated to functionally integrated civic space lots, as shown on the
subdivision plan and plat. The minimum required sizing of the civic space area is based on
the parcel size of 10.05 acres – 0.69 acres of Type 1 Hazards (Class II Wetland Buffer) –
0.71 acres of proposed road right-of-way (access easement) – 0.30 acres of Proposed
future right-of-way (access easement) = 8.35 acres x 10% = 0.835 acres. The proposed
size of the civic (Community Garden) space is 1.0 acres. The allowable uses for this area
include: Garden plots, accessory facilities/structures (e.g., water source, equipment shed);
limited/no parking.
a) Required civic space must incorporate one or more allowed Civic Space Types under
Article 11.B and meet associated type requirements. From Article 11.B, the proposed
civic space is Community Garden.
b) Designated civic space lots must have frontage on or pedestrian access from an abutting
street. The entrance to a civic space that does not front on an abutting street must be
readily visible, apparent, and accessible from the street. The proposed civic space
retain frontage on both the existing and proposed extension of Maxine’s Way.
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c) Civic space lots must be identified on the subdivision plat, and in associated legal
documents, as Civic Space lots to be maintained and managed in single or common
ownership. This callout is shown on the plat.
d) For Major Subdivisions under six (6) acres, the DRB may, in its discretion, provide a
credit for up to 50% of the required Civic Space area if the Applicant demonstrates a
safe, walkable connection to an existing Civic Space or public park that is accessible by
the general public and located within five-hundred (500) feet as there are no facilities
that meet this requirement this is not applicable and the remaining section has been
removed for brevity.
5) The arrangement and configuration of building lots within the subdivision must be
consistent with the intended use, street type, and the planned pattern of development for
the Zoning District, Transect Zone or PUD type in which the subdivision is located, including
the existing or planned street and block network. This layout plays off of the requirements
in the I-O District which looks for larger lots and the statutory requirements that enable a
density of up to 5 units per acre. All building lots must front on a public or private street, a
designated civic space, or a shared courtyard with pedestrian access to the abutting street.
All of the proposed lots front om a private street.
6) Building lots must be configured to comply with all relevant lot area, dimensional and lot
coverage requirements under these Regulations, including as appliable:
• Lot requirements under Section 3.05; Section 3.05 is inserted below for review.
3.05 Lots
a) Reduction of Lot Size. - No lot shall be so reduced in area that the lot size, coverage,
setbacks, or other requirements of these regulations shall be smaller than herein prescribed
for each district
b) Lots With No Road Frontage.
i) No land development may be permitted on lots which do not have either frontage
on a public road or public waters, unless, with the approval of the Development
Review Board through a miscellaneous application, such lots have access to a public
road or waters by a permanent easement or right-of-way. Ther proposed lots will
front on a private road supported by an access easement.
ii) The Development Review Board may approve development of existing lots with no
frontage on a public street Not applicable and remaining section has been
removed for brevity.
c) Road Frontage. In order to promote infill development while protecting the character of
existing neighborhoods, no lot shall be created without a minimum of 50-ft of frontage
on a public road in the following districts: R1, R1-LV, R2, R4, and LN unless authorized
under Article 15.C, Planned Unit Development. The property is located is located in
the I-O District but has discussed adopting the lot size standards of the R4 District.
The proposed access easement for Maxine’s Way is 40-feet in width consistent with
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the standard outlined in Article 11.A. This project is also being reviewed as a General
PUD.
d) Existing Small Lots. Not applicable and the remaining portion has been removed for
brevity.
e) Corner Lots. This will be true for the proposed Lot 1A and Lot 2 in which frontages will
occur on both Hinesburg Road and Maxine’s Way. In cases where a lot has frontage on
two streets, the lot shall be deemed a corner lot and shall have two frontages. In cases
where a lot has frontage on a public street and on a private right-of-way, the lot shall be
deemed a corner lot and shall have two frontages. This has been adopted.
• Setback and buffer requirements under Section 3.06; Section 6 has been inserted below
for conformance review.
3.06 Existing and Planned Rights-of-Way; Setbacks; and Buffers
a) General Provisions. The size and dimensions of setbacks shall be as indicated in Table C-
2, Dimensional Standards, unless otherwise provided in these Regulations.
This project stands at the cross roads of the current I-O District Lot size standards and the
State mandated 5-unit per acre minimum density. This application proposes lot size and
setback standards consistent with the R4 zoning district which permits one unit per 9.500
SF or 4.58 units per acre. The R4 standards call for:
30’ Front Yard Setback
10’ Side Yard Setback
30’ Rear Yard Setback
15’ Accessory Setback
20% Building Coverage
40% Lot Coverage
The proposed values to be used for this PUD are as follows:
30’ Front Yard Setback
10’ Side Yard Setback
20’ Rear Yard Setback (this fronts a commercial property will no active uses near
the common property line)
15’ Accessory Setback (5’ for existing structures)
20% Building Coverage
40% Lot Coverage
b) Arterial and Collector Streets.
i) Existing and Planned Rights-of-Way. Table 3-1 indicates estimated existing and
planned street rights-of-way (ROW). For any proposed redevelopment project
adjacent to a street in this Table, This project fronts on Hinesburg Road the relevant
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front property line shall be measured from the Planned Street ROW. Where the
Planned Street ROW exceeds the Existing Street ROW, one half of the difference
shall be assigned to each side of the street unless the Development Review Board
finds that the street is not centered in its current ROW.
Table 3-1: Existing and Planned Streets Rights-of-Way
Street Existing Estimated Street ROW (feet) Minimum Planned Street
ROW (feet)
Hinesburg Road 66 80
The plat depicts the existing Hinesburg Right-of-way and the proposed future 12’
expansion to enable the expansion of the ROW to 80-feet. Please note that the
existing house on Lot 1A sits one foot from the existing 66-foot right-of-way.
ii) For the arterial and collector streets listed below, minimum front setbacks shall be
fifty (50) feet from the edge of the planned street right-of-way.
Table 3-2: Streets Requiring a Minimum 50’ setback
Street
Allen Road
Hinesburg Road, south of I-89
Kennedy Drive
Spear Street, south of I-189
The front yard setback has been measured off of the future ROW width. All of the
existing residences are non-complying as it relates to the front yard setback.
Planned Arterial and Collector Streets. Not applicable Planned public arterial and
collector streets, as designated by the Development Review Board, shall be subject
to the provisions of this Section 3.06 and any frontage requirements.
c) Yards Abutting a Planned Street. Yards abutting a right-of-way designated for a planned
public street Not applicable as there are no planned public streets and Maxine’s Way
is a proposed private street shall have a minimum setback equal to the front setback
requirement for the district in which the lot exists, unless the yards abut any of those
streets listed in above, in Section 3.06(B)(2) in which case the minimum setback shall be
fifty (50) feet from the edge of the planned street right-of-way.
d) Setback Calculation. No space which for the purpose of a building or dwelling has been
counted or calculated as part of a side, front, or rear setback or open space provision
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required by these Regulations may be counted or calculated to satisfy or comply with a
setback or space requirement of or for any other building. Acknowledged.
e) Traffic Visibility Across Yards. No shrubbery shall be erected, maintained, or planted on
any lot that obstructs or interferes with traffic visibility. In the case of corner lots, such
restricted area shall be the triangular area formed by the lot lines along the streets and
a line connecting them at points twenty-five (25) feet from the intersection. This
restricted area is depicted on Sheet C2.0 at Lots 1A and 2 (at Hinesburg Road) and Lot
2 at the northeast corner.
f) Structures Requiring Setbacks. Except as specifically provided elsewhere in these
Regulations, front, side, and rear setback provisions shall apply to all structures, except
for fences. Acknowledged.
g) Satellite Dishes. Satellite dishes exceeding three (3) feet in diameter shall not be located
within the area between a street right-of-way line and the front elevation of a building.
Satellite dishes shall be screened. Acknowledged but not proposed.
h) Front Setback Area Landscaping for Non-Residential Uses. In the case of nonresidential
uses, not more than thirty percent (30%) of the area of the required front setback shall
be used for driveways and parking and the balance shall be suitably landscaped and
maintained in good appearance. The existing commercial land use which will be
situated on the proposed Lot 1B will be screened by the existing house and
landscaping on Lot 1A and the landscaping fronting Hinesburg Road. The proposed
landscaping plan calls for the retention of this vegetation. Design approaches that
that use landscaping elements in the front setback which enhance stormwater
infiltration or management are encouraged. No portion of the required front setback
shall be used for storage or for any other purpose except as provided in this section. No
change from the existing conditions are proposed. In addition, a continuous strip
fifteen (15) feet in width traversed only by driveways and sidewalks shall be maintained
between the street right-of-way line and the balance of the lot, which strip should be
landscaped and maintained in good appearance. The proposed access easement for
Maxine’s Way bisects the yard for the Wright Transportation commercial use. The
existing driveway for the truck parking area will preclude the introduction of a 15’
wide landscaped island in this area. This provision shall apply also to yards that abut a
right-of-way designated for a future street.
i) Setback and Buffer Strip Adjacent to Residential District Boundaries.
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i) Setback to residential zoning districts. Any new, reconstructed, or expanded
principal building located wholly or primarily in a non-residential zoning district shall
retain a setback of not less than sixty-five (65) feet from all adjacent residential
zoning districts, unless applicable lots are part of a Master Plan or Planned Unit
Development. Not applicable as this project is located in the I-O District and this
project is subject to approval as a PUD.
ii) Buffer strip. A buffer strip not less than fifteen (15) feet wide within the sixty-five
(65) foot setback in subsection (a) shall be installed and landscaped with dense
evergreens, fencing, and/or other plantings as a screen. New external light fixtures
shall not ordinarily be permitted within the fifteen (15) foot wide buffer area. The
only commercial use is located on Lot 1B. This lot also proposes a new residential
building which is specifically being designed as an integral relation to the
commercial use.
iii) The Development Review Board may permit new or expanded nonresidential uses,
structures and/or parking areas, and new external light fixtures, within the setback
and/or buffer as set forth in (1) or (2) above, and may approve a modification of the
width of the required setback and/or landscaped buffer as set forth in (1) above. In
doing so the DRB shall find that the proposed lighting, landscaping and/or fencing to
be provided adjacent to the boundary of the residential district will provide
equivalent screening of the noise, light and visual impacts of the new non-residential
use to that which would be provided by the standard setback and buffer
requirements in (1) above. However in no case may the required side or rear setback
be reduced below the standard requirement for the zoning district in which the non-
residential use is located. Acknowledged but not proposed.
j) Exceptions to Setback and Lot Coverage Requirements for Lots Existing Prior to February
28, 1974. The following exceptions to setbacks and lot coverages shall be permitted for
lots or dwelling units that meet the following criteria: the lot or dwelling unit was in
existence prior to February 28, 1974, and the existing or proposed principal use on the
lot is a single-family dwelling or a two-family dwelling. Not applicable and the
remaining section has been removed for brevity.
k) Front Setback for Front Decks and Porches in the R4 District This property is not
located in the R4 district although the goal has been to adopt many of those design
requirements for this project in light of the State statutory change in the maximum
allowable residential density. In the R4 District, an open porch or deck that shall not
exceed the width of the building face to which the porch or deck is attached and that
shall not have a depth greater than 12 feet as measured from the building face, shall
have a minimum front setback of 10 feet. Access steps not greater than 5 feet in width
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may project no more than 5 feet in front of the porch or deck, but in no case shall be
located closer than 5 feet from the front property line. An enclosed porch, or an open
porch or deck exceeding 12 feet in depth, shall be considered part of the principal
building and subject to standard front setbacks. The applicant asks that as a condition
of approval that section 15.A.16 (C)(6)(k) be available for use for the project.
l) Side Setbacks for attached Dwelling Units. Side setbacks do not apply to lot lines co-
existent with shared/party walls between attached dwelling units. Not applicable.
• Lot requirements specific to an allowed use under Article 14; Not Applicable
• Zoning district dimensional standards under Appendix C-2; The R4 District was chosen as
the closest standard for a 5 unit per acre density obligation. The proposed dimensional
standards have been previously outlined in this document.
• Transect Zone Building Envelope Standards under Article 8; Not Applicable
• SEQ Subdistrict standards under Article 9 Not Applicable; and
• PUD or Building Type standards under Article 15.C and Article 11.C. Acknowledged and
addressed in Article 15.C compliance review document.
7)
8) Unless otherwise specified under these Regulations, building lots must have sufficient
developable area to accommodate proposed building types, associated yard or other
required open space areas, site drainage, utilities, or other improvements required under
these Regulations, including site plan standards under Article 14. Acknowledged.
Accommodations have been made for utility easement areas. All lots are greater than the
minimum allowable lot size.
9) A building lot generally must be rectangular in shape, with side lot lines that are
perpendicular or radial to the abutting street, and rear lot lines that parallel the street,
except as necessary to accommodate existing rights-of-way or other physical site
constraints (see Figure 2-1, Lots, Yards and Lot Lines). Irregular or oddly shaped building
lots, including flag and through lots, are prohibited, except for:
a) A flag lot Not applicable as no flag lots are proposed., with a minimum of fifteen (15)
feet of frontage on the abutting street, as necessary to accommodate a back-lot
subdivision and infill development within an existing subdivision, block pattern, or
development;
b) A triangular or trapezoidal building lot defined by abutting streets that otherwise has
sufficient street frontage and lot area to meet minimum lot requirements Not
proposed/; or
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c) A through lot with frontage on two parallel or intersecting streets that cannot be further
subdivided under minimum lot requirements, provided that front setback requirements
can be met on both streets. Not applicable.
10) Building lots should be oriented and configured to minimize lot width (frontage) along the
street. The preferred building lot width to depth ratio is 1:2; however, a ratio of 1:1 to 1:5
may be allowed as necessary to accommodate physical site constraints, stormwater
drainage, or rear lot access and parking.
The lot ratio configurations are as follows:
Lot 1A 135 86 1.57
Lot 1B 205 291 0.70
Lot 1C 198 115 1.72
Lot 1D 195 162 1.20
Lot 2 660 204 3.26
Lot 3 657 194 3.39
The applicant seeks a waiver for the lot ratio for Lots 1A, 1B, 1C, 1D 2 and 3 to reflect the
inherent existing conditions associated with the existing limiting conditions and equitable
distribution of area between the three relatives. The subdivision will make the individual
homes more complying by being located om their own lots.
11) Building lots must be configured to avoid or, where necessary, minimize rear lot lines that
abut side lot lines. Unless otherwise specified under these Regulations, corner lots must be
configured to meet lot frontage and front setback or build-to-zone requirements on all
abutting streets. This has been accommodated in the proposed design.
(12) Temporary or permanent surface parking lots, where parking is the principal use, must at
minimum meet the minimum lot area requirement applicable to building lots, to allow for
future parking lot redevelopment. Such lots must also be shown on subdivision plans and plats
submitted with the application. The parking for the trucks and trailers is to be found on Lot 1B
in the same location as the existing conditions parking facility.
15.A.17 Mix of Dwelling Unit Types
A. Mix of Dwelling Unit Types and Architectural Features.
A mix of dwelling unit types (i.e. cottage, single family, two-family, small multi-family,
townhouse, etc. etc.) and mix of architectural features and styles must be provided within
neighborhoods and developments. These must be mixed within blocks, along the street and
within neighborhoods rather than compartmentalized into sections of near-identical unit types.
An applicant for a subdivision shall submit a plan demonstrating how this mix will be achieved
for the Development Review Board’s consideration at the preliminary plat stage. Where a
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Planned Unit Development approved under Article 15C establishes standards for a mix of
dwelling unit or building types, those standards shall supersede these herein. The limited
number of proposed units reduces the practical application of this requirement. The
applicant is proposing to integrate at least one accessory dwelling unit (ADU), essentially a
cottage type unit, as part of the mix of proposed single-family homes. This is further
addressed in Article 15.C compliance review document.
15.A.18 Infrastructure, Utilities, and Services
a. Capacity of Community Facilities, Utilities and Services. - The applicant must demonstrate
that the proposed subdivision and development will not exceed the existing or planned
capacity of, or cause a disproportionate or unreasonable burden on City facilities, utilities
and services, including:
• Public schools The project will create a very small number of lots.,
• Police, fire protection and ambulance services, The applicant has met with the Fire
Department and has integrated the required turn-around configuration, and
sprinkler requirements for the buildings.
• Street infrastructure and maintenance, This is to be a private street which will have
no impacts on the maintenance obligations of the City. Access is managed
by the Vermont Agency of Transportation.
• Parks and recreation facilities There are no nearby parks or recreation faciliites to be
impacted., and
• Water supply, wastewater disposal, and stormwater management systems and
infrastructure. Water and sewer allocations have been acquired and the
stormwater management has been designed in accordance with the State
Stormwater Manual.
b. Potable Water Supply and Wastewater Systems. The applicant must demonstrate that
adequate potable water supply and wastewater facilities exist to serve the subdivision at
buildout, and for each phase of development, in accordance with the following:
i. A subdivision within the City’s public water supply and wastewater system service areas
must be connected to municipal systems unless physical constraints preclude such
connection The proposed project will tie into the municipal water distribution system.
For the sewer system this includes any area located within the City Center Service Area,
or within 200 feet of an existing sewer line All of the proposed lots and the three
existing homes served by on-site wastewater disposal will be tied into the municipal
sewer collection system.. Each building lot within the subdivision must be served by the
municipal system as required under the City’s Water Ordinance, and South Burlington
Ordinance Regulating the Use of Public and Private Sanitary Sewerage and Stormwater
Systems, as most recently amended.
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ii. Private community or other onsite systems are not permitted within the City’s existing
public water supply and sewer service areas Not applicable.
iii. Existing or planned water supply and wastewater system capacity must be adequate to
meet total water demand and wastewater flows at buildout, and for each phase of
development, as evidenced by City allocations of available reserve capacity for projects
connecting to municipal systems. The applicant must apply to the Department for a
preliminary allocation of available uncommitted water and wastewater system reserve
capacity in advance of preliminary subdivision review. These water and sewer
allocations have been acquired.
1. Preliminary capacity determinations are not binding on the City but may be used by
the applicant and DRB to determine that system reserve capacity, at the time of
application, is sufficient to serve the proposed subdivision. Final capacity allocations
will be issued by the Department only after the DRB issues final subdivision approval.
Acknowledged.
2. Capacity allocations are not transferrable, and unused allocations expire with the
expiration of final subdivision approval, or within (5) years of the date of issuance,
unless a one-time extension of up to five (5) years is requested and approved by the
Department. Acknowledged.
iv. Proposed mains, distribution lines and connections to the City’s water distribution and
wastewater systems, and associated equipment and appurtenances, must be designed to
City specifications by a Vermont registered engineer, and are subject to review and
approval by the Public Works Department. The project will be served by a shared
service line capable of providing the required sprinkler flows and pressure at each unit.
v. Utility corridors and easements must be shown on subdivision plans and plats submitted
with the application These have been depicted on the subdivision plat.. Water and
sewer mains must be located within the limits of public rights-of-way or, with approval of
the DRB and the Department of Public Works: These are proposed to be privately
owned and maintained utilities and there is no public right-of-way to locate them.
1. within other property owned by the City; or
2. within a restrictive, perpetual utility easement granted to the City which is of
sufficient width to allow Department access for maintenance and repair work.
vi. Sufficient water system pressure must be maintained throughout the subdivision, to
serve all building lots and to provide for adequate fire protection. A hydrant flow test
has been completed to confirm that the proposed buildings can be sufficiently served
with both domestic and sprinkler flow and pressure requirements.
vii. A water or sewer main must extend across the entire property, to the adjoining property
line, to allow for future extensions through adjoining properties. The sewer main has
been extended to the eats to the existing property lien and the water service line has
been extended to the east end of the site to enable future extension to the east.
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viii. The DRB, in consultation with the Department of Public Works and Planning & Zoning
Department, may also request that the applicant overdesign required system
improvements, including pipes and pumping stations, as necessary to also serve
adjoining parcels, or to comply with planned system improvements, subject to review
and approval by the City Council. There are required pump stations. The 800
Hinesburg Road property to the north is served by Gravity sewer and its own water
main immediately north of this property. The Lane Press and Dynapower buildings are
served by gravity sewer and there own dedicated water main immediately on the
property to the south.
1. If requested improvements are approved by the City Council in advance of
preliminary or final subdivision approval, system infrastructure must be installed by
the applicant as approved, and the City shall reimburse the applicant or developer for
the difference in cost. Acknowledged.
2. If the City Council does not approve requested improvements, the applicant will not
be required to comply with the DRB or Department request. Acknowledged.
c. Fire Protection. The subdivision must be laid out to ensure that adequate fire protection
can be provided in accordance with City specifications. The applicant has met with the
Fire Department and will install Type 13D fire sprinkler system in each building.
i. Subdivision layout and design must also comply with applicable City and state public
safety and fire codes in effect at the time of application, including standards for
minimum separation distances between structures These are all greater than 20
feet, street width The 20-foot width complies with NFPA 1 design requirements,
water flow and pressure Adequate flows and pressures have been confirmed with
the benefits of the results from the recent Hydrant flow test. , fire hydrant
installation None are proposed, the existing hydrants along Hinesburg Road will be
utilized, sprinkler systems 13D sprinkler systems will be installed in each building,
and emergency vehicle access The temporary hammerhead turn-around has been
sized to meet DPW standards.
ii. Fire hydrants connected to the municipal water system must be located and designed
to meet City specifications, as recommended by the Department of Public Works and
City Fire Marshal. For a subdivision that is not connected to the municipal system, the
DRB may require the subdivider to install hydrants, fire ponds or other measures
necessary to provide adequate fire protection, as recommended by the Fire Marshall
(sic). Type 13D sprinkler systems will be installed at each building in accordance
with the applicant’s coordination meeting with the Fire Department.
d. Stormwater Facilities. The applicant must demonstrate that stormwater management
system serving the subdivision has been designed to meet City standards and
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specifications under Article 13 of these regulations and the South Burlington Ordinance
Regulating the use of Public and Private Sanitary Sewerage and Stormwater Systems.
The applicant is required to comply with the State of Vermont Stormwater Manual as
part of the application for and acquisition of a State Operational Stormwater Permit
which is the basic requirement set forth in Article 13.
i. Planned Unit Developments. For the purposes of determining applicability in Section
13.05B of these regulations, in the instance of a Planned Unit Development, the
applicant shall calculate the impervious coverage on the entire PUD, rather than lot or
parcel. The stormwater management requirements will apply to all PUDs within the
City of South Burlington where one-half acre or more of impervious surface area exists
or is proposed to exist. Acknowledged and adopted.
e. Utilities and Services. The applicant must demonstrate that subdivision design has been
coordinated with utility companies serving the proposed subdivision, as necessary for the
DRB to determine that adequate service capacity exists and that the areas identified for
utility installation, on subdivision plans and plat, meet the requirements of these
Regulations.
i. Utility connections must be provided to each building lot, and to other subdivision
lots on which service is necessary or required. These are depicted on Sheet C2.2 Site
Utility Plan.
ii. Utilities must be located within street rights-of-way, or within permanent utility
access and maintenance easements identified on subdivision plans and plats. The
plat depicts the supporting utility easements.
iii. New electrical, natural gas, telephone, internet, cable television, and outdoor lighting
systems must be installed underground, unless prevented by ledge or other physical
constraints that make burying utility lines impractical. All of the proposed
distribution and service lines are proposed to be installed underground as shown
on the Site Utility Plan.
iv. Utility lines or corridors must be located and designed in a manner that is compatible
with the extension of utilities and services to adjacent properties. Both 800
Hinesburg Road to the north and Dynapower and Lane Press to the east are already
served by high capacity utility services. The undeveloped lot to the south already
has a water main on the property and gravity sewer available along its east
property line.
f. Street and Sidewalk Lighting. Where provided along local and collector streets, street and
sidewalk lighting must be pedestrian-scaled (e.g., 12 to 14 feet in height) to ensure
pedestrian safety traveling to and from public spaces. Overall illumination levels should
be consistent with the development patterns and character of the neighborhood, with
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smooth levels of illumination (rather than hotspots) and light trespass minimized to the
lowest level consistent with public safety. No existing or proposed sidewalks or
supporting lighting is proposed.
g. Renewable Energy Facilities. The applicant must demonstrate that, to the extent
physically feasible, reasonable, and as appropriate to its development context, the
subdivision has been designed to incorporate best practices that maintain access to and
use of renewable energy resources, e.g., to include one or more of the following as
indicated on subdivision plans and plats:
i. Street and building lots that are oriented to maximize solar access and gain, for
passive solar construction or rooftop solar installations. As previously outlined the
street system has bene set up in an east-west and north-south layout.
ii. Parking lots or structures that are designed and constructed to accommodate electric
vehicle infrastructure, including charging stations and solar canopies or rooftop solar
installations. There are no proposed parking lost and the extend of the EV Charging
station installation will be integrated into each building based on the desire of each
property owner.
iii. One or more suitable open areas (“solar lots”) within the subdivision that are
specifically designated for a ground-mounted community or neighborhood solar
installation. There already exists an existing solar array located along the north
property line which will be retained.
iv. Solar access easements, as necessary to maintain solar access across adjoining
building lots or properties. This is being promoted initially by not installing street
trees along the south side of the proposed lots.
v. Covenants, deed restrictions or other legal mechanisms that require “solar-ready”
construction within the subdivision. Not proposed.
15.A.19 Required Improvements
a. General Standards. All required improvements must be designed and installed in
accordance with the design standards, development requirements, specifications and
procedures set forth in these Regulations and other applicable City regulations and
standards Acknowledged with the understanding that some of these standards are meant
for public improvements (not privately owned and maintained facilities. Typical plans and
sections are attached to these Regulations No they are not except by virtue of reference
to the newly issued Public’s Works Standards, . . Installation and design standards apply to
both public and privately owned required improvements. Acknowledged. Proposed
privately owned streets and other improvements shall be marked as such on the final plat.
This has been shown on the plat.
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b. Reference Monuments. Permanent reference monuments, as shown on the final
subdivision plat, must be set in concrete for all corners and angle points of the boundaries
of the subdivision The existing conditions already provide concrete monuments at the four
corners of the parcel. and as required by the City Engineer for new roads. Lot corner
markers shall be set at corners and angle points of all lots, plots, or parcels, and located in
the ground to finish grade. Acknowledged and proposed.
c. Modification of Design or Improvements. If at any time after approval before or during the
construction of the required improvements, the subdivider demonstrates that unforeseen
conditions make it necessary or preferable to modify the location or design of structures,
utility cabinets, curb cuts, roads, parking lots, lighting, or landscaping, such minor
alterations may be authorized by the Administrative Officer pursuant to the standards in
Section 14.05(H) for as-built plans and field changes, upon the advice of the City Engineer.
Such authorization may be provided if the proposed changes are within the spirit and intent
of the Development Review Board's approval and that they do not waive or substantially
alter the function of any improvements previously required by the Development Review
Board. The modification of minor engineering or construction details or improvements may
be authorized by the City Engineer without further approval, provided such changes do not
alter the approved function, location or design of structures, curb cuts, roads, or parking
lots. Acknowledged.
d. Inspection of Improvements. The City Engineer may, at their discretion, may perform
inspections as needed during the installation of required improvements to verify the
satisfactory completion of required work. Acknowledged.
e. Proper Installation of Public Facilities and Improvements. Prior to the release of any bond,
escrow account, or letter of credit pursuant to Section 17.15, the subdivider or developer
must submit to the City Engineer as-built construction drawings, certified by a licensed
engineer. The City Engineer shall then inspect the required public facilities and
improvements. In the event deficiencies are found and are not remedied by the subdivider
or developer, the Administrative Officer shall notify the holder of the surety and take all
necessary steps to preserve the City's rights under any performance bond, escrow account,
or letter of credit. Acknowledged.
f. Acceptance of Required Improvements. The City Council is not obliged to accept any public
street, facility, or improvement. City acceptance of proposed public streets and required
public facilities and improvements must conform to procedures established by the City
Council. Acceptance shall not take place until after the City Engineer has determined that
required public facilities and improvements have been satisfactorily completed and after all
bonds, escrow accounts or letters of credit, other than an amount that may be required to
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cover maintenance and guarantee work for a two-year period, have been released or
closed. Acknowledged but no public acceptance of infrastructure is proposed.
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15.C PLANNED UNIT DEVELOPMENT
15.C.01 Authority and Purpose
15.C.02 Applicability
15.C.03 Planned Unit Development Review
15.C.04 PUD Standards Applicable to All PUD Types
15.C.05 Conservation Development
15.C.06 Traditional Neighborhood Development (TND)
15.C.07 General PUD
15.C.01 Authority and Purpose
1.
a. Authority.
i. The Development Review Board (DRB) has the authority under 24 VSA § 4417 to
review, and to approve, to approve with modifications and conditions, or to
disapprove an application for a Planned Unit Development (PUD).
Acknowledged.
ii. The DRB also has the authority to modify the Land Development Regulations in
association with PUD review, subject to the standards and conditions for
Planned Unit Development, as specified by PUD type under this Article, in
support of more efficient, compact, walkable, and well-planned forms of
residential neighborhood, mixed-use, and infill development, and the
permanent conservation of resource lands and other open space.
Acknowledged and waivers are requested.
1. In addition to modifications or waivers intended to accommodate site
constraints under Section 15.A.01 of the subdivision regulations, this
may include modifications of underlying zoning and subdivision
regulations pertaining to blocks, building lots, building types, allowed
densities of development, and the type and mix of allowed uses.
2. This may also include DRB review and approval of alternative forms of
compliance with applicable PUD standards under Section 15.C.04.
b. Purpose. - The purpose of a Planned Unit Development (PUD) is to promote a more
comprehensive, unified, and integrated form of planned development that may vary
from the strict standards of underlying zoning and subdivision regulations, to achieve
stated community goals and objectives in conformance with the Comprehensive Plan.
Specifically, it is the intent under this Article to allow for types of planned development,
in locations appropriate to each type, that:
• Promote the most efficient and cost-effective use of land, infrastructure, facilities and
services;
• Offer flexibility, within defined parameters, to best achieve the intended purpose,
design and function of a PUD within the context of a particular site and its surroundings;
• Exclude or conserve, as determined by PUD Type, natural resources identified for
protection under Article 12;
• Complement, connect, and fully integrate new development with adjoining
neighborhoods, properties, and uses;
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• Foster more traditional forms of compact, walkable, pedestrian-oriented residential
neighborhoods and mixed-use development;
• Incorporate a well-integrated variety and mix of housing types and styles that serve a
range of incomes, ages, and household sizes.
• Incorporate transit-supportive types and densities of development along existing and
planned transit routes;
• Encourage viable forms of compatible infill and redevelopment in previously
developed areas of the City served by municipal water, wastewater, and stormwater
management systems; and
• Provide opportunities for energy-efficient development and redevelopment, including
solar energy facility installations appropriate to the development context.
15.C.02 Applicability
a. Floating Zone. For purposes of these Regulations, a Planned Unit Development (PUD) is an
unmapped overlay zoning district or “Floating Zone,” as allowed or required within an underlying
zoning district, which is applied to a particular tract or parcel of land proposed for subdivision and
development. A PUD is intended to function as a more flexible, design-based zoning district in which
conservation or form-based design district, site plan, or subdivision standards, PUD standards shall
apply.
b. PUD Types. - The following types of Planned Unit Development are authorized under these
Regulations by Zoning District (Table 15.C.1), subject to the associated provisions and standards of
review for each PUD type:
(1) Conservation Development (CON PUD) under Article 15.C.05 Not Proposed
(2) Traditional Neighborhood Development (TND PUD) under Article 15.C.06 Not Proposed
(3) General PUD under Article 15.C.07 – Proposed
c. Required Planned Unit Development. - PUD review and approval by the DRB under this Article is
required for any subdivision and development of a tract or parcel with a total area of four (4) or
more acres This property has 10.05 acres within any zoning district listed for CON PUD and TND
PUDs under Table 15.C-1 The I-O District is not listed under these two PUD Types.. General PUDs
are not mandatory in any district.
d. Elective Planned Unit Development. - An applicant may elect PUD review, as allowed within
specified zoning districts, for the subdivision and development of any tract or parcel of less than four
(4) acres, Not Applicable as this parcel includes 10.05 acres. that qualifies as:
i. A Conservation PUD under Subsection 15.C.05, in which fifty percent (50%) or more of the total
tract area includes one or more Hazard or Level I Resource areas identified for protection under
Article 12.
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Note! In return for the flexibility and increases in density afforded Planned Unit Development
projects under this Article, it is expected that applicants and developers will adhere to higher
standards of subdivision, site plan, and building design.
ii. Where the General PUD type is allowed under Table 15.C-1 or Section 15.C.07(C).
e. PUD Type by Zoning District. - The types of PUD allowed within an underlying zoning district are
specified by district in Table 15.C-1.
Table 15.C-1 PUD Types by Zoning District
PUD Type Underlying Zoning Districts
General PUD (1) C1-R12, C1-R15, C1-AUTO, C1-AIR, C1-LR, C2, IC, AIR, AIR-I, I-O and IA.
(2) As described in Section 15.C.07 (C).
i. Planned Unit Development review under this Article does not apply to
subdivision and development within those zoning districts for which no PUD
type is specified. In addition:
1. All PUD types are prohibited within the SEQ-NRP Subdistrict Not
applicable as this property is located in the I-O District; except for land
on a tract or parcel within the SEQ-NRP that is included for conservation
within a Conservation PUD.
ii. A Conservation PUD under Section 15.C.05 is required for the subdivision and
development of a tract or parcel of four (4) or more acres within the following
SEQ Sub-Districts: SEQ-NR, SEQ-NRT, and SEQ-NRN Not applicable as this
parcel is located in the I-O District. A Conservation PUD is elective in other
listed zoning districts; and in any zoning district in which PUDs are allowed, for
tracts or parcels of two (2) or more acres in which fifty percent (50%) or more of
the total tract or parcel area consists of Hazards or Level I Resources identified
for protection under Article 12 Not applicable as less than 10% of the property
is limited by the presence of Hazards or Level 1 Resources.
iii. Where more than one PUD type is allowed within the underlying zoning district
Not applicable as this property is only eligible for General PUD, the applicant
may select the PUD type applicable to their project unless specifically stated
otherwise.
iv. A PUD that includes land in two or more underlying zoning districts Not
applicable must be an allowed PUD type in each zoning district. In association
with Master Plan or PUD approval, the DRB may, within the area included in the
PUD:
1. Extend underlying district regulations, and associated PUD provisions,
by up to fifty (50) feet in either direction of the zoning district line.
2. Require a designated “Transition Zone” under Subsection 15.C.04(E),
within or along the district boundary or the delineated PUD perimeter,
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as necessary to mitigate the impacts of development on adjoining
properties and uses.
f. Multiple PUDs. - Multiple PUDs per tract may be allowed Not applicable and the
remainder removed for brevity
B. Application Requirements.
1. A PUD application may involve one or more contiguous properties under single or multiple
ownership, if incorporated under a common PUD application; however, all properties must
come under the direct control of the applicant or developer as required for subsequent
permitting and development. This application involves one landowner.
2. In addition to Preliminary Subdivision and Master Plan Review submission requirements under
Sections 15.A.06 and 15.B.04, the application for a proposed PUD must include the following:
a. A statement and description of PUD conformance with the City’s Comprehensive Plan in
effect at the time of application, including applicable land use, development, and
infrastructure policies specific to the area proposed for development. The property is
located in the future Commercial/Industrial with Supporting Uses portion of the Future
Land Uses section of the City’s Comprehensive Plan. We have inserted the specific
language below for further review and comment.
COMMERCIAL/INDUSTRIAL WITH SUPPORTING USES AREAS
While the City’s principal transportation corridors – notably Shelburne Road and Williston
Road west of Kennedy Drive/Airport Drive – have begun a transition to mixed use areas, the
City has many areas that are presently exclusively commercial/industrial. These include
Technology Park, Tilley Drive, the Meadowland Business Park, Kimball Ave, the east end of
Williston Road, and areas north of the Airport, among others.
COMMERCIAL/INDUSTRIAL WITH SUPPORTING USES AREA GOALS
Goal 80: Reduce commuting distance and daytime vehicle travel by integrating supporting
services to commercial areas
Goal 81: Make commercial areas more diverse in spaces, styles, and uses to enable more
nimble commercial use
COMMERCIAL/INDUSTRIAL WITH SUPPORTING USES ACTIONS
Action 137: Evaluate existing business park areas for appropriately integrated housing
Opportunities. The proposed WGM Associates subdivision creates new housing in close
proximity to existing commercia;/industrial uses.
In recent decades, most business uses have become quieter and less noxious, like retail,
office space, and light manufacturing. For most modern commercial uses, being located near
residential uses is less likely to cause conflict. As the need for housing has increased and the
desire (for many reasons) for people to live closer to their workplaces has increased,
planning for commercial areas also must shift to allow more residential uses in formerly
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commercial-only areas. The timing is appropriate to review past policy and consider
assigning more areas of the city to allow a mix of uses. The residential density
opportunities exhibited in recent State statute changes enable the density in this area to
become viable.
It is not the intention of this plan that commercial areas will transform to residential areas.
Instead, we recognize that some limited residential uses will enhance and support the future
of our primarily commercial areas. In these areas with more commercial visual character,
housing may take on a non-traditional appearance and have more flexibility for innovative
design to fit with the area. This project represents and infill to the existing residential
homes that front Hinesburg Road.
In addition to adding mixed/residential use to commercial areas, the commercial areas need
to adapt to the future of work, employment, and commuting. Many of our commercial areas
are not well connected to the bike/ped transportation network or are located on busy
transportation corridors that could be improved for bike/ped safety and efficiency. Business
parks are designed for large buildings on large lots. These spaces are necessary, but we must
also have a healthy range of building sizes, lot sizes, and intensities of building on
commercial lots. South Burlington needs to have land, lots, and buildings that accommodate
a range of commercial entities from small retail shops to startups to large manufacturing. A
sufficient supply of commercial spaces will ensure commercial costs remain competitive.
Maintaining such a supply requires planning for land and space for those uses. The
proposed mixed use on Lot 1B enables the integration of both existing commercial and
new housing to exist together.
b. Documentation of project conformance with any proposed, previously approved or
amended Master Plan for the PUD in effect at the time of application. Not Applicable as this
property is not subject to any prior Master Plan or PUD approvals.
c. A statement and description of project conformance with the description, intent, and
defining characteristics of the PUD type(s) proposed. The narrative addressing conformance
with the stated goals of the General PUD may be found within this document within
section 15.C.07 General PUD(B).
d. A statement and description of how the proposed PUD complies with the design standards
specific to the selected PUD type(s). This document proposes to satisfy this requirement.
i. A list and description of requested modifications, waivers, or other forms of relief from
the strict standards of these Regulations sought through PUD review, including applicable
zoning district, subdivision, site plan, or PUD standards and associated mitigation
measures; including any proposed alternative forms of compliance under Section
15.C.04. The items in which waivers or some form of relief is sought is highlighted in
green in this and the other compliance documents. They are assembled in standalone
document to demonstrate compliance with this requirement.
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15.C.04 PUD Standards Applicable to All PUD Types
A. Conformance with the Comprehensive Plan. - The proposed PUD must conform to the City’s
Comprehensive Plan in effect at the time of application. Conformance with the plan in this
context means that the proposed PUD must:
a. Advance any clearly stated plan policies and objectives specific to the type and location
of the proposed development; The type of project is small scale housing and the
location is east of Hinesburg Road just south of I-89. The project provides an infill
opportunity (discussed in the Housing Section) for additional residential homes
located within a commercially zoned area (discussed in the Land Use section).
b. Incorporate preferred settlement patterns, including future land uses, densities and
intensities of development referenced in the land use plan, as implemented through
planned unit development provisions specific to each PUD type. The project provides
new housing intermixed within the I-O District and specifically within the Commercia-
Industrial with supporting Uses portion of the Land Use section fo the Comprehensive
Plan.
c. Incorporate, as applicable, planned facilities, services and infrastructure identified in the
utilities and facilities plan, as implemented under the City’s adopted Capital
Improvement Program (CIP) and Official Map. There are no proposed facilities
identified in the Official Map near this property.
B. Conformance with the Master Plan. - Each phase of a PUD developed in one or more phases
must conform to the PUD Master Plan, as approved or amended by the DRB under Article 15.B,
including the approved development plan, phasing schedule, buildout budget, management
plan, and any associated development agreements or conditions of master plan approval. As
this project is not already subject to a prior Master Plan approval, this PUD application
represents Phase I of the Master Plan for this property. The development plan, phasing plan
and build-out budget are all attached as part of the Master Plan application package.
C. Compliance with Regulations. - The provisions and standards specific to a PUD under this Article
supersede underlying zoning district, subdivision, and site plan standards. In no case, however,
shall the provisions or standards specific to a PUD supersede the Environmental Protection
Standards of Article 12 Acknowledged but this seems to be in conflict with a stated purpose of
the PUD process which states ….. • Exclude or conserve, as determined by PUD Type, natural
resources identified for protection under Article 12 . Notwithstanding the supersession of the
underlying zoning district, subdivision, and site plan standards, any application that indicates a
density increase that exceeds the Assigned Density of a parcel shall require a TDR under Article
19. Not applicable as the proposed density falls well under the allowable 5-unit per acre
density of the available buildable area
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i. A PUD must comply with any applicable provision or standard under these
Regulations that is not superseded, modified, or waived by the DRB in
association with PUD review Acknowledged.
ii. A PUD must also comply with other applicable city ordinances and regulations
listed under Section 15.A.11(C) Please see the conformance review for Article
15.A in effect at the time of application, including the following, unless modified
or waived by the DRB in consultation with city or state officials having shared
jurisdiction.
a. Official Map. The PUD must incorporate planned public facilities and capital
improvements included in the City’s adopted Official Map and Capital
Improvement Program (CIP) in effect at the time of application, unless
modified or waived by the DRB. The Official Map and the CIP do not call
for any improvements or investments in this area.
b. Impact Fees. Development within the PUD is also subject to impact fees
enacted and levied under the City’s impact fee ordinance; however, if the
applicant or a subsequent developer is required, in association with PUD
approval, to provide land or to construct a facility explicitly included in the
calculation of an impact fee, they may then receive credit against the impact
fee in an amount equal to the value of the dedicated land or cost of
construction. Acknowledged.
iii. Alternative Compliance. One or more PUD dimensional and design standards
under this Article may be modified at applicant request for an alternative form
of compliance, subject to separate DRB review and approval, to provide the
flexibility necessary to address unique site conditions or constraints; to enable
compatibility with existing or planned development in the vicinity; or to allow
for exceptional and innovative design. Note that alternative compliance does
not constitute an exemption from a PUD standard. Allowed modifications
include proposed functional or design alternatives that may be considered in
place of a specific requirement under this Article, only if the intent of the
requirement is met or exceeded. In approving a request for alternative
compliance, the DRB must find that the proposed alternative: This will be used
for the proposed elimination of the need to place a bituminous surface and
curbing on the private road and to construct a dedicated sidewalk on a low
volume roadway.
Elimination of Bituminous Surface
a. Conforms to the intent, description, and defining characteristics of the
selected PUD type(s); This proposed modification is not specifically
addressed in the PUD standards beyond an implied requirement to
conform with the underlying regulations which in turn reference the newly
adopted Public Works Standards. Those regulations provide the manner
in which the components are to be installed which the applicant will
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conform to, but it is also represents products that represent the lowest
level of maintenance for a typical City street. The proposed street is not
typical (very low volume) and is not to be offered to the City. Under these
conditions the DPW’s interests are minimized and the remaining Public
Safety issues are relegated to reasonable emergency access. The
proposed width of the street is not proposed to be narrowed beyond that
called for in the street typology standards and the maximum street
gradient called for in the public works standards will not be exceeded.
b. Achieves the intent of the PUD standard to be modified; The primary
purposes of a bituminous surface is to reduce infiltration, provide a more
durable surface for large vehicle use roadways and to reduce surface
maintenance requirements for highly travelled roadways. An additional
benefit is that the road surface warms up quicker in winter conditions
when exposed to sunlight.
Low volume roadways can function without a bituminous concrete
wearing surface. In fact, the majority of the roads in Vermont function in
this way. The balance point of when a road needs a bituminous surface
occurs when the amount of maintenance required to keep the gravel
(crushed stone surface) road operational exceeds the annualized cost of
placing and maintaining the bituminous concrete surface. The
maintenance component must take into account the requirement to
provide subsequent surface treatments of the bituminous concrete
surface to prevent it from losing its flexibility (becoming brittle) and
subsequently having to be replaced altogether.
A previous white paper study completed for the Town of Shelburne
indicated that, all things being equal, that this break point generally occurs
when approximately 40 to 50 residential units and associated traffic is
travelling on a roadway (See Attached Exhibit H - When to Pave a Gravel
Road). For low volume roadways, a gravel surface, or in this case a
superior crushed stone surface, can function in a suitable and less
expensive manner than a road with a bituminous concrete surface.
Surface management of the proposed road is intended to be minimized
through the use of an aggressive (3%) crown to remove the surface water
from the road surface as quickly as possible. The existing access drive and
parking area for the Wright Transportation Trucks are all constructed of
crushed stone materials placed over a stabilization fabric. Normally, an
intersection with a high volume of turning movements can create a higher
level of maintenance. As it turns out, the turning movement of the 100
PSI truck tires (a passenger vehicle tire typically runs at 30-35 psi) for the
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Wright Transportation trucks entering and exiting from Hinesburg Road
has been managed without issue with the existing crushed stone surface.
This application proposes to utilize the same pavement section as that
used in the existing infrastructure on this property. This is depicted on
Sheet C4.0 Road Profile and Details (Exhibit A). As a condition of approval
with VTrans, this application does include the proposed paving of the
apron of the road entering out onto Hinesburg Road consistent with
design requirements set forth in the attached Exhibit B - VTrans Design
Standard B-71B for commercial roads. This is primarily intended to
minimize stone (from gravel road surfaces) from being deposited onto the
State highway travel surface.
c. Results in development that is equivalent or demonstrably superior in
function, design, and quality to that required under the standard to be
modified; and The proposed design without the use of a bituminous
surface is time proven throughout Vermont as being more cost effective
and has a lower carbon footprint when the production of the asphalt is
removed from the equation for the initial and future phases of the road
maintenance. Alternately, some believe that paving of a driveway or
roadway, when not structurally required, can provide some aesthetic
benefits.
d. Does not adversely impact properties, uses or facilities within, adjacent to,
or in the vicinity of the planned development (e.g., regarding walkability,
traffic, parking, drainage). The DRB in approving an alternative form of
compliance may attach conditions as necessary to ensure compliance, or to
mitigate any adverse impacts resulting from a proposed alternative. The
proposed use of a crushed stone surface will be consistent with the
existing conditions which occupy the first 250’ of the existing access way
from Hinesburg Road. The proposed use of the road is very low volume
(84 VTE, See Page 5 of Exhibit C - Trip Gen Summary, Phase I). This low
volume and low speed will mitigate what otherwise could be issues with
dust generation or disturbance of the surface. Stormwater runoff is
managed with pretreatment and polishing through a gravel wetland in the
same manner as a paved road is required to be managed.
Alternative Sidewalk
a. Conforms to the intent, description, and defining characteristics of the
selected PUD type(s); This project is being reviewed a General PUD. More
specifically this is also being reviewed under Article 15A as a subdivision.
The intent being to be able to provide a safe environment for pedestrians
to move along the transportation corridor. The modeled vehicle trip
generation (See Exhibit C, Page 5 Trip Gen Summary) for Phase 1 identifies
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Maxine’s Way as having 84 VTE at the intersection with Hinesburg Road.
Since this will be a dead-end road in Phase I (with this application), the
VTE on this road decrease as one moves easterly away from Hinesburg
Road. The State of Vermont Agency of Transportation (VTrans) has
prepared State Design Guidelines to provide direction of consistent design
of roadways. Within this document it specifically indicates that for
roadways with design VTE of less than 100 vehicles per day, that bicycle
and pedestrian traffic can be accommodated within the roadway surface
without additional infrastructure (See attached Exhibit D - VTrans Design
Guidelines). This represents a practical balancing of safety conflicts and
cost benefit. The AM and PM peak hour generation are respectively 5 and
6 vehicle per hour (Exhibit C – Trip Gen Summary). An average of one
vehicle every 10 minutes. With this being a low volume, low speed
roadway with width that exceed the recommended minimum, pedestrian
and bicycle movements can safely be accommodated within the proposed
20-foot road surface.
b. Achieves the intent of the PUD standard to be modified; The intent is to be
able to provide pedestrians and bicyclists a safe environment to move
through the roadway corridor. As evidenced in the design guidelines
outlined above, public policy guidelines indicate that pedestrians and
bicyclists can be safely accommodated within the common roadway
surface without the need for supplemental infrastructure for very low
volume roadways.
c. Results in development that is equivalent or demonstrably superior in
function, design, and quality to that required under the standard to be
modified; and The narrative above addresses the guidance related to a
“share the road” approach relative to pedestrian accommodation when
associated with a very low volume roadway. From a resource
conservation approach, the consolidation of what otherwise would be a
separate standalone sidewalk, the applicant’s proposal is notable as it
relates to the reduction of impervious surfaces, reduction of high CO2
impact materials (concrete) and dedicated maintenance.
d. Does not adversely impact properties, uses or facilities within, adjacent to,
or in the vicinity of the planned development (e.g., regarding walkability,
traffic, parking, drainage). The DRB in approving an alternative form of
compliance may attach conditions as necessary to ensure compliance, or to
mitigate any adverse impacts resulting from a proposed alternative. The
consolidation of the pedestrian, bicycle and vehicular facilities into one
transportation corridor will have no impact on the properties that abut
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this proposed PUD due to the remote proximity of the project from their
respective transportation facilities.
Alternative Drainage and no curbing for Typical Street Section
a. Conforms to the intent, description, and defining characteristics of the
selected PUD type(s); The specific standards in the LDRs (Exhibit E - Article
11A – Street Typology) speaks to a design roadway width of 20-feet and a
design speed of 25 MPH. The proposed road section with this application
embraces this width and design speed requirement. However, there is no
other guidance on the crown, gradient, curbing or drainage management
relative to the 11 different street typologies outlined in Article 11A of the
LDRs.
The recently published Public Works Standards and Specifications provides
only one typical detail for a street section (Exhibit F – DPW Standards.pdf).
It shows the use of concrete curbs which in turn requires the use of an
enclosed drainage system to collect and convey stormwater runoff.
Within the Industrial Open Space District, the Department of Public Works
specifically asked that the Randall Street-North (which intersects with
Meadowland Drive) typical road section eliminate the curbs in favor of
open swales (ditches) on either side of the road. This was most recently
reinforced with the Booska Movers approval which adopted for the future
public street (Randall Street south) a typical section which eliminated the
curbing in favor of roadside swales (See Exhibit G - Booska - C5.3 ROAD
DETAILS). The typical design for the Maxine’s Way street section call for
the introduction of a swale on the uphill side of the road with a stabilized
stone conveyance swale capped with sandy loam disconnection shoulder.
The cap includes an linear chimney drain to remove concentrated flows
from the surface of the cap to reduce the potential for erosion (See Exhibit
A - Sheet C4.0).
b. Achieves the intent of the PUD standard to be modified; Normally the
intent of the curbing is to delineate the boundaries between road and
sidewalk, it serves as a tool for traffic management and to control
stormwater runoff. In this case the need for sidewalk separation and
traffic control is not required due to the low volume of the roadway.
Stormwater management is actually impaired by eliminating
disconnection treatment between the road surface and the swale. The
elimination of the need for catch basins and enclosed drainage pipe
conveyance systems in favor of a swale is more synonymous with natural
conditions. The adoption of open swales, when space permits, provides a
higher level of Stormwater treatment and a more open feel to the area.
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c. Results in development that is equivalent or demonstrably superior in
function, design, and quality to that required under the standard to be
modified; and Curbs are used in manner urban development scenarios
when there is not space to allocate to shoulders and transitional slopes
into and out of parallel swales. But is area that have the space to
accommodate the features, the use of a grassed shoulder and slope with a
parallel swale system to collect and convey the stormwater from the road
and surrounding areas, provides an improved level of treatment compared
to the curbing and catch basin system.
d. Does not adversely impact properties, uses or facilities within, adjacent to,
or in the vicinity of the planned development (e.g., regarding walkability,
traffic, parking, drainage). The DRB in approving an alternative form of
compliance may attach conditions as necessary to ensure compliance, or to
mitigate any adverse impacts resulting from a proposed alternative. The
proposed elimination of curbing, for those low volume, shared use
roadways, will not impact parking (there is no parking allowed on the 20’
wide Neighborhood Street-Narrow typology), will eliminate plow damage
of the curbs, especially at driveway intersections, and will augment initial
stormwater treatment. It will not impact abutting properties to the PUD
and will create a more rural feel consistent with the goals of the family
members and to better mimic the open nature of the surrounding
properties.
Alternative Vertical Profile K Values at end of the Road
a. Conforms to the intent, description, and defining characteristics of the
selected PUD type(s); The LDRs do identify a design speed for new roads
but do not speak to the horizontal or vertical alignment of new roads. The
newly published Department of Public Works Standards and Specifications
do provide guidance on those characteristics. These design values are
documented on Exhibit A - Sheet C4.0 and Exhibit F - DPW Standards -
Abridged. For vertical alignment, a design “K-Value” defines the length of
the vertical curve connecting two tangent grades.
The intent of the “K-Value” in developing the vertical alignment of
roadways is to ensure that there is the ability to adequately observe an
obstruction in the road and to safely stop. This is controlled by the ability
to see over the top of a “crest” vertical curve and for the headlights to see
past the low point of a “sag” vertical curve.
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K-Values are assigned based on the design speed and associated Safe
Stopping Sight Distance. The genesis for most K-Values used in design in
the past 70 years is from A Policy on the Geometric Design of Highways
and Streets published by the American Association of State Highway and
Transportation Officials (AASHTO) (Exhibit I - AASHTO High Vol Geom. Stds
- Abridged). In 2001 AASHTO recognized that these standards, initially
published in 1954 and subsequently revised and improved upon, had
created a conflict with the unique conditions associated with very low
volume roads (<400 vehicle trip ends per day). They found that the lower
volume roads had lower crash rates and when applying the higher volume
road standards to low volume roads, it had created a “less cost effective”
design solution.
In 2002 AASHTO published the Guidelines for Geometric Design of Very-
Low Volume Local Roads (ADT <400) (See J - AASHTO GeoDesign of V-Low
Vol. Rds – Abridged). The ASHTO Highway Subcommittee on Design
which included over 100 individuals from across the country, including two
from Vermont, developed the more case sensitive and appropriate design
standards for low volume roadways.
Of the 11 design standards set forth in the Public Works Standards, the
applicant has adopted 8 of those and is seeking acceptance of alternate
design values most appropriate for the unique conditions associated with
this application for three (3) of those 11. These are outlined below.
Crest Vertical Curve K-Value of 7 - This value is taken directly from the
AASHTO Low Volume design guidelines (Exhibit J - AASHTO GeoDesign of
V-Low Vol. Rds – Abridged). The K Value identified in the Public Works
Standards is associated with the AASHTO guidance for high volume
roadways (Exhibit I - AASHTO High Vol Geom. Stds - Abridged)).
Sag Vertical Curve of 13 – The sag vertical curve occurs at the far east end
of the road where there is only one home. The design speed here will be
closer to 15 MPH as one prepares to make the turning movement into the
driveway. In the future, if this road is extended to the south, this will
likely be a stop condition intersection. Under either scenario, the design
speed will be much less than the 25 MPH allocated for a free flowing
roadway. We are proposing to assign a design K-Value of 13 for this sag
vertical curve. This is greater than the design K-Value of 10 for a 15 MPH
design speed found in the High Volume road design standards. The K-
Value of 13 also represents the lowest K value which would be associated
with maintaining comfort at the design speed of 25 MPH (See Exhibit K -
Comfort in Sag Vertical Curves). The K Value identified in the Public
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Works Standards is associated with the AASHTO guidance for high volume
roadways.
Stopping Sight Distance of 115 feet – This plays into the associated K
Values recommended by AASHTO for Very Low Volume Roadways. The
stopping Sight Distance value identified in the Public Works Standards is
associated with the AASHTO guidance for high volume roadways.
b. Achieves the intent of the PUD standard to be modified; The intent is to
provide a safe roadway under the design conditions. The proposed use of
design guidelines better associated with the conditions still achieves the
intent of providing a safe roadway.
c. Results in development that is equivalent or demonstrably superior in
function, design, and quality to that required under the standard to be
modified; and A downside of designing low volume roadways with high
volume design standards is that the comfortable rate of speed increases
which reduces the traffic calming features originally intended in the
Neighborhood Street typology. The proposed use of the Very Low
Volume Design standards for this extra low volume roadway provides a
better assembly of design and function with the proposed conditions.
d. Does not adversely impact properties, uses or facilities within, adjacent to,
or in the vicinity of the planned development (e.g., regarding walkability,
traffic, parking, drainage). The DRB in approving an alternative form of
compliance may attach conditions as necessary to ensure compliance, or to
mitigate any adverse impacts resulting from a proposed alternative. The
proposed use of appropriate design standards provides a significant
benefit of improved traffic calming (reduced travel speed, increased
safety) for those properties inside the PUD. By the nature of the issue,
there will be no impact on properties located outside of the PUD.
D. Development Density.
i. Intent. A Planned Unit Development is intended to accommodate within a
designated Development Area typically higher effective densities of
development than the underlying zoning district may allow, as necessary to
accommodate:
a. The clustering of development to conserve resources identified
for protection;
b. A more efficient and cost-effective use of land, facilities,
services, and infrastructure;
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c. Densities that support a walkable, pedestrian-oriented pattern
of development; or
d. Transit-supportive densities of development along existing and
planned transit routes.
ii. Within a PUD, the overall density and intensity of development shall be
determined based on the total Buildable Area (8.35 Acres) included within
designated Development Areas (10.05 acres – 1.00 Acre Civic Space), as shown
on the PUD Master Plan; and land use allocations, PUD density and dimensional
standards, and allowed building types and standards as specified by PUD type.
iii. Buildable Area. The “Buildable Area” within a PUD is as defined under
15.A.11(2) to include the total tract area, less the area occupied by the following
physical and legal site limitations or constraints:
a. Known Hazards, as defined and regulated under Article 12,
including Floodplain overlay districts A, AE, A1-30, and 0.2% B2
There are none of these features on the property, River
Corridors except those along intermittent streams There are no
rivers or streams on this property, Very Steep Slopes None of
the area on this property qualify as steep slopes. , Class I None
and Class II wetland and associated buffers, Yes, Class II
Wetland Buffers (0.69 acres).
b. The area occupied by Level I Natural Resources, as defined and
regulated under Article 12, including the Habitat Block Overlay
District and Habitat Connector Overlay District; There are none
of these features on the property
c. Existing and planned street and railroad rights-of-way There are
none of these features on the property other than the planned
rights-of-ways for the streets associated with this project
which totals 1.01 acres; and
d. Transmission line corridors or easements Transmission line
corridors, except upon request of the applicant that it be
designated as Buildable Area There are none of these features
on the property.
iv. Land Use Allocations. The Land Use Allocation is defined as the minimum
percentage of Buildable Area within one or more designated Development
Areas, that must be allocated to a particular category of land use, as indicated
on the PUD Master Plan and delineated on preliminary and final subdivision
plans. These include the following use categories, as specified by PUD type:
a. Residential – intended to accommodate allowed residential
uses, including a variety and mix of housing types, associated
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building lots, and onsite or shared residential parking areas.
(7.53 Acres or 74.9%)
b. Mixed-Use – intended to accommodate a mix of compatible
residential and nonresidential uses and building types,
associated building lots, onsite parking areas and separately
designated principal or shared parking lots or facilities serving
the development. Lot 1B (1.52 Acres or 15.1%)
c. Civic Space – intended to accommodate one or more civic
spaces, including associated civic space lots and parking
areas.(1.00 Acres or 9.95%)
d. Resource Land – intended to accommodate Hazards and Level I
Resources regulated under Article 12, and other natural or open
space areas included within delineated Conservation Areas or
conservation lots. (Included in civic space area, and spillover
into residential lots)
e. Unallocated – intended for allocation by the applicant under
one or more of the above use categories as allowed by PUD
type, to provide some flexibility in determining the overall mix
of proposed development. This may also be designated on the
PUD Master Plan as unallocated “Reserved” land subject to
reallocation under an approved master plan amendment. None
Proposed.
v. Minimum (Base) Density. To ensure densities of development that support the
efficient use of land and infrastructure, walkability, and transit-supportive
development within a PUD, the following minimum residential densities of
development (Base Density), expressed as the minimum number of dwelling
units per acre of Buildable Area, apply within designated Development Areas
proposed for residential or mixed-use development, unless otherwise specified
by PUD type:
a. The minimum (base) density of residential development within
a designated Residential or Mixed-Use Area, as specified by PUD
Type, represents the minimum number of dwelling units per
acre (DU/A) that is either required or allowed by right under
these Regulations, over one or more phases of development
under an approved PUD Master Plan.
b. The required minimum (base) residential density within a
designated Residential Area is four dwelling units per acre (4
DU/A) or the maximum residential density allowed within the
underlying zoning district (1 unit per 3 acres, modified to 5
units per acre), whichever is greater, except within a Southeast
Quadrant (SEQ) subdistrict. In the SEQ, the minimum (base)
residential density is 4 DU/A.
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c. Within a designated Mixed-Use Area, or within ½-mile of a
transit route as shown on Overlay District Map 2 The property
is not located within a designated transit route), the required
residential base density is eight dwelling units per acre (8 DU/A)
or the maximum residential density allowed within the
underlying zoning district, whichever is greater.
d. The residential base density may also vary by subzone, as
specified by PUD type, in association with allowed housing types
within that subzone. No subzone’s are proposed.
e. Accessory Dwelling Units (ADUs) shall not be included in the
calculation of residential base density or the minimum number
of required dwelling units (residential yield). Acknowledged.
f. The minimum number of dwelling units required or allowed by
right (residential yield) within a designated Residential or
Mixed-Use area, excluding ADUs, may be calculated as:
Total Buildable Area (10.05 Acres) x Land Allocation (74.9%
+15.1%) x Base Density (DU/A) 5 units/Acre = Min DUs (45.2)
vi. Nonresidential Base Density. There is no minimum (base) density or intensity
requirement for nonresidential development within a designated Development
Area. Acknowledged.
vii. Maximum Development Density. The maximum development density allowed
within any PUD except a Conservation PUD shall be determined based on the
total buildable area, proposed land use allocations by use category, the allowed
mix of building types, and associated building lot standards as specified by PUD
type.
a. The DRB may allow for an increase in the overall density of residential
development within a designated Residential or Mixed-Use area, for
example through adjustments or modifications to the required housing mix,
allowed housing types, or associated building lot or height standards, as
necessary to accommodate the following None of this is proposed:
i. The purchase and transfer of development rights from land within
designated sending areas under Article 19 Transfer of Development
Rights.
ii. The incorporation of offset housing units under inclusionary zoning
(Section 18.01 Inclusionary Zoning).
iii. The incorporation of additional housing units awarded as an incentive
for affordable housing development under Section 18.01 Inclusionary
Zoning).
iv. The transfer of residential development density within a Conservation
PUD from Level I and other resource or open space areas identified for
protection that are included in a designated Conservation Area.
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v. Within a Conservation PUD the maximum residential development
density within the designated Development Area shall be capped as
specified by zoning district under Section 15.C.05.
E. Transition Zone. A PUD may also incorporate one or more transition zones along PUD or
property boundaries, as indicated on the PUD Master Plan and delineated on preliminary and
final subdivision plans, to include the minimum land area necessary to either extend and
integrate compatible, complementary forms of planned Total Buildable Area (A) x Land
Allocation (%) x Base Density (DU/A) = Min DUs (#) development, or to separate and buffer
conflicting, incompatible forms of planned development, in relation to existing and planned
development in the vicinity of the PUD. A Transition Zone is not proposed.
a. The “Transition Area” for purposes of analysis, must at minimum incorporate the
prevalent pattern of development directly adjacent to and within the vicinity of the
PUD, including the relative layout, type and density of existing and planned
development (e.g., street, block and lot configurations, building placement and height);
existing and planned transportation and infrastructure connections; traffic patterns;
public facilities and services; and civic space, resource land and other designated open
space areas located within one-quarter to one-half mile of PUD boundaries, depending
on the development context.
b. Acceptable design techniques and modifications applied within a Transition Zone,
subject to DRB review and approval, include but may not be limited to:
i. Avoiding incompatible land uses along PUD boundaries, for example by ensuring
that similar, or compatible, complementary uses are located on facing blocks or
lots, and incompatible uses abut rear lot lines or are otherwise separated by
buffers or open space.
ii. Using existing natural features, such as changes in topography, waterways, or
tree stands to visually screen or functionally separate different forms and
intensities of development.
iii. Modifying street and block dimensions and standards as necessary to connect
with or to extend adjoining street, block, and path networks.
iv. Using streets and streetscape elements to visually define transitions and to
functionally integrate or separate different forms and intensities of
development.
v. Matching the relative density or intensity of adjoining development along PUD
boundaries by adjusting or averaging lot dimensions (frontage, depth); building
orientation and spacing (front, side setbacks); or building height (step downs,
upper floor step backs) within the transition zone.
vi. Introducing and designing civic or other open space areas (e.g., greenbelts,
parks, greens, squares, or plazas) to visually define transition areas, and to
functionally integrate or separate different forms and intensities of
development.
vii. Incorporating greenbelts or vegetative buffers and screening of sufficient width
and density to visually and functionally separate incompatible forms and
intensities of development.
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F. Allowed Uses. Allowed uses within a PUD, unless otherwise expressly allowed or prohibited by
PUD type, include any use listed in Appendix C as a permitted or conditional use in the
underlying zoning district(s) that can be accommodated within, or in association with,
designated land use allocations and allowed building types. Acknowledged
i. Conditional uses allowed within the underlying zoning district shall be considered permitted
uses within a PUD. Separate conditional use review and approval shall not be required.
Acknowledged
ii. Given the emphasis on compact, walkable forms of residential and mixed-use development
within a PUD, auto-oriented uses, building types, and facilities, including uses that require
expansive onsite parking, are generally precluded from locating within a PUD, unless
specifically designed to emphasize a pedestrian scale and orientation of development
fronting on and accessed from the adjacent street, for example by locating shared parking
facilities to the rear of the building, as accessed from a side street. New drive-through
facilities are prohibited from locating within a PUD. Acknowledged.
G. PUD Dimensional Standards. PUD dimensional standards, where applicable by PUD type, define
a range of block, lot, and building height dimensions which are intended to provide, within
defined parameters, some flexibility in the overall pattern of development specific to each type.
Where PUD standards vary from associated building type standards, the upper and lower PUD
dimensional limits (maximum and minimum) limits shall apply. The proposed PUD standards
are outlined below.
30’ Front Yard Setback
10’ Side Yard Setback
20’ Rear Yard Setback (this fronts a commercial property will no active uses near the
common property line)
15’ Accessory Setback (5’ for existing structures)
20% Building Coverage
40% Lot Coverage
Maximum Building Height as outlined in Table C-2 for the R4 Zoning District
H. Street, Building, and Civic Space Types. Where applicable, PUD types include a list of allowed
“types” of development, representing the key elements or components necessary to support
and achieve the desired form, density and mix of development specific to that PUD type. These
include allowed:
i. Street Types, and associated street standards, under Article 11.A; The
Neighborhood Street – Narrow is proposed with this application.
ii. Civic Space Types, and associated civic space and lot standards, under Article
11.B; and A Community Garden is proposed with this application.
iii. Building Types, and associated building and building lot standards, under Article
11.C. Not applicable for General PUD.
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I. Solar Siting Preferences. - Applicants are encouraged to incorporate renewable energy
facilities, and in particular roof- or ground mounted solar energy facilities that are compatible
with PUD layout and design, as specified by PUD type. Any areas reserved for ground mounted
solar installations serving the development must be indicated on the PUD Master Plan and
depicted on preliminary and final subdivision plans. No specific dedicated ground mounted PV
Panel installations are proposed to serve the community. An existing PV Panel array occupies
the northeast quadrant and will remain with this project.
J. PUD Design Standards. A proposed PUD must also incorporate and comply with design
standards specific to that PUD type, except as allowed in association with a form of Alternate
Compliance approved by the DRB under 15.C.04(C). Acknowledged.
15.C.05 Conservation Development – This is not proposed and has been removed in the interest of
brevity
15.C.06 Traditional Neighborhood Development (TND) - This is not proposed and has been removed in
the interest of brevity
15.C.07 General PUD
A. Authority and Limitations.
(1) The Development Review Board (DRB) has the authority under 24 VSA § 4417 to review, to
approve, to approve with modifications and conditions, or to disapprove an application for a
Planned Unit Development (PUD), as further described in Section 15.C.01.
(2) Limitations on DRB authority under 14.04(A)(3)(b) apply.
(3) In addition, in no case shall the DRB vary:
(a) Density restrictions and/or allow an increase in overall density except as authorized via use of
Transferrable Development Rights or via Inclusionary Zoning. No proposed increase in
maximum residential density if proposed.
(b) Requirements of the Urban Design Overlay District and Transit Overlay District, as applicable
Not applicable for this project.
(c) Applicable lot coverage and/or building coverage maximums allowed within each zoning
district, as measured across the PUD as a whole, except as authorized via use of Transferrable
Development Rights. The proposed lot coverage limitations are being borrowed from the R4
District and are 20% for Building Coverage and 40% for Lot coverage.
(d) Environmental Protection Standards under Article 12, except as authorized within that Article.
Acknowledged.
(e) Parking and building location requirements in Section 14.06(A)(2), except as authorized within
that Section. The DRB is asked to allow for parking in the front yard (in front of buildings) as
permitted for single family homes.
B. General PUD Description, Purpose, and Characteristics. A General PUD is a type of planned
development that allows for relief from the strict dimensional standards for individual lots in order to
encourage innovation in design and layout and efficient use of land consistent with the Comprehensive
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Plan. Defining characteristics of a General PUD include well planned, -sited, and -designed development
projects that:
• Conform to the goals in the City of South Burlington Comprehensive Plan and South Burlington City
Council’s Resolution on Climate Change dated August 7, 2017. The project proposes to create new
infill residential development within the I-O District in a manner that balances the applicant’s goals
and the density goals of the I-O District.
• Support and enable affordable housing development. The applicant proposes through the
Alternative Compliance review process how a housing development can be made more affordable.
• Contribute to the City’s economic vitality, in response to changing markets and consumer demand,
by providing needed housing, goods, services, and employment opportunities. This proposed
project will create opportunities for the family members to remain in place.
• Redevelop underperforming properties and commercial strips (retrofits), contaminated sites
(brownfields), and large expanses of parking (gray fields) into more compact forms of walkable,
pedestrian-oriented, mixed-use development. Not applicable.
• Extend or re-establish existing street, sidewalk, and recreation path connections. The low density
of this project seeks alternate compliance with the consolidation of the bicycle and pedestrian
facilities.
• Incorporate a density of development that supports walkable residential, mixed-use, and transit
oriented development, compatible in design with the surrounding area. The project site is located
outside of a mixed use transit designated development and proposes to create a neighborhood
which consolidates the supporting infrastructure in an environmental and economic manner.
• Improve the physical appearance, walkability, and amount of civic and green space within existing
residential neighborhoods, commercial centers, and commercial strip development. The property
currently hosts three residential homes and numerous accessory structures. Due to the layout of
the buildings they enjoy a safe walkable environment that is proposed to be extended along
primarily the northern half of the property.
• Introduce missing or complementary uses, facilities, services, amenities, or civic space intended to
serve the immediate and surrounding area. The project proposes the introduction of a formally
dedicated civic space not present on the property today.
• Foster context-sensitive transitions among and between neighborhoods, commercial areas, mixed
use areas, civic spaces, and natural resource areas. This project and its modest density seeks to
strike a balance between the creation of new residential lots while recognizing and blending with
the large open space areas that surround the existing commercial and light industrial uses in the
area.
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C. Applicability. A General PUD is an allowed PUD type in the following circumstances:
(1) Within the underlying zoning districts listed in Table 15.C-1 for General PUD The I-O District is
identified as being able to host General PUDs..
(2) For amendments to General PUDs approved under this Section. Not applicable.
(3) For minor amendments to existing PUDs reviewed and approved under the LDRs in effect until
November 10, 2021, the final subdivision approval for which has not expired, regardless of zoning
district. Not applicable.
(a) An amendment shall be considered “minor” if it does not significantly alter the overall intent or
scale of the PUD, or the relationship of the approved PUD to its surroundings. A minor
amendment may incorporate additional land not in the PUD as previously approved, but only to
the extent that the additional land does not cause the PUD to exceed other requirements of this
section.
D. Conformance with PUD Standards. In addition to the specific standards under this Section, all
standards in Section 15.C.04 shall also apply Acknowledged. Responses are provided within that
respective section. Application and review process for a General PUD is governed by Section 15.C.03.
E. Context. For planning and design purposes, “Planning Area” is defined as the area within ¼-mile of the
lot or parcel to be developed, as measured from the lot line or delineated PUD boundary.
Acknowledged. This is the same group of abutters notified for the Neighborhood Meeting.
F. General PUD Compatibility and Context Analysis.
(1) Compatibility. PUD compatibility with the Planning Area, as determined from a detailed analysis of
the Development Context, shall be a primary consideration in General PUD project design, and for
DRB review and approval.
(2) “Development Context” is defined to include:
(a) The prevalent or recurring pattern and form of development within the Planning Area, including
established street grid None to speak of and streetscape elements Street trees would be the most
common, blocks None, lots Large (3-acrees and larger), buildings medium to large buildings
and yard areas Often large green space area to offset the 50% maximum lot coverage
consumed by the building and parking lot footprints, civic spaces minimal, and parking
arrangements Typically large parking lots, and
(b) The character of the Planning Area, as defined by:
(i) The planned character of an area planned for redevelopment by the City as identified in the
Comprehensive Plan; This is identified as Commercial-Industrial with Supporting Uses
which residential development is a component of this area.
(ii) Approved, to-be-built or recently built (within ten (10) years) development projects in the
Planning Area; The only activity in the past 10 years has bene the creation of the Doggy
Day Care facility.
(iii) Any updates to the underlying zoning district(s) in the Planning Area within the preceding
ten (10) years; New Natural Resource protections have been implemented or
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(iv) Zoning district purpose statements, allowed uses, and district-specific development
standards. No specific development standard changes have been implemented for the I-O
District beyond the requirement to integrate amenity areas.
(c) Current zoning purpose statements, uses, and standards only if the DRB finds there is no
relevant information under 15.C.07(F)(2)(a) or (b)(i) through (b)(iii), or the DRB finds that there
is a clear, established neighborhood street, block, and lot pattern. Lacking positive findings
for the three sub-items, inserted below is the purpose statement for the I-O District.
A. Purpose. The Industrial-Open Space IO District is established to provide suitable locations for
high-quality, large-lot office, light industrial and research uses in areas of the City with access to
arterial routes and Burlington International Airport. The IO District regulations and standards
are intended to allow high-quality planned developments that preserve the generally open
character of the district, minimize impacts on natural resources and water quality, and enhance
the visual quality of approaches to the City while providing suitable locations for employment
and business growth. The location and architectural design of buildings in a manner that
preserves these qualities is strongly encouraged
(3) Context Analysis. The applicant must submit a written Analysis of the Development Context within
the Planning Area, which, at minimum, includes the information required for Master Plan review
under 15.B.04(C) This information is outlined in the Master Plan Narrative (MPN) document beginning
at the bottom of Page 1.and:
(a) Hazards, and Level I and Level II Resources regulated under Article 12. MPN
(b) Prevalent pattern of land subdivision and development in the Planning Area, as defined by block
lengths; lot size and front lot line lengths; front, side, and rear setbacks; building height and
coverage; and existing parking arrangements. See Below.
800 Hinesburg Road (North of Site)
block lengths; None Exist
lot size: 17.32 Ac.
front lot line length; 980 FT
front: 370’ side; 171’ and rear setbacks; Corner Lot: NA
building height; 30’ (estimated) and coverage 25.4%;
Existing parking arrangements. Large scale parking lot between building and Hinesburg Road.
Building Location/Orientation: Short Dimension fronting Hinesburg Road
Spacing of Buildings: NA (One building)
Sidewalks; Connecting parking lots with building, Sidewalk paralleling Hinesburg Road
Street Furniture: None
Lighting; Parking Lot
Building types and styles: Two Story Brick Contemporary
950 Hinesburg Road (South of Site)
block lengths; None Exist
15.C Planned Unit Development Compliance Review
WGM Associates, Inc.
April.23, 2024
Page 24 of 28
lot size: 6.7 Ac.
front lot line length; 505 FT
front: Per District (Undeveloped) side; Per District and rear setbacks; Corner Lot: NA
building height; Per District (Undeveloped) (estimated) and coverage 0%;
Existing parking arrangements. Undeveloped
Building Location/Orientation: Undeveloped
Spacing of Buildings: NA
Sidewalks; None
Street Furniture: None
Lighting; None
Building types and styles: None
851 Hinesburg Road (West of Site)
block lengths; None Exist
lot size: 113 Ac.
front lot line length; 1680 FT
front: Per District (Undeveloped) side; Per District and rear setbacks; Corner Lot: NA
building height; Per District (Undeveloped) (estimated) and coverage 0%;
Existing parking arrangements. Undeveloped
Building Location/Orientation: Undeveloped
Spacing of Buildings: NA
Sidewalks; None
Street Furniture: None
Lighting; None
Building types and styles: None
Lane Press Building (East of Site) 87 Meadowland Drive
block lengths; None Exist
lot size: 31.26 Ac.
front lot line length; 1604 FT
front: 135’ side; 357’ and rear setbacks; 82’
building height; 30’ (estimated) and coverage 25.3%;
Existing parking arrangements. Large scale parking lot on the side of the building.
Building Location/Orientation: Centered in developable portion of lot
Spacing of Buildings: NA (one building)
Sidewalks; Minimal parking lot connection to building
Street Furniture: None
Lighting; Parking
Building types and styles: Manufacturing
Dynapower Building (Southeast of Site) 85 Meadowland Drive
block lengths; None Exist
lot size: 31.26 Ac.
15.C Planned Unit Development Compliance Review
WGM Associates, Inc.
April.23, 2024
Page 25 of 28
front lot line length; 1604 FT
front: 135’ side; 357’ and rear setbacks; 82’
building height; 30’ (estimated) and coverage 25.3%;
Existing parking arrangements. Large scale parking lot on the side of the building.
Building Location/Orientation: Short dimension fronting Meadowland Drive
Spacing of Buildings: NA (one building)
Sidewalks; Connecting parking to building. Recreation Path along Meadowland Drive
Street Furniture: None
Lighting; Parking Lot
Building types and styles: Manufacturing
1035 Hinesburg Road Office Building (Southwest of Site)
block lengths; None Exist
lot size: 0.25 Ac.
front lot line length; 126 FT
front: 23’ side; 23’ and rear setbacks; 175’
building height; 30’ (estimated) and coverage 50% estimated;
Existing parking arrangements. Parking lot on back and side of buildings.
Building Location/Orientation: Long Dimension of Building fronting Hinesburg Road, second
building rotated 90 degrees.
Spacing of Buildings: within 5’ of each other
Sidewalks; Connecting parking lots with building
Street Furniture: None
Lighting; Parking Lots
Building types and styles: Ranch
1045 Hinesburg Road Office Building (Doggy Day Care)
block lengths; None Exist
lot size: 1.0 Ac.
front lot line length; 150 FT
front: 39’ side; 35’ and rear setbacks; 50’
building height; 30’ (estimated) and coverage 48.6%;
Existing parking arrangements. Parking lot on side and back side of building.
Building Location/Orientation: Short Dimension fronting Hinesburg Road
Spacing of Buildings: NA (One building)
Sidewalks; Connecting parking lots with building
Street Furniture: None
Lighting; Parking Lot
Building types and styles; One story contemporary
(c) Streetscape elements, including the placement, orientation, and spacing of buildings along the
street, existing and planned sidewalks, and existing or planned landscaping, street furniture, and
lighting. See Above
15.C Planned Unit Development Compliance Review
WGM Associates, Inc.
April.23, 2024
Page 26 of 28
(d) Building types and styles, including any prevalent or character-defining architectural features.
See Above
G. General PUD Dimensional Standards.
(1) Relevant subdivision, site plan, zoning district, and applicable overlay district dimensional
standards shall form the basis of the design of a General PUD and shall apply unless modified,
reduced, or waived by the DRB under (2) below. The general proposal is to adopt the slightly
modified R4 dimensional standards including lot and building coverage and heights.
(a) The DRB must find an application meets the requirements of 15.C.07(G)(2) in order to modify,
reduce, or waive Site Plan requirements using 14.04(A)(3), Site Plan application requirements
using 14.05(G), Subdivision requirements using 15.A.01(B)(3), Scenic Overlay District
requirements using 10.02(I)(2), (J), and/or (K). Acknowledged.
(b) The DRB has authority to allow alternative compliance under 15.C.04(C)(3). This is being
employed with this application.
(c) Height restrictions may be modified, reduced, or waived as allowed in underlying zoning
districts identified in 3.07(D)(2) by the DRB under (2) below. The standards of review in
3.07(D)(2) shall apply. This application seeks to ability to construct one story buildings in
support of the goal of aging in place.
(d) The DRB cannot modify, reduce, or waive standards as listed in 15.C.07(A)(3). Acknowledged.
(2) In response to the existing or planned Development Context in the Planning Area, the DRB may
modify, reduce, or waive one or more applicable dimensional standards as necessary to:
(a) Accommodate reductions in the available area associated with infill or redevelopment, that
result in insufficient acreage to meet applicable dimensional standards; or
(b) Allow for more creative and efficient subdivision and site layout and design that advances the
purposes of the underlying zoning district and/or the goals of the Comprehensive Plan,
particularly in response to existing site limitations that cannot be eliminated; or
(c) Ensure that the pattern and form of proposed development is compatible with existing or
planned Development Context in the Planning Area determined under 15.C.07(F) and to
Transition Zone standards in 15.C.04(E); or
(d) Allow for greater energy efficiency, use of alternative energy, green building design, or
otherwise furthering of the South Burlington City Council’s Resolution on Climate Change dated
August 7, 2017.
(3) Context shall be determined by the existing or planned Development Context in the Planning Area
under Section 15.C.07(F). Acknowledged.
H. Development Density.
(1) Development Density regulations and definitions included in Section 15.C.04(D) shall apply to
General PUDs. The applicant seeks a waiver from the minimum density requirements.
(2) Development density within a General PUD is determined by maximum development density in
the underlying zoning district, except as follows.
15.C Planned Unit Development Compliance Review
WGM Associates, Inc.
April.23, 2024
Page 27 of 28
(a) Density can be re-allocated within the PUD area within single zoning districts;
(b) Additional density may be achieved through either or both Inclusionary Zoning and application
of Transferrable Development Rights where specifically authorized by and as regulated by
Section 18.01 or Article 19.
I. General PUD Design Standards.
(1) Design Standards. Generally. The design for a General PUD shall comply with existing Site Plan,
Subdivision, and Overlay District regulations and standards, but may allow for variations from
applicable regulations that respond to and incorporate the development context within the
Planning Area and under the specific circumstances listed in Section 15.C.07(G). This application
seeks to recognize the infill nature of this primarily residential project within the context of large
scale commercial light manufacturing facilities that occupy the north east and southeast sides of
this property.
(2) Streets. Streets within a General PUD must be compatible with and connect to existing and
planned public street, sidewalk, and path networks in the Planning Area. There are no planned
public streets, sidewalks in this area. A proposed recreation path is depicted on the west side of
Hinesburg Road in the Comprehensive Plan. The proposed street network seeks a balance of
enabling connectivity from Hinesburg Road to the nearest available roadway (which happens to
be the private driveway from Lane Press and Dynapower.
(a) Street and block pattern requirements of the Subdivision regulations shall apply unless waived
by the DRB under Section 15C.09(G)(4). The applicant has implemented the direction
provided during the sketch Plan review process.
(3) Parking. Parking design and building location requirements applicable in all underlying zones and
districts apply to General PUDs, including all requirements in Section 14.06(A)(2). The existing
commercial use will remain in its current configuration with parking on the backside (and now
the side of the building fronting on Maxine’s Way. No other commercial parking is proposed.
The applicant seeks permission for parking to occur in the front yard of the single-family homes.
(4) Buildings. Buildings and associated building lots within a General PUD must be compatible with the
development context in the Planning Area as described under Section 15.C.07(F) and (G). The new
buildings will be a combination of one, one and one-half and two-story homes.
(5) Civic Spaces and Site Amenities. Civic Spaces and/or Site Amenities must be compatible with the
existing or planned development context. General PUDs must comply with applicable Civic Space
and/or Site Amenity requirements in Subdivision (Section 15.A.16(C)(4)) and Site Plan (Section
14.06(4)).
(a) Section 15.A.16(C)(4) requirement for minimum 10% of the total buildable area to be civic space
lots apply to General PUDs only for PUDs that involve subdivision of land resulting in three (3) or
more lots, not including the resulting lots that only contain civic space(s). This application triggers
this requirement.
15.C Planned Unit Development Compliance Review
WGM Associates, Inc.
April.23, 2024
Page 28 of 28
(b) In a General PUD, Civic Spaces required under Subdivision Regulations (Section 15.A.16(C)(4))
and under Site Plan Regulations (Section 14.06(4)) can be satisfied by a combination of Civic
Spaces, Site Amenities, or a combination, applied across the PUD area. This application seeks
authorization for a Community Garden to serve as the civic space requirement. The 100 SF
Minimum Site Amenity requirement will be managed by identifying such a lawn area on each
lot.
(6) Housing Mix. In a General PUD with more than four (4) residential dwelling units, a mix of two or
more dwelling unit types (as allowed within the applicable zoning district) must be provided as
described by Section 15.A.17. 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. The project proposes primarily detached single family homes and one ADU
which can take on the characteristics of a cottage unit. Two family homes are not proposed at
this time.
Page 1 of 3
CONSTRUCTION AND EROSION CONTROL STANDARDS
16.01 Purpose
16.02 Applicability
16.03 Standards for Erosion Control during Construction
16.04 Excavation and Grading
16.01 Purpose
It is the purpose of this Article to provide standards for proper erosion control and landscaping during
and after land development activity in the City in order to prevent the adverse effects of erosion and
runoff on the City’s residents, surface waters, and air quality.
16.02 Applicability
Nothing in this Article shall be interpreted to supersede applicable permit conditions in an applicable
permit issued by a superseding authority, including but not limited to those issued by the Vermont
Department of Environmental Conservation or a permit issued by the Vermont Environmental Board
pursuant to 24 VSA Chapter 151 (Act 250). Acknowledged.
16.03 Standards for Erosion Control during Construction
A. Natural Cover.
Land shall be subdivided and improved in reasonable conformity to existing topography in order to
minimize grading, cut and fill, and to retain, insofar as possible, the natural contours, and to limit storm
water runoff, and to conserve the natural cover and soil. The proposed project is comprised of smaller
single family homes which enables the improvements to steps down the 10% gradient. After
application for approval has been submitted to the Development Review Board, no topsoil, sand or
gravel shall be removed from the subdivision for any other purpose than to meet construction needs of
that particular subdivision or to meet any requirements of these regulations. No material is anticipated
to be removed from the site. The only import will the granular materials required for the
infrastructure constriction.
B. Erosion and Sediment Control.
(1) The smallest practical area of land should be exposed at any one time during development. When
land is exposed during development, the exposure should be kept to the shortest practical period of
time. Areas of disturbance must have temporary or permanent stabilization within 21 days of initial
disturbance. This goal is iterated in supporting EPSC narrative and the temporary stabilization
requirement is no less than 14 days after work on an area has ceased.
(2) Land shall not be left exposed between October 15 and April 15. The project will be required to
comply with the Winter EPSC management requirements which calls for daily stabilization during
this time period.
(3) Where necessary, temporary vegetation and/or mulching and structural measures shall be
required by the Development Review Board to protect areas exposed during the development. This
approach is included in the EPSC management narrative on Sheet C3.1.
(4) Sediment basins (debris basins, desalting basins, or silt traps)shall be installed and maintained
during development to remove sediment from run-off water and from land undergoing development.
Page 2 of 3
One of the first requirements will be to shape the Gravel Wetland basin to be used initially as a
sediment basin until the site has been stabilized.
(5) The permanent final vegetation and structures shall be installed as soon as practical in the
subdivision. Exposed soil must be seeded and mulched or covered with erosion control matting
within 48 hours of final grading. This out outlined on Sheet C3.1 Section 4.
(6) Adequate and permanent measures shall be taken at culvert outfalls to minimize or prevent
erosion and disruption of drainageway areas. These BMPs are depicted on Sheet C3.0. Supporting
details ar eon Sheets C3.1, C3.2 and C4.3
C. Site Restoration.
After completion of construction, suitable grading or seeding shall be done to restore the condition of
any disrupted portion of a site. This is outlined on Sheet C3.0 and the narrative on Sheet C3.1.
16.04 Excavation and Grading
A. General.
All excavating and filling required for construction of improvements shall be as specified within this
Section. The entire area of work shall be brought to the required lines and grades by excavation or
filling. Excavation material, if suitable, may be used in making embankments and in filling low areas. A
minimum of four (4) inches of top soil shall be provided to cover overall finished slopes. This material
shall be spread uniformly over all finished slopes. All streets shall be graded from property lines to
property line to approved grade and cross section. Acknowledged. Topsoil placement is called out on
Sheet C3.0.
B. Fill.
No stumps, wood, roots, sod, other fibrous materials or refuse shall be used as fill. Acknowledged.
There won’t be much issue here as there are no tree to be removed.
C. Embankments.
Embankments shall be formed of suitable and acceptable excavated materials and brought to the
required lines and grades. The materials for embankment shall be placed in successive horizontal layers
not exceeding six (6) inches in depth extending across the entire fill area. They shall be spread by a
bulldozer or other acceptable method, and shall be thoroughly compacted. Where embankments are
made of rock, the rock shall be so deposited that all voids are filled with earth and in such a way that the
compaction specified above may be secured. The earthwork requirements are outlined in the
specifications on Sheet C5.0
D. Subgrade.
Upon completion of filling and excavating, the subgrade shall be formed to the required grade and
contour, and the entire surface again rolled as specified above. High spots shall be removed and low
spots filled with the acceptable material and the process of leveling and rolling continued until no
further depression results. The earthwork requirements are outlined in the specifications on Sheet
C5.0
E. Side Slopes.
Side slopes in embankments and on roadside drainage ditches shall descend one (1) foot vertically for at
least each two (2) feet horizontally (2 on 1). Side slopes for this project are to be at least 3:1. Surplus
material resulting from excavation of the road prism shall be used to flatten slopes of embankment so
that they ascend one (1) foot vertically for at least (2) feet horizontally (2 on 1) Acknowledged. Side
Page 3 of 3
slopes in excavation rock shall ascend six (6) feet vertically for at least each one (1) foot horizontally (1
on 6). There is no rock to be excavated on this project. Where rock cuts have a face higher than ten
(10) feet vertically, a three (3) foot berm shall be provided at each ten (10) foot level above the grade at
the edge of the pavement. Not applicable. Side slopes shall not be graded so as to extend beyond the
limits of the street right-of-way onto land not part of the subdivision unless a suitable slope easement
has been properly established and granted by the affected property owner. Acknowledged but not
applicable.
WGM Associates
850 Hinesburg Road
May 8, 2024
Page 1 of 3
Waiver, Proposed Conditions of Approval or Alternate Compliance
Determination Requests
Waiver Standard (A, B, C or D)
A. Article 14 - Under Site Plan Review the Development Review Board Modify a
dimensional requirement under this Article or the Table of Dimensional Standards
(Appendix C)
B. Article 15A – Subdivision Review - Section (B)(3) The Development Review Board may
modify or waive an improvement or dimensional standard required under this article, subject
to conditions
C. Article 15C – Master Plan Review – Section 15C(2) (a) In addition to modifications or
waivers intended to accommodate site constraints under Section 15.A.01 of the subdivision
regulations, this may include modifications of underlying zoning and subdivision regulations
pertaining to blocks, building lots, building types, allowed densities of development, and the
type and mix of allowed uses.
D. Article 15C – Master Plan Review – Section 15C(2)(b) This may also include DRB review
and approval of alternative forms of compliance with applicable PUD standards under Section
15.C.04.
Waiver Requests
1. 3.06 Existing and Planned Rights-of-Way; Setbacks; and Buffers a) General Provisions.
Table C-2, Dimensional Standards Table C-2 - Adoption of slightly modified Lot standards
from the R4 District in lieu of the I-O District Standards.
30’ Front Yard Setback
10’ Side Yard Setback
20’ Rear Yard Setback (this fronts a commercial property will no active uses near the
common property line)
15’ Accessory Setback (5’ for existing structures)
20% Building Coverage
40% Lot Coverage
No change from Maximum Building Height as outlined in Table C-2 for the R4 District
Waiver Standard B - Justification Is outlined within the 15A compliance Narrative. -
2. 15.A.14 Street Network (b)(4)(b) – Seek condition of approval that the extension of the
street of the property line be completed with subsequent development of Lots 2 or 3.
WGM Associates
850 Hinesburg Road
May 8, 2024
Page 2 of 3
Waiver Standard B - Justification Is outlined within the 15A compliance Narrative. -
3. 15.A.14 Street Network (C)(1) – The applicant seeks Alternate Compliance findings for
the proposed alternate typical street section for Maxine’s Way. Concurrence of this
alternate design is being pursued by the Department of Public Works.
Waiver Standard D - Justification Is outlined within the 15A compliance Narrative. -
4. 15.A.14 Street Network (C)(1)(f) – The applicant seeks Alternate Compliance findings for
the proposed alternate typical street section for Maxine’s Way which consolidates the
sidewalk into the roadway surface as a shared use design approach for low volume
roadways.
Waiver Standard D - Justification Is outlined within the 15A compliance Narrative. -
5. 15.A.14 Street Network (C)(1)(f) – The applicant seeks Alternate Compliance findings for
the proposed alternate typical street continue the crushed stone surface material in lieu
of bituminous concrete for the remaining portion of Maxine’s Way to the east.
Waiver Standard D - Justification Is outlined within the 15A compliance Narrative. -
6. 15.A.15 Sidewalks, Bike Lanes, and Recreation Paths (a)(1) – Redundant to the request
in Item 4, the applicant seeks Alternate Compliance findings for the proposed alternate
typical street section for Maxine’s Way which consolidates the sidewalk into the
roadway surface as a shared use design approach for low volume roadways.
Waiver Standard D - Justification Is outlined within the 15A compliance Narrative. -
7. 15.A.15 Sidewalks, Bike Lanes, and Recreation Paths (b) Complete Streets -
Redundant to the request in Item 4, the applicant seeks Alternate Compliance findings
for the proposed alternate typical street section for Maxine’s Way which consolidates
the sidewalk into the roadway surface as a shared use design approach for low volume
roadways.
Waiver Standard D - Justification Is outlined within the 15A compliance Narrative. -
8. 15.A.16 (C)(6)(k) Front Setback for Front Decks and Porches in the R4 District - The
applicant asks that as a condition of approval that section 15.A.16 (C)(6)(k) be available
for use for the project.
Waiver Standard B - Justification Is outlined within the 15A compliance Narrative. -
WGM Associates
850 Hinesburg Road
May 8, 2024
Page 3 of 3
9. 15.A.16 Blocks and Lots (c)(10) The applicant seeks a waiver for the lot ratio for Lots 1A,
1B, 1C, 1D 2 and 3 to reflect the inherent existing conditions associated with the existing
limiting conditions and equitable distribution of area between the three relatives.
Waiver Standard B - Justification Is outlined within the 15A compliance Narrative. -
10. The applicant seeks permission for parking to occur in the front yard of the single-family
homes. No waiver request just authorization.
11. 15.C.04(D) Minimum Housing Density The applicant seeks a waiver from the minimum
density requirements.
Waiver Standard C - Justification Is outlined within the 15C compliance Narrative.
12. 15.C.04(G)(1)(c) General PUD Dimensional Standards- Height Restrictions - This application
seeks to ability to construct one story buildings in support of the goal of aging in place.
Waiver Standard C - Justification Is outlined within the 15C compliance Narrative.
End of Section
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.
Acres SF Acres SF %Acres SF %Acres SF
Existing 10.05 437,778 0.26 11,371 2.6%1.14 49,817 11.4%0.24 10,544
Lot 1A 0.26 11,326 0.03 1,452 12.8%0.06 2,820 24.9%NA NA
Lot 1B 1.52 66,211 0.13 5,786 8.7%0.78 34,107 51.5%0.05 2,270
Lot 1C 0.52 22,651 0.05 2,250 9.9%0.12 5,420 23.9%NA NA
Lot 1D 0.73 31,799 0.08 3,503 11.0%0.19 8,351 26.3%NA NA
2 3.00 130,680 0.10 4,491 3.4%0.36 15,808 12.1%NA NA
3 3.02 131,551 0.04 1,891 1.4%0.18 7,919 6.0%NA NA
4 1.00 43,560 0.00 96 0.2%0.00 162 0.4%NA NA
PUD Total 10.05 0.71 2.86 2270
PUD '%7.0%28.4%2280 Lot 1B Area in front Yard (SF)
Allowed 20%40%99.6%Lot 1B Front Yard Coverage
5.2%PUD Front Comm. Yard Coverage
30%Allowed
WGM Associates
Coverage Summary
May 3, 2024
Size Front Yard Coverage
Lot
Building Coverage Lot Coverage
WGM Associates
Phase 1 New Building Design Requirements
Applicable only to Lots 1C and 1D (Lot 1B is exempt (> 1 acre)) Lot 1A is existing
Lot 1C
Single Family Home
Front Door facing the street
Front Porch facing south
Higher proportion of glazing facing south
Ridge Line running east-west
Dark color roof
Recessed Garage façade
Garage width <40% of Total Building street façade length
Yard area of >100 SF
Lot 1D (SFH or ADU)
Front Door facing the street
Front Porch facing south
Higher proportion of glazing facing south
Ridge Line running east-west
Dark color roof
Recessed Garage facade
Garage width <40% of Total Building street façade length
Yard area of >100 SF