HomeMy WebLinkAboutAgenda 09_SP-24-031_1200 Hinesburg Rd_SBRC#SP-24-031
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CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SBRC PROPERTIES, LLC – 1200 HINESBURG ROAD / 362 MEADOWLAND DR
SITE PLAN APPLICATION #SP-24-031
FINDINGS OF FACT AND DECISION
SBRC Properties, LLC , hereinafter referred to as the applicant, is seeking approval for alteration
of grade for the purpose of removing stockpiled fill from a vacant lot, 1200 Hinesburg Road.
The Development Review Board held a public hearing on September 17. 2024. Tim McKenzie
represented the applicant.
Based on testimony provided at the above-mentioned public hearings and the plans and
supporting materials contained in the document file for this application, the Development
Review Board finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicant is seeking approval for alteration of grade for the purpose of removing
stockpiled fill from a vacant lot, 1200 Hinesburg Road.
2. The owner of record of the subject property is SBRC Properties, LLC.
3. The subject property is located in Industrial & Open Space Zoning District (IO).
4. The subject property is also located in the Wetlands Advisory Overlay District, River Corridor
Overlay District, Airport Approach Cone Overlay District, and the Hinesburg Rd-North View
Protection Overlay District,
5. The application was received on July 24, 2024.
6. The plans submitted consist of:
Sheet No. & Title Prepared by Plan Last Revised on:
C1.0 EPSC Overall Site Plan Civil Engineering Associates 07/09/2024
C1.1 EPSC Site Plan Civil Engineering Associates 07/09/2024
C2.0 EPSC Notes and Details Civil Engineering Associates 07/09/2024
P-1 Plat of Survey Civil Engineering Associates 09/15/2020
7. This property most recently received approval #SP-20-016 for construction of a shared
driveway. That approval was issued under the property address 362 Meadowland Drive.
A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
No changes to approved dimensions are proposed.
Industrial Open Space Zoning
District
Required Existing Lot 1
Min. Lot Size 3 ac. 21.7 ac.
Max. Building Coverage 30% 0%
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Max. Overall Coverage 50% 1.4%
Min. Front Setback 50 ft. N/A
Max Front Setback Coverage 30% < 30%
Min. Side Setback 35 ft. N/A
Min. Rear Setback 50 ft. N/A
Building Height (flat roof) 35 ft. N/A
= Zoning Compliance
B) SITE PLAN 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.
(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.
(c) Transition Contrast in Scale. Minimize and mitigate abrupt contrasts in scale
between existing, planned or approved development, and proposed development.
(d) Pedestrian Orientation. Improve and enhance pedestrian connections and
walkability within the area proposed for development.
(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.
No structures or changes to the developed portion of the site are proposed. While
the proposed removal of fill will reduce the degree to which development on the
adjoining property is screened from view from the west, the Board finds there to be
no significant detriment to this change.
(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.
No parking is proposed.
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.
(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.
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(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.
(b) Architectural Features. Respond to recurring or representative architectural
features that define neighborhood character, without adhering to a particular
architectural style.
(c) Privacy. Limit impacts and intrusions to privacy on adjoining properties,
including side and back yard areas through context sensitive design.
No buildings exist or are proposed. The Board finds these criteria to be not applicable.
C. Site Amenity Requirement.
(1) Sites are required to include a specific minimum area for appropriate Site Amenities.
This section does not apply to projects within the City Center FBC District (which are
governed by Section 8.08).
(2) Applicability. Applications for the following shall be required to provide Site
Amenities:
(a) Any non-residential development over 5,000 SF.
(b) Additions or expansions exceeding 5,000 SF for existing non-residential structures.
(c) Any residential development, including conversion of non-residential structures to
residential use.
Site amenity requirements are not applicable.
14.07 Specific Review Standards
A. Environmental Protection Standards
All proposed development shall be subject to the applicable requirements of Article 12,
Environmental Protection Standards.
Natural resources present on the subject property include river corridor, wetland, and
wetland buffer. The applicant is not proposing work in any of these areas.
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.
Additional applicable standards are discussed below.
C. Access and Circulation.
All proposed development shall comply with site access and circulation standards of
Section 15.A.14.
The applicant is proposing to access the fill removal area via an existing shared driveway.
The Board finds this criterion met.
D. [Reserved for Transportation Demand Management (TDM)]
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E. Building Form.
Development within the City Center Form Based Code District, the Urban Design Overlay
District, and other districts with supplemental building form standards shall adhere to the
standards contained therein.
No buildings are proposed.
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.
No buildings are proposed.
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.
Some cross-lot connections exist on the subject property. The Board finds there to be
insufficient nexus to evaluate whether there is sufficient cross-lot connection to any other
property as part of this application.
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.
No utilities are proposed.
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.
No waste disposal facilities are proposed.
C) OTHER
13.03 Airport Approach Cones
The subject property contains an airport approach cone but the proposed work is outside
of the limits of the airport approach cone.
10.02 View Protection Overlay (Hinesburg Rd. – North)
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The entire property is located within the Hinesburg Road View Protection Overlay District,
which pertains to the maximum height of structures and landscaping. The applicant is
proposing to remove fill from the property, not add it, therefore the board finds this
criterion to be not applicable.
14.11 Site Plan and Conditional Use Review: Specific Uses and Standards
F. Alteration of Existing Grade
(1) Approval Required. The removal from land or the placing on land of fill, gravel, sand,
loam, topsoil, or other similar material in an amount equal to or greater than twenty
(20) cubic yards, except when incidental to or in connection with the construction of a
structure on the same lot, shall require the approval of the Development Review Board.
The Development Review Board may grant such approval where such modification is
requested in connection with the approval of a site plan, planned unit development or
subdivision plat. This section does not apply to the removal of earth products in
connection with a resource extraction operation (see Section 14.11(G), Earth Products.)
The applicant is proposing to remove approximately 1,100 cubic yards of materials over
a two to three week period.
(2 ) Standards and Conditions for Approval.
(a) The Development Review Board shall review a request under this Section for
compliance with the standards contained in this Section 14.11(F) and Section 3.07,
Height of Structures of these regulations. An application under this section shall
include the submittal of a site plan, planned unit development or subdivision plat
application showing the area to be filled or removed, and the existing grade and
proposed grade created by removal or addition of material.
Such plan has been submitted.
(b) The Development Review Board, in granting approval may impose any conditions
it deems necessary, including, but not limited to, the following:
(i) Duration or phasing of the permit for any length of time.
Based on the applicant’s testimony that they plan to remove the material over a
two to three week period, the Board finds the applicant must complete the work
within a three month timeline, including restoration as described below.
(ii) Submission of an acceptable plan for the rehabilitation of the site at the
conclusion of the operations, including grading, seeding and planting, fencing,
drainage, and other appropriate measures.
The applicant proposes to install 4” topsoil, fertilize, lawn seed, and install rolled
erosion control matting in all disturbed areas. The Board finds the site
rehabilitation plan shall also include removal of all temporary erosion control
measures including the temporary stabilized construction entrance, construction
demarcation fencing, and silt fence.
(iii) Provision of a suitable bond or other security in accordance with Section 17.15
adequate to assure compliance with the provisions of these Regulations.
Based on the limited scope of work and the inherent value of the material to be
removed, no bond to be necessary.
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(iv) Determination of what shall constitute pre-construction grade under
Section 3.07, Height of Structures.
The Board finds the proposed grade shall constitute pre-construction grade for
future development proposals.
DECISION
Motion by __, seconded by __, to approve site plan application #SP-24-031, subject to the
following conditions:
1. All previous approvals and stipulations shall remain in full effect except as
amended herein.
2. This project shall be completed as shown on the plan submitted by the applicant
and on file in the South Burlington Department of Planning and Zoning as
conditioned herein.
3. Prior to issuance of a Zoning Permit, the plans must be revised to show the
changes below and shall require approval of the Administrative Officer.
a. Amend Sheet C1.1 to indicate that all temporary erosion control measures
shall be removed when permanent stabilization is complete.
4. A digital PDF version of the full set of approved final plans as amended must be
delivered to the Administrative Officer prior to issuance of a Zoning Permit.
5. The zoning permit must be obtained within six (6) months of this decision with the
option for requesting a one (1) year extension as allowed in LDR 17.04.
6. The post-alteration grade shall be considered pre-construction grade for the
purpose of future site development.
7. The applicant must regularly maintain all stormwater treatment and conveyance
infrastructure.
8. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications must be underground.
9. The proposed project must adhere to standards for erosion control as set forth in
Section 16.03 and the grading standards set forth in Section 16.04 of the South
Burlington Land Development Regulations.
10. The applicant shall obtain a Certificate of Occupancy from the Administrative
Officer upon completion of the project and prior to occupancy and/or use of the
approved modifications.
11. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer as allowed by the Land
Development Regulations.
John Moscatelli Yea Nay Abstain Not Present
Mark Behr Yea Nay Abstain Not Present
Frank Kochman Yea Nay Abstain Not Present
Quin Mann Yea Nay Abstain Not Present
Dawn Philibert Yea Nay Abstain Not Present
Jody Lesko Yea Nay Abstain Not Present
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Charles Johnston Yea Nay Abstain Not Present
Motion carried by a vote of _ - _ - _.
Signed this ____ day of September, 2024, by
_____________________________________
Dawn Philibert, Chair
Please note: An appeal of this decision may be taken by filing, within 30 days of the date
of this decision, a notice of appeal and the required fee by certified mail to the Superior
Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must
also be mailed to the City of South Burlington Planning and Zoning Department at 180
Market Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the
Environmental Division at 802-828-1660 or
http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing
requirements, deadlines, fees and mailing address.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant
state permits for this project. Call 802.477.2241 to speak with the regional Permit
Specialist.
South Burlington Realty Company
P.O. Box 2204
South Burlington, Vermont 05407-2204
(802) 863-9039
Prime Real Estate – Commercial, Residential, Industrial Development
Design, Build, Lease, Consulting
July 15, 2024
Marla Keene, PE
Development Review Planner
City of South Burlington
180 Market Street
South Burlington, VT 05403
RE: Site Plan Application for Lot 1 Meadowland Drive, South Burlington, VT.
I am submitting a site plan application to change the grade on Lot 1 at Meadowlands
Business Park for the purpose of removing a stockpile of topsoil.
The origination of the stockpile came from the removal of the topsoil on Lot 1B when
that site was going to be developed; the soil was relocated to Lot 1 with the intention of a
temporary stockpile. Unfortunately, the project on Lot 1B fell apart and the stockpile has
remained on Lot 1 ever since.
The attached site plan drawing (1-08189 EPS) shows both the existing grades and the
return to the original grades (highlighted). It also shows the delineated wetlands and
buffer.
The most recent recorded plat shows all of the easements including the 200’ open space
buffer and pedestrian easement.
We estimate the size of the stockpile is approximately 1100 cubic yards and anticipate
removing it over a two to three-week period.
Please feel free to contact me with any question.
Best Regards
Timothy McKenzie
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SBRC PROPERTIES, LLC.
LOT 1
n/f
BOOSKA COMMERCIAL, LLC
LOT 1-G
n/f
SBRC PROPERTIES, LLC
LOT 1-Dn/f
SBRC PROPERTIES, LLC.
LOT 1-E
n/f
CEA PROPERTIES LLC
LOT 1-A
n/f
SOUTH BURLINGTON
REALTY COMPANY LLC
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LOT 1-B
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B. GARDNER
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B. GARDNER
LOT 1-F
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GREENFIELD CAPITAL, LLC
DSM
DSM
MAB
1" = 60'
08189
C1.0
07/09/2024
LOCATION MAP
1" = 2000'
EPSC OVERALL
SITE PLAN
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LOCATION
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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
89
116
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.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.
3.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. ALL OTHER SITE
INFORMATION IS BASED UPON 2023 ORTHOMETRIC PHOTOGRAPHY.
SBRC PROPERTIES
84 SHUNPIKE ROAD
WILLISTON, VT 05495
EXCESS SOIL
REMOVAL
LOT 1
284 MEADOWLAND DRIVE
SOUTH BURLINGTON, VT
05403
LEGEND
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EXISTING CONTOUR
WETLANDS
WETLANDS BUFFER
EXISTING GAS
EXISTING STORM
EXISTING GRAVITY SEWER
EXISTING WATER
EXISTING SEWER MANHOLE
EXISTING STORM MANHOLE
EXISTING CATCH BASIN
EXISTING HYDRANT
EXISTING SHUT OFF
EXISTING UTILITY POLE
PROPERTY LINE
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INSTALL 4" TOPSOIL, FERTILIZE,
LAWN SEED AND INSTALL ROLLED
EROSION CONTROL MATTING (TYP.)
AT ALL DISTURBED AREA
INSTALL SILT FENCING
(TYP.) DOWNGRADIANT
OF ALL DISTURBED
AREAS
PERMANENT STABILIZED
DRIVEWAY AND SIDEWALK
INSTALL CONSTRUCTION
LIMITS TAPE (TYP.)
353
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359
TEMPORARY ACCESS
INSTALL TEMPORARY
STABILIZED CONSTRUCTION
ENTRANCE
DSM
DSM
MAB
1" = 30'
08189
C1.1
07/09/2024
LOCATION MAP
1" = 2000'
SBRC PROPERTIES,
LLC.
84 SHUNPIKE ROAD
WILLISTON, VT 05495
EXCESS SOIL
REMOVAL
LOT 1
EPSC 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
284 MEADOWLAND DRIVE
SOUTH BURLINGTON, VT
05403
CONSTRUCTION LIMITS TAPE
EROSION CONTROL MATTING
SILT FENCE
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NOTES:
1.ALL EROSION AND SEDIMENT CONTROL DEVICES MUST BE
INSTALLED AND STABILIZED BEFORE THE START OF
CONSTRUCTION.
2.LOAM, SEED AND MULCH ALL DISTURBED AREAS (TYP.)
3.INSTALL TEMPORARY STABILIZATION OF DISTURBED SOILS
THROUGH THE INSTALLATION OF 1" OF HAY MULCH NO MORE
THAN 7 DAYS AFTER WORK HAS CEASED IN A PARTICULAR
AREA.
4.SLOPES >3:1 SHALL RECEIVE EROSION CONTROL MATTING.
5.MAXIMUM AMOUNT OF DISTURBED SOILS TO BE LIMITED TO NO
MORE THAN 2 ACRES.
6.SILT FENCE CONTRIBUTORY AREA TO BE LIMITED TO 14 ACRE /
100 L.F.
LEGEND
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EXISTING CONTOUR
WETLANDS
WETLANDS BUFFER
EXISTING GAS
EXISTING STORM
EXISTING GRAVITY SEWER
EXISTING WATER
EXISTING SEWER MANHOLE
EXISTING STORM MANHOLE
EXISTING CATCH BASIN
EXISTING HYDRANT
EXISTING SHUT OFF
EXISTING UTILITY POLE
PROPERTY LINE
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AS SHOWN C2.0
EPSC NOTES AND
DETAILS
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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
DSM
DSM
MAB
08189
07/09/2024
SBRC PROPERTIES,
LLC.
84 SHUNPIKE ROAD
WILLISTON, VT 05495
EXCESS SOIL
REMOVAL
LOT 1
284 MEADOWLAND DRIVE
SOUTH BURLINGTON, VT
05403
E-
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CONSTRUCTION FENCE DETAIL
REVISED 08/01/2014E-002E-
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EXISTING GRADE
NATIVE MATERIAL
PLASTIC ORANGE
CONSTRUCTION FENCE
REVISED 08/01/2014E-004E-
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STABILIZED CONSTRUCTION ENTRANCE
N.T.S.
12
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50' MIN.
SECTION A-A
DIVERSION RIDGE REQUIRED
WHERE GRADE EXCEEDS 2%
ROADWAY
2% OR GREATER
SPILLWAY
FILTER FABRIC
SANDBAGS OR
CONTINUOUS BERM OF
EQUIVALENT HEIGHT
DIVERSION RIDGE
SUPPLY WATER TO WASH
WHEELS IF NECESSARY
2"-3" (50-75mm) COURSE
AGGREGATE MIN. 8"
(150mm) THICK
PLAN VIEW
NOTES:
1.THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT
TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHT-OF-WAYS. THIS MAY
REQUIRE TOP DRESSING, REPAIR AND/OR CLEAN OUT OF ANY MEASURES USED TO
TRAP SEDIMENT.
2.WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC
RIGHT-OF-WAY.
3.WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH
CRUSHED STONE THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT
BASIN.
NOTE:
USE SANDBAGS OR OTHER
APPROVED METHODS TO
CHANNELIZE RUNOFF TO
BASIN AS REQUIRED
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SILT FENCE DETAIL
NOTES:
1. INSTALL MIRAFI ENVIROFENCE, OR APPROVED EQUAL OR AS DETAILED HEREIN.
2. INSTALL SILT FENCES AT TOES OF ALL UNPROTECTED SLOPES AND AS PARALLEL TO
CONTOURS AS POSSIBLE. THIS INCLUDES ALL FILLED OR UNPROTECTED SLOPES
CREATED DURING CONSTRUCTION, NOT NECESSARILY REFLECTED ON THE FINAL
PLANS. CURVE THE ENDS OF THE FENCE UP INTO THE SLOPE. REMOVE SEDIMENT
WHEN ACCUMULATED TO HALF THE HEIGHT OF THE FENCE. SILT FENCES ARE TO BE
MAINTAINED UNTIL SLOPES ARE STABILIZED.
3. WHEN TWO SECTIONS OF FILTER CLOTH ADJOIN EACH OTHER, THEY SHALL BE
OVERLAPPED BY 6", FOLDED AND STAPLED.
10'
10'
2.5'
METAL POST
4 x 4 WOOD
POST SPACING
212 X 212 WOOD
36
"
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"
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POST
2"
8"
FILTER FABRIC TO BE
MIRAFI 100X OR APPROVED
EQUAL
FILTER FABRIC TO BE
CLIPPED, BACKFILLED AND
TAMPED 8" BELOW GRADE
STEEL OR WOOD STAKES
(SEE CHART AT RIGHT)
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SILT FENCE CONSTRUCTION DETAIL
N.T.S.
2. ATTACH SILT FENCE
AND EXTEND IT TO
THE TRENCH.
3. STAPLE THE SILT
FENCING TO THE
END POSTS.
BACKFILL TRENCH.
1. SET POSTS AND
EXCAVATE A 4"X8"
TRENCH, SET POST
DOWNSLOPE.
ANGLE 10°
UPSLOPE FOR
STABILITY AND
SELF CLEANING
POSTS
SILT
FENCE
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12
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COMPACTED
BACKFILL
Introduction
This project is subject to the terms and conditions of the authorization from the State of Vermont to
discharge construction related storm water runoff.
Coverage under the State Construction General Permit 3-9020 is required for any construction
activity that disturbs 1 or more acres of land, or is part of a larger development plan that will disturb
1 or more acres.
This project has been deemed to qualify as a Low Risk Site which is subject to the erosion
prevention and sediment control (EPSC) standards set for in the State of Vermont's
Low Risk Site Handbook for Erosion Prevention and Sediment Control
The following narrative and implementation requirements represent the minimum standard for
which this site is required to be maintained as regulated by the State of Vermont.
Any best management practices (BMP's) depicted on the project's EPSC Site plan which go beyond
the Handbook requirements are considered to be integral to the management of the site and
represent components of the municipal EPSC approval for the project which shall be implemented.
The EPSC plan depicts one snap shot in time of the site. All construction sites are fluid in their day
to day exposures and risks as it relates to minimizing sediment loss from the site. It is the
responsibility of the Contractor to implement the necessary BMP's to comply with the Low
Risk Handbook standards outlined on this sheet based on the interim site disturbance
conditions which may or may not be shown on the EPSC Site Plan.
Specific BMP's which are critical to allowing the project to be considered a Low Risk site include the
items checked below:
·Limit the amount of disturbed earth to two acres or less at any one time.
·There shall be a maximum of 14 consecutive days of disturbed earth exposure in any location
before temporary or final stabilization is implemented.
1.Demarcate Limits of Disturbance
Purpose:
Delineating the site will help to: limit the area of disturbance to only what is necessary for
construction, prevent unauthorized disturbance, preserve existing vegetation, and limit erosion
potential on the site.
Requirement:
You must physically mark the limits of construction activity using one of the methods described
below.
How to comply:
Before initiating any earth disturbing activities, install a perimeter fence, orange barrier tape, or
flagging on stakes or trees to physically demarcate the approved limits of earth disturbance.
2.Pollution Prevention
Purpose:
Many construction sites require storage of chemicals and materials that have detrimental effects if
released into our waterways. A storage plan for these potential pollution sources as well as a spill
prevention and clean up plan are required to mitigate these risks.
Requirement:
Design, install, implement, and maintain effective pollution prevention measures to minimize the
discharge of pollutants. At a minimum, such measures must be designed, installed, implemented
and maintained in accordance with the following requirements.
How to comply:
1. Minimize the exposure of the following to precipitation and to stormwater: building materials,
building products, construction wastes, trash, landscape materials, fertilizers, pesticides,
herbicides, detergents, sanitary waste, and other materials present on the site.
2. Minimization of exposure is not required in cases where the exposure to precipitation and to
stormwater will not result in a discharge of pollutants, or where exposure of a specific material
or product poses little risk of stormwater contamination (such as final products and materials
intended for outdoor use).
3.Limit Concurrent Earth Disturbance
Purpose:
Limit the amount of soil exposed at one time to reduce the potential erosion on the construction
site.
Requirement:
The maximum area of concurrent earth disturbance is specified on the site's written authorization
to discharge. Earth disturbance at any one time cannot exceed the maximum concurrent
disturbance identified in the authorization. Areas that are at final stabilization or that have been
temporarily stabilized in accordance with Section 4 of this handbook, are not counted toward the
maximum concurrent disturbance area.
How to comply:
Plan ahead and phase the construction activities to ensure that no more than the permitted
maximum concurrent acreage is disturbed and unstabilized at one time. Be sure to properly
stabilize exposed soil using one of the methods introduced in Section 4 of this handbook before
beginning work in a new section of the site.
4.Site Stabilization
Purpose:
Seeding and mulching, applying erosion control matting, and hydroseeding are all methods to
temporarily stabilize exposed soil and prevent soil erosion prior to vegetative growth. Mulches and
matting protect the soil surface while grass is establishing. Areas of earth disturbance may also be
stabilized with stone, such as rip-rap or gravel, or other impervious surfaces such as pavement and
concrete.
Requirements for Temporary Stabilization:
All areas of earth disturbance must have temporary or final stabilization within 14 days of initial
disturbance, as stated in the project authorization. After this time, disturbed areas must be
temporarily stabilized or permanently stabilized in advance of any runoff producing event. A runoff
producing event is an event that produces runoff from the construction site.
The following exception applies:
Temporary stabilization is not required if the work is occurring in a self-contained excavation (i.e.
no outlet) with a depth of 2 feet or greater (e.g. house foundation excavation, utility trenches),
provided any dewatering, if necessary, is conducted in accordance with Part 13.
How to comply:
As required by the authorization, temporary stabilization for areas of earth disturbance shall be
completed utilizing one or more of the methods below:
Straw Mulch
Mulching Rates
April 16 - Oct. 14 -- Straw: 1 inch deep (1-2 bales/1,000 s.f.)
Oct. 15 - April 15 -- Straw: 2 inch deep (2-4 bales/1,000 s.f.)
*seed may also be incorporated
Wood Chip Mulch or Stump Grindings
Cover entire area with 2-7 inches or more of wood chip mulch or stump grindings.
Hydroseed
As per manufacturer's instructions. Must include mulch component. Not acceptable stabilization for
winter construction period.
Requirements for Dust Control:
Construction roads, access points, and other disturbed areas subject to surface dust movement
and dust blowing during dry periods where off-site damage may occur if dust is not controlled shall
be sprayed with water to prevent dust mobilization. Chemical applications, including the use of
chloride, shall not be applied without written approval from the VT DEC.
Requirements for Final Stabilization:
All areas of disturbance must have permanent stabilization within 48 hours of reaching final grade.
Bring the site or sections of the site to final grade as soon as possible after construction is
completed. This will reduce the need for additional sediment and erosion control measures and will
reduce the total disturbed area. Prepare bare soil for seeding by grading the top 4 to 6 inches of
soil and removing any large rocks or debris, and apply seed per suppliers specifications.
5.Stabilized Construction Access
Purpose:
A stabilized construction access helps remove mud and sediment from vehicles and equipment to
prevent tracking onto streets.
Requirements:
If there will be any vehicle or equipment traffic off of the construction site, you must install a
stabilized construction access at the start of construction.
How to install:
Rock Size: Use a mix of 1 to 4 inch stone
Depth: 8 inches minimum
Width: 12 feet minimum, flared at road for vehicle turning
Length: 40 feet minimum (or length of driveway for residential projects, if shorter)
Geotextile: Place filter cloth under entire stone bed
Maintenance:
Redress with clean stone or scarify to open voids as required to keep sediment from tracking onto
the street.
·Where sediment has been tracked-out from your site onto paved roads, sidewalks, or other
paved areas outside of your site, remove the deposited sediment by the end of the same
business day in which the track-out occurs or by the end of the next business day if track-out
occurs on a non-business day.
·Remove the track-out by sweeping, shoveling, or vacuuming these surfaces, or by using other
similarly effective means of sediment removal.
·You are prohibited from hosing or sweeping tracked out sediment into any stormwater
conveyance, storm drain inlet, or water of the state.
6.Divert Upland Runoff
Purpose:
Diversion berms intercept stormwater runoff contributing from above the construction site and
direct it around the disturbed area. This prevents offsite runoff from entering the construction site,
thus reducing the potential for erosion and reducing the drainage area contributing to the site.
Requirements:
If stormwater runoff contributes to the construction site from upslope areas and the site meets the
following two conditions, you are required to first install a diversion berm and stabilized swale
before disturbing any additional soil.
1. One or more acres of soil will be disturbed at any one time.
2. Average slope of the disturbed area is 20% or steeper.*
Diversion Berm installation:
1. Construct berm to the minimum specification above.
2. Compact the berm with a shovel or earth-moving equipment.
3. Seed and mulch berm or cover with erosion control matting immediately after installation.
4. Stabilize the flow channel with seed and mulch or erosion control matting. Line the
channel with 4 inch stone if the channel slope is greater than 20%.
5. Ensure the berm drains to an outlet stabilized with riprap. Ensure that there is no erosion
at the outlet.
6. The diversion berm shall remain in place until the disturbed areas are completely
stabilized.
7.Install Perimeter Controls
Purpose:
Silt Fence and Erosion Control Berms intercept runoff and allow suspended sediment to settle or
filter out. Filter Socks and Straw Wattles also filter construction runoff and are acceptable for use in
specific situations. Silt Fence, Erosion Control Berms, Filter Socks and Straw Wattles are all
acceptable perimeter controls based on site specific conditions. Permittee(s) must ensure the
right practice is selected for erosion prevention and sediment control.
Requirements:
Perimeter controls must be installed:
·On the downhill side of the construction activities
·Between any ditch, swale, storm drain, or surface water and the disturbed soil
·Perimeter controls not labeled as biodegradable shall be removed once the drainage area has
reached final stabilization
How to Comply:
Select and install a perimeter control from the following options: Silt Fence, Erosion Control
Berms, Filter Socks, or Straw Wattles.
Where to place:
·Place perimeter controls on the downhill side of disturbed soil. If space is available, place
perimeter control 10 ft from the bottom of the slope, otherwise place along the contour at
the bottom of the slope.
·Ensure the perimeter control catches all runoff from disturbed soil.
·Maximum drainage area is¼ acre for 100 feet of silt fence and erosion control berm.
·Install perimeter controls across the slope (not up and down slope)
·Install multiple rows of perimeter control on long slopes to intercept flow.
·Do not install perimeter controls across ditches, channels, or streams.
·Maximum slope length (in feet) above a filter sock or straw wattle
Silt Fence
A temporary barrier of geotextile fabric installed on the contours across a project site to intercept
sediment laden runoff from small drainage areas of disturbed soil.
Silt Fence Installation:
·Dig a trench 6 inches deep across the slope
·Unroll silt fence along the trench
·Ensure stakes are on the downhill side of the fence
·Join fencing by rolling the end stakes together
·Drive stakes in against downhill side of trench
·Drive stakes until 16 inches of fabric is in trench
·Push fabric into trench; spread along bottom
·Fill trench with soil and pack down
·Gravel can be used to create ground contact with filter fabric when bedrock, ledge, or nearby
tree roots do not allow for trenching. (A secondary perimeter control can be effective in these
locations as well.)
Silt Fence Maintenance:
Remove accumulated sediment before it is halfway up the fence. Ensure that silt fence is trenched
in ground and there are no gaps. Replace any silt fence that is torn, ripped, or otherwise damaged
that is no longer effective.
8.Storm Inlet Protection
Purpose:
Existing or new storm inlets on construction sites constitute a site perimeter and must be protected
from sediment laden runoff. The practices below allow stormwater to settle and filter through the
practice and not bypass the in let entirely.
Requirements:
Stormwater inlets shall be 4 inches above grade or an acceptable inlet control/protection should be
installed.
Inlet Protection Installation:
Proprietary Inlet Protection:
Shall provide for storage and removal of sediment and be sized appropriately for the drainage
area, while allowing stormwater to filter through. These may be used if installed and maintained in
accordance with the manufacturer's specifications.
Stone and Block Inlet Protection:
Concrete blocks placed around an inlet with a circle of filtering stone sloped against the blocks.
Filter Fabric and Stone Inlet Protection:
Vertical filter fabric installed around drop inlet with stone around fabric for stormwater filtering and
creating ground contact with filter fabric. Alternatively, fabric may be buried below ground.
9.Water Bars
Purpose:
Some sites may benefit from the use of water bars on the construction site. When installed these
may capture and redirect runoff to a stable low gradient location. Water bars limit the erosive
velocity of water by diverting surface runoff at pre-designed intervals.
Requirements:
These can be constructed per the following detail, with side slopes no steeper than 4:1 where
vehicles cross with a minimum design height of 12 inches, measured from channel bottom to ridge
top.
Water Bar installation:
Water bars should have stable outlets, either natural or constructed. The spacing should follow
Table 1:
10.Slow Down Channelized Runoff
Purpose:
Stone check dams reduce erosion in drainage channels by slowing down the stormwater flow.
Requirements:
If there is a concentrated flow(e.g. in a ditch or channel) of stormwater on your site, then you are
required to install stone check dams. Hay bales and silt fence must not be used as check dams.
Check Dam installation:
Height: No greater than 2 feet. Center of dam should be 9 inches lower than the side elevation
Side slopes: 2:1 or flatter (see p.63 for slope calculation)
Stone size: Use a mixture of 2 to 9 inch stone; the larger stone should act as armoring, while the
smaller stone helps to filter the channelized runoff. The small stone should be placed primarily in
the interior of the check dam and the large stone should be placed in an armoring layer on the
outside.
Width: Dams should span the width of the channel and extend up the sides of the banks
Spacing: Space the dams so that the bottom (toe) of the upstream dam is at the elevation of
the top (crest) of the downstream dam. This spacing is equal to the height of the check dam
divided by the channel slope.
Check Dam Maintenance:
Correct all observed damage immediately after every runoff event.
Remove all sediment accumulated behind the check dams and dispose of in an upland location.
If significant erosion is observed between check dams, the channel shall be stone lined.
Rock Outlet Protection:
Waterways or outlets with concentrated stormwater runoff shall be stabilized with riprap, proprietary
stabilization product or permanent material. This additional stabilization is applicable in areas
where the channel slope and velocity or soil type require additional stabilization. All outlets from
concentrated stormwater flows will require a stabilized bed. Stone shall be sized so it is not
mobilized during high flows.
11.Slope Stabilization
Purpose:
Surface covering designed to protect and stabilize an area prone to erosion where seeding and
mulching may be inadequate, generally slopes 3:1 or greater. The erosion potential may be due
solely to slope angle; however,
a more gradual slope and poor soil structure can also require additional stabilization.
Requirements for Temporary Stabilization:
Use of one of the listed slope protection practices below on slopes 3:1 and greater or as needed on
flatter slopes based on soil type.
Riprap: A layer of stone designed to protect and stabilize areas subject to erosion.
Rolled Erosion Control Product: A preformed protective blanket of straw or other plant residue,
formed into a mat, with a supporting mesh framework on one or both sides. This mesh cannot be
made of a material with welded joints.
Erosion Control Matting: Install per manufacturer's instructions.
12.Winter Construction Requirements: October 15 - April 15
Purpose:
'Winter construction' as discussed here, describes the period from October 15 through April 15,
when erosion prevention and sediment control is significantly more difficult. There are specific
requirements for sites that conduct earth disturbance during the defined Winter Construction
Period and for sites where disturbed areas have not reached final stabilization by October 15.
Rains in late fall, thaws throughout the winter, and spring melt and rains can produce significant
flows over frozen and saturated ground, greatly increasing the potential
for erosion. A construction site can be managed to anticipate these conditions to prevent erosion
and thus minimize the risk to water quality during this time period.
Requirements for Winter Shutdown:
For projects or areas of a site that will have completed earth disturbance activities prior to the
winter construction period (October 15 through April 15), the following requirements must be
adhered to:
1. For areas to be stabilized for the winter through the establishment of vegetation, seeding and
mulching shall be completed no later than September 15 to ensure adequate growth and cover
before the start of the winter period.
2. If seeding is not completed by September 15, additional non-vegetative protection must be
used to stabilize the site for the winter period. Areas of disturbance not seeded and mulched by
September 15 are required to temporarily stabilize by one of the following methods:
Implement Rolled Erosion Control Products (i.e. matting) over the areas of earth disturbance.
Apply a 2" mulch layer to areas of earth disturbance, equivalent to double the standard rate.
Mulch should be tracked in open areas vulnerable to wind.
Seeding with winter rye is recommended to allow for early germination during wet spring
conditions.
Requirements for Winter Construction
If construction activities involving earth disturbance continue into the winter construction period,
the following requirements apply:
1. Enlarged access points, stabilized to provide for snow stockpiling.
2. Snow shall be managed with adequate storage and control of meltwater, requiring cleared
snow to be stored down slope of all areas of disturbance and out of stormwater treatment
structures.
3. For areas of disturbance within 100 ft of a waterbody, the following must be installed across
the slope, down gradient of the earth disturbance: a combination of one practice from group A
placed in front of a practice from group B, or two group B practices, or a single row of Reinforced
Silt Fence
4. Drainage structures must be kept open and free of snow and ice dams.
5. Silt fence and other practices requiring earth disturbance must be installed ahead of frozen
ground.
6. Mulch used for temporary stabilization must be applied at a minimum of 2 inches with an
80-90% cover.
7. To ensure cover of disturbed soil in advance of a precipitation or melt event, areas of
disturbed soil must be stabilized prior to any runoff producing event.
Stabilization is not required if the work is occurring in a self-contained excavation (i.e. no outlet)
with a depth of 2 feet or greater (e.g. house foundation excavation, utility trenches), provided
any dewatering, if necessary, is conducted in accordance with Part 13.
8. Prior to stabilization, snow or ice must be removed to the extent practicable.
9. Use stone to stabilize areas such as the perimeter of buildings under construction or where
construction vehicle traffic is anticipated. Stone paths should
be sufficient width to accommodate vehicle or equipment traffic.
13.Dewatering Activities
Purpose:
To minimize and prevent discharges of sediment as a result of dewatering activities.
Requirements:
Stormwater and groundwater from dewatering activities shall be uncontaminated and shall be
filtered or passed through a sediment trapping device, or both, and routed in a manner that does
not result in visually turbid discharges to waters. Pump intake for dewatering must be at or near
the surface of the ponding area to prevent disturbance of the settled material. Visually turbid water
must not be pumped directly to storm drains or other conveyance that leads to waters without
implementing one or more of the practices described below.
How to comply:
Implement one or more of the following practices when dewatering:
Implement sock filters or sediment filter bags on dewatering pump discharge hoses or pipes.
Route dewatering pump into silt fence enclosures or into staked hay bale enclosures lined with
fabric.
Route dewatering pump to vegetated area at least 50 feet from surface waters and at a slope no
greater than 5%. Remove accumulated sediment after the water has dispersed or infiltrated and
stabilize the area with seed and mulch as necessary. A sufficient area of vegetation greatly
improves the efficacy of filtering/settling of turbid water discharged from a dewatering enclosure.
14.Concrete Washout
Purpose:
Concrete wash water often contains a slurry of heavy metals, can be caustic, and has a high pH.
As a result, concrete washwater is not a permitted discharge.
Requirements:
Concrete washwater and excess washout concrete should go in a lined washout. This washout
should be accessible to the cement truck and at least 50 feet away from stormwater inlets and
surface water.
Concrete Washout Installation:
If cement washout is going to occur on site, a lined concrete washout as shown below shall be
used onsite. Care should be given to assure that the washout does not overtop during a storm
event. Proprietary lined and
contained concrete washout basins may also be utilized in accordance with manufacturer's
specifications.
Concrete Washout Maintenance:
Concrete washout shall be pumped to a concrete truck as necessary, for disposal or reuse at a
batch plant. Washout may also be allowed to evaporate/harden for disposal in accordance with all
applicable local, state, and federal regulations.
15.Permanent Controls
Permanent stormwater treatment practices are constructed to maintain water quality, preserve
existing water table elevations, prevent downstream flooding, and are often required for a project
under a Vermont operational stormwater discharge permit applicable to the construction or
redevelopment of impervious surfaces.*
Permanent Stormwater Treatment Practices (STPs) include infiltration and filtering practices as well
as detention ponds and treatment wetlands. It is critical that infiltration practices do not receive
runoff until the site area has reached final stabilization.
The outlet of permanent controls that are used as temporary storage and sediment basins during
construction constitutes a potential discharge point and therefore must be managed to minimize
and prevent sediment laden stormwater discharges. These practices will often need to be reshaped
to meet the operational design criteria for volumes, grades and geometry once final grading and
stabilization has occurred.
16.Inspection, Maintenance, and Discharge Reporting
Site inspections are required to ensure that all erosion prevention and sediment control practices
are sufficient and functioning properly. Regular inspections and maintenance of practices will help
to reduce costly repairs and minimize the risk to water quality from construction stormwater
discharges.
Requirements:
Inspect the site at least once every 7 days and after every rainfall or snowmelt that results in
stormwater runoff. Perform maintenance to ensure that practices are functioning according to the
specifications outlined in this handbook. In the event of a visibly turbid discharge from the
construction site, you must take immediate action to inspect and maintain existing erosion
prevention and sediment control practices. Additional erosion prevention and sediment control
measures must be installed as necessary, including temporary stabilization, to minimize and
prevent the discharge of sediment laden stormwater runoff. If after maintaining and supplementing
BMPs, a discharge of visibly discolored stormwater from the construction site to surface waters
continues, the permittee is required to notify DEC within 24 hours.
While documentation of a routine inspection is not required, example inspection forms and forms
for required discharge reporting are available at the Stormwater Program website. Permittees shall
review Construction General Permit 3-9020 for all discharge reporting requirements. A copy of the
Low Risk Site Handbook shall be kept on-site. Daily inspections are required from October 15
through April 15.
MULCH NOTE:
MULCH FOR PURPOSES OTHER THAN
HYDROSEEDING WILL BE CLEAN STRAW, FREE
FROM WEEDS. HAY MULCH WILL NOT BE
ALLOWED TO AVOID THE SPREAD OF
NON-NATIVE SPECIES SUCH AS WILD PARSNIP.
REVISED 01/08/2015E-005E-
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TEMPORARY SEEDING & MULCH
OR NETTING
SILT FENCE INSTALLED
ON DOWN GRADIENT
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