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Home My WebLink AboutAgenda 06_SD-24-08_850 Hinesburg Rd_WGM Assoc 180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 | www.southburlingtonvt.gov TO: South Burlington Development Review Board FROM: Marla Keene, Development Review Planner SUBJECT: #SD-24-08 850 Hinesburg Road DATE: October 15, 2024 Development Review Board meeting PROJECT DESCRIPTION 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. CONTEXT The Board began review of the application on September 4, 2024. They discussed Staff comments #1 through 5, with comment #6 through 11 remaining. The applicant also submitted revised materials one day prior to packet publication. Staff has attempted to incorporate those revisions into this report but there was insufficient time for interdepartmental review. This memorandum provides a summary of the revised materials & the initial presentation of comments #6 through 11. Where the Board indicated satisfaction with a criterion on September 4, and no changes are proposed affecting compliance with the criterion, the criterion is omitted from this memorandum. 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. 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. 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. The Board on September 4 indicated they felt bound by Act 47 to accept the applicant’s proposal for relatively low density housing in this location. However, Staff has continued to include the above discussion as it pertains to conformance with the Master Plan, discussed immediately below. 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. The applicant is proposing to postpone a number of infrastructure elements which will be located geometrically in Phase 1 for construction during a future phase of the project. Specifically, they are proposing 1. To install a 1-1/2” water line in Phase 1 which must in Phase 2 be replaced with an 8-inch water line 2. To install a gravel road which must be paved in Phase 2 3. To omit a sidewalk which must be added in Phase 2. These latter two elements fall under the alternative compliance provision of PUD review. The alternative compliance criteria of review are provided below. (a) Conforms to the intent, description, and defining characteristics of the selected PUD type(s); (b) Achieves the intent of the PUD standard to be modified; (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 (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 Board on September 4 discussed the proposal for alternative compliance in the context of Phase 1. Staff would like to call the Board’s attention to an additional point, which is that permitting improvement of Phase 1 to be deferred to future phases would place a disproportionate burden on the cost of developing future phases. Staff reminds the Board that Phase 1 includes three of the eight proposed homes. However, these improvements will be required whether future development of the lot consists of residential development as proposed in this master plan, or of commercial development which will become an option after expiration of the 6 to 10 year master plan. 1. Staff recommends the Board consider the impacts of the applicant’s request for deferring improvements in totality and determine whether to permit it. The remainder of this report was not reviewed on September 4, 2024. It has been updated to reflect the recently submitted revised plans. 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.14 Street Network C. Street Design. The street network must incorporate allowed Street Types under Article 11.A, 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 and constructed to City specifications. Proposed street types and functional classifications must be identified on subdivision plans submitted with the application. The Director of Public Works reviewed the revised plans on October 15, 2024 and offers the following updated comments on Phase 1. • The proposed gravel road shall remain private. Under no circumstances will the city consider acceptance of a gravel road now, or in the future. • It is my understanding that the sewer line will remain privately owned to the point where it connects to the existing city owned pipe east of the project site. • The project shall be constructed in accordance with South Burlington Public Works Standards and Specifications. Staff note: Staff recommends the Board modify this statement to specify that the project shall be constructed in accordance with South Burlington Public Works Standards and Specifications except as modifications are specifically approved. • The proposed road appears to have a 10% grade. This is the maximum allowed and should be monitored closely during construction. • Please confirm that appropriate site distances are provided at intersections. A table on sheet C4.0 indicates that this is not the case somewhere on the project. • The minimum driveway culvert is 15”. The minimum pipe size for culverts across roadways is 18”. • The project must obtain drinking water and wastewater allocations. Staff recommends the Board require the applicant to address the comments pertaining to design changes at the final plat stage of review and incorporate the ongoing comments as conditions. 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 • Water supply, wastewater disposal, and stormwater management systems and infrastructure. Comments of the relevant departments have been included in the applicable sections of this memorandum and the September 4 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. In addition to the comments provided on concurrent MP-24-03, the South Burlington Water Department Superintendent provided comments on the updated plans on October 11, 2024 as follows. 1. The curb stop for the proposed service line shall be installed just inside the Hinesburg Rd ROW. 2. Waterline size and material shall be noted on the plans. 3. The proposed 1-1/2” line should end at the blow-off and not be continued beyond. 4. The proposed water line serving the new homes with residential fire sprinkler system shall be properly sized by an approved fire sprinkler design engineer to meet all City and State fire code requirements. Staff note: See comment below pertaining to similar comment from the Fire Marshal. 5. The water line and appurtenances shall be considered private and subject to all conditions required in the South Burlington Water Ordinance. 6. An easement to each curb stop and the blow-off assembly shall be provided to the City for the operation of each curb stop and blow-off as needed. Maintenance and repairs of each curb stop and the blow-off shall remain the responsibility of the owners. 7. There is a 1” Irrigation Water Connection with Yard Hydrant identified on the plans. What is this connecting to? 2. Staff recommends the Board require the applicant to modify the plans to comply with the comments and respond to the question of the South Burlington Water Department Superintendent as part of the final plat application. 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 provided updated comments on the revised plans on October 17, 2024 and offers the following comments. • The project shall meet NFPA 1 (2015) Chapter 18 for FD access & water supply. • Required 20 foot wide road that can support 65,000 # apparatus. T or K turnaround to allow turning to the WB-40 (1990) std. Staff note: The South Burlington Public Works Standards and Specifications include the necessary turning radius to permit the required turning movement. • Buildings required to have NFPA 13-D sprinkler system installed as minimum, or a fire suppression hydrant(s)comply with NFPA 24, on a minimum 6” line providing a minimum of 850 gpm. Staff note: Based on conversations with the South Burlington Water Superintendent and Fire Marshal, Staff considers this comment can be more plainly stated that there are concerns about the ability of a 1-1/2” water line to provide adequate fire suppression pressure for a NFPA 13-D sprinkler system. 3. Staff recommends the Board require the applicant to demonstrate satisfactory fire pressure flow as part of the final plat application. • Water department standards shall apply. • If owners are installing fire suppression hydrant(s), the hydrant(s) shall be installed, properly flushed and hydrant flow test conducted, before any combustible construction can begin. Staff note: More plainly stated, if the Board determines a water line suitable for serving the remainder of the master plan to be required as part of Phase 1, the applicant will be installing a hydrant instead of sprinkler systems for the individual homes. 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 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”. 3. The applicant has not yet provided any response to the previously provided comments of the City Stormwater Department. 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. (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. 4. Staff recommends the Board discuss 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. 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 (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 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 The applicant has identified a potential wetland buffer on their plans, which they are proposing to encapsulate within the required Civic Space. This area is currently maintained as lawn. Staff understands the applicant has not performed a wetland delineation and has instead supplied the wetland location based on plans for the adjoining site. No wetland report is available. Staff considers in the absence of a specific wetland delineation, the buffer should be treated in accordance with the standards of this section. 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 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. 5. 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 exempted under E(1) above, Staff considers the proposed impacts to be potentially eligible for modification, though a wetland delineation and report identifying wetland functions and values would be required. (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; (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. 6. If the Board determines conversion to community garden from lawn is not exempted under section (E) above, this section (F) describes an alternative path forward. Specifically, this section permits modification of wetland standards if the applicant provides a wetland delineation report enumerating the specific functions and values, lists the area of impact, and demonstrates that the area of impact has been minimized. If the Board determines conversion is not exempted under (E) above, Staff recommends the Board discuss with the applicant whether they will provide documentation of compliance with this section or whether they will instead remove their proposed impacts and instead allow the impacted buffer to regrow into a naturally vegetated state. 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. The City arborist reviewed the provided plans on October 16, 2024 and offers the following comment. Landscaping looks Ok, may want to suggest a genus other than maple as maples are overplanted in South Burlington. Freeman Maples are probably more adapted to the existing soils than Red Maples. The applicant has also provided a tree protection plan. 7. Staff recommends the Board require the applicant to address the comment of the City Arborist at the final plat stage of review. 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. 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 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. 8. 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 discuss the project with the applicant and close the hearing. Staff recommends the Board not close the preliminary plat until they close the master plan since the preliminary plat cannot be approved before the master plan. Respectfully submitted, Marla Keene, P.E. Senior Development Review Planner 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 1.03 ACRES LOT 1C 0.43 ACRES LOT 1D 0.57 ACRES LOT 2 2.64 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 0.09 ACRES R.O.W. 1.01 ACRES WATER DISTRIBUTION FLOW CONTROL VALVE 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 10/7/24 DSM REVISED PER CITY REVIEW P:\ A u t o C A D D P r o j e c t s \ 2 0 2 4 \ 2 4 1 1 0 - W G M A s s o c i a t e s \ 1 - C A D D F i l e s \ d w g \ 2 4 1 1 0 - S i t e . d w g , 1 0 / 8 / 2 0 2 4 6 : 2 5 : 3 6 A M 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 1.03 ACRES LOT 1C 0.43 ACRES LOT 1D 0.57 ACRES LOT 2 2.64 ACRES LOT 3 3.02 ACRES 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 W W WW 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 0.09 ACRES R.O.W. 1.01 ACRES WATER DISTRIBUTION FLOW CONTROL VALVE 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 10/7/24 DSM REVISED PER CITY REVIEW P:\ A u t o C A D D P r o j e c t s \ 2 0 2 4 \ 2 4 1 1 0 - W G M A s s o c i a t e s \ 1 - C A D D F i l e s \ d w g \ 2 4 1 1 0 - S i t e . d w g , 1 0 / 8 / 2 0 2 4 8 : 1 0 : 3 2 A M 3 8 0 SHED POOL W W W 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. 1.5" HDPE OR CTS FROM CURB STOP TO HOUSE. 1.5" TYPE 'K' COPPER FROM SERVICE LINE TO CURB STOP (TYP.) 4" SDR 35 PVC (MIN. 2% SLOPE) (TYP.) 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 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 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 1.5" CONNECTION TO 2" BLOW-OFF ASSEMBLY 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 W W WW 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 FUTURE SEWER MAIN FUTURE 20' WIDE SEWER EASEMENT 1" IRRIGATION WATER CONNECTION WITH YARD HYDRANT WATER DISTRIBUTION FLOW CONTROL VALVE 112" TYPE 'K' COPPER 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 0.57 ACRESLOT 1C 0.43 ACRES LOT 1B 1.03 ACRES LOT 1A 0.26 ACRES LOT 2 2.64 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 R.O.W. 1.01 ACRES LOT 1E 0.09 ACRES 10/7/24 DSM REVISED PER CITY REVIEW P:\ A u t o C A D D P r o j e c t s \ 2 0 2 4 \ 2 4 1 1 0 - W G M A s s o c i a t e s \ 1 - C A D D F i l e s \ d w g \ 2 4 1 1 0 - S i t e . d w g , 1 0 / 8 / 2 0 2 4 8 : 1 0 : 0 7 A M 3 8 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) 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 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 S S S S S S W S 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 S S S 37 7 37 6 37 4 37 5 37 6 F.F. 408.0 F.F. 396.0 F.F. 384.0 S 37 8 37 8 37 8 37 7 37 7 S S W W W W W W W W W W EROSION CONTROL MATTING TO BE PLACED IN SWALES AND HIGHLIGHTED AREAS (TYP.) INLET PROTECTION (TYP.) STABILIZED CONSTRUCTION ENTRANCE REINFORCED SILT FENCE ALONG 50' WETLAND BUFFER (TYP.) SILT FENCE (TYP.) SILT FENCE (TYP.) SILT FENCE (TYP.) ORANGE CONSTRUCTION LIMITS TAPE (TYP.) 3' TALL CONSTRUCTION FENCING REQUIRED ALONG 50' WETLAND SETBACK (TYP.) ORANGE CONSTRUCTION LIMITS TAPE (TYP.) F.F. 380.0 S S S S PLACE EPSC MEASURES PER DETAILS ON SHT. C3.2 (TYP.) SHAPE AND USE AS A TEMP. SEDIMENT BASIN UNTIL THE SITE IS STABILIZED AND THEN CONSTRUCT THE GRAVEL WETLAND F.F. 418.0± PERMANENT STABILIZATION - 4" LOAM, SEED AND EROSION CONTROL MATTING ON ALL DISTURBED AREAS (TYP.) W W W W W W W W WW 37 8 WATER DISTRIBUTION FLOW CONTROL VALVE DSM DSM SAL 1" = 40' 24110 C3.0 MAR., 2024 LOCATION MAP 1" = 2000' WGM ASSOCIATES c/o KEITH WRIGHT P.O. BOX 2352 SOUTH BURLINGTON VERMONT 05407 7-LOT SUBDIVISION EPSC 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 10/7/24 DSM REVISED PER CITY REVIEW P:\ A u t o C A D D P r o j e c t s \ 2 0 2 4 \ 2 4 1 1 0 - W G M A s s o c i a t e s \ 1 - C A D D F i l e s \ d w g \ 2 4 1 1 0 - S i t e . d w g , 1 0 / 8 / 2 0 2 4 8 : 1 1 : 0 0 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 WATER DISTRIBUTION FLOW CONTROL VALVE 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 0.57 ACRES LOT 1C 0.43 ACRES LOT 1B 1.03 ACRES LOT 1A 0.26 ACRES LOT 2 2.64 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 10/7/24 DSM REVISED PER CITY REVIEW P:\ A u t o C A D D P r o j e c t s \ 2 0 2 4 \ 2 4 1 1 0 - W G M A s s o c i a t e s \ 1 - C A D D F i l e s \ d w g \ 2 4 1 1 0 - S i t e . d w g , 1 0 / 8 / 2 0 2 4 6 : 2 9 : 0 8 A M SHED HOUSE (#950) GARAGE CEDAR HEDGE RO W ( 1 0 " - 1 4 " ) GARAGE (#896) SHED HOUSE (#900) HOUSE (#896) SHED SILO (898)SHED W ? DE C K HI N E S B U R G R O A D CEDAR HEDGE (9"-1 5 " ) (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 " ) WATER DISTRIBUTION FLOW CONTROL VALVE 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 1.03 ACRES LOT 1A 0.26 ACRES LOT 2 2.64 ACRES LOT 3 3.02 ACRES 896, 900 & 950 HINESBURG RD. SOUTH BURLINGTON, VT LOT 1C 0.43 ACRES 8/21/24 DSM REVISED PER CITY REVIEW 10/7/24 DSM REVISED PER CITY REVIEW P:\ A u t o C A D D P r o j e c t s \ 2 0 2 4 \ 2 4 1 1 0 - W G M A s s o c i a t e s \ 1 - C A D D F i l e s \ d w g \ 2 4 1 1 0 - S i t e . d w g , 1 0 / 7 / 2 0 2 4 1 1 : 5 0 : 3 6 A M 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 P:\ A u t o C A D D P r o j e c t s \ 2 0 2 4 \ 2 4 1 1 0 - W G M A s s o c i a t e s \ 1 - C A D D F i l e s \ d w g \ 2 4 1 1 0 S u r v e y P l a t . d w g , 8 / 2 1 / 2 0 2 4 8 : 3 7 : 0 7 A M