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Home My WebLink AboutMP-24-03 - Supplemental - 0850 Hinesburg Road (4) CIVIL ENGINEERING ASSOCIATES, INC. 10 Mansfield View Lane Phone: 802-864-2323 South Burlington, VT 05403 Fax: 802-864-2271 E-Mail: dmarshall@cea-vt.com May 8, 2024 Ms. Marla Keene, PE Development Review Planner City of South Burlington Planning & Zoning 180 Market Street South Burlington, VT, 05403 Re: WGM Associates Proposed 7-Lot Subdivision Preliminary Plan Application (PUD) and Master Plan Application 896-950 Hinesburg Road Dear Ms. Keene: Thank you for taking the time to review the status of the application package related the next stage of Development Review Board review of the proposed 7-Lot subdivision. We have attempted to summarize the features of this property and the components of the Preliminary Plan and Master Plan applications. Application Goals and Components: 1. To create individual lots for each of the thee (3) primary residential structures on the 10.05-acre property. a. The Lot configurations have been made less irregular in comparison to the Sketch Plan review but still has exhibits some bump-outs to reflect the existing conditions while providing equal acreage to the three family members. 2. To create a 1.0-acre common civic space (Community Garden along the most easterly portions of the property. 3. To further subdivide (the most northerly) Lot 1 to create three additional residential lots. a. One of the three new residential lots (Lot 1B) will be co-located with the existing commercial use. i. This differs slightly from the Sketch Plan review which had collocated the existing House (now shown on Lot 1A) with the commercial use. Ms. Marla Keene, P.E. Page 2 of 4 May 8, 2024 b. One of the three lots (Lot 1D) is being depicted with an Accessory Dwelling Unit. 4. The proposed road will be private with the typology chosen to be the “Neighborhood Street – Narrow”, to reflect the proposed reduction in impervious area and limited traffic on this roadway. a. Consistent with the Sketch Plan guidance the applicant is seeking permission to construct the road in two-phases with the second phase extending the road to the southerly property line. 5. The applicant is seeking a determination of Alternate Compliance for the proposed typical section of this street which diverges from the standard typical street section found in the newly published Department of Public Works Standards and Specifications. a. This is concurrently being forwarded to the City Department of Public Works to address the durability and suitability of the proposed revisions. b. Alternate approaches include: i. Substitution of a crushed stone surface in lieu of a bituminous concrete wearing surface. ii. Substitution of a swale in lieu of curbing and enclosed drainage system. iii. Consolidation of the sidewalk and roadway into one surface as part of a shared use design for low volume roadways. c. The proposed use of the Alternate Compliance route is one of the reasons that a PUD approval is sought for this project. 6. The property lies in the Industrial-Open Space District but with the State’s adoption of Act 47 in which residential density is increased to 5 units per acre, the standards of the I-O District are not fitting. a. The applicant proposes the adoption of generally the R4 Zoning district standards for this PUD. 7. The recent amendments to the LDRs and recently published Public Works Standards and Specifications omit the requirement to place street trees. In good faith the applicant is proposing the inclusion of street trees with this application. a. The applicant has also developed a tree retention plan in support of maintaining the existing screening between Hinesburg Road and the existing commercial use on the property. Ms. Marla Keene, P.E. Page 3 of 4 May 8, 2024 8. The Master Plan shows three phases of development with: a. Phase I with 3 additional Single-Family Home units and one ADU (the current Preliminary Plan application) b. Phase II with 3 additional Single-Family home units c. Phase III with 2 additional Single-Family Home units. i. The buildable area calculation indicates a maximum density of 41 units. ii. 11 Units are proposed. 9. Inclusionary Housing requirements outlined Article 18 are not triggered. 10. The property is located in a portion of the City where there are no overlay or natural resource issues other than the wetland buffer that occupies the far east side of the property in the north and south corners. a. The approval calls for the elimination of the most southerly curb cut and the paving of the apron at the commercial access. 12. The project is intended to be a balanced site except for the import of granular materials for the construction of the roadway, driveways, walkways and foundation. The estimated quantity is 420 cubic yards. 13. Water and sewer allocations have been obtained for the Phase I portion of the project. We have provided a summary of the submittal requirement required for both a Preliminary and Master Plan application as outlined in Appendix E of the LDR’s to assist in the review of the features required to be depicted. This cover letter provides a brief summary of the documents that have been developed in support of the demonstration of compliance including:  Article 15A(11) Compliance Narrative  Article 15B Master Plan Compliance Narrative  Master Plan Narrative  Article 15C PUD Compliance Narrative  Article 16 – EPSC Standards  Waiver Request Document  Trip Generation Summaries  Lot Coverage Summary  City Plan Mapping with the Property location shown 11. A permit from the Vermont Agency of Transportation has been acquired which reflects the proposed project outlined in Preliminary Plan application. Ms. Marla Keene, P.E. Page 4 of 4 May 8, 2024  Zoning Mapping with the Property location shown  City Official Map with the Property location shown This completes our general summary of the proposed project. If you should have any questions, please feel free to contact me at 864-2323 x310. Respectfully, David S. Marshall, P.E. Project Engineer Attachments: Preliminary and Master Plan Application Package Preliminary Plan Application and Application Fee of $863 ($500 Base Fee +$13 + 7 Lots x $50/Lot) Master Plan Application and Application Fee of $563 ($550 Base Fee +$13) Adjoiner List Appendix E Submittal Requirements Summary Compliance Summaries for Articles 15A, 15B and 15C Master Plan Narrative Waiver Request Document Trip Generation Summaries Lot Coverage Summary City Plan Mapping with the Property location shown Zoning Mapping with the Property location shown City Official Map with the Property location shown Building Likeness Plans and Narrative VTrans Section 1111 Permit Stormwater Design Plans and Mapping P1 – Plat Plan Dated 02-27-2023 – No Revisions C1.0 - Existing Conditions Plan Dated 03-01--2024 – No Revisions C1.1 - Existing Conditions Plan Dated 03-01--2024 – No Revisions C2.0 - Proposed Conditions Plan Dated 03-01--2024 – No Revisions L1.0 – Landscaping Plan Dated 03-01--2024 – No Revisions L1.1 – Landscaping Retention Plan Dated 03-01--2024 – No Revisions MP1 – Master Plan - Phasing Dated 03-01--2024 – No Revisions MP1.1 Master Plan - Area Plan Dated 03-01--2024 – No Revisions C2.1 - Proposed Grading Plan Dated 03-01--2024 – No Revisions C2.2 - Proposed Utility Plan Dated 03-01--2024 – No Revisions C3.0 - EPSC Site Plan Dated 03-01--2024 – No Revisions C3.1 – EPSC Notes and Details Dated 03-01--2024 – No Revisions C3.2 – EPSC Details Dated 03-01--2024 – No Revisions C4.0 – Road Profile and Details Dated 03-01--2024 – No Revisions C4.1 – Sewer Details Dated 03-01--2024 – No Revisions C4.2 – Water Details Dated 03-01--2024 – No Revisions C4.3 – Storm Details Dated 03-01--2024 – No Revisions C4.3 – Gravel Wetland Details Dated 03-01--2024 – No Revisions SW1 – Stormwater Site Plan Dated 03-01--2024 – No Revisions C5.0 – 5.5 Specifications Dated 03-01--2024 – No Revisions cc: CEA File 24110.00 P:\AutoCADD Projects\2024\24110-WGM Associates\3-Permitting\1-Local Applications\2-Preliminary\Keene - Prel & Masterl Cover Letter.rtf