HINESBURG DEVELOPMENT REVIEW BOARD

MINUTES OF APRIL 2, 2002

Approved 4/16/02

Members Present: Tom McGlenn, Brad Jensen, Greg Waples, Peter Ross, Wayne Burgess, Clint Emmons. Also Peter Erb, Zoning Administrator.

Member Absent: Ted Bloomhardt.

Members of the Audience: Michael Boutin, Brian Fisher, Marjorie Steele Michael Pelletier, Karla & George Munson, Scott Johansen, Greg & Nancy LeRoy, Sam Evanson, Julie & Stewart Pierson, Chuck & Sally Reiss, Donald & Laurel Palmer, Norman Smith, Susan Mead, Gary Frisch, Jeffry & Nicandra Galper, Patty & Tom Whitney, Don Wheater, John Pacht, Carl Bohlen , Kristy McLeod, John Roos, Carla & Ryan Wuthrich, and John Ferrara.

1. MINUTES Greg Waples made the motion to accept the minutes of the March 19, 2002 meeting. This motion was seconded by Brad Jenson and passed.

2. BOUTIN - FINAL PLAT At the meeting of 3/19/02, the Development Review Board (DRB) members had closed the warned public hearing for the final plat review of the Albert & Georgette Boutin Estate subdivision and drafted conditions of approval. The members reviewed those conditions, made several revisions, and reviewed the Findings of Fact prepared by Faith Ingulsrud, Town Planner.

Greg Waples then made the motion to adopt, as amended, the Findings of Fact and Conditions of Approval for the Albert & Georgette Boutin Estate 8-lot subdivision. This motion was seconded by Clint Emmons and passed unanimously. (See attached sheets)

3. PALMER - SKETCH PLAN Don Palmer was first on the agenda to present a plan for sketch plan review which consists of a one-lot subdivision on his property located on Palmer Road. This is a town road located off the Sherman Hollow Road. Lot #1 of this subdivision will be 10+ acres is size and the remaining parcel in Hinesburg will be approximately 42 acres. The Palmers live and own land contiguous to this parcel in Richmond.

The following issues were discussed and questions answered by Don:

– The zoning office had received a fax from the Andersons who are landowners to the east with questions about the wellhead protection areas that extend onto their property. Peter Erb, Zoning Administrator, explained that under State Standards there must be a 200' isolation distance between drilled wells and any septic systems. There also is a 500' requirement for shallow wells and therefore, the shallow wells on the Martin property affect the Palmer and Anderson lots. In contacting the State, Peter found that septic systems could not be installed within these areas but the Andersons could continue their agricultural practices.

– Don said that he could move the location of the new drilled well on this proposed lot so that the wellhead protection area would not be located on the Anderson property.

– Tom McGlenn questioned whether run-off from this new lot would affect the Town

Road and Don explained that most of the run-off at the intersection comes down the Sherman Hollow Road.

– As the remaining acreage is not accessible from Hinesburg, the Board will require a right-of-way to this property from the Palmer land in Richmond.

– Justin Willis, the site technician, that designed the septic system is aware that the underground power lines are under the edge of the system and Don said does not feel this is a problem.

Tom McGlenn made the following motion: The Hinesburg Development Review Board hereby grants sketch plan approval to Donald Palmer for one 10+ acre single family residential lot from a 60 acre parcel located on Palmer Lane. The subdivision shall be as proposed by the applicant and shall be subject to the following conditions:

The applicant shall meet all the documentation required for Final Plat review as stated in Section 4.2, Minor Subdivision, of the Subdivision Regulations. In addition the applicant shall provide the following documents:

a. A deeded right of way 50 feet in width and located so that it is possible to construct a road or driveway on it must be a created to provide access to the portion of the remainder lot in the Town of Hinesburg.

b. The septic system design for the new lot, accompanied by a letter or other evidence from the site technician that the design of the sewage disposal and water supply systems for this lot meet the standards of the State Environmental Protection Rules. This letter shall specifically address the proximity of the buried underground electrical supply that now crosses the corner of the proposed disposal field and its possible impacts on the field.

c. Easement language shall be submitted for the sewage disposal system incursion onto the lands of David Palmer

d. A letter from the Town of Hinesburg Road Foreman shall be obtained addressing the possible need for culverts along the proposed driveway to minimize the impact of the storm water runoff where it intersects the town road.

e. Easement language shall be submitted for the driveway where it crosses the lands of David Palmer.

f. Well logs for surrounding homes shall be submitted to establish evidence of sufficient water supply for the new residence.

g. The location of the proposed new drilled well shall be moved to ensure that the wellhead protection area does not impact the Anderson property to the east.

h. The final plat shall provide dimensions of building envelopes.

i. Utility lines to this new lot shall be underground.

This motion was seconded by Wayne Burgess and passed unanimously.

4. EVANSON/GOODRICH - SKETCH PLAN Sam Evenson, was next on the agenda, to present a plan for sketch plan review consisting of an 8-lot subdivision located on the corner of the Buck Hill East and Lavigne Hill Roads. This is a 30+ acre parcel that is currently owned by

Ralph and Robert Goodrich. Six of these lots are approximately 3 acres in size and 2 lots about 5 and 8 acres.

Tom McGlenn explained that on the 3/23/2002, the entire Development Review Board (DRB) and Zoning Administrator, Peter Erb conducted a site visit to this property. The following neighbors were also present: Brian Fisher, Scott Johansen, Norman Smith, Michael Pelletier, Julie Burger Pierson, Jeffry & Nicandra Galper, Stewart Pierson, Greg LeRoy, Chuck and Sally Reiss, John Pacht, and Vicky Gelber.

Tom said that he learned from this site visit that there are vernal pools on this property and also that this intersection is the geographical center of Hinesburg. Sam Evanson then gave a brief synopsis of that site visit which was conducted by he and George Bedard:

– they were proposing and showed the group where a shared drive could be used by lots 1 and 2 off the Lavigne Hill Road,

– the location of the septic fields for lots 1 & 2

– where vernal pools are located on lots 8 and 6,

– the location where they could widen the upper section of the Buck Hill Road East which may required blasting. Dan Wheater, is the landowner on the south side of this section of the road, and is concerned about any dynamiting that could occur on what he understands to be his property. George Bedard, the surveyor for this project, explained that this situation would be clarified when the survey it completed.

Sam then explained the changes that have been made to this sketch plan from the original proposal:

– the combining of the driveway for lots 1 & 2,

– some changes to the house locations

– having a separate septic area on the east side of the private road within the subdivision,

– there will not be several septic areas on lot 5.

Tom then reported that the Board had been presented with a letter from the landowners in this area stating their concerns with this subdivision proposal. This letter had been sent by the zoning staff to the DRB members and Sam Evanson prior to this meeting. This letter and the subsequent testimony by members of the audience referred to ARTICLE VI: Planning Standards in the Hinesburg Subdivision regulations and addressed the following sections of that article:

6.1.5 Compatibility with Surroundings = the pattern of development with this size lots of 3or more acres does not meet that of the surrounding lots. It was explained by the DRB that the lot size in the Zoning Bylaw in this area is 3 acres.

6.1.1 & 6.1.7 Suitability for Development and Soil Erosion and Storm Water Run-off = there is considerable run-off from the cliffs to the east of this proposal and this negatively impacts the upper Buck Hill Road. There was also concern about the run-off from roofs, lawns and driveways created by 8 houses.

6.1.6 Transportation = The lower portion of the Buck Hill East Road is very dangerous and this addition traffic will add to that problem. There is also a problem at the intersection of the Lavigne Hill Road and Buck Hill Road East. Sam has proposed that there be stops signs at this intersection. It was explained that there are not only residences on this road but several home

occupations that have traffic from the UPS trucks and a horse back riding facility.

6.1.2 Natural Features Protection = There is a lot of wildlife in this area with trails and a

corridor for them of open spaces. There also was concern about disturbing the canopy of trees on the upper section of the road.

6.1.3 & 6.1.4 Cultural features protection and open space and recreation = There is currently a trail system on this Goodrich property used by walkers, hikers, snowshoers, horse riders and cross-country skiers. Sam would be willing to work with the neighbors on a location for a trail up to the cliffs on the Robinson and Gallagher properties.

6.1.11 Municipal Services = During snowy conditions, the school buses sometimes do not come up this hill and therefore there could be more children walking on the road or clustered at the bottom.

6.1.9 Wastewater disposal = As sketch plan review is the first step in the subdivision process, there have not been septic designs submitted at this point as they are not yet required. However, there is a concern about the 6 houses on the eastern portion of the subdivision and the soils in this area.

6.1.8 Water supply = there is a concern about these new wells affecting the aquifer in this area

6.1.10 Agriculture/Forestry = there is a concern about there being mechanisms to preserve the potential agricultural use on lots 1 & 2.

The DRB members then asked several questions of the developer and neighbors and explained the process of reviewing subdivisions. It was explained that portions of the protective covenants could be included as conditions of any approval. It was brought up that there are other hill roads in Hinesburg that are narrow and steep. There are currently about 28 houses on this hill and the majority of them get to Route 116 using the Buck Hill Road and not Lavigne Hill Road as this is steeper and quite narrow. At the time of Act 250 review, the developer will have to submit well logs for this area and this could be submitted to the Hinesburg Board also. The neighbors stated that they would like to see only 4 new houses proposed for this lot instead of the 8.

It was stated that from the testimony of the neighbors using the Buck Hill Road that regardless of the outcome of this subdivision review, the Town should look at the dangerous road condition and make improvements to Buck Hill East to ensure the safety of these landowners. There was then a discussion, as written in the draft conditions of approval, that a committee be set up to investigate the road situation. It was suggested that the developer pay for an engineer to look into the safety issue and work with the Town on solving this.

Tom McGlenn then made the following motion: The Hinesburg Development Review Board hereby grants sketch plan approval to Sam Evanson for an 8-lot single family residential subdivision on a 33 acre parcel owned by Ralph Goodrich. The applicant shall meet all the preliminary plat application submission requirements for major subdivisions listed in Section 5.1 and address applicable planning standards and required improvements and design standards contained in the subdivision regulations. Additionally, but not limited to, the following issues shall be addressed.

1. A committee shall be formed, consisting of two neighborhood representatives, the developer, his engineer if he so chooses, the town road foreman and the public works director. This group shall review the developers proposed upper Buck Hill East Road modifications,

existing town road standards, current other safety standards, and neighborhood concerns and make a proposal to the Board for inclusion in the preliminary plat application.

2. The applicant is required to obtain a Project Review Sheet from the District Environmental Office to determine the types of state permitting required for this project in advance of preliminary review, so that any state requirements can be addressed concurrently with the town review. The state wetlands office should be consulted on whether this project will impact any streams or wetlands.

3. An erosion control plan shall be provided addressing erosion control during and after residential and road construction. Minimum specifications for roadside ditches are provided in the Hinesburg Policy for Transportation construction and Improvements.

4. All utility lines shall be underground and follow roadways. The applicant should consult with the utility companies before submitting the preliminary plan confirm the utility locations shown are acceptable to the power company. Transformer box locations shall be shown on the plan with landscaping treatments if necessary.

5. A Stormwater design shall be provided that ensures that the column of water flowing form the development can be accommodated without damage to downstream properties, including the public roads and that State and Federal water quality standards are met. At a minimum, the Town Policy for Transportation construction and Improvements should be met, including the requirement that all new culverts be at least 18” (driveway culverts may be 15”) and meet the 25 year event standard.

6. In situations where the developer is seeking relief from specific design standards, evidence shall be submitted that supports the request, specifically but not limited to 7.10.8(3) Design standards for rural areas.

7. Evidence shall be submitted that establishes sufficient water will be available for all proposed residences without unduly impacting existing supplies to neighboring residences.

8. The lot layout shall be such that the common sewage disposal fields do not impact any one lot, and consideration shall be given that ownership of the fields be individually or commonly held, rather than as part of any one individual lot.

9. Efforts are being made to create an interconnecting neighborhood trail system leading to “Hinesburg heights”. Deeds shall include a provision which would enable a well designed, enjoyable trail system to be created for non-motorized recreation that would connect this system to Buck Hill. It should be recognized that property lines and possibly house sites may have to be modified to accommodate this in the final plat.

10. Landscaping plans shall specifically address the species and health of the trees that are proposed to provide screening etc. so that the viability of such screening is established.

11. Houses shall be orientated so that they may take full advantage of solar gain

12. Covenants on individual deeds may not prohibit energy saving practices or generating devices unless specifically authorized to do so in the subdivision permit.

13. The town shall hire a licensed independent engineer which will be paid by the developer to submit a report to the Board on whether increased traffic will affect the safety of “lower Buck Hill East” relative to other hill roads in Hinesburg.

14. The applicant is encouraged to consider conducting the preliminary plat application

process in several steps and if he so chooses, submitting the larger issues to the Development Review Board first.

This motion was seconded by Clint Emmons and passed with Tom McGlenn, Clint Emmons, Wayne Burgess, Peter Ross, and Brad Jenson voting in favor and Greg Waples voting against.

5. The meeting was adjourned at 10:30 p.m., after the members set up a site visit to the Raymond Ayer property at 6:00 p.m. prior to the April 16^th meeting.

Respectfully submitted,

Holly Russell

Recording Secretary

HINESBURG DEVELOPMENT REVIEW BOARD

Estate of Albert L. and Georgette Boutin Estate - Eight Lot Subdivision

FINAL PLAT APPROVAL

April 2, 2002

The Hinesburg Planning Commission hereby grants final plat approval, and approval for development on a private right-of-way, to the Estate of Albert L. and Georgette Boutin for an 8-lot single family residential subdivision, Lots A - H, on a 132.9 acre parcel located off of Shelburne Falls Road (tax map parcel # 4-1-21.14).

The subdivision shall be as shown on a plat by David J. Peatman, dated February 12, 2002, and on plans by J.H. Stuart Associates, Maps #1-8 dated, Road Details - Maps #1 and 2, and Utility Details - Drawing #1A and shall be subject to the following conditions:

Standard Conditions for Subdivisions

1. Utility lines shall be placed underground as required in Section 7.9.1 of the Subdivision Regulations. Utility lines shall follow the road and driveway locations.

2. In keeping with the rural character of Hinesburg, all exterior lighting for residences in this subdivision shall be installed or shielded in such a manner as to conceal light sources and reflector/refractor areas from view from points beyond the lot.

3. Any principal structure and any garage shall be located in the building envelope shown on the plat. Structures for agricultural purposes may be located outside the building envelopes.

4. "Substantial Construction" for this subdivision shall consist of construction of the road and electric utility installation. In accordance with Section 8.9 of the subdivision regulations, if substantial construction has not begun within 3 years from the date of this approval, final plat approval shall expire.

5. In accordance with State statute, the mylar of this subdivision and a copy of the conditions of approval shall be recorded in the Hinesburg Land Records within 90 days of this approval.

6. No further subdivision of this property shall occur without review and approval of the Hinesburg Development Review Board.

Changes and Information Required Before the Plat is Filed

7. Before the mylar of this subdivision is recorded in the Town Records, the applicant shall submit to the DRB for its review and approval, the following revisions to the survey plat and subsequent changes to the deed language:

1. An easement shall be shown around the fire pond, and for the emergency access area on Lot #C as described in the proposed deed language. The deed language shall ensure that the emergency access be plowed and in such manner so that no snow is allowed to collect in front of the hydrant

2. The driveway easement on Lot #E, serving Lot #D shall be widened to 50' as required in Section 5.7.1 of the Zoning Regulations, and provisions shall be made to allow for a single driveway to serve both Lots #D and E. Utilities shall be allowed to be placed in the easement.

3. The note for the trail easement shall indicate that the actual trail easement location

Boutin Final Plat Approval Page 2

will be determined by the applicant or the homeowners association at the time the easement goes into effect as indicated in condition #6 of the Conditional Easement Agreement. The Easement Agreement shall be amended to indicate that the location of the trail may be changed.

4. The open fields on the lots shall be labeled as “agricultural land” and shall include the following notation: “the agricultural land shall be maintained for continued agricultural use. If the agricultural land is not used as such by owners of Lot A-H and Lots #1 and 2, the agricultural land shall be made available for agricultural use by others, but if not so used the duty of maintaining open fields as agricultural land shall remain with the owners of lots A - H.”

8. Before the mylar of this subdivision is recorded in the Town Records, the applicant shall submit to the DRB for its review and approval, the following revisions to the subdivision plans:

1. The road details shall be revised to show a road profile with a reduced width. The DRB requires a traveled way of 18' wide with 2' shoulders.

2. A turn-around for the road serving Lots D-G is not shown. An 18' wide hammerhead turn-around shall be provided in the location where the last two driveways split.

3. The Fire Pond Details and Specification shall be revised so that the fire pond is designed for a 50,000 - 60,000 gallon volume of water as specified by the fire department and shall show the emergency access design. The fire pond design or notes shall specifically indicate that the shape of the pond shall be naturalistic to reflect the rural context.

Septic Systems

9. The septic system for each of the eight lots are designed for 4 bedroom houses and shall be installed in such a way that it meets the standards of the State Environmental Protection Rules and as shown on the plans by J.H. Stuart. Any increase the number of bedrooms shall be approved by the DRB and evidence shall be provided that the increased use meets state requirements.

10. Before obtaining a Certificate of Occupancy, the owner of the lot shall require that an engineer submit a letter to the Zoning Administrator stating that the septic system has been built in accordance with the approved plans. Specifically, it shall include the dates of inspections, including staking out the system and site visits during construction; pressure tests of sewer force mains and distribution system; review of the final grading; and recommendations to the owners for future maintenance of the system.

11. Due to previous experience with the design engineer, the Zoning Administration shall not accept any septic system inspection approval letters from the design engineer.

Roads and Driveways

12. A roadway serving more than one house is proposed. The road shall be built in accordance with the Hinesburg Town road standards for a "lane", except that blacktop is not required. The road shall be built, maintained, and plowed with a traveled surface at

Boutin Final Plat Approval Page 3

least 18 ft. wide, and the road shall have at least 12 inches of gravel. 2' shoulders on either side of the road, as proposed, are required due to the length of the road.

13. Before obtaining a building permit for the first dwelling to be constructed in the subdivision, the owner of the land shall require that the contractor constructing the road submit a letter to the Zoning Administrator stating that the road has been built in accordance with this approval and the standards specified in this condition.

14. The driveways shall be constructed in the general locations shown on the site plan except for the driveways for Lot #D, which shall be in the easement on Lot #E, and the driveways for Lots E-G, which shall be located to best access the chosen house sites. The driveways shall be constructed, maintained and plowed at least 12 feet in width.

15. An erosion control plan shall be provided addressing erosion control during and after construction. Minimum specifications for roadside ditches are provided in the Hinesburg Policy for Transportation Construction and Improvements.

Conditions Unique to this Subdivision

16. The existing mobile home and driveway on Lot H shall be removed before a Certificate of Compliance may be issued for the new house on the lot.

17. The proposed Declaration of Protective Covenants and Restrictions paragraphs 1, 3, 5, 7, 8, 9, and 12 are hereby incorporated as conditions of this subdivision approval. No changes shall be made to these paragraphs by exercising the provision in covenants 16 without review and approval by the Hinesburg Development Review Board (DRB). The Hinesburg DRB has relied on the restriction on further subdivision described in Covenant #9. This restriction is key to the open land, house siting and lot configuration and changes to this restriction are not likely.

The above motion was passed by the Hinesburg development Review Board on April 2, 2002.

_____________________________

Thomas McGlenn, Chair

Hinesburg Development Review Board

Findings of Fact

The decision and conditions of approval above are based on the following findings of fact. (Section numbers are those found in the Planning and Design standards of the Subdivision Regulations)

6.1.1 - Suitability for Development: The land proposed for subdivision appears to be suitable for development and demonstrates no significant impediments to development that could be harmful to the safety, health and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas.

6.1.2 - Natural Features Protection - The project site contains two significant features, identified on the Town’s resource maps. Agricultural land, is the most visible resource with soils of “statewide” importance located over much of the 133 acre parcel. The houses, road and driveways have generally been sited to avoid fragmenting the agricultural land. Deed language pertaining to management of the agricultural land will be applied to all the lots and notations regarding agricultural land restrictions will be shown on the plat. The deed language is intended to maintain agricultural use of the farm land and to facilitate shared management of the land.

Class II wetland areas are located on the Lots #B, C and D and are shown on the plans with 50' buffer required by State law. A Class III wetland is located on Lot #H. Roads, driveways, septic system and house sites are designed to avoid impacts to the wetlands. Road and house locations on Lots #A and C will intrude into the agricultural land to avoid the wetland and buffer. A 2/27/02 letter by April J. Moulaert, State Wetlands Ecologist, recognizes the applicant has designed the project to avoid impacts to wetlands. She recommends that the plan and deeds include language warning lot owners that any disturbance of land in the wetlands or 50' buffer needs to be in conformance with the Vermont Wetland Rules.

6.1.3 - Cultural Features Protection: The open fields of the Boutin Farm, framed by wooded hills and hedgerows are part of Hinesburg's scenic rural landscape and are visible to the general public from Shelburne Falls Road. The proposed building sites are tucked into or along the edges of the wooded hills, helping to preserve the scenic character of the site. In general, the driveways also follow the tree lines. This is in keeping with Section 7.10.8 of the Subdivision Regulations governing “Design Standards for Rural Areas.”

6.1.4 - Open Space and Recreation: Trails are an important recreational resource for residents in rural parts of Hinesburg. Testimony from neighboring landowners indicate that existing trails in the neighborhood connect through the Boutin property. Except for a VAST trail, there is no publicly recognized trail system in the area, but due to interest expressed by neighboring landowners, it is reasonable to expect that a recognized trail system can be established in the future.

The applicant has shown on the plat, a 20' wide trail easement along the northern and western boundaries of the 133 acre property. A Conditional Easement Agreement has been provided that would grant the trail easement to the Town if and when adjoining pedestrian easements are obtained to create a trail system. The DRB will require the applicant to revise the Easement Agreement to allow the trail easement to be relocated to follow a more natural trail location where a new location can be agreed upon by the town and the landowner.

6.1.5 - Compatibility with Surroundings: The proposed density and pattern of development, is generally compatible with the natural environment and with the pattern of development on Shelburne Falls Road.

6.1.6 - Transportation: Seven of the new lots (Lots A-G) are proposed to be accessed from the Shelburne Falls road cut and the 60' right-of-way previously approved for two lots in a previous subdivision of the Boutin Farm. A total of 9 houses will have access from the shared right-of-way. The road needs to be built to the town road standards for a “lane,” except that in this case, because the road is over 2,000 feet long, the Board is requiring two foot shoulders to be located on either side of the 18' traveled way, to accommodate pedestrians and emergency vehicles. The design details submitted show a 24' wide road with 2' shoulder and is considered by the Board to be excessively wide for the rural, private road context. The road details will be revised accordingly.

Driveway locations for Lots #A-D must be located as shown on the site plan except that the driveway serving Lot #D shall be in the easement provided for Lot #D on Lot #E, to meet isolation distances for the septic system on Lot #D. The driveway locations for Lots #E, F and G, are less critical than those for Lots #A, B, C and D where the driveway locations are specifically sited to avoid impacts to the agricultural land and wetlands. The easement on Lot #E serving Lot #D needs to be 50' wide and deed language should allow for the potential of a portion of the driveway being shared by Lots #E and D. All shared driveways are required to be 18' wide with a 50' right-of-way. A turn-around for the road serving Lots D-G is not shown. An 18' wide hammerhead turn-around shall be provided in the location where the last two driveways split.

A new driveway location has been approved by the Selectboard for the new house site on Lot H. The existing driveway to the existing mobile home will be removed after the new driveway is constructed and when the mobile home is removed from the lot.

In keeping with the requirements for Development on a Private Right-of-Way approval in Section 4.4 of the Zoning Bylaw, the new lots will be accessed from a right-of-way over 50 feet wide, the road will exceed the minimum town road standards for a “lane” and deed language will be applied to all lots requiring homeowners to share in the maintenance and snow plowing of the road to ensure year-round emergency service access.

6.1.7. - Soil Erosion and Stormwater Runoff: The fire pond is likely to detain a portion of the stormwater from the new roads. The applicant will be required to provide an erosion control plan for review and approval before the plat is filed and to meet the erosion and stormwater requirements of the Hinesburg Policy for Transportation Construction and Improvements.

6.1.8 - Water Supply: State well records in the vicinity of the project indicate that sufficient water is available for the individual wells in the proposed development without impacting existing water supplies. We can assume that new drilled wells will supply water to the new house lots. The new wells should be required to meet the isolation distances of the Environmental Protection Rules.

6.1.9 - Wastewater Disposal: The soils test data provided indicates that the septic system locations have soils suitable for in-ground systems on Lots A and B and for mound systems on the remaining lots. A letter by the design engineer, John H. Stuart, P.E., dated 2/15/02, states that the designs conform to the provisions of the 1996 Vermont Small Scale Wastewater Treatment and Disposal Rules. The systems are designed for a wastewater capacity of 600 gallons per day (4 bedrooms) and the capacity may not be increased without further approval of the board. During and after construction an engineer is required to certify that the septic systems have been installed as designed. Because the Town has learned from past experience that the construction certification by the design engineer for this project cannot be relied upon, the Town will not accept construction certification from J. H. Stuart Associates.

6.1.10 - Agriculture/Forestry: The development will preserve the agricultural land and uses by placing development in areas that are marginal for agriculture and where development will be least disruptive to agricultural operations. In keeping with Section 7.10.8, Design Standards for Rural Areas, at least one lot (Lot C) will remain large enough to qualify for Current Use and the potential for continued agricultural use of the land will be furthered by covenants that facilitate common management of the agricultural land.

6.1.11 - Municipal Services: The project is not likely to place an unreasonable burden on the ability of the town to provide services because the proposed road will be built to town standards of a "lane" with additional width provided for shoulders, and deed provisions will be required for its construction and maintenance, so that it will be accessible to emergency vehicles.

At the request of the Hinesburg Volunteer Fire Department the applicant proposes to construct a 50,000-60,000 gallon fire pond on the south side of the development road on Lot C. A detail for the fire pond has been provided but needs to be designed to the required volume and show how fire trucks will access it. The plat shall show the fire pond easements described in the deed language.

6.1.12 - Energy Conservation: The proposed development promotes energy conservation to the extent that the building envelopes for the new houses are located in such a way that they can benefit from solar access and in most cases, from wind protection as well. Most of the house sites appear to provide this option. The transportation patterns generated by this development do not promote energy conservation because nearly all trips will require vehicular use.

6.1.13 - Conformance with Town Bylaws and Plan: Provided the project is constructed as designed and in conformance with the conditions below, the project is likely to comply with applicable provisions of the Town Plan.

Miscellaneous Design Standards: All utilities should be placed underground as required in Section 7.9 of the Subdivision Regulations and installed as shown on the Utility Plan (Drawing 1A). Utilities should be located along the roads and driveways so if the driveway locations on Lots D-G are different than those shown on the utility plan, the utilities will follow the actual locations of the driveways.

The above motion was passed by the Hinesburg Development Review Board on April 2, 2002.

________________________________

Thomas McGlenn, Chair

Hinesburg Development Review Board