Slope and Sunlight Analysis: The initial master plan included many smaller buildings at the base of the
slope. A closer slope analysis revealed the steepness of the lower portion of
the hill, which resulted in recommendations to move the buildings down slope to
limit disturbance to the hillside. A corresponding sun study showing exposure
in various seasons and times throughout the day affirmed the best areas for
siting buildings to permit natural lighting and solar heat gain. As a result, proposed buildings have been shifted
to the west, away from the shade of the hillside, in an effort to capture additional
solar gain.
ACT 250 9(b) Initial Permit Submittal: The team conducted an
initial analysis of on-site soils in an effort to gain a preliminary
understanding of whether or not agriculturally sensitive soils exist on site.
It was discovered, in fact, that the meadow on the southern portion of the
Yestermorrow campus is designated by the Natural Resources Conservation Service
(NRCS) as prime agricultural soils. The new entry driveway is proposed to enter
the site at the campus’ southernmost tip, running along the base of the
southeastern slope, slightly weaving in and out of the prime agricultural
lands. This location was chosen due to the need to avoid the Class II and III wetlands
and to redirect traffic from the center of the campus to the edge to encourage a
more open and pedestrian-friendly feel to the landscape. As per ACT 250, prime
agricultural lands shall not be developed unless a plan for mitigation of
conservation lands is adopted; therefore, Yestermorrow proposes an on-site
mitigation plan by designating the remainder of the meadow as agricultural
lands for food production by Yestermorrow (for on-site kitchen use) or
Kingsbury Market Garden/Vermont Foodbank.
Two representatives from ACT 250 visited Yestermorrow on July 25, 2012
to conduct a site analysis. They will be researching prior ACT 250 permits and
will provide us with an update as soon as they gather a better understanding of
past uses of the land.
Building Design Guidelines: A set of design guidelines was drafted
by the Core Team and the Design Amigos to help guide the future master planning
design and build process. Since one of the overarching goals of the master plan
is to engage students in the design and building of elements of the master
plan, Yestermorrow is seeking initial approval from the DRB on overarching
design guidelines so that each time a design/build project is proposed for a
building or site feature, Yestermorrow would only need to receive administrative
approval rather than going through the long and arduous process of a complete zoning
permit. These building guidelines would support the overarching goals to improve student experience,
demonstrate regenerative design principles that improve the site from the
perspective of natural systems, the students and supporters, as well as the
local community, while also meeting the requirements of Waitsfield’s Adaptive
Redevelopment Overlay District (AROD).
The guidelines include details on the following
principle categories: Building
Footprint, Building Height, Building Square Footage, Building Uses, Architectural
Themes, Existing Structures, Materials
Palette, Screening, Accessibility and Safety, Stormwater Management, and
Parking.
Forest Management Plan: Fountains Forestry was hired by Yestermorrow as a
consultant to prepare a Forestry Management Plan for the campus. The Management
Plan will be based on a systematic inventory of the forest and Yestermorrow’s
objectives, and will consider all significant resources. The plan may delineate
areas to be managed for timber, and areas to be put to other uses such as
residences, wildlife habitat, ecological or recreational activities. Preserving forestry potential on the property
is an important element of the master planning process, as Yestermorrow teaches
sustainable forestry techniques through demonstration small-scale logging practices
on-site. The amount of clearing proposed in the School’s master plan will
provide demonstration opportunities that will promote educational opportunities
while not interfering with future forestry operations. A kickoff meeting
and initial site analysis was conducted by Fountains Forestry, and a Plan is
expected to be completed and presented to Yestermorrow within the next month.
Wetlands and Stormwater: An analysis of existing wetlands and
associated setbacks revealed to the team that the majority of the northern
portion of the site is made up of Class II and III wetlands that require a 50’ buffer.
Additionally, the team is working with Watershed Consulting of Waitsfield to
come up with 3 concept designs for how to daylight the existing culvert which
runs from the waterfall to the new stormwater pond on the north edge of
campus. While currently the water flows
through a culvert there are no setbacks, but we anticipate that once the stream
is naturalized we will need a 50’ setback from development on each side of the
stream.
Wastewater: A task team was
convened to discuss various options for wastewater treatment on-site. The basic strategy is to create a series of
smaller treatment systems as the phases are developed versus one large
traditional septic system. The team feels confident that there is plenty of
area available on the site for septic capacity. In addition to the previously
permitted “upper meadow”, we dug test pits in the current dirt parking lot to
determine whether those soils could also potentially be used for wastewater
distribution. Tests were positive for
well-drained soils so that allows us even more flexibility in the siting of
wastewater systems.
Next Steps: The DRB reviewed these efforts and a preliminary master
plan, and has requested additional feedback on specific items, which are to be
presented at the next meeting on August 14, 2012. These items include a more detailed landscape
plan, more specific design guidelines, proposed reuse plans for the existing
main campus building, and additional plans which better demonstrate the planned
phases over time.
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