HomeMy WebLinkAboutSP-23-11 - Supplemental - 0225 0267 Market Street (34)
180 Market Street, South Burlington, Vermont 05403 | 802-846-4106 | www.southburlingtonvt.gov
TO: The Snyder-Braverman Development Co., LLC
FROM: Marla Keene, Development Review Planner
SUBJECT: #SP-22-011 Market Street Lot N Site Plan Comments
DATE: May 4, 2023, updated May 12, 2023
The purpose of this memo is to provide comments on the compliance of the proposed 3-building
development on Market Street Lot N. Comments are based on the plans and materials submitted March
27 and April 11, 2023. These updated comments now include a review of Building Envelope Standards.
The three buildings are referred to as follows:
a. 237 Market Street – “Building A1,” consisting of 101 units and 13,500 sf non-residential
space and located on the eastern corner of the lot
b. 225 Market Street – “Building A2,” consisting of 62 units and 13,500 sf non-residential space
and located on the northern corner of the lot
c. 113 Garden Street – “Building A3,” consisting of 50 residential units and located on the
southern side of the lot
Responses by Applicant on May 25, 2023
Comments of Department of Public Works
1. There is no area for snow storage or plow turnaround at the end of the future public street. This
may hinder/delay transfer of this road to the City.
Based on past discussions, it is anticipated that the City would not take the Future Public
Street until it was extended across one or more adjacent parcels. In the interim, the Owners’
Association will maintain this street segment. The right of way width, existing access points to
155 Market Street, storm pond, and frontage build-out requirements limit the space available
to reserve for snow storage or a plow turnaround.
2. It appears as if a stop sign is missing at the end of the Future Public Street near Market Street.
A stop sign has been added to sheet 14
3. We have previously asked developers to “pin” the sidewalk on Market Street to reduce vertical
where it connects with existing sidewalk.
The Market Street Concrete Sidewalk Detail on sheet 9 has been revised to emphasize the
notes regarding concrete reinforcement and dowels between new and existing sidewalk.
4. Will detectable warning strips will be installed at locations where sidewalks/path cross streets?
Cast iron detectable warning strips will be installed where sidewalks/paths terminate on
either side of a street. Where the concrete sidewalk is continuous across a driveway (such as
the driveway off Garden Street or the Future Public Street) no detectable warning strips are
proposed since the pedestrian has priority and the sidewalk is uninterrupted.
5. New street should include re-alignment of crosswalk to be correct distance from the re-aligned
intersection
The Market Street crosswalk has been shifted closer to the re-aligned intersection.
Civil Sheet 14 - Pavement Marking and Sign Plan:
6. Recommend a speed limit sign upon entry to Future Public Street
A speed limited sign has been added to sheet 14
7. End parking space on Future Public Street (southwest-most space) should have right angle
striping, not “T” at the back of space. See image below.
Sheet 14 (and others) have been revised to correct the parking space marking.
Civil Sheet 10 - Street Profile Sitework and Storm Details:
8. Public street cross section note 8 should specify that pavement markings be durable polyurea,
not durable tape.
Note 8 on sheet 10 has been revised to specify polyurea markings.
Comments of Planning Department
Site Amenities Plan:
1. Planter in Pocket Plaza is 21' x 21', and center is 16 x 16. That's a very large area which feels like
it will be a dead space, especially with direct south exposure and no shade. Recommend this
area be enhanced to include more vertical elements and feature with shade (such as the
structure next to building A3). This is also related to the requirement for the space to achieve a
higher proportion of landscaping than larger areas, and for landscaping to be a primary
component of the space.
The scale on the ‘Pocket Plaza Inset’ was inaccurately labeled 1” = 20’. The actual scale is 1” =
10’. Actual measurements of the central planter are 10’ by 10’ to the outside and 8’ by 8’ on
the inside. The planter will be raised to seat height. The intent was to install a larger caliper
shade tree in the central planter to provide shade during summer months but allow sun to
filter through on sunny winter days.
Per our meeting with staff, this area has been refined, the planter has been reconfigured to
create a buffer with the surrounding parking lot and ramp. Additional plantings have been
added and caliper has been increased to create a specimen tree. The area surrounding the
planter is intended as flexible space for informal gathering and will be supplied with movable
furniture by the owner as shown, including Adirondack chairs, side and coffee tables, bistro
tables and chairs, umbrellas etc.
Walking path easement:
2. Is the land within 20' pedestrian easement sufficiently flat and functional for use? Is it absent of
vertical elements allowing it to be mowed?
The 20’ wide pedestrian easement is intended to potentially accommodate a roughly 5’ wide
walking path. A walking path is not proposed to be constructed – only an easement offered for a potential future path. The existing storm pond stone spillway would need to be crossed
by any future walking path.
3. The existing paved drive is being shown as being within the 20' pedestrian easement. The
easement should be moved, or driveway relocated, to have no obstructions.
The 20’ wide pedestrian easement is intended to potentially accommodate a roughly 5’ wide
walking path. The 20’ easement width was proposed to allow future construction (in
combination with the temporary easement) and maintenance of a path that is narrower than
the full easement width. The existing paved drive does overlap with a portion of the
pedestrian easement, but does not preclude a future walking path or sidewalk within the
pedestrian easement as currently shown.
Driveway entries:
4. What has applicant done to indicates that this is a private area? We had discussed texturing,
landscaping, signage. There is nothing notable within the site plan or signage plan
Current plans incorporate speed tables and reduced driveway width (22’ vs 24’). The most significant visual cue that this is a private drive is the continuous concrete sidewalk across the
driveway where it intersects with the street. As discussed on May 17, the sidewalk adjacent
to Building A1 has been eliminated. The sidewalk adjacent to Building A3 has also been
adjusted, creating green strips with trees along both sides of the driveway. The adjustments
to the sidewalks results in the trees being closer to the driveway, allowing the tree canopy to
extend over the driveway.
5. Please provide, as discussed with applicant, an easement or agreement for the City to use this
passage for public use when Market Street is closed for events
The Applicant agrees to work with the City Manager’s Office, Department of Public Works,
and Emergency Services to develop a Memorandum of Understanding to allow public access
through Block A for City sponsored special events on Market Street.
Modifications within ROW:
6. Recommend adding street trees to the expanded landscape island along Garden Street where
the new curb cut is being installed.
Additional Street trees will be shown but noted as provided by separate contract.
7. Driveway entry to Poon. Why not a bump-out instead of striping?
Striping is proposed to facilitate the continuation of on-street parking, mirroring the opposite
side of the street, with the future extension of this street. The rank of 7 on-street spaces is
the same as along the School/City Hall driveway and maximizes the on-street parking
available to support the adjacent ground floor commercial uses.
Building-specific:
Building A1
8. In front of portions of building A1, plantings along Market Street will preclude restaurant seating
in those areas and block window views of storefronts. This is not typical of a downtown and
suggests an environment of office space and not retail/restaurant. Recommend a more
retail/restaurant friendly design (ie, hardscape)
Outdoor restaurant seating is anticipated to be located adjacent to corner spaces within
buildings. Where plantings are shown, TJ Boyle has reviewed and made substitutions as
necessary to assure heights do not obscure visibility of window display. Plantings will
generally be limited to 24-30 inch maximum height.
9. Please provide a stronger street presence of residential entries. Larger stoops, more welcoming
entry including windows in doors (even if translucent or curtained) or sidelights, doors with
panels or mullions.
See Residential Entry exhibit that highlights several elements that have already been
incorporated to differentiate them from the commercial entrances. The design team was
initially charged with enhancing these residential entries compared to those on previously
constructed buildings.
10. Solar Ready Zones on Building A1 includes portions less than 5' wide. Per CA 103.3 of CBES,
Solar Ready Zones area, "Each subzone shall be not less than 5 feet (1524 mm) in width in the
narrowest dimension. Please revise to ensure that in achieving required 40% of roof area, at
subzones meet minimum width requirements.
The Solar Ready Zones have been revised to have a minimum width of 5 feet and achieve the
required 40% of the roof area.
11. Unit 111 has no entry on street. Recommend a doorway be added for consistency
The entry to Unit 111 was intentionally eliminated to avoid crowding the patio and entry to
the residential lobby. An entry to Unit 111 would be on the side closest to the patio, and
would encroach upon that adjacent space and surrounding plantings.
12. Are rooftop mechanicals properly hidden? They appear to be visible from locations in the public
way reasonably proximate to the building
While the mechanicals at the west end of Building A1 are visible in View 1, this view from
Market Street will be hidden with the construction of Building A2. In addition, the
mechanicals visible from View 1 are enclosed by the roof equipment screen.
13. Common long-term bike parking appears to be inaccessible if a car is present at multiple
locations, especially knowing it's not their own car. Follow manufacturer spacing if available.
Space equal to the 2x the depth of one bicycle should be provided between the wall and nearest
obstruction.
The bike racks have been relocated within the garage.
14. First floor residential units should not show furniture blocking front doors.
The interior layouts have been modified so that furniture is not blocking the front doors.
15. The addition of balconies to this building is appreciated.
Building A2
1. Please provide a stronger street presence of residential entries. Larger stoops, more welcoming
entry including windows in doors (even if translucent or curtained) or sidelights, doors with
panels or mullions.
See Residential Entry exhibit that highlights several elements that have already been
incorporated to differentiate them from the commercial entrances. The design team was
charged with enhancing these residential entries compared to those on previously constructed
buildings.
2. Solar Ready Zones on Building A2 includes portions less than 5' wide. Per CA 103.3 of CBES,
Solar Ready Zones area, "Each subzone shall be not less than 5 feet (1524 mm) in width in the
narrowest dimension. Please revise to ensure that in achieving required 40% of roof area, all
subzones meet minimum width requirements.
The Solar Ready Zones have been revised to have a minimum width of 5 feet and achieve the
required 40% of the roof area.
3. Are rooftop mechanicals properly hidden? They appear to be visible from locations in the public
way reasonably proximate to the building.
The mechanicals visible in Views 1 & 5 include a roof screen (see sheet A473)
4. Common long-term bike parking appears to be inaccessible if a car is present at multiple
locations. See comment on Building A1.
The bike racks have been relocated within the garage.
5. The addition of balconies to this building is appreciated.
Building A3:
6. Common long-term bike parking appears to be inaccessible if a car is present at multiple
locations. See comment on Building A1.
The bike racks have been relocated within the garage.
7. Please provide a stronger street presence of residential entries. Larger stoops, more welcoming
entry including windows in doors (even if translucent or curtained) or sidelights, doors with
panels or mullions.
See Residential Entry exhibit that highlights several elements that have already been
incorporated to differentiate them from the commercial entrances. The design team was
charged with enhancing these residential entries compared to those on previously constructed
buildings.
Comments of Stormwater Section
Sheet 5: Utility Layout Buildings A1 & A2
1. Is this a new drain from the building into EX STMH2? If yes, what are the elevations? The bottom
right corner only lists a new RIM.
Sheet 5 has been revised to include the invert elevation of this new pipe into the STMH
Sheet ST: Lot N (Block A) Stormwater Exhibit:
2. In the maintenance section of this sheet, the bioretention maintenance plan says to inspect a
forebay for sediment depth. Will the bioretention basin have a forebay for pretreatment, or will it
have a deep sump catch basin? If no forebay, omit this part of the maintenance section.
This sheet has been revised to note that the deep sump catchbasin provides pretreatment for the
bioretention area.
3. Add a label for the pretreatment for the bioretention area
The pretreatment (deep sump catchbasin) has been labeled
Landscaping Plan:
4. The trees that are proposed along the future city street are very close/on top of a proposed gas line.
There are several other locations across the site that has this issue. In the future, this will likely
mean these trees will need to be removed for any kind of maintenance required by the property
owner, and it’s likely that the roots of these trees will present issues to the utilities. See examples
below.
Utilities have been reconfigured to the extent possible to avoid conflicts with tree plantings.
Additionally, utilities are generally located deeper than the root zone based on species selection.
Comments of Fire Department
1. Provide for WB40 1990 straight for vehicle access in the parking lot.
We met with Ed Spooner on May 8 to review the plans with the turning template for the City’s
apparatus – the layout is acceptable as shown, with mountable curb where noted on the
plans.
2. Add a fire hydrant on the island close to the handicapped parking behind Building A2.
A second hydrant has been added and reviewed with the Water Department.
3. Future solar ready zone shall comply with 2015 NFPA 1, 11.12 Photovoltaic Systems.
Understood.
4. Consult with Fire Marshall’s Office regarding Electric Vehicle/Bike charging locations.
Will Fontaine has reviewed potential future electric vehicle / bike charging locations with the
Fire Marsal’s office.
Comments on Site
1. The decision will include a condition requiring that final subdivision approval be obtained prior
to issuance of the first zoning permit. A number of project elements depend on it.
Understood – Final Plat Review application submitted 5/5/23.
2. What is area of T4 and T5 within Lot N1?
Lot N1 T4 area = 2.26 acres, Lot N1 T5 area = 1.45 acres
3. What is length of T4 and T5 street frontage on Garden Street and planned public street on Lot
N1?
See also Overall Site Plan (sheet 1) for Building Envelope Standards-Frontage Build-out
Garden Street T4 frontage = 610.2’
Garden Street T5 frontage = 151.3’
Future Public Street T4 frontage = 89.6’
Future Public Street T5 frontage = 150.5’
4. What is your proposed timing for the construction completion and opening of the planned
public street relative to the building elements of the project?
The future public street segment will likely be constructed with Building A2, following
completion of the building foundation and exterior shell. Access to 155 Market Street will be
maintained during construction on the future public street segment.
5. Please demonstrate how the snippet/parklets to the rear of 225 and 267 Market Street are
directly adjacent to a building entrance or public sidewalk as required.
Door added at the rear of Building A2 – see also Level 1, sheet A07
6. Please provide safe pedestrian access to the waste disposal structure. This access may need to
meet ADA requirements, including an ADA accessible dumpster.
The sidewalk has been extended along the westerly side of the parking lot to the
trash/recycling structure. A crosswalk and striping has been added for access to the
trash/recycling structure from east.
Comments on Landscaping
1. No comments from City Arborist
2. “Base price for concrete” is not permitted to be included in your required minimum landscaping
budget. With that line item excluded, the minimum required landscaping budget is not met for
Phase 1.
Please see the updated landscaping budget exhibit. The base price of concrete has been
removed. The budget reflects the updates to plans and details as shown on the revised
landscape set. The overall landscaping budget exceeds the minimal requirement, although
more advantageous improvements shown in phases 1 and 3 are proposed to offset a deficit
for the minimum budget requirement in phase 2. The Applicant is willing to provide a letter of
credit for the full landscaping budget for all three buildings with the zoning permit application
for the first building (Building A1).
Building Comments
1. What is the height and screening / treatment for elevator towers?
No elevator towers are proposed, as elevator access to the roof is not proposed. The top of the
elevator does extend above the roofline by 2’-3’, and is typically covered with the roof membrane
material. The height of the elevator projection above the rooftop is reflected in the rooftop
visibility and solar ready exhibit.
BES Comments
All Buildings
1. Clarification needed as to which windows the provided window details on architectural sheet
“A00 – Window Jamb Sheet” apply.
Only regulated façade, including the windows facing the plaza
2. Must remove signs and placeholder signs from architectural plans
Only the Rendering plans have signage shown. The Renderings are for discussion purposes
only, to provide an artist’s rendition of the building’s appearance. The Renderings were not
intended to be part of the regulated plan set.
267 Market Street
1. For secondary façade, I am measuring first floor height as 14 – 15’, but self-certification says 16’.
Please confirm.
The commercial portion of the building near Market Street has a level 1 elevation of 99’ and a
level 2 elevation of 115’. The residential portion of the building has a level 1 elevation of 101’
and a level 2 elevation of 115’.
2. The stated length of each transect zone is inconsistent between architectural and civil drawings
and therefore I cannot calculate composite required frontage buildout or related requirements.
See Overall Site Plan (sheet 1) for Building Envelope Standards-Frontage Build-out.
Architectural plan dimensions are straight line distances along the building façade, and do not
account for additional length due to curved ROW frontage.
3. For secondary façade, please provide diagram showing maximum distance between non-
residential first story public entrances. I measured as 60’, but self-certification says 58’-5”.
4. For secondary façade, requirement for non-hardscape, pervious areas within the front yard to
be predominantly planted with groundcover or flowering vegetation is not met.
Plantings along secondary facades will be revised to increase area of groundcover or flowering
vegetation in lieu of lawn area.
5. Trees on Garden Street have been omitted. Please clarify or correct.
Trees along Garden Street will be shown for context but will be noted as provided under
separate contract (street & utility construction)
6. For secondary façade, please demonstrate % of glazing for upper stories on a transect zone by
transect zone basis.
See Building Requirements – Secondary Façade, sheets A06 & A07
225 Market Street
1. For secondary façade, the applicant self certification states that 93% of the frontage buildout is
within the primary build-to-zone. Please confirm.
T5 secondary façade primary build-to zone = 9’
required frontage build-out within primary build-to zone = 75%
175.8' building within primary build-to zone / 191.4' frontage build-out = 91.8%
2. Street tree spacing on planned public street is 35’, 30’ spacing is required.
Plans have been revised to space street trees at 30’ as required.
3. For secondary façade, please demonstrate % of glazing for upper stories on a transect zone by
transect zone basis.
See Building Requirements – Secondary Façade, sheet A05
113 Garden Street
1. The stated length of each transect zone is inconsistent between architectural and civil drawings
and therefore I cannot calculate composite required frontage buildout or related requirements.
See Overall Site Plan (sheet 1) for Building Envelope Standards-Frontage Build-out.
Architectural plan dimensions are straight line distances along the building façade, and do not
account for additional length due to curved ROW frontage.
2. Please provide diagram illustrating percentage of frontage buildout within the primary build-to-
zone
Required frontage build-out within primary build-to zone = 75%
187.1’ / 217.1’ = 86% primary zone build-out
3. For secondary façade, requirement for non-hardscape, pervious areas within the front yard to
be predominantly planted with groundcover or flowering vegetation is not met.
Plantings along secondary facades have been revised to increase area of groundcover or
flowering vegetation in lieu of lawn area.
4. Trees on Garden Street have been omitted. Please clarify or correct.
Trees along Garden Street will be shown for context but will be noted as provided under
separate contract (Garden Street – street & utility construction).
5. Note 2(e) is outdated on the applicant self-certification. Please provide a % transparency for
upper story glazing.
See Building Requirements – Primary Façade, sheet A03