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HomeMy WebLinkAboutAgenda 04_SD-21-01_1720 Shelburne Rd_LarkInns_PP FP#SD‐21‐01  Staff Comments       1  1 of 8  CITY OF SOUTH BURLINGTON  DEVELOPMENT REVIEW BOARD  SD‐21‐01_1720 Shelburne Rd_LarkInns_PP FP_2021‐01‐ 05.docx  DEPARTMENT OF PLANNING & ZONING   Report preparation date: December 30, 2020  Plans received: December 2, 2020  Lark‐Inns, LP, Inc.  1720 Shelburne Road  Preliminary and Final Plat Application #SD‐21‐01  Meeting date: January 5, 2021  Owner/Applicant  Lark Inns, LP, Inc.   410 Shelburne Road   So. Burlington, VT 05403  Engineer  Krebs and Lansing Consulting Engineers  164 Main Street  Colchester, VT 05446  Property Information  Tax Parcel 1540‐01720_C  Commercial 2 Zoning District, Traffic Overlay District,  Transit Overlay District      Location Map    #SD‐21‐01  Staff Comments       2  2 of 8    PROJECT DESCRIPTION  Preliminary and final plat application #SD‐21‐01 of Lark‐Inns, LP, to amend an existing planned unit  development on 13.26 acres consisting of a 121 room hotel, a 84 room hotel, a 60 room hotel, a  restaurant and a 3 unit multi‐family building.  The amendment consists of converting the 84 room hotel  to a 78 unit multi‐family building, 1720 Shelburne Road.    PERMIT HISTORY  This property was approved as a planned unit development with the most recent PUD amendment in  2000.  Several minor modifications to the site plan have been approved and installed since that time.   The current PUD shares a driveway with the Smart Suites extended stay hotel to the north.  The site  driveway accesses onto Shelburne Road and Harbor View Road.  The Development Review Board held a public meeting to review a sketch plan application for this  project on October 20, 2020.    CONTEXT  The Project is located in the Commercial 2 Zoning District, the Transit Overlay District, and the Traffic  Overlay District.  The project includes minimal site work, limited to improvements to the bicycle rack  and landscape area to the east side of the site.    COMMENTS  Development Review Planner Marla Keene and Planning and Zoning Director Paul Conner (“Staff”) have  reviewed the plans submitted on 12/2/2020 and offer the following comments. Numbered items for the  Board’s attention are in red.  1. At Sketch, Staff asked the Board for direction on whether to provide a detailed review of elements of the  PUD which are not proposed to change.  The Board generally felt this was unnecessary, therefore this  review is limited to elements of the PUD which are proposed to change, except where noted.  A) DIMENSIONAL REQUIREMENTS   Commercial 2 Zoning District Required Existing Proposed   Min. Lot Size 40,000 sq. ft.   13.26 ac  No change   Max. Building Coverage 40 %  11%  No change   Max. Overall Coverage 70 %  39.3%      No change   Min. Front Setback 30 ft.  80 ft.  No change   Min. Side Setback 10 ft.  93 ft.  No change   Min. Rear Setback 30 ft.  100 ft.  No change  @ Max. Front Setback Coverage  30%  47.4  No change   Max. Height (flat roof) 40 ft.  Unknown  No change 1  √  Zoning Compliance    @ existing non‐compliance  1. The applicant is proposing to add an elevator tower but this rooftop appurtenance does not  count towards maximum allowable height.    #SD‐21‐01  Staff Comments       3  3 of 8  B) COMMERCIAL 2 ZONING DISTRICT STANDARDS – Not applicable    C) SITE PLAN REVIEW STANDARDS  14.6 General Review Standards  Section 14.06 of the South Burlington Land Development Regulations establishes the following general  review standards for all site plan applications:  A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due  attention by the applicant should be given to the goals and objectives and the stated land use  policies for the City of South Burlington as set forth in the Comprehensive Plan.  The Project is located in the southwest quadrant.  Objectives of the southwest quadrant include  objective #54, promote higher‐density, mixed use development and redevelopment along  Shelburne Road and foster effective transitions to adjacent residential areas.  Staff considers the  project supports this objective and does not detract from the other objectives.  Staff considers  this criterion met.   B. 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.  Staff considers transitions between structure and site and structure to structure to be outside the  scope of this review since no exterior improvements are proposed.  However, Staff considers the  Board should evaluate pedestrian movement, adequacy of planting, and adequacy of parking for  the proposed change in use.  There is a sidewalk proposed along the front of the building.  Landscaping is discussed under 14.07D below.    Parking is required at a rate of 0.75 spaces per dwelling unit plus 0.75 spaces per 4 units for studio  or one bedroom units, and at a rate of 1.5 spaces per dwelling unit plus 0.75 spaces per 4 units for  units with two or greater bedrooms.  The applicant is proposing 70 one‐bedroom units and eight  two‐bedroom units, requiring 80 parking spaces.  There is no required minimum parking for the  remainder of the uses in the PUD.  To give the Board a sense of scale, there are approximately 12  parking spaces in each row of parking located in front of the building proposed for conversion.    (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.  Staff considers compliance with this criterion unaffected by this application.  (3) Without restricting the permissible limits of the applicable zoning district, the height and  scale of each building shall be compatible with its site and existing or anticipated adjoining  buildings.  Staff considers compliance with this criterion unaffected by this application.  14.07 Specific Review Standards   In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply:  #SD‐21‐01  Staff Comments       4  4 of 8  A. 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.  This PUD connects Shelburne Road to Harbor View Road.  Staff considers that no additional land is  needed to support access to abutting properties.  B.  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 15.13, Utility Services, shall also be met.  Utility services are underground.  No changes are proposed.  Staff considers this criterion met.  C.  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 (ie, non‐dumpster, non‐large drum) shall  not be required to be fenced or screened.  The applicant is proposing for residents to use the existing enclosed dumpster to the west of the building.   Staff considers this criterion met.  D.  Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening,  and Street Trees.  It was noted at sketch that the existing landscaping does not appear to match the previously approved  landscaping and the applicant should either restore the site or propose an alternative.    2. It appears the applicant has not updated their plans to reflect the previously approved landscaping and  has in fact only shown extant landscaping.  Staff recommends the Board require the applicant to show  the previously approved landscaping on the plans.  This landscaping must be fully present prior to the  applicant being allowed to occupy the proposed use.  Staff notes this applies to the entire PUD, not just  the area in proximity to the building proposed to be converted.    The applicant has also proposed to add landscaping on the east side of the building to create an outdoor  lawn area for residents.  In their estimate of the cost, the applicant has included a number of items which  are not eligible to be used to meet minimum required landscaping value.  Since no minimum additional  landscaping is required, this is fine, but if the applicant wishes to amend the previously approved  landscaping by substituting new landscaping, these values must be limited to the installed cost of proposed  trees and shrubs.  E.  Modification of Standards. Except within the City Center Form Based Code District, where the  limitations of a site may cause unusual hardship in complying with any of the standards above and  waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board  may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive  Plan are met. However, in no case shall the DRB permit the location of a new structure less than five (5)  feet from any property boundary and in no case shall be the DRB allow land development creating a  total site coverage exceeding the allowable limit for the applicable zoning district in the case of new  development,  or  increasing  the  coverage  on  sites  where  the  pre‐existing  condition  exceeds  the  applicable limit.  Staff considers no modification of standards necessary.  #SD‐21‐01  Staff Comments       5  5 of 8  F   Low Impact Development. The use of low impact site design strategies that minimize site  disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various other  techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into underlying  soils and groundwater as close as is reasonable practicable to where it hits the ground, is required  pursuant to the standards contained within Article 12.  The City Stormwater Section reviewed the plans on 12/22/2020 and offers the following comments.    The Stormwater Section has reviewed the “Larkin Comfort Suites” site plan prepared by Krebs & Lansing  Consulting Engineers, dated 11/23/2020. We would like to offer the following comments:  1. This project is located in the Bartlett Brook watershed. This watershed is listed as stormwater  impaired by the State of Vermont Department of Environmental Conservation (DEC).  2. A Wetland Advisory area is shown on the VT ANR Natural Resource Atlas. It is recommended that  the applicant contact the State Wetlands Division to confirm that the proposed mowed path is  an allowable use in the wetland buffer.  3. This parcel is listed as a site required to comply with the new 3‐9050 permit for having greater  than 3 acres of impervious surface.  4. Applicant is requested to show all impacts to the site including the Limits of Disturbance and any  potential changes being proposed to impervious surfaces. Applicant is requested to show all  pertinent EPSC measures required for the proposed construction on plan set.   5. It is recommended that the DRB include a condition requiring the applicant to regularly maintain  all stormwater treatment and conveyance infrastructure.  3. Pertaining to comment #2, Staff notes that if the State Wetlands Division does not allow the mowed  path in the location shown, the applicant would need to amend their permit.  Staff recommends the  Board ask the applicant if they would like to delay closing the hearing by 2 weeks in order to seek  feedback from the State Wetlands Division. Staff notes the wetland delineation provided on the plans  is from 1985.  Pertaining to comment #4, Staff notes the applicant will be required to contain all construction activities  within the shown limit of disturbance, including construction lay‐down areas.  Staff recommends the Board incorporate comments #4 and #5 as conditions of approval.      G.  Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for  Roadways, Parking, and Circulation shall be met.  Staff considers compliance with this criterion unaffected by this application.    D) PLANNED UNIT DEVELOPMENT STANDARDS  Section 15.18A of the South Burlington Land Development Regulations establishes the following general  standards for all PUDs.  (1) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the  project in conformance with applicable State and City requirements, as evidenced by a City  water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit  from the Department of Environmental Conservation.  The applicant obtained preliminary water and wastewater allocation in October 2020.  Staff  recommends the Board include a condition requiring the applicant to obtain final allocations prior to  issuance of a zoning permit.  #SD‐21‐01  Staff Comments       6  6 of 8  (2) Sufficient grading and erosion controls will be utilized during construction and after  construction to prevent soil erosion and runoff from creating unhealthy or dangerous  conditions on the subject property and adjacent properties. In making this finding, the DRB  may rely on evidence that the project will be covered under the General Permit for  Construction issued by the Vermont Department of Environmental Conservation.  As noted above pertaining to low impact development, the applicant should provide a limit of  disturbance on the plans and show relevant EPSC measures.  Staff recommends the Board  include a condition requiring the applicant to comply with the erosion prevention and sediment  control standards of Article 16.    (3) The project incorporates access, circulation and traffic management strategies sufficient to  prevent unreasonable congestion of adjacent roads. In making this finding the DRB may rely  on the findings of a traffic study submitted by the applicant, and the findings of any technical  review by City staff or consultants.  Staff considers compliance with this criterion unaffected by this application.  (4) The project’s design respects and will provide suitable protection to wetlands, streams,  wildlife habitat as identified in the Open Space Strategy, and any unique natural features on  the site. In making this finding the DRB shall utilize the provisions of Article 12 of these  Regulations related to wetlands and stream buffers, and may seek comment from the Natural  Resources Committee with respect to the project’s impact on natural resources.  As noted above pertaining to low impact development, Staff considers the proposed mowed  path may impact wetland buffers, and consent of the State Wetland Division should be sought.   If the applicant wishes to conclude the meeting without feedback from the wetlands program,  Staff recommends the Board include a condition requiring demonstration of acceptance by the  wetlands program prior to issuance of a zoning permit.    (5) The project is designed to be visually compatible with the planned development patterns in  the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in  which it is located.  Staff considers compliance with this criterion unaffected by this application.  (6) Open space areas on the site have been located in such a way as to maximize opportunities for  creating contiguous open spaces between adjoining parcels and/or stream buffer areas.  The applicant is proposing enhance the open space east of the building by establishing it as a  lawn area with boulders for seating.  Staff considers this criterion met.   (7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or his designee to  insure that adequate fire protection can be provided, with the standards for approval  including, but not be limited to, minimum distance between structures, street width, vehicular  access from two directions where possible, looping of water lines, water flow and pressure,  and number and location of hydrants. All aspects of fire protection systems shall be designed  and installed in accordance with applicable codes in all areas served by municipal water.  The Fire Chief’s comments pertained to the interior of the building.  Staff considers this criterion  met.  #SD‐21‐01  Staff Comments       7  7 of 8  (8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting  have been designed in a manner that is compatible with the extension of such services and  infrastructure to adjacent properties.  (9)  Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is  consistent with City utility and roadway plans and maintenance standards, absent a specific  agreement with the applicant related to maintenance that has been approved by the City  Council.  No changes to roads, recreation paths, lighting, or sidewalks are proposed.  Stormwater  facilities, landscaping and utility lines are discussed elsewhere in this document.    Staff considers these criteria met.    (10) The project is consistent with the goals and objectives of the Comprehensive Plan for  the affected district(s).  A discussion of consistency with Comprehensive Plan is provided under site plan review  standards above.   (11) The project’s design incorporates strategies that minimize site disturbance and  integrate structures, landscaping, natural hydrologic functions, and other techniques to  generate less runoff from developed land and to infiltrate rainfall into underlying soils and  groundwater as close as possible to where it hits the ground.  See discussion above under Site Plan Review standard pertaining to Low Impact Development.    E) TRAFFIC OVERLAY DISTRICT  The project is proposing to generate 5 additional vehicle trips.    F) OTHER  13.14 Bicycle Parking and Storage  For the 78 unit building, the applicant is required to provide 8 bicycle parking spaces.  The applicant is  also required to bring the remainder of the PUD into compliance with short‐term bicycle parking.   Bicycle parking standards for the remainder of the uses are based on building square footage.  Staff  estimates based on takeoffs from the provided plans that the building consist of the following.  Building Description  Estimated Square Footage  Required Bicycle Parking  121 Room Hotel  3 stories at 21,600 sf each  13 spaces  60 Room Hotel  4 stories at 12,300 sf each  10 spaces  Restaurant  2 stories at 5,800 sf each  4 spaces (based on minimum  requirement for restaurant use)  3 Unit Multifamily Building  N/A  No minimum for buildings with  3 or fewer units  Staff invites the applicant to provide better calculations of square footage if the above are inaccurate.  4. Staff recommends the Board require the applicant to provide short‐term bicycle spaces near the  entrance of each building in the quantities specified, or demonstrate that such bicycle parking already  exists in accordance with 13.14B(1)(b).    #SD‐21‐01  Staff Comments       8  8 of 8    RECOMMENDATION  Staff recommends that the Board work with the applicant to address the issues identified herein.  Respectfully submitted,    Marla Keene, Development Review Planner      P: (802) 878-0375 | email@krebsandlansing.com  November 25, 2020    Marla Keene  South Burlington City Hall  575 Dorset Street  South Burlington, VT    Re: Larkin Shelburne Road Property Sketch Plan Application  File: 09171      Dear Marla,    The Larkins are planning to convert 78 suite units and 6 standard hotel rooms to multi‐family residential  at their Comfort Inn business on Shelburne Road. The final mix will be 70 one‐bedroom units and 8 two‐ bedroom units. The project will be done in 2 phases of 39 units each. Phase 1 will be the East Wing of  the existing hotel and Phase 2 will be the West wing. Phase 1 will include apartment amenities such as  central laundry, bike storage and other core common space. Phase 2 will include an adaptive reuse of  the rooftop space. The Sketch Plan application was heard by the DRB on 10/20/20. Relevant sections of  the LDRs are addressed below.     The parcel is Zoned C‐2 and has been designated as a PUD in previous permit approvals as  required.     All required building setbacks are met with the existing building.     Density is calculated as 1 unit per 40,000 sf = 92 units allowed, 78 units proposed.     The project is subject to Inclusionary Zoning (18.01 (B)): 15% affordability is 11.7 rounded to 12.   6 per phase.      The property is subject the Transit Overlay District which requires pedestrian access to  Shelburne Road. A concrete sidewalk exists along the north side of the parking lots and connects  to a concrete sidewalk on Shelburne Road.     The property is subject the Urban Design Overlay District (Overlay Districts Map 1) which mostly  speaks of entrances, windows, building size, landscaping and aesthetics. With the exception of  an elevator and interior rearrangements, no changes to the building structure, exterior finish or  lighting  is proposed. Landscape improvements are included in a plan by Wagner Hodgson.     The property is subject to the Traffic Overlay District (Overlay Districts Map 2), Zone 3, 45  trips/40,000 sf yields 649 trips allowed. The ITE Manual (10th Edition) comparison between  existing Suites and proposed Multi‐Family Residential is attached.  Marla Keene November 25, 2020   PAGE [ 2 ]     There is a stream along the south side of the property that is shown on the Site Plan that  corresponds to a stream shown on the Wetlands Map. No wetlands are shown on the map. No  disturbance to the stream or any other watercourse is proposed.    Included with this letter:   City of South Burlington Preliminary/Final Plat application with abutting property owners list and  copy of fee check.   ITE (10th Edition) Traffic comparison documents.   Water and Wastewater allocation approvals from City Staff.     Site Plan by Krebs & Lansing entitled “Larkin Comfort Suites Residential Conversion‐Site Plan”,  SP‐1, dated 11‐23‐20    Landscape Plans by Wagner Hodgson, L100, dated 11‐17‐20   Architectural Elevations by BMA Architectural Group, A‐200, dated 11‐3‐20   Site Details by Krebs & Lansing, D‐1, dated 11‐17‐20    Please feel free to call/write if you have questions or require any additional information. Thank you for  your time to review our request.      Sincerely,  Krebs and Lansing Consulting Engineers    Skip McClellan   Skip McClellan    Larkin Shel Rd SB Cover 10.25.20.docx    RAMP RAMP RD Shade indicates existing buildings to be converted from suites to multi-family residential units New U style bike racks on pervious paver base. 10 bicycle positions. Boulders and mowed path as shown on Landscape Plan L100 Remove and dispose of existing bike rack Planning and Zoning Information Owner and Applicant: Lark-Inns L.P., Inc. 410 Shelburne Road Burlington, Vt. 05403 (802) - 864-7444 Area:13.26 acres Zoned:Commercial 2 Lot Coverage: Buildings 11.0% Paved/Concrete 28.3% (addition of bike rack pad 0.02%) Total lot coverage 39.3% Front yard: Paved 47.4% (unchanged in this application) Project Description: Conversion of 84 Hotel units to 78 residential units. 70 one-bedroom units and 8 two-bedroom units. Additional bike rack spaces are required for this conversion. The fence at Lakeview House will be replaced. The existing buildings will continue to be served by municipal water and sewer. This plan is not a boundary survey. Utility information and topography shown is based on an existing features survey conducted by Krebs and Lansing and LIDAR. Underground utilities are approximate and not warranted to be exact or complete. Contractor shall contact New England Dig Safe prior to anyexcavations. The location of underground electrical lines which service the site lights are not shown on the Civil Plans. Other electrical lines may exist which are notshown on this plan. All Civil Site and Civil Utility design extends from beyond 5 ft. outside thebuildings. Contractor shall see Architectural, Structural, and MechanicalPlans for all design within 5 ft of the building. Contractor responsible for all pavement markings shown or implied on theplans. The Contractor shall be responsible for all erosion prevention and sedimentcontrol measures necessary to comply with the Low Risk ConstructionGeneral Permit and as outlined outlined in the Low Risk Site Handbook for Erosion Prevention and Sediment Control. The pavement and restoration shown may not include all restoration necessary to complete the utility work. The Contractor shall be responsiblefor repairing all pavement and subbase necessary to complete the work. GENERAL NOTESGENERAL NOTES SITE LARKIN COMFORT SUITES Route 7, Shelburne Road, SouthBurlington, VT 09171/DWG/09171 Larkin Shel Rd Conversion Plans and Details CIVIL ENGINEER SCALE: REVISED: DRAWN BY: PROJECT NO: DATE: CONTENT: ProjectPhase SP-1 SLM PERMIT DRAWINGS NO.DESCRIPTION DATE 09171 1" = 50' SITE PLAN 11/23/20 PERMIT REVIEW ONLY 164 Main Street, Suite 201, Colchester, VT 05446T: (802) 878-0375 F: (802) 878-9618email@krebsandlansing.com RESIDENTIAL CONVERSION Locus (24) SEA GREEN JUNIPER #3 ON 36" CENTERSJUNIPEROUS CHINENSIS 'SEA GREEN' (8) SEA GREEN JUNIPER #3JUNIPEROUS CHINENSIS 'SEA GREEN' EXISTING TREE TP REMAIN TYP. PROPOSED BOULDER SEAT TYP. BOULDER TO BE LOCATED INFIELD BY LANDSCAPE ARCHITECT PROPOSED BIKE RACK ON PERMEABLE PAVERS LAWN LAWN LAWN LAWN LAWN LAWN EXISTING PLANTING TO REMAIN TYP. PATIO AND MECHANICAL UNIT MOWED PATH TO HARBOR VIEW RD. LIMIT OF LAWN TO BE RE-SEEDED/RECIEVE TOPSOIL AS NEC. CONTRACTOR TO ESTIMATE AREA OFSEEDING AND PRESENT TO CLIENT BEFOREINSTALLING. RAMP RAMP 175 (3) SHADBLOW AMELANCHIER CANADENSISTO REPLACE REMOVED HEMLOCKSEXISTING PLANTINGTO REMAIN TYP. LANDSCAPE ARCHITECTURE WAGNERHODGSON © WHLA ALL RIGHTS RESERVED 2020 VT802.864.0010 JOB NO. SCALE: DRAWN BY: DATE: wagnerhodgson.comNY518.567.1791 NO.DESCRIPTION DATE LARKIN HOLIDAY INN EXPRESS & COMFORT SUITES SOUTH BURLINGTON, VT 122 430 Warren Street Hudson, NY 12534 PLOT DATE: 11/23/2020 10:40 AMLANDSCAPE PLAN 1"=20' jfs 111720 L100 # DESCRIPTION 1 DESCRIPTION 2 00.00.0000 SCALE OF FEET 20020 40 TREE PROTECTION NOTES 1.Proposed methods, and schedule for effecting tree and plant protectionshall be submitted for approval.2.Proposed methods, materials, and schedule for root pruning,construction pruning, and tree fertilization shall be submitted forapproval.3.Certain specimen trees adjacent to construction areas and in other keylocations will be identified by the Owner and the Architect, and markedwith red tags. Loss of any of these trees will result in fines assessed at$5,000 per tree. Damage to all other trees on the property will beassessed at the rate of $500 per inch caliper of the tree.4.A fine of $1,000 will be levied against the Contractor for each incidentof construction inside tree protection areas.5.Damages to trees, shrubs, and other vegetation will be assessed by theArchitect and Owner in accordance with the International Society ofArboriculture (ISA) Guide.6.Trees or roots visibly damaged will cause the Owner to withhold fromthe Contractor an assessed amount conforming to the requirementsstipulated above for a period of two years. After that period the impactof the damaged to any tree will be assessed accordingly.7.If any trees or shrubs designated to be saved are damaged andreplacement is required, a number and diameter of trees or shrubs ofthe same species and variety, as specified by the Owner and Architect,shall be furnished and planted by the Contractor. The total inchdiameter of the replacement trees or shrubs shall equal the diameter ofthe tree or shrub to be replaced. The Contractor shall not be liable forany loss or damage which occurs while the Contractor is complying withinstructions given by the Owner, Architect, or arborist working on theProject.8.The Contractor's attention is called to the fact that certain areas on thesite exist as natural woodland spaces and are to remain as naturalwoodlands. Therefore, all construction operations must be performedin such a manner, which will preserve these existing naturalenvironments as wood preserves.9.Designated areas of trees, understory, and wildflowers are to remainuntouched and unharmed.10.Clearly mark all clearing limits in the field and accompany Architect on ajoint review of clearing limits before clearing operations havecommenced. Limit of clearing is generally defined as the limit of grading.11.Galvanized chain link fencing, 4 feet high. Stakes for fencing shall be 8feet galvanized steel posts, driven a minimum of 3 feet into the ground.Posts shall be spaced 10 feet on center maximum.12.Prior to start of demolition work and clearing and grubbing operations,tree protection fencing shall be installed in accordance with thefollowing:13.Fencing shall be installed at the tree protection areas indicated on theDrawings.14.Fencing shall be installed a minimum of 15 feet beyond the drip line ofthe trees to be protected, unless otherwise approved by the Architect.15.Where construction will be in close proximity to existing treesdesignated to remain, roots shall be pruned. Proximity shall be asdetermined in the field by the Landscape Architect or Arborist.16.Suitable means for root pruning include,trenching, vibrating plow, andwater jet pruning. Any method which tears roots or disturbs the soilbeyond the grading limit is unacceptable.17.Trees to receive root pruning shall be reviewed by an arborist forcanopy pruning, fertilization and trench backfill recommendations.18.Selective clearing within tree protection areas shall only be performedwhen and as directed by the Landscape Architect. Refer to Section02115, selective clearing.19.Except as otherwise indicated or requested by Landscape Architect,temporary protection devices and facilities installed during course of thework shall be removed only after all work which may injure or damage trees and plants is completed. PLANTING NOTES 1.All plant material in the plant schedule shall be nursery grown inaccordance with ANSI in accordance with Z.60.1 Standards formeasurement of nursery stock.2.All plants shall be guaranteed by the Contractor for a period of one year from date of receipt of Provisional Acceptance of thecompleted installation by the Owner. 3.Replacement plantings will be required prior to Final Acceptance forany plants which are missing, not true to specifications, have died or are unhealthy or uncharacteristic of the species (due to excessivepruning, dieback or other reasons). 4.All plant materials shall be selected and tagged at the nursery byLandscape Architect.5.The Landscape Architect's approval is required for any plant material substitutions.6.The Contractor is responsible for immediately notifying the Landscape Architect if any plant quantity discrepancies exist betweenthe planting plan and the plant list. 7.All shrubs and trees will be sprayed with the anti-desiccant"Wilt-Pruf" ( or approved equal) prior to the first Winter (no later that November 30).8.The Landscape Contractor shall have the General Contractor locateall underground utilities in areas to be landscaped prior tocommencing any excavation. Adjustments to tree locations will beallowed where utility conflicts are clearly a problem and with prior site approval by Landscape Architect.9.All plant bed, shrub and tree location shall be staked in the field by Contractor for Landscape Architects approval prior to installation.10.Adjustments to plant beds shall be approved by Landscape Architect.11.General Contractor is responsible for all erosion control measuresduring construction.12.All disturbed areas are to be topsoiled and seeded or sodded, asindicated in the planting plan. 13.Mulch shall consist of double-shredded hardwood mulch orapproved equal and Contractor is responsible for providing samples of mulch to Landscape Architect. Mulch plant materials as shown onplan and details. 14.It is the intent of this contract to avoid any disturbance to existingtrees or shrubs on site other than those specifically designated fortransplant or removal.15.Liquidated damages for trees damaged by construction operationshall be $500 per caliper inch. Shrubs shall be $100 each. 16.During construction, and until the end of warranty period, existingtrees that are showing signs of stress as determined by the Landscape Architect are to be deep root fertilized, two injectionsper caliper inch per tree at 18" - 24" depth with Peter's 20/20/20 fertilizer or Landscape Architect approved equal.17.Contractor is responsible for verifying and confirming all plant counts as supplied by the Landscape Architect with field conditionsas constructed. Any discrepancies shall be reported to LandscapeArchitect for approval and direction.18.Tree transplanting shall be performed by a suitable hydraulic treespade, sized as necessary to perform the work. 19.Prior to commencement of any construction, all existing trees toremain shall receive tree protection fence at outer edge of dripline whenever possible. 2" MULCH. DO NOT PLACE MULCH IN CONTACT WITHSHRUB TRUNK. MAINTAIN MULCHWEED-FREE FOR A MINIMUM OF ONE YEAR AFTER PLANTING. BACKFILL WITH EXISTING SOILIN SANDY LOAM SOIL, MIX IN 20% COMPOSTED ORGANIC MATERIAL WITH EXISTING SOIL. GENTLYPACK THE BACKFILL, USINGWATER TO SETTLE SOIL AND ELIMINATE AIR POCKETS. PLACE ROOT BALL ONUNEXCAVATED OR COMPACTEDSUBGRADE TO PREVENT SETTLEMENT. PRUNE TO REMOVE DEAD AND DAMAGED STEMS. MAINTAIN NATURAL SHAPE OF PLANT. DONOT SHEAR PLANT 4" HIGH TEMPORARY SOIL SAUCER BEYOND EDGE OF ROOT BALL. REMOVE ALL TWINE, ROPE, WIREAND BURLAP FROM TOP HALF OF ROOT BALL, 8" MIN. IF PLANT ISSHIPPED WITH A WIRE BASKETAROUND THE ROOT BALL, CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8" INTOPLANTING HOLE. CUT ALLGIRDLING ROOTS. SHRUB SET TO BE PLUMB NOTES: 1. REMOVE ALL NON - BIODEGRADABLEMATERIAL FROM PLANT PIT. 2. REMOVE ALL PLANT MATERIAL TAGS, FLAGGING, AND EXTRANEOUS LABELS, ETC. SET TOP OF MAIN ORDER ROOTSFLUSH TO GRADE OR 1"-2" HIGHERIN SLOWLY DRAINING SOILS. SHRUB PLANTING DETAIL - NTS WEST BUILDING EAST BUILDING PROJECTED LANDSCAPE COSTSBIKE RACK $1500 PAVERS $3600LANDSCAPE BOULDERS $1000 EARTH WORK $1000SHRUBS WITH 18" TOPSOIL $3200 TREES WITH 24" TOPSOIL $3300LAWN AND 6" TOPSOIL $1200$14800 SECOND FLOOR100' -0"MAIN LEVEL91' -4"THIRD FLOOR108' -8"FOURTH FLOOR117' -4"LOFT126' -0"PANEL AND BATTENS TO MATCH EXISTINGSHAKES TO MATCH EXISTINGLIMIT OF WORKSECOND FLOOR100' -0"MAIN LEVEL91' -4"THIRD FLOOR108' -8"FOURTH FLOOR117' -4"LOFT126' -0"PANEL AND BATTENS TO MATCH EXISTINGSHAKES TO MATCH EXISTINGLIMIT OF WORKSECOND FLOOR100' -0"MAIN LEVEL91' -4"THIRD FLOOR108' -8"FOURTH FLOOR117' -4"LOFT126' -0"SECOND FLOOR100' -0"MAIN LEVEL91' -4"THIRD FLOOR108' -8"FOURTH FLOOR117' -4"LOFT126' -0"JOB NUMBER:DRAWN BY:CHECKED BY:PHASE:654321ABCEDDATE:BMA ARCHITECTURAL GROUPBMA, PROFESSIONAL CORPORATION ARCHITECTS / DESIGNERS / PLANNERSThese plans are copyrighted and are subject to copyright protection as an "architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. as amended December 1990 and known as Architectural Works Copyright Protection Act of 1990. The protection includes but is not limited to the overall form as well as the arrangement and composition of spaces and elements of the design. Under such protection, unauthorized use of these plans, work or home represented, can legally result in the cessation of construction or buildings being seized and/or monetary compensation to BMA, Professional Corporation. PROJECTCLIENTSEALARCHITECTCOPYRIGHT12 MIDDLE STREET AMHERST, NEW HAMPSHIRE 03031 /T/ 603.673.1991 /F/ 603.672.1385 WWW.BMAWORLD.COM654321ABCEDREVISIONSCONSULTANTBMAAPPROVALSAPPROVAL ELEVATIONS314403NOV20A-200RKBNOT APPROVEDFORCONSTRUCTIONBURLINGTON APARTMENT CONVERSIONLARKIN HOSPITALITY1712 SHELBURNE RD, SOUTH BURLINGTON, VERMONT 05403410 SHELBURNE ROAD, BURLINGTON, VERMONT 05401SCALE:1/16" = 1'-0"E1PROPOSED SOUTH ELEVATIONSCALE:1/16" = 1'-0"D1PROPOSED NORTH ELEVATIONSCALE:C1PROPOSED PERSPECTIVESCALE:1/16" = 1'-0"B1EXISTING NORTH ELEVATIONSCALE:1/16" = 1'-0"A1EXISTING SOUTH ELEVATION LARKIN COMFORT SUITES Route 7, Shelburne Road, SouthBurlington, VT 09171/DWG/09171 Larkin Shel Rd Conversion Plans and Details CIVIL ENGINEER SCALE: REVISED: DRAWN BY: PROJECT NO: DATE: CONTENT: ProjectPhase D-1 SLM PERMIT DRAWINGS NO.DESCRIPTION DATE 09171 As Noted DETAILS 11/17/20 PERMIT REVIEW ONLY 164 Main Street, Suite 201, Colchester, VT 05446T: (802) 878-0375 F: (802) 878-9618email@krebsandlansing.com RESIDENTIAL CONVERSION Erosion Prevention and Sediment Control Notes ”” ”” ”” ” ””” ””” 1ABCDA*D*B*C*8*7*6*EXISTING CONNECTOR BRIDGE ABOVEX. STAIRSX. ELEV.X. ELEV.X. STAIRSCORRIDOR / UTILITY CHASE BELOWRELOCATED EXISTING HVAC UNITC1C2C3C4A-201A1A-201C1D1A-301A5A-301LIMIT OF WORKNEW STEEL COLUMNS WITH FIRE RATED ENCLOSURESEXISTING DOOR RELOCATEDEXISTING FIRE DOORS TO REMAIN ON BOTH SIDESA-200D11001013A3A1A3B333X. LOBBYX. CORR.X. CORR.ELEV. MACH.RM.ELEV.10' - 11" 8' - 0 3/4"8' - 6" 5' - 0"A-501B4SimA-501A1A-301A1A-201C31ABCDA*D*B*C*8*7*6*C1C2C3C4A-201A1A-201C1D1A-301A5A-301EXISTING FIRE DOORS TO REMAIN ON BOTH SIDESLIMIT OF WORKA-200D13B333X. CORR.X. CORR.X.CONNECTORELEV.OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWA-501A1A-201C31. ALL STEEL COLUMNS ARE FIRE RATED, REFER TO A-500 DRAWINGS.2. FOR CORRIDOR WINDOW TREATMENT, REF: ID.GENERAL FLOOR PLAN NOTESJOB NUMBER:DRAWN BY:CHECKED BY:PHASE:654321ABCEDDATE:BMA ARCHITECTURAL GROUPBMA, PROFESSIONAL CORPORATION ARCHITECTS / DESIGNERS / PLANNERSThese plans are copyrighted and are subject to copyright protection as an "architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. as amended December 1990 and known as Architectural Works Copyright Protection Act of 1990. The protection includes but is not limited to the overall form as well as the arrangement and composition of spaces and elements of the design. Under such protection, unauthorized use of these plans, work or home represented, can legally result in the cessation of construction or buildings being seized and/or monetary compensation to BMA, Professional Corporation. PROJECTCLIENTSEALARCHITECTCOPYRIGHT12 MIDDLE STREET AMHERST, NEW HAMPSHIRE 03031 /T/ 603.673.1991 /F/ 603.672.1385 WWW.BMAWORLD.COM654321ABCEDREVISIONSCONSULTANTBMAAPPROVALSMAIN LEVEL & SECOND FLOOR PARTIALARCHITECTURAL PLAN314401DEC20A-101RKBNOT APPROVEDFORCONSTRUCTIONBURLINGTON APARTMENT CONVERSIONLARKIN HOSPITALITY1712 SHELBURNE RD, SOUTH BURLINGTON, VERMONT 05403410 SHELBURNE ROAD, BURLINGTON, VERMONT 05401SCALE:1/8" = 1'-0"A1PARTIAL MAIN LEVEL ARCHITECTURAL PLANSCALE:1/8" = 1'-0"A4PARTIAL SECOND FLOOR ARCHITECTURAL PLAN 1ABCDA*D*B*C*8*7*6*C1C2C3C4A-201A1A-201C1D1A-301A5A-301SOFFIT AND CHASE FOR RDRD OUTLETFLASH AND PATCH EXISTING ROOF INTO NEW WALLS LIMIT OF WORKA-200D13003013B23A3AX. CORR.X. CORR.ELEV.CONNECTORX. ATTIC10' - 11" 8' - 0 3/4"8' - 6"10' - 0"8' - 10 1/2"19' - 0"FROM FACE OF EXISTING CONCRETE WALL AT GRID 'C2'FROM FACE OF EXISTING CONCRETE WALL AT GRID 'C2'FROM FACE OF EXISTING CONCRETE WALL AT GRID 'C1'FROM FACE OF EXISTING CONCRETE WALL AT GRID 'C1'39' - 9 1/2"7' - 1"7' - 0"5' - 0 1/2"AAAA-501A1A-201C33' - 0"3' - 0"1ABCDA*D*B*C*8*7*6*RELOCATE BALLROOM BATHROOMEQ.7' - 0"7' - 0"7' - 0"7' - 0"EQ.RAMP DOWN 9" FROM BALLROOM LEVEL TO CONNECTORC1C2C3C4A-201A1A-201C1D1A-301A5A-301BBBBBA-200D14004013B3A3A3AX. CORR.X. CORR.ELEV.CONNECTOR10' - 11" 8' - 0 3/4"8' - 6"10' - 0"8' - 10 1/2"19' - 0"FROM FACE OF EXISTING CONCRETE WALL AT GRID 'C2'FROM FACE OF EXISTING CONCRETE WALL AT GRID 'C2'FROM FACE OF EXISTING CONCRETE WALL AT GRID 'C1'FROM FACE OF EXISTING CONCRETE WALL AT GRID 'C1'39' - 9 1/2"ALIGN WINDOWS ACROSS CORR.ALIGN WINDOWS ACROSS CORR.7' - 1"7' - 0"5' - 0 1/2"AAAA-201C3JOB NUMBER:DRAWN BY:CHECKED BY:PHASE:654321ABCEDDATE:BMA ARCHITECTURAL GROUPBMA, PROFESSIONAL CORPORATION ARCHITECTS / DESIGNERS / PLANNERSThese plans are copyrighted and are subject to copyright protection as an "architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. as amended December 1990 and known as Architectural Works Copyright Protection Act of 1990. The protection includes but is not limited to the overall form as well as the arrangement and composition of spaces and elements of the design. Under such protection, unauthorized use of these plans, work or home represented, can legally result in the cessation of construction or buildings being seized and/or monetary compensation to BMA, Professional Corporation. PROJECTCLIENTSEALARCHITECTCOPYRIGHT12 MIDDLE STREET AMHERST, NEW HAMPSHIRE 03031 /T/ 603.673.1991 /F/ 603.672.1385 WWW.BMAWORLD.COM654321ABCEDREVISIONSCONSULTANTBMAAPPROVALSTHIRD & FOURTH FLOOR PARTIALARCHITECTURAL PLAN314401DEC20A-102RKBNOT APPROVEDFORCONSTRUCTIONBURLINGTON APARTMENT CONVERSIONLARKIN HOSPITALITY1712 SHELBURNE RD, SOUTH BURLINGTON, VERMONT 05403410 SHELBURNE ROAD, BURLINGTON, VERMONT 05401SCALE:1/8" = 1'-0"A1PARTIAL THIRD FLOOR ARCHITECTURAL PLANSCALE:1/8" = 1'-0"A4PARTIAL FOURTH FLOOR ARCHITECTURAL PLAN 34CD3"6' - 1"10 3/4"EXTEND EXISTING WALL TO CEILINGWALK-IN CLOSETBATHROOMBEDROOMLIVING ROOMDINING ROOMKITCHENCLNEW 3'-0" X 6'-8" SINGLE PANEL DOORNEW 2'-8" X 6'-8" SINGLE PANEL DOOR IN EXISTING FRAMEEXTEND EXISTING WALL TO EXTERIORNEW FAN LIGHTNEW PAIR OF 1'-10" X 6'-8" SINGLE PANEL DOORSNEW WALLS AROUND REFRIGERATORNEW PARTIAL HEIGHT WALL BEHIND KITCHENNEW KITCHEN MILLWORK AND APPLIANCESNEW OPEN SHELVING ABOVE REFRIGERATORNEW SURFACE MOUNT CEILING LIGHTNEW TRACK LIGHT AT SOFFITNEW ELECTRICAL OUTLETS PER CODENEW SMOKE / CO / HEAT DETECTOR PER CODENEW WALL SCONCE3' - 6"1' - 4"SHELF ABOVE BACKSPLASHWALL SCONCE4 1/4"2' - 0"PARTIAL HEIGHT CHASE WALL2' - 0"1' - 0"3"6' - 1"24" RANGESPICE RACKFLOATING SHELF W/ COFFEE CUP HOOKS24" OR 20" MICROWAVE W/ RECIRCULATING FANOPEN SHELVINGSHELF ABOVE BACKSPLASHTRACK LIGHTA-100A534CDDEMO EXISTING SCONCE, RELOCATE POWER AS REQUIRED FOR NEW LIGHTDEMO EXISTING CLOSET DOORSDEMO EXISTING VANITYDEMO EXISTING DOOR PANEL (FRAME TO REMAIN)DEMO EXISTING HEAT LAMPDEMO EXISTING COUNTER, SINK, FAUCET AND CABINETDEMO EXISTING WALL LIGHT, RELOCATE POWER AS REQUIRED FOR NEW LIGHT24" RANGESPICE RACKFLOATING SHELF W/ COFFEE CUP HOOKS24" OR 20" MICROWAVE W/ RECIRCULATING FANOPEN SHELVINGSHELF ABOVE BACKSPLASH6' - 1"10 3/4"2' - 4"1' - 8"3' - 0"1 1/4"2' - 6 3/4"4"2"1' - 4"2"6"2"1' - 3"2' - 0"2' - 0"9"1"2"2' - 11"2"2' - 0"2"5"2"1"B5A-1004' - 0"3' - 0"2"1' - 4"2"6"2"1' - 8"1 1/4"2' - 6 3/4"4"1' - 4"4 1/4"2' - 0"1' - 8"3 1/4"3/4"FLOATING SHELF W/ COFFEE CUP HOOKSOPEN SHELVINGSHELF ABOVE BACKSPLASHJOB NUMBER:DRAWN BY:CHECKED BY:PHASE:654321ABCEDDATE:BMA ARCHITECTURAL GROUPBMA, PROFESSIONAL CORPORATION ARCHITECTS / DESIGNERS / PLANNERSThese plans are copyrighted and are subject to copyright protection as an "architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. as amended December 1990 and known as Architectural Works Copyright Protection Act of 1990. The protection includes but is not limited to the overall form as well as the arrangement and composition of spaces and elements of the design. Under such protection, unauthorized use of these plans, work or home represented, can legally result in the cessation of construction or buildings being seized and/or monetary compensation to BMA, Professional Corporation. PROJECTCLIENTSEALARCHITECTCOPYRIGHT12 MIDDLE STREET AMHERST, NEW HAMPSHIRE 03031 /T/ 603.673.1991 /F/ 603.672.1385 WWW.BMAWORLD.COM654321ABCEDREVISIONSCONSULTANTAuthorSCHEMATICTYPICAL APARTMENT DESIGN314421JULY2020A-100RKBBURLINGTON APARTMENT CONVERSIONLARKIN HOSPITALITY1712 SHELBURNE RD, SOUTH BURLINGTON, VERMONT 05403410 SHELBURNE ROAD, BURLINGTON, VERMONT 05401SCALE:1/4" = 1'-0"B3ENLARGED TYPICAL UNITSCALE:1/4" = 1'-0"A1INTERIOR ELEVATION - KITCHEN- LEFTSCALE:1/4" = 1'-0"A2INTERIOR ELEVATION - KITCHEN- FRONTSCALE:1/4" = 1'-0"B1ENLARGED TYPICAL UNIT - DEMO PLANSCALE:A3ENLARGED TYPICAL UNIT KITCHENSCALE:1/2" = 1'-0"A5MILLWORK ELEVATION - KITCHENSCALE:3/4" = 1'-0"B5MILLWORK SECTION - KITCHEN