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HomeMy WebLinkAboutAgenda 07 Beta Applicant ResponsesBETA TECHNOLOGIES February 15, 2022 S40 PRELIM + FINAL PLAT APPLICATION #SD-21-28 Hearing No. 3 | Responses to Staff Comments Page 1 of 6 Below are response and or clarifications to Staff questions and comments provide in Staff’s Findings of Fact and Decision memo issued dated February 15, 2022. A) PHASING 1. The interior of the building in the first sub-phase will consist of 163,000 sf of an unknown quantity of manufacturing and office spaces. Staff recommends the Board require the applicant to provide a breakdown of the area of each use. Space/Use breakdown for the first sub-phase is: Office 11,900 SF Aircraft Assembly 131,600 SF Storage 19,500 SF 163,000 SF C) SITE PLAN REVIEW STANDARDS 14.06 General Review Standards 1. The first sub-phase includes the manufacturing portion of the building, the majority of site infrastructure, required minimum landscaping for the value of the manufacturing portion of the building, and the “recreational amenity,” but omits the “great lawn” and recreation path open spaces. The portion of the building which would be constructed contains no windows facing Williston Road and no windows or doors for the first 200 feet of building facing the site roadway. The first door, a small solid door, occurs 203 ft from the corner of the building, and the first transparent glazing 13 ft after that. The façade will be clad in insulated metal panels with 3-inch accent fins. This portion of the building is 35-ft tall. Though as noted above, this project establishes the character of the area, the character of the form and landscaping of the grounds is of relatively high aesthetic quality, with which a 200-ft x 35-ft blank expanse is inconsistent. The applicant has indicated they do not yet know the programming of the second sub-phase (the remainder of the preliminary and final plat), therefore they do not want to commit to constructing that phase at this time. Staff recommends the Board consider whether the first sub-phase meets this and criteria of 14.06B(3) and 14.06C(1) and (2) below. If the Board finds it does not, Staff recommends the Board consider one of the following solutions. • Require the applicant to revise the architectural plans to provide a higher aesthetic quality of the first sub-phase, consistent with the proposal presented at master plan. • Issue an approval that allows a zoning permit for infrastructure and site work, but require an amendment to revise the architectural plans for the first sub-phase to provide a higher aesthetic quality. • Require the hardscape value of the second sub-phase to be applied towards building- mounted artwork on the first sub-phase if the second sub-phase does not obtain a zoning permit within 12-months of the zoning permit for the first sub-phase. If the Board pursues this option, Staff recommends the Board require a surety for the hardscape value of the second sub-phase. If the Board considers the first sub-phase meets the criterion above as presented, Staff recommends the Board not allow the landscaping value beyond the required minimum to be applied as credit towards future phases. Staff recommends the Board include a finding that the first sub-phase is BETA TECHNOLOGIES February 15, 2022 S40 PRELIM + FINAL PLAT APPLICATION #SD-21-28 Hearing No. 3 | Responses to Staff Comments Page 2 of 6 inconsistent with the character established at master plan, but that this preliminary and final plat meets when both phases are constructed. Staff noted provisions: Provision 14.06B(3) provides … “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.” Provision 14.06C(1) provides … “The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles.” As presented, the Applicant believes the proposed building is a smartly designed, forward-thinking, net-zero building that responds to the manufacturing and assembly business needs, that is compatible with its site, and provides and anticipates how the building will grow into its next phase. In looking at the building design, the proposed building explores, elevates, and expands how common manufacturing facility materials (insulated metal panel, louvers, etc.) are used to create a building with a high-quality aesthetic that is surrounded by and sits within a landscape design that incorporates the items in the referenced LDR provisions – buffers, screens, and visual interruptions to transition between buildings of different architectural styles adjacent the campus and in the future, on the campus. Because this is a manufacturing/assembly building, it’s extremely important that form follows function. Key elements of the manufacturing/assembly process will be impacted negatively by introducing any additional light … carbon fiber aircraft components degrade when exposed to UV rays and automation does not work if it encounters daylight. It is with this in mind that building was designed with a separation of the two key uses … 1) manufacturing/assembly and 2) engineering and support spaces, allowing for each space to be designed to fit the intended functionality. On Staff’s third bullet regarding building-mounted artwork, provisions have been made for public artwork throughout the campus, which the applicant looks forward to installing. Installing this artwork on the building diminishes the overall budget available for the future phase and would require additional structural elements to support the artwork. Additionally, as discussed in the two previous hearings, only allowing 12-months from the issuance of the first zoning permit to the second is not practical and creates an unnecessary burden on the Applicant’s business. Phase I will need to be operational for a period of time to allow the development of the process improvements the Applicant will incorporate into Phase II. Modifying the design to respond to Staff’s proposals would compromise the intended functionality of the facility. As such, the Applicant requests the DRB to approve the first phase as submitted. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. 13.06G Landscaping Standards • Trees and shrubs - $781,000. These elements are allowed by right. The City Arborist expressed that the value of some of the larger plantings should be justified. The applicant has requested BETA TECHNOLOGIES February 15, 2022 S40 PRELIM + FINAL PLAT APPLICATION #SD-21-28 Hearing No. 3 | Responses to Staff Comments Page 3 of 6 to not be required to provide this information because they are providing more than the required minimum landscaping value. 2. The Board agreed to deliberate on this question. If the applicant wishes to use the excess landscaping value towards future master plan phases, Staff recommends the Board require the applicant to provide documentation of the excess landscaping cost. Applicant will provide final subcontractor cost as documentation for the A-Build phase landscaping work to assist in determining the actual excess landscaping value to be applied toward future master plan phases. 3. There are a handful of large diameter trees proposed for removal in areas that are not currently proposed for development, or areas that are proposed for an off-road sidewalk. In particular, there are a 32-inch and a 34-inch maple tree along the proposed recreation path to the Airfield Viewing Area, and three 14 to 22-inch locust trees along Williston Road that are proposed to be removed. The applicant is proposing to retain the 32-inch maple “if possible” and are proposing to remove the 34-inch maple because the proposed grade is 1.75 ft above the existing grade in that location. No justification is provided for removal of the three locust trees. Staff asked the City Arborist to review these trees. The City Arborist indicated the three honey locusts are in better condition but would be adversely impacted by the proposed sidewalk location. He also indicated that if the applicant is removing the 34-inch maple, they should be required to retain the 32-inch maple. Staff recommends the Board require the applicant to revise the grading or add small retaining walls to preserve both the 32-inch and 34-inch maple, and discuss whether advanced sidewalk construction methods should be enlisted to retain the three locust trees. The value of mature trees is far greater than the value of new landscaping. 32” & 34” Maple Trees: Applicant has revised the grading to preserve both the 32-inch and 34- inch maple trees, though the Applicant remains concerned that the 32”-inch maple will not survive and will need to be removed in the future. Honey Locust Trees @ Sidewalk: In its current proposed alignment, which is per City of South Burlington dimensional standards, there is the possibility of saving three out of four honey locusts along Williston Road east of the new driveway. Two of them will have trunks three feet off the edge of the new sidewalk, and one will be six feet off the edge of pavement. Each tree will need to be limbed up to be clear of people walking on the sidewalk if they aren’t already and more importantly, there will be inevitable damage to their root systems from sidewalk construction which will cause long-term decay leading to the need to replace the trees. There are two possible options for resolving the issue … Option 1 – defer construction of the sidewalk until a connection can be made to the City sidewalk network, or Option 2 – remove the trees, construct the sidewalk, and plant new trees in similar positions at a normal distance from the sidewalk Applicant proposes to move forward with Option 2. F. Low Impact Development Grading on this landscaping plan does not appear to match the grading shown on the overall site plan or final grading and drainage plan sheets. Please confirm these landscaping features will not interfere with the swale called out on the westside of the Williston Road driveway. BETA TECHNOLOGIES February 15, 2022 S40 PRELIM + FINAL PLAT APPLICATION #SD-21-28 Hearing No. 3 | Responses to Staff Comments Page 4 of 6 4. Staff considers the swale will need to be regraded but should be possible without substantive modifications to the proposed amenity area if the Board accepts storm flow over the surface of the proposed path. Staff recommends the Board include the comment of the Stormwater Section as a condition of approval. Overall site plan, final grading plan, and drainage plan sheets have been revised to coordinate with the design sketch provided on page 70 of 78 of the Staff Report/Findings of Fact. G. Standards for Roadways, Parking, and Circulation. 15.12F Entrances 6. Staff has requested an independent technical review of the updated traffic impact study and anticipates having an update for the Board at the time of the hearing. No response required by Applicant. D) PLANNED UNIT DEVELOPMENT STANDARDS Section 15.18A – PUD Standards 7. The South Burlington Water Department provided comments on the plans on January 3, 2022. The applicant revised the plans, provided to Staff on 2/1/2022. Staff has provided the revised plans to the water department and anticipates having an update at the time of the hearing. No response required by Applicant. E) OTHER Section 13.14 – Bicycle Parking and Storage 8. For the proposed first sub-phase (the manufacturing building), 100% of the proposed long-term bicycle parking spaces are provided, but no short-term spaces are provided. Staff recommends the Board require the applicant to clarify the breakdown of manufacturing and office space so that the required number of short-term bicycle parking spaces can be calculated, and then require the applicant to provide that number on the plans. Applicant submitted the submitted the information below on February 1st, describing the bike parking to be provide the first sub-phase (A-Build). Bicycle Parking: Based on the A-Build gross square footage, table below outlines (orange highlighted columns) the required and proposed bicycle parking and related support facilities. By providing additional long term, indoor bike parking, the LDR’s allow for a 50% replacement of short term (outdoor) parking. Two (2) of the required twelve (12) short term bike parking spaces required, will be provided as long-term parking. BETA TECHNOLOGIES February 15, 2022 S40 PRELIM + FINAL PLAT APPLICATION #SD-21-28 Hearing No. 3 | Responses to Staff Comments Page 5 of 6 A-Build Phase Phase 2 Full Build Required Proposed Proposed Proposed Short-term Spaces 12 10 16 26 Long-term Spaces 6 16 24 40 Changing Facilities 1 1 1 2 Lockers 3 156 340 496 Showers 1 5 12 17 For exterior bike parking locations, see sheet L-200A. For indoor bike storage, locker room and shower locations, see sheet A-101MA. Sheets L-200A and A-101MA have been updated to reflect the bicycle parking spaces noted in the above table. DECISION 2. The plans must be revised to show the changes below and shall require approval of the Administrative Officer. a. Modify the connection to the remaining segment of Valley Road to be one-way by reducing the pavement width of the approximately 50-ft one-way section to 12-ft, and by adding one way and do not enter signs. Curbing may be omitted in this area. b. Modify the grading or add small retaining walls to maintain existing grade within the dripline of both the 32-inch and 34-inch maple along the proposed recreation path, modify the landscaping plan notes and EPSC plans to provide protection, and require retention of both trees. c. Include a detail, subject to review and approval by the Director of Public Works, for sidewalk construction to protect the root zones of existing trees. Indicate on the plans that this detail shall be used in proximity to the three existing honey locust along Williston Road. d. Modify the swale within the “recreation amenity” on the west side of the private road to continue to provide adequate conveyance of flows from contributing areas, subject to review and approval of the City Stormwater Section. e. Placeholder for findings related to short term bike parking in first sub-phase f. The applicant shall modify the plat to provide an easement in any locations where the proposed sidewalk is outside of the existing ROW g. The plat shall be revised to include the signature of the land surveyor. 8. The zoning permit for the first sub-phase must be obtained within six (6) months of approval. The zoning permit for the second sub-phase must be obtained within twelve (12) months of approval. The applicant may request a single one (1) year extension. As previously discussed, the Applicant requests that the zoning application for Phase II must occur no later than 3-1/2 years from substantial completion for Phase I. BETA TECHNOLOGIES February 15, 2022 S40 PRELIM + FINAL PLAT APPLICATION #SD-21-28 Hearing No. 3 | Responses to Staff Comments Page 6 of 6 9. Since the applicant has not provided a breakdown of water and wastewater demand, the applicant shall obtain final water allocation for 25,900 gpd and final wastewater allocation for 25,900 gpd prior to issuance of the zoning permit for the first sub-phase. Please note that the breakdown was provided in the December 21, 2021 submission as noted below. Phase I Allocation: 4,880 GPD Phase II Allocation: 21,020 GPD Total Allocation: 25,900 GPD As noted in the submitted application, the Applicant is requesting a Phase I allocation of 4,880 GPD and requests the wastewater allocation fee be calculated accordingly. 10. Placeholder for conditions related to appearance of the first half of the building. 13. Prior to issuance of a zoning permit for the first sub-phase, the applicant must receive approval for a street name from the Planning Commission for the proposed access road. 14. Prior to issuance of a zoning permit for the phase Phase II, including the artwork, the applicant shall meet with the Public Art Selection Committee for assistance developing a customized hardscape for the portion of the project which will be open to the public. LEVEL 2 MEZZANINESD DDSD SDSDD SD SD SD SD SD DSDDD SDSDSD SD SD SD SD DDSDSD DSDSD SDSDDSDSDSDSDD DSDDDSDDSDSDDFDFDFDFDFDFDSDDSDSDSDSDSDSDS D S D SDSDSDDSDDSDSDUDUDUDUDUDUDSDDSDSDDDFDUDUDUDUDUDpppppppppppp 35 7 '336'WVWVWVSOSWWV WWVWVWVWVDDDWLEDGELEDGELEDGERIP-RAPRIP-RAPLEDGEBOULDERSSTEPSPAVEDGRAVELGRAVELGRAVELCONCRETEWOODSXTELPED3'WIDE/1'TALLDRAINAGE OPENINGOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEDDSD SDSDSDSDSDSDSDSDSD DSDSDSDS D SD WWWWWWWWWWWWFM FM FM FM FM FM FMSSS SW W W W W W W WWWWW SDSD SDSDSDDDDS SDSDSDSGRADING ANDDRAINAGE PLANC-021AS INDICATEDISSUED FOR PERMIT2021.10.15\\us0261-ppfss01\workgroup\1794\active\179450350\transportation\drawing\sheet_files_permit_fullbuild\179450350_c-020_c-023_grading_drainage_pln.dwg1/27/2022 6:12 PM By: Sanchez, Alexis© 2018 StantecProject No.ScaleNotesIssued/Revision6A54321BCDEConsultantPermit/SealYYYY.MM.DD218421340Stantec Consulting Services Inc.193 Tilley Dr., Suite 101South Burlington VT 05403 U.S.A.802.864.0223www.stantec.comTel.PERMIT SET02-15-2022ISSUED FOR PERMIT2021.10.15REVISED2021.11.05REVISED2022.01.04REVISED2022.01.18REVISED2022.01.31REVISED2022.02.15 370'370'365'365'365'365'360'360'360'360'360'360' 3 5 5 '355'355'355'355'355'355' 350 ' 350'350'350' 35 0 ' 345' 345' 345' 345' 34 5 ' 34 5 ' 34 5 ' 340' 340'340'340 '340'340'340'335'335'335'335'335'335'335'335'330'XXXXXXXXXXXXAE&TXXXXSD SD SD SD SD AE&TXSDSDSDSDSDSDSDSD SDSDSDBBBBBBBBBBBBBWVWVSOSWSWVWWVWVWVWVW W W AE&T AE&T AE&TAE&T AE&TAE&T AE&TAE&TSDAE&T AE&T AE&TAE&TAE&TAE&TAE&TATATAT ATATATATAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TATAE&TAE&TAE&TAE&TATAE&TAE&TAE&TAE&TAE& T AE&TAE&TAE&TATGATE TEST STATIONTEST STATIONGATE VSE811 PUNCH MARK IN LEDGEN 715191.787E 1473205.666EL 359.616VSE825 MAGHUBN 714877.005E 1473559.635EL 366.785VSE8025/8"REBAR VSE CONTROL CAPN 715199.561E 1473526.049EL 369.971STEPSPAVEDCONCRETEWOODSSILL 333.5XEX I S T I N G P R O P E R T Y L I N E EXISTING PROPERTY LINE/ZONING LINEEXISTING PARCEL LINE/ZONING LINE20' WIDE EASEMENTEXISTING PROPERTY LINEEXISTING PROPERTY LINE30' WIDE SEWER FORCE MAIN EASEMENT EXISTING PROPERTY LINE EXISTING PROPERTY LINE 30' WIDE SEWER FORCE MAIN EASEMENT 30' WIDE SEWER FORCE MAIN EASEMENT3000 WILLISTON RDN/F MINGLEWOOD PROPERTYMANAGEMENT, LLC3 CALKINS CTN/F CALKINS FAMILYLIMITED PARTNERSHIP5 CALKINS CTN/F CALKINS FAMILYLIMITED PARTNERSHIP4016 WILLISTON RDN/F SM & S REALTY(PETE'S RV CENTER)4016 WILLISTON RDN/F SM & S REALTY(PETE'S RV CENTER)20' WIDE EASEMENT20' WIDE EASEMENT EXISTING PARCEL LINE/ZONING LINEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEMATCHLINE SEE L200MATCHLINE SEE L201CONSERVATION MIXCONSERVATION MIXCONSERVATION MIXCONSERVATION MIXLAWNCONSERVATIONMIX(7) PSb(13) JV(19) RA(37) DP(21) VD(1) QR(2) GTa(1) GTc(3) AFb(2) GTb(20) DL(2) PSa(48) RA(111) SH(92) RF(25) SS(98) RF(39) SS(48) RA(87) CK(145) DP(23) TM(18) TO(119) PA(1) GTc(1) GTc(4) AG(28) RA(61) PA(88) RF(12) RA(309) DC(37) RA(15) SP(89) CA(85) DC(59) RF(10) RF(232) SH(129) CK(59) PA(32) PA(44) RF+TS 353.9BS+ 339.9BOLLARDS(5) BIKE RACKSTABLE AND CHAIRS(3) BIKE RACKSBOULDER, TYP.18" CONCRETE SEATWALLSTABLE AND CHAIRSBS 340.0 +1:12 CONCRETE WALKWITH LANDINGSAND RAILINGS+ TS 353.0(1) UAb(2) UAb(2) GTb(2) GTa(1) QR(4) ZS(2) QR(1) AFb(5) GTa(3) GTa(2) ZS(2) AFb(3)UAb(2) GTb(1) AFb(3) GTb(2) UAa(2) UAa(5) GTa(3) QR(3) AFb(4) ZS(3) GTb(2) AFa(2) UAb(2) UAb(2) NS(2) UAb(1) QR(1) AFb(2) GTb(24) VD(13) DL(19) VD(19) PF(20) SP(2) AFb(19) JC(18) SP(1) NS(136) SH(10) DL(12) DL(26) PF(22) JC(163) SH(1) QB(2) UAb(2) AFb(3) ZS(2) AFb(3) ZS(2) GTb(3) QR(13) TO(89) SH(11) RA(5) VD(3) NS(11) DL(17) JC(9) JC(2) ZS(1) GTb(1) AFb(3) AFa(1) AFb(3) PG(1) QB(2) QB(2) AFb(3) BN(2) QB(1) UAb(5) TCa(2) UAb(3) PG(76) PV(136) SH(2) Qb(3) UAa(19) VD(27) SP(14) DL(10) SP(20) JC(12) PF(26) RARAIN GARDEN : SEEENLARGEMENT #1RAIN GARDEN : SEEENLARGEMENT #1CONSERVATIONMIX(8) PG(2) GTb(2) GTa(1) QR(3) AFb(6) BN(1) BN(2) PSa(5) PG(16) TO(18) TO(2) BN(4) BN(5) TCaMATCHLINE SEE L200MATCHLINE SEE L201SCALE OF FEET3003060© 2018 StantecProject No.ScaleNotesIssued/Revision6A54321BCDEConsultantORIGINAL SHEET - ARCH E1 Permit/SealYYYY.MM.DDLANDSCAPE ARCHITECTUREWAGNERHODGSONVT802.864.0010wagnerhodgson.comNY518.567.1791430 Warren Street Hudson, NY 12534PERMIT SET02-15-20222021.10.15ISSUED FOR PERMIT2021.11.05REVISED2022.01.04REVISED2022.01.13REVISED2022.01.31REVISED2022.02.15REVISEDStantec Architecture and Engineering P.C.311 Summer StreetBoston, MA 02210-1723Tel: (617) 234-3100www.stantec.com 1" = 30'-0"218421340LAWNNO-MOWDETENTIONCONSERVATIONSEED LEGENDL-201LANDSCAPE PLAN