HomeMy WebLinkAboutSP-22-031 - Supplemental - 1068 Williston Road (7)
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40 IDX Drive
Building 100 Suite 200
South Burlington, VT 05401-7771
P 802.497.6100
To: Marla Keene, PE
Development Review Planner
City of South Burlington
180 Market St.
South Burlington, VT 05403
Date:
May 20, 2022
Project #: 57913.01
From: Peter Smiar, PE
Mike Willard, ASLA
Stephanie Wyman, PE
Re: 1068 Williston Road- Holiday Inn Redevelopment Project
Amendment Application for Multi-Family Building
Application Narrative
On behalf of Champlain School Apartments Partnership (“Applicant”), this memorandum is being submitted to
accompany the application to amend existing Site Plan approval SP-21-035 for changes the Multi-Use building.
Basic Information
Project Description
Proposed changes to the previously permitted Multi Family Building at the Holiday Inn Redevelopment Project
generally include increasing the number of residential units from 74 to 83, eliminating the second level parking inside
the building, eliminating the north parking deck, adding underground parking, and splitting the currently approved
Phase 2 of the project into two phases, with the Multi Family building being Phase 2A.
Construction Schedule/ Project Phasing
In response to recent changes in site and market conditions occurring since the most recent approval, the phasing of
the currently approved Phase 2 of the project (Multi Family building and Holiday Inn renovation) will be split into two
phases. The general construction sequence is expected to proceed as follows: The current construction of the
proposed city street and associated utility infrastructure to serve the project will continue into summer of 2022.
Excavation for proposed Multi Family building foundation and supporting utilities is expected to commence mid to
late summer of 2022 with vertical construction following in fall 2022 and into 2023. Renovation of the existing Holiday
Inn building will follow at a later date, currently unknown, likely in early 2023. Construction of the previously approved
Hampton Inn building will follow at a later time, after the Holiday Inn building work. The Applicant estimates that
completion of all Project phases will take roughly 4 to 5 years.
The Multi Family Building and the Holiday Inn building currently have coverage under zoning permit ZP-22-043. Once
the Site plan approval for the proposed changes to the Multi Family building is granted, the applicant wishes to obtain
a standalone zoning permit for Phase 2A to allow occupancy of Multi Family building independent of the Holiday Inn
building. This application is intended to be structured to support that effort. Open space and landscaping budget
requirements are met per phase as depicted on sheet L4.03 and the accompanying phased landscape budget
calculations.
Site Information
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Location map showing relation of subject property to adjacent properties and surrounding area.
The plan set cover sheet includes a location map showing the relation of the subject property to adjacent properties
and surrounding area.
Boundaries and area of existing subject property(ies), proposed property lines, continues properties, boundaries of all
zoning districts, transects, and overlay districts, and all designations on the City’s Official Map, and lots within the
proposed subdivision numbered.
C2.01 Proposed Site Plan depict the boundaries and area of existing subject property lines, boundaries of all zoning
districts, transects and overlay districts. Because these districts and transects generally overlay or pertain to the entire
subject property, for clarity they are listed on the plan sheets rather than overlaying the entire plan sheet.
Location of existing restrictions on land, such as easements and covenants.
No proposed change to previously submitted materials.
Location of planned restrictions on land, such as easements and covenants.
No proposed change to previously submitted proposed land restrictions, easements, and covenants. These features
are shown on Proposed Site Plan sheet C2.01.
In the case of a subdivision or development served by a privately owned and/or maintained street: A completed
contract between the landowner and the City regarding the number of lots or dwelling units to be served by the
proposed right-of-way or private street and the responsibility for the roadway maintenance and a copy of all
proposed deeds, agreements, or other documents which convey or relate to the use of a privately owned street or
right-of-way and a certificate of the City Attorney that these documents are satisfactory.
No subdivision or private street proposed.
A complete survey of the subdivision, prepared by a licensed land surveyor, showing the location, bearing and length
of every street line, lot line and boundary line, and existing and proposed restrictions on the land, including but not
limited to access ways and utility easements. Where applicable, this information shall be tied to reference points
previously established by the city.
No proposed change.
Lot area in square feet and acres, and lot coverage calculations including building, overall, and front yard coverage
and the location and layout of any off-street parking or loading areas, traffic circulation areas, pedestrian walkways
and fire lanes.
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No proposed change to lot area or traffic circulation. Lot coverage calculations are included on the summary table in
the proposed Site Plan sheet C2.01.
Point-by-point lighting plan and cut sheets for all proposed outdoor lighting within the site.
Minor revisions to the proposed site lighting in the immediate area of the Multi Family building and north parking lot
are depicted on sheet L6.00. Lighting fixture specifications are included on sheet L6.00 as well.
Preliminary grading, drainage, landscaping and buffering plan in accordance with Article 13, Supplemental
Regulations.
Minimal changes to surface grading are required as part of the amendment, and are shown on Sheet C3.01 Grading
and Drainage Plan. Drainage collection infrastructure is also shown on sheet C4.01 Utility Plan. The drainage system
generally consists of a series of catch basins and storm lines and surface flow routed to two subsurface infiltration
systems and an infiltrating dry swale. All drainage systems outlet to existing outfalls. Landscape plantings including
shade trees have been added around the north parking lot and are shown on the Planting Plan L4.00. Landscaping
and buffering plans have been provided to include shade trees in the interior of the pedestrian plaza and are shown
on the Planting Plan L4.00.
The extent and amount of cut and fill for all disturbed areas, including before-and-after profiles and cross-sections of
typical development areas, parking lots and roads, and including an erosion and sedimentation control plan, and
proposed location of sediment sink/setting pond and interceptor swales.
A small amount of additional fill will be generated by construction of the underground parking under the Multi Family
building. The limit of work and project demarcation fencing have been updated accordingly on sheet C6.01.
The location of any outdoor storage for equipment and materials if any, and the location, type and design of all solid
waste-related facilities, including dumpsters and recycling bins.
An additional enclosed dumpster and recycling facility has been added to the north if the Multi Use building. This is
shown on the accompanying civil and landscape plans.
Estimate of all earthwork, including the quantity of any material to be imported to or removed from the site or a
statement that no material is to be removed or imported.
The amount of earthwork at the site will be limited to the extent practical. Changes in site grades will be relatively
minor. Excavation will be routine in nature and will largely be associated with removal of soils for the building
foundations, utility trenching, and site grading. Imported materials will largely consist of pavement subbase materials,
bedding materials for utility trenches, and planting soils for landscape areas.
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Location of existing structures on the site and showing all site conditions to remain.
The Proposed Site Plan C2.01, and the accompanying architectural elevations depict site conditions to remain upon
completion of the project.
Landscape Features
Existing water courses & buffers, base flood elevations if located in an area of special flood hazard, wooded areas,
ledge outcrops, and other natural features.
There are no existing water courses & buffers on the Project parcel. The site is not located in an area of a special flood
hazard, and there are no wooded areas or significant natural features on the Project parcel. There is a wooded area
offsite to the north, northeast, and west of the Project parcel; in these areas, the topography falls away from the
Project parcel. A small portion of Class 2 wetland buffer zone will be disturbed during construction. The wetland buffer
is depicted on the Proposed Site Plan sheet C2.01. The Project has previously obtained a Vermont Wetland Permit
(#2018-826.01) and City Development Review Board approval for the wetland buffer zone impacts (#MS-21-05). The
Project requires a Vermont Wetland Permit (VWP) amendment due to expanded impacts to the buffer area. A VWP
application was submitted to DEC on 5/12/2022. The applicant will submit documents for City Development Review
Board approval of these changes as well.
Existing and proposed open space.
The Project parcel does not contain any existing open space. Proposed open space consists of a pedestrian plaza and
greenspace area, an Outdoor Café, and a publicly accessible green roof on the second floor of the multi-use building
accessible from the pedestrian plaza, as depicted on sheet L4.01. Open space calculations are included on sheet L4.03.
The approach to open space for the Project was developed in recognition of the proposed high-density urban setting
of the site. Although the open space depicted for compliance purposes on sheet L4.03 included areas on private
property only, the proposed streetscape and “private” open space are cohesive in nature and have been designed to
provide a unified feel as users access the public right of way and engage with the seating areas and pocket parks
around the Hampton Inn building. Sheet L4.03 includes open space compliance calculations.
By proper designation on such plat, all public space for which offers of cession are made by the applicant and those
spaces title to which is reserved by him.
None proposed, not applicable.
The location of all open space to be dedicated to the City as well as all open space to be retained by the applicant or
to be held in common private ownership.
All open space will be retained in private ownership. Proposed open space on the site is shown on sheets L2.00 and
L4.03.
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Existing and proposed contours at a maximum vertical interval of two (2) feet.
The Proposed Grading and Drainage (C3.01) plan shows contours at one-foot intervals.
Detailed specifications and locations of planting, landscaping, screening, and/or buffering materials.
Changes to the landscape plans include: See the landscape plan series for detailed specifications and locations of
planting, landscaping, screening, and buffering materials. Sheets L4.01 and L4.02 depict the phased approach to
landscaping. The landscaping budget for phase 2 is located in the accompanying materials.
A list of existing vegetation, with the location, type size of existing trees of six inches or greater caliper.
No proposed change.
A written plan to preserve and protect significant existing vegetation during and after construction. Such plan will be
of a sufficient detail that the City of South Burlington will be able to inspect the site during construction to ensure that
existing vegetation is protected as per the plan.
Tree protection for the project is established on sheet L0.00 and is as follows:
1. Existing trees to remain shall be protected with temporary construction fence. Erect fence at edge of the
tree dripline prior to start of construction.
2. Contractors shall not operate vehicles, store materials, or dispose of any waste materials, within the tree
protection area.
3. Damage to existing trees caused by the contractor shall be repaired by a certified arborist at the
contractor’s expense.
Detailed landscaping plan, specification of materials, costs, and phasing plan, including vegetation to remain, types of
new plant materials, identified by common name and botanical name, sizes of all new plant materials by height and/or
diameter at time of planting and at maturity, quantities of each of the planting materials, and treatment of the ground
surface (paving, seeding, or groundcover) for all plantings, screening, buffering and stormwater infiltration.
A detailed landscape plan with plant specifications and sizes (L4.00), related landscape details (L5.00), plans specifying
materials and ground treatment (C2.01 and L3.00), related material details are provided in the plan set submittal.
Estimated landscaping costs are included with this application package.
Detailed erosion control plan demonstrating compliance with these regulations.
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A detailed erosion control plan (C6.01), erosion control narrative and notes (C8.00), and associated erosion control
details (C8.01) have been provided in the drawing set.
Buildings
Please refer to the accompanying Architectural plans and BES self-evaluation checklists for demonstration of
compliance with building related criteria of the T-4 District for the Multi Family building. There are no proposed
changes to the previously approved Holiday Inn or Hampton Inn buildings, and those plans have not been included in
this submission.
Streets and Utilities
Location, type and width of existing and proposed streets and block layout (including roadways, sidewalk recreation
path).
No proposed change.
Plans and profiles showing location of existing and proposed street pavements, Proposed elevations along center lines
of all streets, curbs, gutters, sidewalks, manholes, catch basins and culverts.
No proposed change.
Plans showing the location, size and invert elevations of existing and planned sanitary sewers, storm water drains, and
fire hydrants and location and size of water, gas, electricity and any other utilities or structures.
The accompanying utility plan sheet C4.01 has been updated to include minor adjustments to utility services as
needed for the Multi Family Building.
Location of existing septic systems and wells.
The Project does not have any septic systems or wells on the property.
Existing and proposed water and wastewater usage.
Please refer to the accompanying design flow summary calculations submitted with this application in the form of
allocation request letters. Changes to the proposed occupancy of the Multi Family building results in 12,620 gallons
per day in wastewater flow, and 13,390 gallons per day of water demand for the building.
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Location and design of all utility distribution facilities.
No utility distribution facilities are proposed.
The location and details of all the improvements and utilities, including the location of all utility poles, utility cabinets,
sewage disposal systems, water supply systems, and all details and locations of the stormwater management system.
These features are depicted on sheets C3.01 and C4.01. Due to the limited nature of the building and lot coverage
changes, no modifications to the currently approved stormwater system are required.
The length of all straight lines, the deflection angles, radii, length of curves and central angles of all curves tangent
distance and tangent bearing for each street.
No proposed change
All means of vehicular access and egress to and from the site onto public streets and all provisions for pedestrian
access and circulation.
No proposed change
Analysis of traffic impacts, if required by the traffic overlay district and/or the DRB.
The net impact of the revised development program is 5 AM peak hour trips and 4 PM peak hour trips as documented
in the accompanying Trip Generation memo by VHB, dated May 10, 2022.
Proposed stormwater management system, including (as applicable) location, supporting design data and copies of
computation used as a basis for the design capacities and performance of stormwater management facilities.
The proposed changes to the Multi Family building do not result in required changes to the stormwater treatment
system as currently permitted, due to the fact that the resulting impervious surface and associated runoff volumes
draining to subsurface Infiltration System 2 are unchanged. Stormwater will be treated in an identical manner as
currently approved
Detailed plans, designs and finished grades of retaining walls, steps, ramps, paving, site improvements, fences,
bridges, culverts, and drainage structures.
This information is included on the accompanying plan set as applicable. There are no significant retaining walls or
steps proposed for the Project.