HomeMy WebLinkAboutSP-22-060 - Supplemental - 0339 Garden Street (25)
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-22-060 268 Market Street First Round Comments
DATE: December 1, 2022, Revised December 9, 2022
Applicant Responses Provided December 12, 2022
Comments Updated December 20, 2022, Revised December 27
The purpose of this memo is to provide comments on the compliance of the proposed 3-building
development on Market Street Lot B. Comments are based on the plans and materials submitted
November 15, November 23, and December 12, 2022.
Items which have been addressed are shown in black text (with exceptions noted). Items which are
outstanding are shown in red.
The three buildings are referred to as follows:
a. 268 Market Street – “Building B1,” consisting of 73 units and 9,089 sf non-residential space
and located on the southern corner of the lot
b. 224 Market Street – “Building B2,” consisting of 62 units and 9,132 sf non-residential space
and located on the western side of the lot
c. 339 Garden Street – “Building B3,” consisting of 26 residential units and located on the
eastern side of the lot
Comments of Department of Public Works
Overall Site Plan
1. Can the parking lot detectable warning surfaces be relocated to be in the direction of the
crosswalk, not along the radius (unless it is serving 2 perpendicular crosswalks)
12/12 APPLICANT RESPONSE: Plans revised to adjust the location of the detectable warning
surfaces.
Pavement markings & sign plan
1. Please bring all pavement markings to front in black (like crosswalks) on this plan. Fine to be
grey on other sheets
12/12 APPLICANT RESPONSE: Done
2. Check locations of accessible parking spot signs. Some are in walkways, far from parking space,
blocking bike racks, etc.
12/12 APPLICANT RESPONSE: Done
3. Eastern most parking area has “K” pointing to wrong space (or that space is missing the
striping?)
12/12 APPLICANT RESPONSE: Plan revised
4. I’d recommend signs towards street (and maybe towards the parking lot as well) at the
emergency vehicles access be “Do Not Enter” (R5-1) and “Authorized Vehicles Only” (R5-11)
mounted together on single post
12/12 APPLICANT RESPONSE: Done – sheet 11 revised to reflect these sign changes
Public ROW Comments
1. Confirm where Stop signs are proposed. I do not see any at the Garden / Market intersection,
but I do see stop bars on the Garden Street approaches to Market Street.
12/12 APPLICANT RESPONSE: An existing stop sign is located on the northerly Garden Street
approach to Market Street. A stop bar is also proposed at this location. Note that prior to
completion of the southerly segment, the approved plans show a stop sign and stop bar on the
Garden Street approach to Market Street.
2. Please provide a detail for the mountable curb.
12/12 APPLICANT RESPONSE: See sheet 7 for details of concrete mountable curb and granite
mountable curb.
3. It is difficult to fully understand the work proposed at the SW approach to Market Street from
the Poon property (the access across from “City Hall / School Driveway Future Public Street”).
My preference is that this intersection get reworked so that the roads are in alignment, but I’d
like to better understand the impacts to the existing infrastructure in the Market St ROW.
12/12 APPLICANT RESPONSE: No work is proposed with this application on the future street that
will align opposite the existing City Hall / School Driveway Future Public Street. Construction of
this future street, including adjustment of the existing curb cut, will be proposed with
development on Lot N (Buildings A1-A3).
4. Please confirm that the existing stormwater pipe under Market St that will receive water from
this development can manage the increased flow of water during the 25 year storm event (City’s
design standard).
12/12 APPLICANT RESPONSE: See attachment ‘Market St pipe 12-05-22’
5. Garden Street reconfiguration shall be as shown on the below sketch for consistency with
support street typology.
12/12 APPLICANT RESPONSE: Plans have been revised to match the sketch below.
12/20 UPDATED COMMENT: It seems we inadvertently sent you an outdated markup. Please
update to correct the south end. Further, it is unclear whether the striping at the north end is
correct. Please modify plans to clarify what is proposed and what is existing.
12/27 UPDATED COMMENT: The applicant sent draft revisions on 12/23. Striping is approved.
Please add a Reserved Parking sign to the wheelchair accessible space. Please add rim
elevations to CB-12 and CB-13; roadway is going uphill in the direction of flow, so inverts need
to be really clear between CB12 and CB13. Please also check grading for necessary updates; in
northwest corner of parking lot, spot grade 314.55 is very close to 315 contour.
6. Market Street concrete scoring patterns shall be as shown on attached plan. Please also note
the specifications require a 12” crushed stone base under 6” reinforced concrete (grid
throughout & dowels into adjoining jointed sections to preclude shared use path heaving).
12/12 APPLICANT RESPONSE: Sheet 7A was added to incorporate details for sidewalks within
the public right of way.
7. There is an existing light pole within the 25-ft clear zone of the driveway entrance. This light
pole will need to be relocated.
12/12 APPLICANT RESPONSE: The plans have been revised to show the light being relocated
(sheet 4).
Comments of Planning Department
1. We would like to schedule a meeting to review the non-residential portion of the building within
the T5 zoning district.
12/12 APPLICANT RESPONSE: The architectural plans for level 1 in Building B1 and Building B2
will be revised to identify the interior area adjacent to the plaza as commercial tenant space.
This will increase the total commercial tenant space within both buildings. The new total
commercial tenant space areas are listed on sheet 1. See commercial tenant spaces outlined
below:
12/20 UPDATED COMMENT: Pending updated architectural plans, the decision will include a condition
that non-residential spaces may not be leased for residential use, or uses supporting a residential use,
for a period of more than 3 years, and the initial three year lease may only be renewed in one-year
increments thereafter.
Comments of Stormwater Section
1. This project is located in the Potash Brook watershed. This watershed is listed as stormwater
impaired by the State of Vermont Department of Environmental Conservation (DEC). Please note
that Potash Brook is now classified as a warm water stream.
12/12 APPLICANT RESPONSE: Understood
2. The project proposes to create greater than 1 acre of impervious area and disturb greater than 1
acre of land. It will therefore require a stormwater permit and construction permit from the
Vermont DEC Stormwater Division. The applicant should acquire these permits before starting
construction.
12/12 APPLICANT RESPONSE: CGP authorization 7736-9020.6 and Discharge Permit 7736-INDS.A
are attached.
3. As the project proposes to create more than one-half acre or more of impervious surface, the
project is subject to the requirements of section 13.05 of the LDRs.
12/12 APPLICANT RESPONSE: Understood
4. On the provided soil investigation logs, the VHB TP#4 lists SHWT at 3.5’ below grade, which is
approximately 310.5’. The mulch layer of the bioretention practice is at 313’, which would mean
that the bottom of the practice would be at 311’ as the VSMM requires a 24-48 inch deep
planting bed. The bioretention practice would have ≤0.5’ to SHWT, which is not incompliance
with the VSMM for an infiltration practice. The applicant should propose to line the practice.
12/12 APPLICANT RESPONSE: The bio-retention area was approved to meet the recharge and
WQv requirement only. The overflow catchbasin (CB 7) conveys runoff from the larger storms
to gravel wetland #2 for detention. VSMM 4.3.1.1 (required elements) states that:
- The bottom of the bioretention practice shall be located at or above the seasonal
high groundwater table (SHGWT).
- The separation to SHGWT requirements identified in Section 4.3.3.1 are not
applicable to bioretention practices designed to treat the water quality and
groundwater recharge volumes only.
5. Sheet D2 – Stormwater Details from VHB
a. The bioretention detail calls out a minimum of 24” from the mulch layer to SHWT. This is
inaccurate – SHWT should be two feet from the bottom of the bioretention soil media
since less than 1 acre of drainage area contributes to the system. The applicant should
revise the bioretention area detail to reflect requirements set by the VSMM.
12/12 APPLICANT RESPONSE: The bio-retention area was approved to meet the
recharge and WQv requirement only. See also above.
b. The bioretention detail does not show a layer of bioretention soil media. The callout
says 18” of concrete sand. Per the VSMM, the bioretention planting bed should be 24 to
48 inches.
12/12 APPLICANT RESPONSE: The note has been revised to refer to the bioretention soil
mixture and the specification included on sheet D2
6. Sheet L-1.1 – Planting Plan
a. Several trees shown on the planting plan are too close in proximity to proposed
stormwater structures and pipes. The applicant should increase the separation between
proposed tree locations and stormwater infrastructure to prevent future damage.
12/27 UPDATED COMMENT: This comment has not been addressed. In particular,
there is a tree in the western-most island that is proposed 2.5’ away from a new catch
basin, which will cause problems in the future.
b. There is a shrub proposed <1 ft away from a cleanout to the north of the lower trash
building. The applicant is advised to move this shrub location to prevent difficulty
maintaining the cleanout.
7. Sheet 5: EPSC Plan
a. What will be the phasing of construction regarding construction of buildings, site
grading, construction of stormwater treatment, etc.?
12/12 APPLICANT RESPONSE: A construction phasing plan has been prepared.
12/27 UPDATED COMMENT: The applicant is preparing a new EPSC pan which will
include clarification on whether the bioretention basin shall be used as a sediment basin
or not.
8. The applicant should provide a maintenance plan for the proposed stormwater infrastructure
per Section 13.05B(5). The DRB should include a condition requiring the applicant to regularly
maintain all stormwater treatment and conveyance infrastructure.
12/12 APPLICANT RESPONSE: See VHB Maintenance Plan, sheet SW4
Comments of Fire Marshal’s Office
1. The tree by the NW fire access will need to be moved back toward the property line with the
school. As shown, the aerial and Engines will hit the branches. All FDC shall be kept clear of
landscaping features. Three feet on either side of the FDC and clear to the public way. It is
acknowledged that this is on the school property; we believe we have an easement that includes
maintenance of the referenced tree.
12/12 APPLICANT RESPONSE: While this is noted on the civil drawings, the landscaping plans will
also call out the relocation of the tree near the emergency vehicle access. FDC connections are
shown on sheets 4 & 10. A note has been added to sheet 10 regarding the access requirements,
and the landscaping plan has been revised to provide clear access from the public way.
Comments on Landscaping
1. Need a Plant Schedule, Planting Details and Specifications, and Landscaping Cost, affecting:
a. Parking lot perimeter planting compliance
b. Variety of landscaping compliance
c. Tree caliper compliance
d. Landscaping budget compliance
12/12 APPLICANT RESPONSE: plant schedule and cost have been provided.
12/20 UPDATED COMMENT: Landscaping cost by phase do not meet required minimum
landscaping budget. Pertaining to landscaping as a whole, the raised planter beds for the
garden space and the crawl tunnel value may be counted towards the non-planting landscape
budget. The seat walls may not except where they serve functionally as seating; then the value
above the value of a standard bench may count. The concrete planters may only count for the
value above the value of standard planter boxes.
2. The parking lot island computation omits the 13 spaces behind building B3. Please revise.
12/12 APPLICANT RESPONSE: See exhibit file named ‘Application - landscaped island areas
Rev11-22-22’
12/20 UPDATED COMMENT: The plan includes two areas that are outside of the parking lot that
include plantings that the applicant has counted towards the required minimum interior parking
lot landscaping. These areas are marginal. Additional interior landscaping areas may be
required if modifications to the provided open spaces do not improve the perception of parking
lot landscaping. See comments on open space areas.
3. Shade trees are not evenly placed. Please locate shade trees on south end of central parking lot
aisles. Understood that this may replace proposed shrubs. 12/20 COMMENT HAS NOT BEEN
ADDRESSED
4. Landscaping adjacent to former dog park may or may not meet screening or buffering
requirements; awaiting revised plans to review.
COMMENT ADDRESSED
5. More information is needed about the features that resemble retaining walls between the
building and the street. Provide detail, height, material, update architectural rendering, or if not
present, update plans.
12/12 APPLICANT RESPONSE: See Sheet L2.0 for images of the board formed concrete walls.
Typical elevations and dimensions will be added to the wall detail. The top of the wall will
typically be slightly lower than the adjacent finish floor elevation to allow drainage away from
the building.
6. Revise plans to indicate locations of snow storage.
12/12 APPLICANT RESPONSE: Areas will be identified on the Planting Plan for limited onsite
storage of snow. For larger or multiple snow storms, removal of snow from the site may be
required.
UPDATED COMMENT: The applicant is responsible for maintaining landscaping in a vigorous
growing condition. Damage due to snow storage must be remedied during the next growing
season. If plantings do not thrive with coincident snow storage, the applicant must revise the
location of snow storage on the approved plans.
Comments on Lighting
1. Lighting levels from fixture type “W” are too high, particularly on Garden Street. Please revise.
12/12 APPLICANT RESPONSE: This light fixture has been revised to lower its illumination.
Building Comments
1. 224 Market Street is located predominantly within the secondary build-to-zone. 85% of the
building façade must be located within the primary build-to-zone.
12/12 APPLICANT RESPONSE: The majority of the Building B2 façade is 6 feet or less off the edge
of the street right of way. See the Build-To Zone exhibit.
2. 268 Market Street is located predominantly within the secondary build-to-zone. 85% of the
building façade must be located within the primary build-to-zone.
12/12 APPLICANT RESPONSE: The majority of the Building B1 façade is 6 feet or less off the edge
of the street right of way. See the Build-To Zone exhibit.
3. Rooftop plans have not been provided therefore it is not possible to determine whether rooftop
elements are proposed. If rooftop structures other than the rooftop towers are proposed, such as
elevator towers, their height and area must be provided.
12/12 APPLICANT RESPONSE: No elevator tower is proposed. The height of rooftop mechanical
equipment is noted on the Solar Zone and Rooftop Visibility exhibits.
12/20 UPDATED COMMENT: 5’ high RTU on each building, awaiting information on screening
4. Height of rooftop towers must be provided. If they are more than 14 ft above the floor of the
fourth floor, size must also be provided.
12/12 APPLICANT RESPONSE: The height of rooftop mechanical equipment is noted on the Solar
Zone and Rooftop Visibility exhibits.
12/20 UPDATED COMMENT: Awaiting information on rooftop tower height.
5. Provide demonstration of how the project will meet the standards of Appendix CA: – Solar-Ready
Zone of the Commercial Building Energy Standards as prepared and revised by the Vermont
Public Service Department.
12/12 APPLICANT RESPONSE: See notes on the Solar Zone and Rooftop Visibility exhibits.
General Comments
1. To understand what is included in each phase, for the purpose of landscaping, open space, and
certificate of occupancy issuance, please provide a plan showing each phase cumulatively as
well as a narrative description of what is included in each phase.
12/12 APPLICANT RESPONSE: A construction phasing plan has been prepared.
12/20 UPDATED COMMENT: Please provide additional information as to how each phase
cumulatively meets required landscaping and open space requirements. It is unclear in what
order the phases are proposed in the provided plan.
2. Qualifying open space areas should be outlined and labeled on the plans. At this time
compliance of open spaces with requirements cannot yet be evaluated.
12/12 APPLICANT RESPONSE: A plan identifying the open space areas has been added to the
Open Space Narrative.
12/20 UPDATED COMMENTS:
Rain Garden: The rain garden has adjacent seating. Seating must be proportionate with the size of
the garden and number of users, and enhance the rain garden. A single bench on a concrete pad
does not meet this criterion. Revise to improve compliance with seating/access requirements.
Garden Space: The garden space appears to comply with the requirements of Article 11B, but more
information about its layout is needed. It is unclear on the provided plans what is planters and what
is space between planters. What are the double lines, and what are the dimensions measuring?
Additionally, are there intended to be planters east of the sidewalk? How many beds will be
provided? To serve 20% of residents, beds would need to be very small.
Parklet: This space must be directly adjacent to the public right of way or an operable building
entrance. It is separated from the public right of way by the pocket plaza, and is not directly
adjacent to a building entrance. Revise to be adjacent to a building entrance, or to be an open
space type without this requirement. Seating must be the main focus of the space. Some seating is
provided, but it should be revised to be enhanced by it’s situation within the open space rather
than turning its back on it. Seating should be provided near the proposed play tunnel. Please
schedule a conversation with landscape architect to discuss. Other requirements are met.
3. Please quantify Class III wetland and wetland buffer impacts and show on plans.
12/12 APPLICANT RESPONSE: A small class 3 wetland was previously located on Lot B near the
intersection of Garden Street and Market Street. However, this wetland was filled with the
City’s construction of the Market Street improvements. There are no class 3 wetland or buffer
impacts proposed on Lot B.
4. Please provide a future cross-lot access easement between the property and the school
property to the north in the location of the trash enclosure by 339 Garden Street (20-ft wide
driveway easement) and by the sidewalk accessing the bioretention area (15-ft path easement).
No changes to plan are required.
12/12 APPLICANT RESPONSE: A draft easement is being prepared. We will provide this draft for
review by the City attorney.
Additional Comments as of 12/9/2022
1. Water/Wastewater allocation request was omitted for commercial uses. Please provide
preliminary requests as a best guess.
UPDATED COMMENT: Preliminary wastewater allocations have been approved. The decision
will include a condition that non-residential spaces shall require zoning permit approval, and
associated wastewater allocation, prior to occupancy.
2. Sidewalk on Garden Street should carry the grade and concrete through the driveway crossing.
Please provide sufficient grading to make it clear that this is the case.
3. In parking lot islands and bumpouts recommend specifying continuous planting pits to a depth
of 2 ft. where existing soil is replaced with loam or sandy loam to support tree growth
4. Tree and Shrub Planting Details and Specifications are missing
BES Comments
12/20 UPDATED COMMENT: As of 12/20/2022, BES comments are unchanged, pending revised plans
from applicant.
All Buildings
1. Generally, applicants provide numeric responses to all criteria where the standard is numeric. It
greatly speeds up our review. We’ve proceeded with our own computations in the interest of
time here, but we request that you provide numeric information in the future.
2. As discussed, we are applying standards in aggregate where they are relative to another part of
the building, and for each transect zone where they are measured as individual items. I hope
what standards have been applied will be more clear than I am able to explain here in the
decision.
3. There are some street related requirements in the BES that are not met but will be addressed by
addressing the above comments. These items have not been duplicated below.
4. Percent of frontage buildout within primary and secondary build-to-zones for primary and
secondary facades: As discussed, please provide an exhibit that shows the primary and
secondary zones and a calculation of percent in each.
339 Garden Street
1. Building Breaks – 5 required, 4 provided. Max span without a building break 48’, 49.75’
provided. I suspect the miss here is that material changes must be 20 feet wide and bump outs
must be 2 feet deep to count. For the tiny fraction that our opinion matters, we like the large
dark grey section and would like to see that remain. The deficiency could be addressed by
making the step back 2 feet deep.
2. A minimum of 85% of upper story glazing must be transparent. This standard got cut off in the
current PDF of the LDR, but it can be confirmed that it was not intended to be removed by
reviewing the LDR amendment documents. Please provide information.
224 Market Street
1. T5 primary façade first story glazing 80% of building width: We cannot accept the large column
in the approximate center of the building as part of the glazing, both because of its width and
because it is a horizontal change in plane. We are willing to accept the other columns as
window frames or mullions. Without the column, 80% glazing has not been provided.
2. Building Breaks: Sheet A17 scale is incorrect so we are unable to confirm whether the horizontal
changes in plane are 2 feet or greater.
3. Upper story glazing proximity to building corners: Only storefront or bay windows may be closer
than 30” to building corners. We consider the first story glazing to be storefront glazing but not
the upper story glazing.
268 Market Street
1. Secondary façade entrance spacing: the building elevations don’t match the partial floor plans
provided for the purpose of entrance spacing computations. Please revise in order for us to
evaluate.
2. T5 primary façade first story glazing 80% of building width: We cannot accept the large column
in the approximate center of the building as part of the glazing, both because of its width and
because it is a horizontal change in plane. We are willing to accept the other columns as
window frames or mullions. Without the column, 80% glazing has not been provided.
3. Upper story glazing proximity to building corners: Only storefront or bay windows may be closer
than 30” to building corners. We consider the first story glazing to be storefront glazing but not
the upper story glazing.
Sincerely,
Marla Keene, P.E.
Development Review Planner