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Home My WebLink AboutMP-21-02A - Supplemental - 3070 Williston Road (10)Stantec Consulting Services Inc. 55 Green Mountain Drive, South Burlington VT 05403-7824 January 24, 2023 Attention: South Burlington Development Review Board c/o City of South Burlington Planning and Zoning 180 Market Street, South Burlington, Vermont 05403 Reference: BETA Technologies – Core Technology Campus Master Plan Application – Supplemental Information Dear Ms. Keene, BETA Technologies (BETA) has received the City’s comments, dated January 20, 2023, on its Master Plan application (MP-21-02) and has provided a summary responses below. Additionally, updates to the narrative, modified plans, and additional documents as requested are attached. For reference, City comments are in blue italics with BETA responses in black. 1. Generally speaking, the narrative will be adopted as representing the master plan for the project, therefore Board feedback and conditions of approval will modify it in the same way that plans would be modified for a site plan application. Noted. 2. Context Report a. The context report is a map and accompanying narrative. Please revise the map to indicate the ¼ mile distance and highlight the requested existing features within the ¼ mile. See new sheet MP-004 – CONTEXT MAP showing the requested information within a ¼ mile of the project. b. Please revise the proposed map to highlight the requested proposed features. I would suggest a stick diagram with different colors for the different modes (I would say “infrastructure” can be limited to above-ground features here, unless you’re proposing an extension of a public utility) See revised sheet MP-003 – CAMPUS SITE PLAN showing the proposed features requested. 3. Existing conditions report – contours are omitted See revised sheet MP-002 – EXISTING CONDITIONS PLAN showing contours. 4. Development Plan a. Please provide RTE report. We understand this information is sensitive. The objective here is to understand its location relative to the site to determine if site configuration can support RTE protection; please redact information as necessary while supporting this objective. We will refrain from actively posting this information publicly, though all information submitted to this office is public and must be available upon request. RTE report has been provided as an attachment with sensitive information redacted. b. Page 11 of the narrative is blank. It seems like no information is missing; please confirm. No information missing. The blank page has been removed. c. The geothermal well field location is not shown on the plan referenced in the narrative pertaining to renewable energy production. Please revise plan. See revised sheet MP-003 – CAMPUS SITE PLAN for geothermal well field location. January 24, 2023 South Burlington Development Review Board Page 2 of 4 Reference: BETA Technologies – Core Technology Campus Master Plan Application – Supplemental Information d. The street to be removed is not shown on the plan referenced in the narrative pertaining to the proposed street and block grid. Please revise plan. The removed street, Valley Drive, is shown on sheet MP-002 – EXISTING CONDITIONS PLAN. The road being removed is located along the western edge of the site and will remain open to support the existing commercial business until the RED phase is complete. Sheet MP- 003 – CAMPUS SITE PLAN shows the final configuration at full build-out. Section IV of the narrative has been modified to elaborate. e. Regarding proposed connectivity, on what plan are the described elements be shown? It may need to be revised to highlight these elements (see comment on context report above) All phases of development will be connected via Da Vinci Drive at full-build out. Prior to the RED phase being complete, the existing commercial building along the west side of the site will continue to use Valley Drive. See sheet L-003 – PROJECT LIMIT PLAN for the proposed street layout including connectivity between each phase of development. f. Regarding development areas, show on a plan, the civic space areas, including the boundary of each. This information is required for establishing the open space baseline & determining if future changes require master plan amendment. See revised sheet L-001 – LANDSCAPE SITE PLAN showing the approximate location and footprint for proposed civic spaces throughout the campus. g. Regarding required utility improvements, please provide more information about the needed GMP substation. What does this mean in terms of scale (rough footprint and height) and where will it be located? As part of the master planning process, a future substation and its possible location has been considered. It is unclear at this time whether the substation will be required, or what the scale (rough footprint and height) would be. The applicant will consult with GMP to determine if a substation will be required. 5. Summary Statistics a. Regarding total area of hazard, there are wetland buffer impacts. Please modify Table 1 to enumerate. Table 1 in the narrative has been modified to include the area of wetland buffer within the master plan boundary. The paragraph just above Table 1 has been revised to describe the wetland buffer area impacted by the development. 6. Buildout Analysis and Budget a. Describe how civic spaces required are proposed to be provided. This section of the Narrative has been revised to describe how civic spaces are proposed to be provided. b. Regarding water and wastewater, is there a point in time prior to full build that would have a higher maximum demand than full build? Specifically thinking about Mirabelle’s as a food production facility. These allocations are expected to be the maximum throughout the duration. During the first phase, three (3) existing buildings are slated to be removed and during the RED phase, the existing commercial building that houses Mirabelle’s, will be removed and replaced with a January 24, 2023 South Burlington Development Review Board Page 3 of 4 Reference: BETA Technologies – Core Technology Campus Master Plan Application – Supplemental Information building expected to have similar water supply and wastewater system demand. This section of the narrative has been revised to clarify this item. 7. Design Standards a. Where can I find the typical street cross section? The narrative has been modified to include a figure showing the typical street cross section. See page 19 of 31, Figure 1. b. Regarding open spaces, if you would like the Board to make findings that the open spaces are approved at master plan and do not need further review at the site plan level of review, more information is needed on the proposed areas. What will they accomplish and how? Themes? Further information for DRB review and consideration will be provided during site plan review for each phase. c. Regarding building height and setbacks, if you would like the Board to make findings that the proposed heights and setbacks are approved at master plan and do not need further review at the site plan level of review, more information is needed on how heights and setbacks will be managed to create a cohesive whole. Additional information as requested is provided on page 7 of 31 in the narrative. d. Regarding lighting, if you would like the Board to make findings that the proposed lighting is approved at master plan and does not need further review at the site plan level of review, more information is needed on how lighting will be used. Will it be minimized, or used widely as a site feature? How will lighting ensure consistency? This section of the narrative has been revised to provide the additional information requested. Detailed lighting design and photometrics will be provided for DRB review and consideration during site plan review for each phase. e. Regarding energy standards, your response does not provide the required information as to how SITING AND DESIGN OF BUILDINGS will support renewable energy installations. Roof alignment, location relative to height of land, trees? This section of the narrative has been revised to further elaborate on the siting and design of buildings to support renewable energy installations. f. Regarding design guidance, more information is needed on how your listed elements will be managed to create a cohesive whole. What about the exterior materials and geometries will ensure consistency, for instance? What will be done to enhance the human and pedestrian scale? This section of the narrative has been revised to further elaborate on how the listed elements will be managed to create a cohesive whole. 8. Floor area ratio has been omitted. With the understand[ing] that this was reviewed in the appealed permit, please re-submit to complete this remanded application. Calculations from previous application have been resubmitted. Note that in Section I of the narrative, the applicant requests FAR not be considered because FAR is no longer an applicable standard in the current LDR’s, eliminating the need for Condition #14a in the decision. January 24, 2023 South Burlington Development Review Board Page 4 of 4 Reference: BETA Technologies – Core Technology Campus Master Plan Application – Supplemental Information SUPPORTING DOCUMENTS The following attachments and plans have been revised or added to supplement and replace documents provided on 1/13/2023. Attachments: a) Revised Narrative, dated 1/24/2023 b) RTE Report, dated 9/24/2021 c) FAR calculations, dated 1/4/2022 Plans: 1) EXISTING CONDITIONS PLAN MP-002, dated 1/23/2023 2) CAMPUS SITE PLAN MP-003, dated 1/24/2023 3) CONTEXT MAP MP-004, dated 1/24/2023 4) LANDSCAPE SITE PLAN L-001, dated 1/24/2023 Please let us know if you have any questions and we look forward to meeting with the Development Review Board at the February 22nd, 2023 hearing. Regards, Stantec Consulting Services Inc. Christopher Gendron, PE Project Manager, Civil Engineer Phone: 802 497 6402