HomeMy WebLinkAboutSP-23-040 - Supplemental - 1068 Williston Road (5)
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September 18, 2023 Updated 10/31/2023 Marla Keene, P.E. Development Review Planner City of South Burlington 180 Market Street South Burlington, VT 05403 Re: 1068 Williston Road, South Burlington – Site Plan Amendment to SP-22-031 Holiday Inn Phase 2A – North Dorset Multi-Family I Building (NDMF I) Update: Responses to Planning and Zoning comments by VHB 10/31/2023 Key: Green = incorporated into draft decision Orange = outstanding item required to be addressed prior to approval Dear Marla,
On behalf of Champlain School Apartments Partnership (c/o Joe Larkin), please find enclosed signed application form, plans, and supporting materials submitted in pursuit of an amendment to the current site plan approval for the Holiday Inn Redevelopment Project.
Minor construction related modifications have been made to Phase 2A of the Holiday Inn Redevelopment project since Site Plan Approval (SP-22-031) in September of 2022. In discussing these modifications with the City, it was determined that a Site Plan Amendment would be required to document these changes. In an effort to differentiate between the current proposal (Phase 2A) and the future Phases (Phase 2B and Phase 3), the future phases has been screened back.
Below please find a summary of these changes:
1. Three (3) planter boxes, with stone seat walls, are now depicted on the south-western side of NDMF I. These were added to complement the future Phase 2B design. Please refer to Sheet C2.01.
10/20 P&Z: Please provide a detail or image of the proposed planter boxes and stone seat walls illustrating how these features compliment the approved architectural styles of the building and landscaping.
Hampton Inn and Suites Ref: 57913.01 October 31, 2023 Page 2
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VHB 10/31: A detail for the stone seat walls is provided on A/L3.03. The two renderings below depict the stone seat walls in relation to the western building façade and proposed plantings.
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The light grey color of the stone seat walls (Barre/Woodbury Grey Granite) will compliment the “natural white” color of the architectural cast stone fields and bands. The image on the right shows the proposed ornamental grasses (Karl Foerster Feather Reed Grass) in bloom.
2. Curbing was added adjacent to the pavers to the west of NDMF I to provide the necessary edge restraint prior to construction of Phase 2B. Please refer to Sheet C2.01.
10/5 P&Z: Work should not extend beyond the approved Phase 2A limits. Please adjust limits
on plan to verify this is the case.
10/6 VHB: The Phase 2A limits have been modified to include utility stubs, the temporary
asphalt path, the bicycle racks and the proposed temporary access drive. As part of this site plan
amendment we are requesting a modification to the Phase 2A limits to accommodate these
items.
3. One (1) planter box has been added along the south side of NDMF I outside of the future ROW. Please refer to Sheet C2.01.
P&Z 10/20: Please provide a plan demonstrating this planter box is located more than 5-ft from the planned edge of pavement.
10/31 VHB: The plant material is hardy enough to withstand snow storage on top of it and salt from sidewalks/roadways. The plant material, consisting of ornamental grasses and perennials, will be cut back each fall/spring and will not be damaged by snow storage. If the planter is moved 5’ off the back of the curb, there will no longer be enough space between the building and planter. Additionally, the planter is currently shown outside of the ROW.
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4. A concrete sidewalk was previously proposed along the southern façade of NDMF I. This has been preplaced with decorative pavers to be consistent with the courtyard hardscape. Please refer to Sheet C2.01.
5. A parking garage ventilation grate is now proposed to the north of NDMF I. A railing adjacent to the ventilation grate is proposed to keep pedestrians off the grate, while allowing for pedestrian access to the dumpster pad. Please refer to Sheet C2.01.
6. A 6’ wide temporary asphalt path is now shown on the western side of NDMF I to provide access to the NDMF I parking garage entrance. Please refer to Sheet C2.01.
P&Z 10/5: I believe this a location that requires modification of the Phase 2A limits for a
physical reason (landscaping). Please confirm you are requesting modification.
VHB 10/6: Correct, we are requesting a modification.
7. Six (6) U-Style Bicylce Racks are now proposed adjacent to the temporary asphalt path providing a total of twelve (12) bicycle spaces. This bicycle rack is temporary and will be relocated as part of Phase 2B. Please refer to Sheet C2.01.
P&Z 10/5: This goes hand in hand with #6 with respect to Phase 2A limits.
VHB 10/6: Correct, we are requesting a modification.
8. The pergola between NDMF I and NDMF II has been removed.
P&Z 10/20: Approval pending approval of replacing planter boxes and stone seat walls.
VHB 10/31: Understood.
9. The drive aisle access where it intersects with the future public street has been revised to better accommodate the Phase 2B access aisle alignment. In addition, the crosswalk has been reoriented in this area. Please refer to Sheet C2.01.
10. An outfall for the footing drain has been added to the north-east of NDMF I. Please refer to Sheet C2.02.
P&Z 10/5: Why is there an outfall needed when there was not one provided before? Please
demonstrate this new outfall is not in a wetland buffer or impacting steep slopes. I don’t see any
supporting information in your submission; please let me know if I’ve missed it.
VHB 10/6: The outfall is needed to daylighting the footing drain for NDMF I and was added after
the previous site plan approval. I will follow up separately with supporting information and
documentation regarding wetland buffers and steep slopes.
VHB 10/13: The footing drain is located entirely outside of the wetland buffer. Existing slopes in
this area average 23% and are classified as a Level II resource per the LDR’s. As previously
mentioned, the footing drain outfall was added after the previous approval. Originally the intent
was to tie the footing drain into the storm sewer system but it ended up being these grades
didn’t work so this needed to daylight elsewhere. In looking at existing grades around the
proposed building, it was determined that the outfall shown on the attached plans was the most
logical location.
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P&Z 10/20: This resource encroachment is not permitted without being accompanied a site
conditions map and a slope stability analysis as indicated in LDR 12.03. All recommendations of
the slope stability analysis must be implemented.
VHB 10/31: In accordance with Section 12.03 of the LDR’s a slope stability memo has been prepared outlining proposed impacts to existing slopes associated with the NDMF I footing drain installation. Please refer to the attached slope stability memo for additional information.
11. The tray layout and planting schedule for the Green Roof has been revised. Please refer to Sheet L4.03.
P&Z 10/20: This will be reviewed pending resolution of item #14
VHB 10/31: Understood.
12. Landscape budget has been revised to reflect additional pavers, removal of pergola and minor landscape changes / additions.
P&Z 10/20: This will be reviewed pending resolution of item #14
VHB 10/31: Understood.
13. The overall open space computations were revised on Sheet L4.03.
P&Z 10/20: This information is on sheet L4.04. The plans submitted indicate different values for the
new hotel and the renovated building, though no request for modification has been made. The plans
must be updated to reflect the correct approved square footages. Further, the provided open space
indicated on the submitted plans differs dramatically from that which was previously approved,
though no physical changes are proposed. The plans must be updated to reflect the correct proposed
square footages. Further evaluation will be required once this updated information is provided.
VHB 10/31: The square footage for the future hotel has been updated to reflect what was previously approved. The open space for the courtyard increased due to changes in the roadway design. The open space in the future phases has also been revised to reflect what was previously approved. Please refer to revised sheet L4.04 for additional information.
14. The external roof terrace stairs along the northwestern façade of NDMF I were eliminated. Access to the roof terrace will be provided through an internal staircase and will be limited to residents only.
P&Z 10/20: This change makes the sun terrace a non-qualifying open space. It must be directly accessed from the sidewalk or public corridors. Without this area it does not appear the project provides the required amount of open space either for this phase or the project as a whole. However, this should be revisited when L4.04 is corrected; see comment on item #13.
VHB 10/31: The proposed sun terrace has been revised to be accessed via a public corridor. Access to the roof top patio / sun terrace for non-building tenants will be achieved by entering
door #135A and going up stair #135. Exterior doors #135A will be unlocked during normal
business hours when the receptionist desk is occupied. Please see attached sun-terrace access route exhibit for additional information on access location and signage.
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15. A 20’ wide temporary drive aisle is now depicted to the west and north of the existing Holiday Inn providing access to NDMF I. This drive aisle will be replaced by the proposed drive and parking to be constructed in Phase 2B. Please refer to Sheet C2.01.
P&Z 10/5: I am not aware of an existing conditions plan for the property, either with previous
approvals or this submittal. Please confirm this “temporary access drive” is not a new feature
but is rather an indication of an existing feature to be retained.
VHB 10/6: Please see attached for the existing conditions plan for the parcel. The proposed
temporary access drive generally follows the existing drive aisle, however it has been modified
slightly to provide larger turning radii and a turnaround for emergency vehicles.
P&Z 10/20: The majority of the access drive is not a modification but is in fact retention of
existing pavement. Please modify the phase limits to precisely match the previously approved
limits of Phase 2A except where specifically required by this and other above-described
modifications. No modification to phasing limits outside the specific requested approvals will be
permitted.
VHB 10/31: The limits of Phase 2A have been modified to exclude the temporary drive aisle. To further clarify, while the temporary drive aisle generally follows the alignment of the existing drive, the existing pavement within this area was removed during construction and the temporary drive aisle will be repaved.
16. An electric vehicle charging station has been added to the north of NDMF I. This area will be pre-wired for an additional 5 future EV charging spaces. Please refer to sheet C2.01.
In accordance with the City of South Burlington FBC District Site Plan Review submittal requirements, please find the following:
1) Application for Site Plan Review; 2) Application for Zoning Permit; 3) $153 Site Plan Application Fee 4) $196 Zoning Permit Fee; 5) Submission Checklist; 6) Abutters List; 7) NDMF I Site Plan, prepared by VHB, last revised 9/14/2023; 8) Revised Landscaping Budget Calculations;
Please feel free to contact me with any questions or if any additional materials are required.
Sincerely,
Daniel Heil, PE
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Site / Civil Project Manager Cc: Champlain School Apartments Partnership