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Home My WebLink AboutSP-24-08 - Supplemental - 0870 Williston Road (3)Project Narrative 164 Main Street, Suite 201 | Colchester, Vermont | P: (802) 878-0375 | email@krebsandlansing.com DoubleTree Hotel Addition 870 Williston Road, South Burlington Project Narrative Site Plan Application PROJECT DESCRIPTION: AAM Burlington Hotel, LLC is planning to construct a new four‐story hotel addition at the existing DoubleTree Hotel site on Williston Road in South Burlington. The new hotel addition will replace the dated “North Champlain” wing of the existing DoubleTree hotel, which will be demolished to make space for a new parking structure. The new addition will extend from the south side of the existing building, across an existing driveway, outward toward Williston Road. It will connect the third floor of the existing hotel to the second level of the new addition with sufficient clearance for emergency vehicle access. The new hotel space will include 70 rooms which will replace the 58 rooms from the North Champlain wing and add 12 additional rooms. The project is located in the City Center Form Base Code Transect 4 Zoning District. The Primary Street for this building is Williston Road. There is one Secondary Street to the west and the I‐89 Exit 14W exist ramp is to the east. The building has been sited and designed so that the primary building façade is within the 0’‐12’ of the Primary Build‐to‐Zone. The hotel addition complies with the Building Envelope Standards as described and noted on the attached Checklist and Self‐Evaluation form for the T4 district. The site will be improved with new landscaping to accent the primary building façade and the primary entrances that will be used by the hotel guests. The existing hotel does not have a clear pedestrian path from Williston Road. Parking is being pulled back from Williston Road and new walkways and greenscape will guide pedestrians to the hotel lobby. At the southwest corner of the property a new gathering area is proposed as the beginning point of the new Greenway, a new 10‐foot‐wide multi‐use path that will extend north through the property. This path will serve as the Greenway Civic Space for the project. New lighting and upgrades to existing site lighting are proposed throughout the site. Streetscape upgrades are planned along Williston Road including seatwalls, benches and street tree planting. The existing chainlink fence that extends up from the interstate exit ramp is planned to be replaced with a more inviting metal fence. COMPLIANCE WITH REVIEW STANDARDS: (B) Lot Standards:  The property includes two parcels which combine for a total area of 10.96 acres. Parcel A is 9.65 acres and includes the building and the majority of the site. Parcel B follows the western edge of the site and includes 1.31 acres. A Boundary Survey is included with this application.  The lot is currently used as a hotel and conference center. DoubleTree Hotel Addition 870 Williston Road, South Burlington Project Narrative Site Plan Application PAGE [ 2 ] (C) Building Standards:  Refer to the Architectural Plans for a summary of the building design and compliance with the T‐4 Building Envelope Standards. (D) Blocks and Street Standards:  No Blocks are proposed.  Streets and Connection Types: The Primary Street is Williston Road. The existing driveway to the west of the hotel addition is also identified on the City’s Primary and Secondary Streets and Block Map as a primary existing street but is considered secondary for the building addition.  Curb Cuts – No new curb cuts are proposed for the project. (E) Parking Standards  The project does not have a minimum zoning parking requirement. The project will disrupt the existing ADA parking so it will be relocated to remain the closest parking spaces to the front door of both the existing hotel and the new addition.  There is an existing parking lot to the west of the hotel addition. The parking layout is being modified slightly and will remove the parking spaces located closest to Williston Road. The landscaping design will incorporate a row of shrubs to provide the required screening from Williston Road.  No off‐site parking is needed for this project. (F) Supplemental District Standards – Not applicable to this project (G) Streetscape Standards General Standards  Refer to the Landscape Plans for streetscape features and design. The non‐hardscape features include trees, shrubs, perennials, and lawns that compliment both the new building and the existing site.  A new paver area is proposed within the greenbelt between Williston Road and the existing sidewalk. The pavers are within the City’s right of way but we are requesting they be installed to expand the welcoming aspect of the access from the public way. Streetscape Requirements  Benches – Landscape walls will be installed along each side of the Build‐to face of the new building. A portion of the wall at the western end of the site will serve as a seat wall for people gathering near the public way.  Bicycle Racks – 5 spaces are shown at Williston Road o Short term – 1 per 5,000SF = 46,721 divided by 5,000 = 9 Required.  5 are provided along Williston Road and 4 are provided by the porte cochere o Long term ‐ 50% of short term = 5 Required  Provided in the proposed parking garage.  Shower, changing and lockers are provided in the hotel.  Street Tree Spacing – The trees are spaced 26 feet max on Williston Road and 40 feet along the street to the west of the hotel. DoubleTree Hotel Addition 870 Williston Road, South Burlington Project Narrative Site Plan Application PAGE [ 3 ] Article 8 ‐ City Center Form Based Code District 8.02 Applicability  The project is located in the T4 Transect Zone and is required to meet the standards as described in this narrative and on the plans provided. 8.03 Land Development and Building Placement  The building has been sited using Williston Road as the Primary Street with the façade being completely within the Build‐To‐Zone. Refer to Architectural Plans. 8.04 Block, Streets, and Alleys  The project relies on Williston Road to the south as the Primary Street (higher traffic count) and the existing street to the west as the Secondary Street. The standards for these street designations have been applied and used for the building envelope design of the new hotel addition.  No new blocks or streets are proposed to be created. 8.05 Parking  Refer to parking narrative above. 8.06 Special Standards  G. Rooftop Elements and Uses o The project will rely on geothermal wells for the source of the buildings heating and cooling. Only venting well be installed on the roof. o The elevator runout will extend above the roof but it is located within a central part of the building so it will be concealed from nearby view. See the elevation drawings and renderings. 8.07 Prohibited Materials  The materials listed in this section of the LDRs are not proposed with this project. We are currently working to coordinate with VTRANS to replace some of the existing chain‐link fence along Williston Road with a more decorative black metal fence. 8.08 Open Space Requirements  B. General Requirements ‐ Per Table 8‐1 for Civic Space Requirements in the T4 Zone: Non‐ Residential (>20,000 s.f.) o 6% of building gross floor area ‐ Hotel addition = 46,721 s.f. x 6% = 2,803 s.f. o Satisfied along Williston Road by way of “Pocket Plazas”. Pocket Plaza min. 2,000 s.f.  G. Landscaping Requirements o Per Section 13.04(G) ‐ new development must meet a minimum landscaping budget equal to 3% of the first $250,000 of construction costs, 2% of the next $250,000, and 1% of remaining construction costs. o The palette includes commissioned sculptures (excluding signs), fountains, ornamental planters, ornamental or commissioned benches, decorative hardscapes, and ornamental or commissioned bicycle racks. o The project’s landscape design has been completed with this in mind. We are waiting on the construction estimate number for the hotel & garage project and will submit the cost estimate with the final plan submission.  H. Maintenance – The DoubleTree Hotel prides itself on maintenance and upkeep of its facilities and will continue with this approach for these landscape elements. DoubleTree Hotel Addition 870 Williston Road, South Burlington Project Narrative Site Plan Application PAGE [ 4 ] 8.09 Allowed Use – The project does not propose a change of the existing use. 8.13 Transect T4 Building Envelope Standards  Refer to the Architectural Plans and supporting documents for compliance with the standards. Article 11 ‐ Street Typologies  Williston Road is an existing high traffic street.  The secondary street to the west would identify as a Rural Connector Article 12 – Environmental Protection Standards  None of the listed standards apply to the hotel project site. Article 13 – Supplemental Regulations 13.02 Off Street Parking and Loading  The project does not require a minimum parking count but existing parking on the site will provide the necessary amount to satisfy the hotel’s needs. The parking lot to the west of the hotel addition will be modified to provide additional screening, landscaping and improvements to the exterior lighting fixtures.  An existing city bus stop is also located along Williston Road adjacent to the project to help with additional access management.  ADA parking will be re‐organized as part of this project. It will be cited so that it is the closest location to the front entrance of both the existing hotel and the new addition. 13.03 Off Street Parking and Loading  Short term and long‐term bicycle parking will be provided as described above. 13.04 Landscaping, Screening, and Street Trees  Refer to the Landscape Plans for the site hardscape and landscape design and conformance with the requirements.  Snow storage areas are identified on the site and landscape plans.  Refer to the response for 8.08 above regarding the landscape budget requirements. 13.05 Stormwater Management  The DoubleTree Hotel site is a 3‐Acre site as identified by the State of Vermont. This project is only a portion of the planned development for the property, which also includes a new parking garage structure and the Catamount Woods housing project. The stormwater design for the site will include converting the existing Tier 3 stormwater pond at the northeast corner of the site to a gravel wetland, construction of a new gravel wetland at the southeast corner of the site, and an infiltration chamber system to treat a portion of the Catamount Woods project. The site is highly developed but LID disconnection areas are provided where the site allows. A stormwater narrative, HydroCAD model, and supporting plans and calculations are attached to this application. 13.07 Exterior Lighting  A lighting plan with cut‐sheets is submitted as a part of this submission.  A photometric plan (point by point plan) will be submitted with the final submission which will show compliance with the exterior lighting requirements for the parking areas and areas around the project site. This will include the light pole placement, heights, fixture types, and illumination levels. DoubleTree Hotel Addition 870 Williston Road, South Burlington Project Narrative Site Plan Application PAGE [ 5 ] 13.08 Outdoor Storage and Display  There is no outdoor storage proposed for this project. The trash collection and removal will rely on the existing hotel operations. 13.11 Fences  An existing chain‐link fence is located along the Exit 14W ramp and a portion of Williston Road. Our intention is to replace the Williston Road portion of this fence with a decorative black metal fence to improve the aesthetics of the site. The new fence will not exceed 8 feet in height. We are currently trying to obtain permission from VTRANS to make this change. 13.12 Utility Cabinets and Similar Structures  The building will require a new transformer and chiller pad. They will both be located on the east side of the building to help hide them from public view. Plantings will also be placed around them to provide year‐round screening from the street view. Refer to the Landscape Plans. 13.13 Signs  The existing hotel sign will be maintained. A building mounted sign will likely be proposed under a separate sign application. Additional Checklist Requirements  Project Construction Schedule – The project is anticipating a July 2024 Construction start with a December 2025 estimated completion.  A Boundary Survey has been completed for the site. The lot area, easements and any other deed restrictions on the land are identified on the survey.  The estimated cut/fill for the hotel construction effort will be a net cut of approximately 5,300 CY. Tree Protection Notes The following notes will accompany a tree protection plan for final submission.  Proposed methods, and schedule for effecting tree and plant protection shall be submitted for approval.  Proposed methods, materials, and schedule for root pruning, construction pruning, and tree fertilization shall be submitted for approval.  Certain specimen trees adjacent to construction areas and in other key locations will be identified by the Owner and the Architect, and marked with red tags. Loss of any of these trees will result in fines assessed at $5,000 per tree. Damage to all other trees on the property will be assessed at the rate of $500 per inch caliper of the tree.  A fine of $1,000 will be levied against the Contractor for each incident of construction inside tree protection areas.  Damages to trees, shrubs, and other vegetation will be assessed by the Architect and Owner in accordance with the International Society of Arboriculture (ISA) Guide.  Trees or roots visibly damaged will cause the Owner to withhold from the Contractor an assessed amount conforming to the requirements stipulated above for a period of two years. After that period the impact of the damaged to any tree will be assessed accordingly.  If any trees or shrubs designated to be saved are damaged and replacement is required, a number and diameter of trees or shrubs of the same species and variety, as specified by the Owner and Architect, shall be furnished and planted by the Contractor. The total inch diameter of the replacement trees or DoubleTree Hotel Addition 870 Williston Road, South Burlington Project Narrative Site Plan Application PAGE [ 6 ] shrubs shall equal the diameter of the tree or shrub to be replaced. The Contractor shall not be liable for any loss or damage which occurs while the Contractor is complying with instructions given by the Owner, Architect, or arborist working on the Project.  The Contractor's attention is called to the fact that certain areas on the site exist as natural woodland spaces and are to remain as natural woodlands. Therefore, all construction operations must be performed in such a manner, which will preserve these existing natural environments as wood preserves.  Designated areas of trees, understory, and wildflowers are to remain untouched and unharmed.  Clearly mark all clearing limits in the field and accompany Architect on a joint review of clearing limits before clearing operations have commenced. Limit of clearing is generally defined as the limit of grading.  Galvanized chain link fencing, 4 feet high. Stakes for fencing shall be 8 feet galvanized steel posts, driven a minimum of 3 feet into the ground. Posts shall be spaced 10 feet on center maximum.  Prior to start of demolition work and clearing and grubbing operations, tree protection fencing shall be installed in accordance with the following:  Fencing shall be installed at the tree protection areas indicated on the Drawings.  Fencing shall be installed a minimum of 15 feet beyond the drip line of the trees to be protected, unless otherwise approved by the Architect.  Where construction will be in close proximity to existing trees designated to remain, roots shall be pruned. Proximity shall be as determined in the field by the Landscape Architect or Arborist.  Suitable means for root pruning include trenching, vibrating plow, and water jet pruning. Any method which tears roots or disturbs the soil beyond the grading limit is unacceptable.  Trees to receive root pruning shall be reviewed by an arborist for canopy pruning, fertilization and trench backfill recommendations.  Selective clearing within tree protection areas shall only be performed when and as directed by the Landscape Architect.  Except as otherwise indicated or requested by Landscape Architect, temporary protection devices and facilities installed during course of the work shall be removed only after all work which may injure or damage trees and plants is completed. We are submitting the following materials in support of the DoubleTree Hotel Addition Site Plan application:  Location Map  Adjoining Landowners List  ITE PM Peak Hour  T‐4 Building Envelope Standards Checklist and Self‐Evaluation  Stormwater Narrative  Standard Compliance Workbook  Worksheets  HydroCAD Model DoubleTree Hotel Addition 870 Williston Road, South Burlington Project Narrative Site Plan Application PAGE [ 7 ] Architectural Plans  Z100 Architectural Site Diagram 02‐11‐24  Z11 Level 1 and Level 2 Plans 02‐11‐24  Z12 Level 3 and Level 4 Plans 02‐11‐24  Z21 South Elevation 02‐11‐24  Z22 West Elevation 02‐11‐24  Z23 North Elevation 02‐11‐24  Z24 East Elevation 02‐11‐24  Z25 Window Compliance 02‐11‐24  Z26 Exterior Materials 02‐11‐24  Z110 West Site View 02‐11‐24  Z111 South Site View 02‐11‐24  Z112 East Site View 02‐11‐24  Z120 Section at Skybridge 02‐11‐24  A501 3D View 01 02‐11‐24  A502 3D View 02 02‐11‐24  A503 3D View 03 02‐11‐24  A504 3D View 04 02‐11‐24  A505 3D View 05 02‐11‐24 Civil Plans  CH CH Key Sheet 02‐14‐24  B‐100 Boundary Survey 02‐14‐24  CH100 Overall Site Plan 02‐14‐24  CH101 Site and Grading Plan 02‐14‐24  CH102 Site Utility Plan 02‐14‐24  CH103 Site Plan Gravel Wetland & Multi‐Use Path Extension 02‐14‐24  CH104 Site Utility Profiles Water‐Sewer 02‐14‐24  CH200 Existing Conditions Plan 02‐14‐24  CH201 Site Demolition Plan 02‐14‐24  CH300 EPSC Plan Pre‐Construction 02‐14‐24  CH301 EPSC Plan Summer 2024 02‐14‐24  CH302 EPSC Plan Winter 2024‐2025 02‐14‐24  CH303 EPSC Plan Gravel Wetland & Multi‐Use Path 02‐14‐24  CH304 Post‐Construction Stabilization Plan 02‐14‐24  CH400 Civil Details 02‐14‐24  CH401 Civil Details 02‐14‐24  CH402 Civil Details 02‐14‐24  CH403 Civil Details 02‐14‐24  CH404 Civil Details 02‐14‐24  CH405 Civil Details 02‐14‐24 DoubleTree Hotel Addition 870 Williston Road, South Burlington Project Narrative Site Plan Application PAGE [ 8 ]  CH406 Civil Details 02‐14‐24 Landscape Plans  LH‐001 Landscape Plan 02‐01‐24  LH‐002 Landscape Details 02‐01‐24