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HomeMy WebLinkAboutSP-24-08 - Supplemental - 0870 Williston Road (20) MEMORANDUM To: Derick Read, Krebs and Lansing From: Marla Keene, Development Review Planner Date: March 22, 2024 Re: SP-24-08 870 Williston Road – Doubletree Hotel Addition Review Comments This memo can be used to provide back-and-forth as the project is reviewed. As of March 22, 2024, this memo includes comments on the LDR except for the BES Table, 3.18 and 3.19 pertaining to energy efficiency and solar readiness, and improvements within the Williston Road ROW. Also forthcoming are comments of the Director of Public Works and City Stormwater Section. Where information is needed to address multiple standards, it is only mentioned once. Appendix E (Application Completeness) The following was sent on 2/20/2024. Only partial responses have been received to date. All required items must be submitted prior to being eligible to schedule the required neighborhood meeting. Application Requirement Project Specific Notes 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. "Slope rights" callout is unclear. To what is it pointing? This application requirement has been addressed. Zoning district boundary not shown. What is red line on OSP? This application requirement has been addressed. 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. Missing existing building area Missing lot coverage (for stormwater reporting purposes) The requested lot and building area calculations are provided on plan CH101 Point-by-point lighting plan and cut sheets for all proposed outdoor lighting within the site Omitted The light poles have been shown on the site and landscape plans but the photometric lighting plan and cut sheets will be submitted separately. 180 MARKET STREET, SOUTH BURLINGTON, VERMONT | (802) 846-4107 | WWW.SOUTHBURLINGTONVT.GOV 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. Existing or proposed dumpsters not shown The hotel addition will rely on the existing hotel’s trash compactor which is located near the northeast corner of the building, hidden from public view. The trash compactor is shown on CH100 and CH200. Existing water courses & buffers, wetlands & buffers, base flood elevations if located in an area of special flood hazard, wooded areas, ledge outcrops, and other natural features. River corridor not shown Please refer to the attached River Corridor Memo. Existing and proposed open space Please show specific boundaries and computations demonstrating requirements are met. Please see plan sheet LH-004 Detailed specifications and locations of planting, landscaping, screening, and/or buffering materials. Partial. Narrative indicates more forthcoming Please see the Landscape Plan, sheet LH-001 A list of existing vegetation, with the location, type, and size of existing trees of six inches or greater in caliper. Omitted Please see the Existing Tree Plan, Sheet LH-003 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. Costs omitted Please see the attached Landscape Plan, sheet LH-001and accompanying Landscape Budget document. Solar ready roof analysis report Omitted Solar panels are proposed on the roof of the proposed Garage project. A table of the solar compliance calculations is provided in a separate response below. 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. It is unclear what the proposed remediation is for underground utilities that will be disrupted by proposed project. An existing electrical transformer locate northwest of the proposed addition will be replaced with a new transformer. The new transformer will be placed on the east side of the new addition so it is more hidden from the public view. There is an electrical conduit for site lighting that passes through the new building footprint. It will be re-routed and re-fed during construction. The existing waterline that feeds the hotel will remain active but a new service 180 MARKET STREET, SOUTH BURLINGTON, VERMONT | (802) 846-4107 | WWW.SOUTHBURLINGTONVT.GOV for domestic water and fire protection will be extend to the hotel addition. A portion of the existing natural gas service that feeds the existing hotel will need to be re-routed and reconnected to allow for the construction of Gravel Wetland #2. Existing and proposed water and wastewater usage Omitted The calculations for the existing and proposed water and wastewater usage is included in the attached Preliminary allocations from the Department of Public Works and South Burlington Water Department. Location and design of all utility distribution facilities This includes telecommunication cabinets, additional of which may be needed depending on rerouting of aforementioned underground power A new transformer and a pad for air heat pumps will be sited on the east side of the new addition. The heat pumps will be screened with a wood slat barrier as shown on the site plans and detailed on sheet CH407. Article 8: Form Based Code 8.04B(2) Public Facilities on the Official Map: Please provide a draft irrevocable offer for the planned public street. The irrevocable offer of dedication for the planned street will be submitted separately. 8.04F Alleys: Should there be a raised crosswalk at the west crosswalk? The grading design needs this crosswalk to be flush. We have designed the crosswalks to be constructed of pavers so the material change clearly delineates the crosswalk. 8.05B(3) Parking: While you may keep existing parking, you may not propose new parking within 140-ft of Williston Road or the planned public street. There does not appear to be an exception for ADA parking in this section. It is our understanding that staff agrees that the parking is considered existing as long as we are not increasing pavement or number of spaces. The lot will largely be improved to increase landscaping within and around it. The existing spaces closest to Williston Road will be removed and replaced with landscaping. The existing 37 spaces will be reduced to 30 and over 1,800 s.f. of impervious will be converted to vegetation. 8.06G Rooftop Elements: How is the view of roof access shaft and mechanical shaft minimized? Screening, sheathing in consistent architectural materials, other? The mechanical shafts, mechanical equipment, and the elevator overrun will be clad in, or screened by, metal panels (solid or louvered as appropriate) – color to match the facade. The roof access is just a hatch (not a shaft), and it will only extend 1 ft above the roof surface, therefore screening of this element is not required under 8.06G(1) What is height & area of roof access hatch? Height is 1 foot above roof surface. Area is 21 SF. 180 MARKET STREET, SOUTH BURLINGTON, VERMONT | (802) 846-4107 | WWW.SOUTHBURLINGTONVT.GOV What is height of elevator shaft? Elevator shaft height is 4 ft above the roof surface. 8.06G(4) Utility Features: Electric service is located on interstate façade. Will there be a meter? On which side is gas service? There will be an electric meter on the east side (interstate façade) of the building. There will not be a gas service to the new building. 8.07 Prohibited Materials: You have provided an exterior materials sheet but it does not appear to address all of the provided materials, The exterior materials sheet is intended to show sample images of the major facade materials. It is not intended to provide a sample image for every material. For example, a finish identified on elevation sheet Z21, but not identified on the exterior materials sheet Z26 is the precast sill, which will be a standard grey/buff precast sill. nor do the plans indicate which exterior materials will be provided where. The South Elevation sheet Z21 contains notes indicating the typical locations of the materials. The material labels match the materials indicated on the exterior materials sheet Z26. The other elevation sheets do not contain labels, but the color scheme indicates the corresponding materials. We are happy to provide clarification if the labeling of the locations of materials is unclear. 8.08 Open Space: When the area required for bicycle parking is removed, the parklet does not meet the minimum area requirements. The pocket park does provide adequate area, however, it is designed as more of a pocket plaza. Will you accept the revised designation? The Civic Space requirement for the hotel addition is met in the proposed Pocket Park on the west side of the entrance drive so we removed the open space designation from the area at the bicycle parking. 8.11F Open Space for Nonconforming buildings: Please review this section. You must provide a total area of existing building, and designate the required qualifiable open space. Please also provide imperviousness of qualifiable open space. The existing building includes 210,000 s.f which requires 12,600 s.f. of civic space/site amenity. This is shown on the Open Space Plan, sheet LH- 004. Article 14: Site Plan 14.06B Relationship of Proposed Structures to Site: Please provide a statement of how you believe the proposed structure responds architecturally to the existing structure to which it is adjacent & connected. The new structure responds to the existing structure in a few ways: 1. The new structure uses similar materials and colors 2. The new structure steps its height down adjacent to the existing building 3. While the new building must address the build-to zone at Williston Rd, it also consistently extends the approximate building line of the West side of the main hotel building 14.06H Utility Service: Comments of the South Burlington Water Department were provided on February 23, 2024. Most of the comments are boilerplate. Plan specific comments are as follows. 180 MARKET STREET, SOUTH BURLINGTON, VERMONT | (802) 846-4107 | WWW.SOUTHBURLINGTONVT.GOV Sheet CH401 Details. All water related details must conform to the Champlain Water District Specifications and Detail for the Installation of Water Lines and Appurtenances. This condition will be met and is noted on the waterline detail sheets. Sheet CH104- Site Utility Profiles, Water and Sewer. 1. There is an existing abandoned water main on the north side of Williston Road, parallel with the edge of road, that may be uncapped. This information is provided to inform the developer/engineer/contractor during any work planned along Williston Road including where the new pavers are proposed. A note has been added to plan sheet CH101 addressing this comment. 2. The proposed 10”x8” tapping sleeve shall comply with the CWD Specifications. This condition will be met. 3. We suggest additional in-line valves be installed on the 10” existing water main to be able to isolate it in the event of an emergency. The valves could be placed on the west side at the proposed new tap location for the new addition, and the east side of the 4” DI water line, thus enabling the isolation of that section of existing water main between the proposed new building and existing building and still keep water supply to each building. Three valves at each location are suggested. Please contact the SBWD if you have any questions. This has been discussed with the South Burlington Water Department. A new water valve will be cut-in on the existing line to allow for isolation of the existing waterline for repairs, while maintaining water to the buildings. This valve is shown on CH102, east of the bridge connector, but may be subject to field adjustments. 4. All the proposed work is being connected to existing, aged private water infrastructure. Condition assessments of the infrastructure where it becomes exposed should be performed to aid the engineer and owner in determining life expectancy and conditions prior to project completion. The condition of the existing waterline will be evaluated during construction. Article 3: General Provisions 3.19 On-Site Solar Photovoltaic Systems: Pursuant to 3.19(B)(4), please show the alternative system and demonstrate it is adequate to meet the expected building usage. For this project the heat and cooling source will be electric air heat pumps which qualifies as 100% renewable under the CSB ordinance. As it relates to additional solar panels on the roof, no “solar ready zone” is required on the roof under the June 2024 Energy code per section C402.5.1 exception. The parking garage will have on its roof enough solar panels to cover the solar requirement for both the structured parking and the hotel addition. See below chart for the square footage calculation: Roof Area 40% Hotel Roof SF 12100 4840 Parking Garage Roof SF 50500 20200 Catamount Woods Roof SF 50000 20000 Totals: 112600 45040 Article 13: Supplemental Regulations 180 MARKET STREET, SOUTH BURLINGTON, VERMONT | (802) 846-4107 | WWW.SOUTHBURLINGTONVT.GOV 13.02 Off Street Parking and Loading: The City Fire Marshall provided the following comments. There is an inconsistency in the submittals regarding the skybridge. Elevations show the connection at 3rd floor of the new bldg.. while floor plan layout indicates the connection at the second level. Please confirm and correct the plans. The drawings are correct: The floor level of the skybridge is at Level 2 of the new building. The elevation drawings Z22, Z23, and Z24 all show the bridge at Level 2 of the new building consistent with the floor plans. Sheet Z110, Z112, and Z120 also depict the skybridge, And these drawings also show the floor levels of the existing building. The skybridge connects to Level 3 of the existing building. Sheet Z120 “Section at Skybridge” provides the clearest view of this relationship, including the absolute elevations of the floor levels of the existing and new buildings. You can see that Level 2 of the new building and Level 3 of the existing building are at the same absolute elevation of 354’-7 15/16” 13.03 Bicycle Parking and Storage: Please provide the total area of existing building and demonstrate the short term bicycle parking are met for the site as a whole and that the long term bicycle parking requirements for the area of the addition. Bicycle parking for the existing building will be provided in the new parking garage. The gross square footage of the building is 210,000 s.f. At 1 short term space per 5,000 gsf, 21 short term bike racks for 42 bicycle parking spaces and 21 long term spaces will be provided in the garage. 13.04 Landscaping: The City Arborist provided the following comment Tree Protection measures should be specified and shown on the plans for existing trees that are being retained. Also, it looks like they may be treating the Ash trees at the entrance and around the parking lot for Emerald Ash Borer, and it will be necessary to continue treatments for the life of the trees to provide adequate protection. Please revise plans to include tree protection for City Arborist review. Please refer to the Existing Tree Plan, sheet LH-005 13.04B(1) Parking Lot Perimeter Landscaping: There is no screening provided where parking abuts the future public street. Though this parking aisle is not modified, the landscaping is. Can instead the lilacs be pushed farther from the edge of curb and snow storage be located there? We have added shrubs to completely screen the parking from both Williston Road and the New Road. 13.04B(2) Parking Lot Interior Landscaping: Compliance with this criterion will be reviewed when non-complying parking spaces are removed. We meet the interior island landscape requirement of 10%. 13.04B(4)(c) Tree Caliper: “JVE” are proposed to be 6’ – 7’ caliper. Presumably this is an error, otherwise I’m excited for these trees. This should read “height” 13.04B(7) Snow Storage: An additional snow storage for the long east-west driveway should be provided. An additional snow storage area at the east end of the driveway has been provided. Refer to plan CH101 and LH-001. 180 MARKET STREET, SOUTH BURLINGTON, VERMONT | (802) 846-4107 | WWW.SOUTHBURLINGTONVT.GOV 13.04D Front Yards of Non-Residential Uses: As in 13.04B(1) above, please provide plantings along the planned public street in the parking area proposed to be modified. Please see plan sheet LH- 001. 13.04G(3) Landscaping Budget: There is a note in the application form that the building cost of $15,000,000 includes site improvements. Please provide a building cost only for the purpose of required minimum landscape budget calculation. The hard costs for the project, which include sitework but not landscaping, is $16,173,050. The 1% landscaping budget requirement is therefore calculated to be $161,731. The attached estimated Landscape Budget shows that the minimum requirement is exceeded. END COMMENTS The attached plans include the following revisions to address City comments: *or* The plans listed below have been revised to address City comments, including: L-001: • Screening planting is added along the new city street proposed • The plant size for ‘JVE’ in Plant Schedule is corrected and the schedule is updated to reflect additional screening plants. • Light fixture locations are added (photometric plan forthcoming). • The label identifying ‘Parklet’ as a site amenity is removed. • Additional snow storage area is shown to east of existing parking. L-002: • Fence detail (formerly #10) is removed, as the fence is no longer to be replaced per VTRANS. • Additional planting notes added. L-004: • Parklet removed, chart updated. L-005: • The Existing Tree plan is divided up into the into ‘Hotel/Garage’ (aka FBC zone) and Cat Woods (DRB zone) portions to account for previously-permitted material. The Cat Woods plan was submitted on the 15th. CH100 and CH101: • Add benches, adjust screen barrier around utilities, light pole locations added, adjust pavers in roadway to crosswalks only, shorten section of VTRANS fence along Williston Road and minor site adjustments/clarifications. CH101: • Same as CH101 plus adjustments to snow storage areas. • Lot & Building Area Calculations have been provided near the bottom left corner of the plan. CH102: • New insertion valve has been added per the water department comments. • A new underground electric route has been added to the plan. 180 MARKET STREET, SOUTH BURLINGTON, VERMONT | (802) 846-4107 | WWW.SOUTHBURLINGTONVT.GOV • A note related to the relocation of the electrical conduit that passes through the building foundation has been added. CH103: • New electrical improvements along multi-use path. Minor details for gravel wetland. CH104: • Minor details, notes. CH200: • Tree types and calipers; ex. trash compactor label. CH300 through CH304: • More developed erosion prevention and sediment control design. CH401: • Tracer wire access box detail and CWD requested notes from South Burlington Water Dept. review. CH405: • Wetland Planting Soil Notes per State stormwater application review comments. CH407: • New detail plan showing VTRANS fence replacement and detail of barrier screen for utility equipment.