City of Portsmouth, New Hampshire Technical Advisory Committee, 14 Jun 2022

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From YouTube: 6.14.2022 Technical Advisory Committee Work Session

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6.14.2022 Technical Advisory Committee Work Session

A

14Th attack work session. The one and only item on the agenda is 140 west road. Now you can take.

B

It away good afternoon good afternoon, thank you for uh meeting with us this afternoon. I'm.

C

John bowson represent the applicant along with alex ross, richard desjardins and martini from.

C

Kennedy: architects, we're talking about the property located at 140 west road, which is.

C

The former blitz trampoline airport, which sits in the industrial zone the proposed use of the.

C

Property will be a membership, only indoor recreation facility that is going to feature.

C

Such things such as golf simulators racing car simulators x, throwing.

C

Arcade games, it will also, there will be a uh there, will be pool tables, be a gym area will be a.

C

Lounge area and they'll be approximately a little over three thousand square feet of office. Space.

C

The applicant did recently go before the zoning board and did receive a variance to allow.

C

Indoor recreational uses which are not otherwise been in the industrial zone.

C

So I think, with that background, I'd like to turn over to mark just to walk us through.

C

The interior of the building and then alex, is going to walk us through the exterior.

C

Building and we'll answer any questions you may have.

D

Thank you yeah. If you don't mind, jumping down it's quite a few pages in.

B

Yeah, that's good all right so just to give you a brief overview of the building and.

D

Kind of the interior spaces for the most part we're really not making too many modifications.

D

To the building, except for the two stair towers, that we're adding on the uh the left.

D

And the back side of the building, those are to facilitate egress. From the second floor, which is.

D

Basically, an infill into the of the existing building. Currently, it's a single story with.

D

You know very high ceilings that vary from like 27 to 30 feet or so.

D

On the first ground floor, which is the bottom plane on this page, many of the.

D

Spaces on the right side are existing, including the bathrooms offices, the vestibule. That's there.

D

The kitchen area that's identified, there is primarily existing with some modifications.

D

Or grouping of some spaces to create that that volume where all the equipment will go.

D

From there we've got a fairly large u-shaped bar that greets you, as you come in behind that we've.

D

Got some of the arcade games and table games uh which john had mentioned so pool tables.

D

uh We're going to have various arcade games like you, would have in an arcade.

D

Moving on from there, one of the larger features we have is a main lounge right in the center of.

D

The first floor, this is going to be kind of a flexible space that can be used for.

D

Tables and chairs, as well as maybe events during the zba we had mentioned there might be some.

D

Opportunity for non-profits to use the space.

D

The non-profits that the owners associated with so that they could have fundraising events without.

D

Having you know a lot of overhead, so that would be some of the spit some of the uses for the.

D

Main lounge off of that we have a lot of the golf simulators. We've got six in a row. These are all.

D

Manufactured by topgolf and come pre-packaged built uh slip into a space of uh walls that.

D

You know will be constructed for all their equipment and then you have like loungy seating.

D

That's associated with each one now moving down, there's a couple areas where we have race, car and.

D

Flying simulators that will be part of the games, there's two laser shots. Those are basically indoor.

D

Indoor shooting ranges that use you know, don't use real guns or ammunition.

D

So that again it goes along with the games and then across from that is the axe, throwing that.

D

John mentioned earlier, so these these uh there we have six axe. Throwing lanes. We've been talking to.

D

A company called lasertron, which is out of western new york, they manufacture the system.

D

Which includes basically kind of a metal mesh wall system, so you can see through them, but.

D

Provides protection from anyone who's watching as well as the participant, so they have a lane.

D

With basically a solid wood wall at the end that doesn't have any actual targets on it. The system.

D

That they use they have, they use projectors to actually project the target onto the wall and.

D

The targets change depending on the game, so it can be tic-tac-toe, it can just be. You know a bullseye.

D

So and then that has seating, that's associated with it, like I mentioned before the second floor,.

D

Is an infill of the existing space, so some of these same uses are replicated on the second.

D

Floor at a smaller scale, we also have corporate offices that will be used for the club itself.

D

As well as an area we identified as member offices so that members that are using the building.

D

Could have meetings or if they need uh office-based, you know short-term use and then the.

D

Left side of the second floor is office, build out that we haven't really identified yet a tenant or.

D

Anything but potentially leasable space uh for the owner, as well as some support spaces along there.

E

um Yeah, if we could flip to the site, photos photos yeah.

E

I think there's one page before that.

E

Yeah, so I just wanted to talk about the site a little bit. I think everyone knows where this is.

E

But we're in a bend in west road, so we kind of have a 90 degree corner there and we're located.

E

Kind of diagonally behind market basket, so you can see that it's a fully developed site.

E

It was built in the late 80s and it's gone through some changes and renovations.

E

Over the years, but it's really never gone through uh attack or what tack is now.

E

um And let's flip to the next one, if we can peter so this is the front parking lot of the building.

E

And the pavement's kind of in rough condition and if you go down there.

E

So that's the left, rear corner looking at the building and what you can see here is the grade.

E

Change so behind the building is much lower than up in front, which is higher by west road.

E

And this right here is a shot along the rear. You can see the rear of the building on the left. There.

E

Are hvac units tucked up against the back of the building? There's a lot of pavement there.

E

Some small areas of gravel and kind of minimal if any landscaping.

E

If we can go to the next one, so that's the the right side of the building, um the parking or the.

E

Parking area lane goes all the way around the building.

E

And that is the right side of the building. Again, you can see the condition of the pavement there.

E

Now this is the back right corner, there's really no designated location for the dumpsters or a.

E

Fenced in area or anything just behind those dumpsters is kind of a neglected, stormwater pond.

E

And that's a picture of that pond.

E

It really hasn't been maintained at all, so it's not operating correctly.

E

This last one is: is the front parking lot up against west road? It's kind of an odd design.

E

In that, the asphalt goes into a ditch. That then, has.

E

Catch basins that are all clogged up and not working correctly so.

E

Lots of opportunities to improve things on this site, then, if we can go to the site plans, peter.

E

So this is existing conditions.

E

You can see that the only landscaping we have is along the rear property line.

E

And you can also see that we're higher in elevation along west road and then it drops down.

E

In elevation to that back right corner about 100 feet to the north of the back right corner, there.

E

Are wetlands so we did map those out and we showed the setback from the wetlands.

E

The the existing parking, the spaces don't meet the regulations. uh The travel lanes don't meet.

E

The regulations, um so we definitely want to improve on that. um This sheet is the site plan.

E

So what we've done is extended those those travel lanes. So we have the required width.

E

um We've we've placed more spaces at the rear of the property we've removed, removed the hvac units.

E

Because they're going to go up on the roof of the building,.

E

And one thing we've done here is: we want to try to collect as much storm water as we can.

E

Currently, all the storm water runs off a very large roof and parking lot sheet flows gets.

E

Concentrated goes into catch basins and and speeds off to the wetlands, so we want to avoid that.

E

What we're designing is uh some storm water chambers under the front parking.

E

Lot and then we'll also be reworking redoing the detention pond at the rear of the parcel.

E

If we go to the next sheet on the landscape plan, so currently there is landscaping along that.

E

Rear property line, but there's really nothing along the right or along west road. So we've come.

E

Up with a design to add a lot of landscaping there to dress up this kind of barren site.

E

And then the next sheet here, so this is the utility plan.

E

Currently, the building is served by two water lines, one for a sprinkler.

E

One for domestic, and that is adequate for the proposed addition, so that will remain.

E

There is a sewer line that connects about to the middle of the building. That will remain.

E

um Because of the use inside, we will be adding a thousand gallon uh grease separator.

E

So that that's shown over in the in the right side of the parking lot.

E

um The electrical service comes underground and again hits about the middle of the building.

E

And we will be adding a transformer up to the western corner by that entry exit way.

E

And then also, we've proposed a generator next to the left, rear corner of the building.

E

There is a gas line that comes off a west road and goes back to the left, rear corner. That's a.

E

Pinch and a quarter line so we're looking into that to see if that line may need to get larger.

E

And then, if we go to the parking plan, so we've numbered each.

E

Space we've we've shown the dimensions lane widths, we've added the handicap spaces.

E

We've also added a fenced in area, an enclosure for the dumpsters.

E

So the the parking actually makes sense uh now on the next sheet is the grading and drainage.

E

And this is part of our our stormwater uh design as well, but we've we've come up with some good.

E

Positive slopes, so this parking lot will work well and we'll grab as much runoff as we can.

E

Detain it before it's released to that that back right, corner.

E

The next sheets are just details for elements on the on the side plan.

E

So I think that about covers it.

B

All right, we'll open it comments.

B

I'll start off with an easy one there alex is on the one-way wrote on the side.

B

Here that there's no need for that, do not entertain there on the right side, yeah sure.

F

Alex you said that you um did the put the wetlands on the planet. Did you have.

F

A wetland scientist delineated, we did okay, yeah, we worked with mark jacobs, um he went out there.

E

Hung some flags and we surveyed those yeah from what he found. What's that that 100-foot.

F

Buffer in the back is from the wetlands he found further back. Yes, there's a couple of large.

E

Storm drain lines that head out that way and then there's a wet area. Okay, thanks.

B

That existing storm water pond is uh going to need to be redesigned as a rain garden for appropriate.

B

Size, you have appropriate size right. um So currently that's just kind of a puddle yeah.

B

um You know, which is why it should be redesigned and yeah that'll, be completely redone yeah. It's.

E

Kind of odd, because the you know the depth of the pond is much deeper than the pipe.

E

That outlets the pond, it's a four inch pipe. So I think over the years somebody redid.

E

It or maybe it was never done correctly, but yeah that will definitely be all redesigned.

B

Then the stormwater collection in the front require treatment on that.

B

Storm water before it reaches the drain line on the east side of the property.

E

Yeah so th those chambers out front what that collection will be, is the roof runoff yeah, so.

A

Okay, it doesn't change the fact that you need treatment for the stormwater on the front.

A

Yes, so we're going to tell you how to do that, but you need to do it. Yeah.

B

The grease trap you guys are showing it needs to be uh two chambered pretty.

B

Strap, okay, internal plumbing. I believe the inlet needs to be 18 inches off the bottom.

B

And then the baffle between the two, uh the pulling would need to be uh foot there.

B

So I put a detail like that.

E

And we're looking at a shea uh grease strap but yeah. If you can send me the.

E

Details we'll make sure that's on we're going to need the sewer.

B

Lateral, that's existing video to make sure it's suitable for reuse.

A

City just spent.

A

We don't want to see you excavate for conduit.

A

So I think we're going to suggest you put a pole on your.

B

Where the grease trap line comes into the existing sewer line, that should have a manhole okay.

F

I got a few, um so we we looked through the site, site plan, review regulations and there's some.

F

Sections that we added for ms4 related stormwater related things and we went through and just looked.

F

At you know this plan and what you could do to follow that they're, not all shall do but they're.

F

Things to for you to look at, and so in section 4.3, the off-street parking, design and layout. You can.

F

Just take a look at these sections and see, if you can add some of these features to their plan in.

F

This one we're recommending looking at permeable previous materials to construct the patio stairs.

F

And sidewalk area in section 6.11, it's the irrigation section talks about different types.

F

Of more sustainable irrigation methods, if you could come up with a landscape plan that addresses.

F

Those that would be great um again, they're, not all shells, but there are some beneficial.

F

Designs that could help the site and help the city with ms4 sure and the last one is section.

F

Green roofs and it talks about having a reflective solar index of at least 29 or greater and.

F

Vegetated roofs, and so we recommend looking at that for reflective roof design and for potential.

F

Membranes, you can use for that, and I don't know if you could do a green roof. Given the slopes.

F

But if it's a possibility, take a look at those features yeah, I know the owner is looking at into.

E

Solar panels um great and we're looking at the structure of the building. This is a.

E

Pre-Engineered building so usually there's there's really no extra load capacity.

E

To do a green roof, but we'll definitely they can beef them up.

C

It's not part of the plan, but there is some conversation.

C

On our team about potentially finding room on site for a helicopter pad.

C

Because it's not before you, I don't have anything to show you, but I just figured we're here in the.

C

Work session, I'd like to take a temperature on it is that going to be near the axe, throwing.

F

Well, it's going to go hand in hand right. I mean I really just wanted to take your temperature.

C

On that concept, helicopter pad like on the roof of the building, that's probably.

B

Where we go, I like that you know, but it won't take the load of anything else.

F

Don't we have a section in there, but sports yeah teleports a hell of a pad. I guess we need to look.

B

At that, because that's a that's curveball yeah yeah, I don't mean I'm just thinking.

C

Just because it's a discussion on our part, we want to be able to advise the applicant.

C

We'll take a look and see, I think.

B

What are the parking requirements? Were? I didn't see anything on the sidelines about that. There.

B

Maximum occupancies, I guess our current occupancy count- is 504 for the entire building.

D

36 of that is for the office space, so we figured it out as.

D

If we broke out the office area separately, it's 3 400 square feet, so 10 stalls based on 350 square.

D

Feet per foot or for area, and then that leaves 468 occupants. So a quarter of those would be 117.

B

You're providing 122, we have 122. so well, it's actually 127 parking spots. If you add.

B

Up the two uses, plus the homecoming plus the house, and then I don't know we looked at the.

D

Parking the shared parking mythology- that's in the zoning as well, which would bring it.

D

Down to like 119., it has an accessory used to permitted hospital use. It's a special exception.

F

Okay, so it's not permitted industrial heliport is not permitted an industrial zone.

F

That's a port, though teleport that hella pad as an accessory used to have permitted.

F

Hospitals is especially exceptional, but it's not under hospital use. So that's all it says.

F

After a few acts,.

B

Is there room to move the generator so that it's not.

B

In front of the building, can you move it on to the side we? We did. Look at that regulation.

E

And it wasn't clear um you know as as we're on a curve in west road, but is the interpretation that.

E

So we have to, we have to be behind the building.

E

On the side or the front, that's what that regulation approach right, yeah! You can.

B

Really landscape that area and even if it stays there yeah I'm sure we can find another location.

B

Right if it can just be over here just so it's behind this facade right.

B

What's the width of the one wing, you want the right side there that shows.

B

20.4 right now, yeah, that's just an errand to mention. I think we have that at 15 right now,.

E

Yeah, we have room to expand that in that area.

B

Can you provide the uh trip generation.

B

Memorandum say how much you expect this to generate peak hours or daily.

A

And all the catch catchphrases are clogged. So really there's.

A

Almost no runoff that comes off the site now right, it's not changing if it's not contained right.

E

Yeah, and that creates some.

E

Yeah, I don't know what it the cash prisons are up. Front are covered in.

E

You know three inch stones, so I'm not sure what they're trying to accomplish there, but.

A

I think you'll find much like everything else.

A

These gigantic costs.

A

The most bizarre thing I've ever seen when I was out there, it's like you, built this.

E

You're talking about in the in the road everything was, everything was bizarro.

A

Yeah, nothing was built correctly and it came to me.

A

Either non-combustible.

F

I had a question on landscape too. Is that you're not going to landscape that back corner.

F

What's exactly going to be pavement where the generator is right now.

F

I see that you're landscaping the front part yeah.

E

I think that area would be grass or landscaping. Okay, yeah. That would not be good.

B

I put something in the mulch pits too on the back right, even though.

B

It's not very visible if you're going to mulch that does that mulch, the brown yes.

B

Non-Combustible mulch.

B

Or snowmobile parking or something.

B

The landscaping of the driveway just needs to make sure it's something low that doesn't grow up and block the sight lines coming out of the driveway.

B

Do you have any other questions.

E

Thank you. Are you going to open it.

C

Soon, I think, he's he's a buddy. I think he was looking at the ball right because he in order.

C

He'd like to first project.

C

For the snow flies.

A

Look at that second floor right. There yeah.

E

Before the snow flies.

B

All right is there a motion to adjourn so much. Thank you for a second.