HomeMy WebLinkAboutAgenda 05_SD-20-20_1130 Airport Dr_Heritage Aviation_PP FP#SD‐20‐20
Staff Comments
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐20‐20_1130 Airport Dr_Heritage Aviation_PP FP_2020‐
07‐07.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: June 26, 2020
Plans received: June 5, 2020
1130 Airport Drive
Preliminary and Final Plat Application #SD‐20‐20
Meeting date: April 16, 2019
Owner/Applicant
City of Burlington, Burlington International Airport
1200 Airport Drive, Box 1
So. Burlington, VT 05403
Co Applicant
Heritage Aviation, Inc.
228 Aviation Ave
South Burlington, VT 05403
Property Information
Tax Parcel 2000‐0000_C
Airport‐Industrial (AIR‐I) District
777.84 acres
Engineer
Krebs and Lansing Consulting Engineers
164 Main Street
Colchester, VT 05446
Location Map
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PROJECT DESCRIPTION
Preliminary and final plat application #SD‐20‐20 of Heritage Aviation, Inc. to amend a previously
approved plan for an airport complex. The amendment consists of constructing a 24,674 sq. ft. addition
to an existing 17,660 sq. ft. hangar, reconfiguring the adjacent parking area, and related site
improvements, 1130 Airport Drive.
PERMIT HISTORY
The Development Review Board held a public meeting to review a sketch plan application for this
project on April 21, 2020. There do not appear to be significant changes from this plan compared to the
sketch plan application.
The property received approval to construct the existing hangar in 2004 (#SP‐04‐18). No major
modifications to the plan have occurred since that time.
COMMENTS
Development Review Planner Marla Keene and Planning and Zoning Director Paul Conner (“Staff”) have
reviewed the plans submitted on 6/5/2020 and offer the following comments. Numbered items for the
Board’s attention are in red.
CONTEXT
The Project is located in the Airport‐Industrial District (AIR‐I), the Transit Overlay District, and the Traffic
Overlay District. All applications for development within the AIR‐I district must be reviewed pursuant to
the site plan provisions of Article 14 and the PUD provisions of Article 15.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Airport Zoning District Required Existing Proposed
Min. Lot Size 3 ac 942 ac No change
Max. Building Coverage 30 % Unknown Additional
24,674 sf
Max. Overall Coverage 50 % 34.4% 34.4%
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Min. Front Setback 50 ft. 173 ft. 51 ft.
Min. Side Setback 35 ft. Unknown No change
Min. Rear Setback 50 ft. N/A N/A
Max. Front Setback Coverage 30% Unknown Reduction
Max. Height (flat roof) 35 ft. Unknown 33.25 ft.
√ Zoning Compliance
@ Waiver requested
1. net reduction of 2,555 sf
AIRPORT DISTRICT STANDARDS
All applications within the AIR District shall be subject to the supplemental standards in Section 6.05
and the following additional standards:
(1) No use shall be permitted which will produce electrical interference with radio
communications or radar operations at the Airport.
(2) No lights or glare shall be permitted which could interfere with vision or cause confusion
with airport lights.
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(3) No use shall be permitted which could obstruct the aerial approaches to the Airport.
(4) All uses shall comply with all applicable provisions of the Federal Aviation Administration,
and any other federal or state regulations pertaining to airports.
1. Staff recommends the Board discuss with the applicant whether they have received approval for the
proposed project from the FAA. Staff considers as an expansion of an existing use, the impact of the
project on compliance with these criteria are likely limited.
6.05 Supplemental Standards for Industrial and Airport Districts
A. Site Plan or PUD review required
The application is being reviewed as a PUD. Staff considers this criterion met.
B. Multiple structures and uses permitted. Multiple structures, multiple uses within structures,
and multiple uses on a subject site may be allowed, if the Development Review Board
determines that the subject site has sufficient frontage, lot size, and lot depth. Area and
frontage requirements may be met by the consolidation of contiguous lots under separate
ownership. Construction of a new public street may serve as the minimum frontage
requirements. Where multiple structures are proposed, maximum lot coverage shall be the
normal maximum for the applicable districts.
Staff considers this criterion met.
C. Parking, Access and Internal Circulation.
(1) Parking requirements may be modified, depending in the extent of shared parking, the
presence of sidewalks or recreation paths, and residences lying within walking distance (defined
as no further than one‐quarter (¼) mile for purposes of these districts). Any requirements for
shared access and/or parking must be secured by permanent legal agreements acceptable to
the City Attorney.
(2) Parking shall be placed to the side or rear of the structures if possible.
(3) Parking areas shall be designed for efficient internal circulation and the minimum
number of curb cuts onto the public roadway.
There are no specific parking requirements for airports in the LDRs.
The applicant is proposing to reduce the number of parking spaces between the building and the
street. No changes to curb cuts are proposed. Internal circulation is proposed to remain generally
the same. Staff considers these criteria met.
(4) Access improvements and curb cut consolidation may be required.
LDR Section 15.12 pertains to standards for roadways, parking and circulation. The Board has the
authority to require pedestrian easements through PUDs to facilitate pedestrian circulation within
the PUD. There is no pedestrian route to the building, and the applicant is not proposing to add
one. The tenant of the building has multiple locations around the airport, including one on
Aviation Avenue. The applicant provided the following narrative with respect to pedestrian
access.
The driveway to the site is directly across from the City's sidewalk network but there is
no stop sign, and so for safety reasons, there is no crosswalk at the project
entrance. The site does however promote pedestrian access by means of the public
transportation bus stop that is located at the driveway entrance on Airport Drive. There
are no worn paths or other evidence suggesting there is a high pedestrian usage or need
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for additional pedestrian accessibility measures. The site has been designed to maintain
sufficient parking to accommodate all employees as well as those visiting the facility.
2. Staff recommends the Board discuss whether they consider additional pedestrian connectivity
needed.
D. Buffer Strip. Properties in the Airport, Mixed Industrial Commercial, Industrial Open Space and
Airport Industrial districts that abut residential districts shall provide a screen or buffer along
the abutting line, as per Section 3.06(I) (buffers).
Section 3.06(I) pertains to non‐residential uses whose side or rear boundaries are within fifty feet
of the boundary of a residential district. The Project is proposed to be within fifty feet of the
residential district when measured from the front boundary. Staff considers this criterion not
applicable.
SITE PLAN REVIEW STANDARDS
14.6 General Review Standards
Section 14.06 of the South Burlington Land Development Regulations establishes the following general
review standards for all site plan applications:
A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due
attention by the applicant should be given to the goals and objectives and the stated land use
policies for the City of South Burlington as set forth in the Comprehensive Plan.
The project is located in the northeast quadrant, whose objectives as stated in the comprehensive
plan are to allow opportunities for employers in need of large amounts of space provided they are
compatible with the operation of the airport, and to provide a balanced mix of recreation, resource
conservation and business park opportunities in the south end of the quadrant. Staff considers that
the proposed hangar expansion is compatible with the airport. The site is not located in the south
end of the quadrant. The land use policy for this area is medium to higher intensity, principally non‐
residential. Staff considers this criterion met.
B. Relationship of Proposed Structures to the Site.
(1) The site shall be planned to accomplish a desirable transition from structure to site, from
structure to structure, and to provide for adequate planting, safe pedestrian movement,
and adequate parking areas.
The applicant is proposing a combination of vertical and horizontal metal panels in blue and grey,
with windows in various shapes and sizes depending on the use of the interior space, as well as
protruding vertical and horizontal canopies.
Plantings consist of additional trees between the building and the street, and planting beds against
the building.
Staff’s concerns with pedestrian circulation are discussed above as they pertain to Airport District
Standards.
There is no required minimum parking. The applicant has stated that there will be 25 employees.
There are 43 parking spaces in the vicinity of the building.
The applicant is proposing a loading dock at the northwest corner of the building, adjacent to
the front of the parking area. Staff considers this loading dock will be screened by proposed
landscaping.
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(2) Parking:
(a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a
public street shall be considered a front side of a building for the purposes of this subsection.
This criterion is discussed above under zoning district standards.
(3) Without restricting the permissible limits of the applicable zoning district, the height and
scale of each building shall be compatible with its site and existing or anticipated adjoining
buildings.
The building is proposed to have a small second floor space at the southwest corner of the
building that is proposed to be used for file storage and electrical service equipment. Overhead
doors are located at the rear (east) and south sides of the building. Staff considers this criterion
met.
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply:
A. Access to Abutting Properties. The reservation of land may be required on any lot for provision
of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an
arterial or collector street, to provide additional access for emergency or other purposes, or to improve
general access and circulation in the area.
The building makes up a portion of the airport perimeter fence. It is bordered on the north by a City
cemetery and on the south by airport property. Staff considers that no additional land is needed to
support access to abutting properties.
B. Utility Services. Electric, telephone and other wire‐served utility lines and service connections
shall be underground insofar as feasible and subject to state public utilities regulations. Any utility
installations remaining above ground shall be located so as to have a harmonious relation to
neighboring properties and to the site. Standards of Section 15.13, Utility Services, shall also be met.
The property is currently served by a mixture of above and underground utility services. The applicant is
proposing to retain the mix, including the fixtures served by the aboveground utilities. At sketch, the Board
did not have any issue with this proposal. Staff considers this criterion met.
C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including
compliance with any recycling, composting, or other requirements, shall be accessible, secure and
properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s).
Small receptacles intended for use by households or the public (ie, non‐dumpster, non‐large drum) shall
not be required to be fenced or screened.
The applicant is proposing an enclosed dumpster to the north side of the building towards the rear of the
site. The applicant has stated that the dumpster will be enclosed with black vinyl fencing, but not
screened. They have noted this is the proposed enclosure to meet the security needs of the airport.
3. Staff recommends the Board ask the applicant to demonstrate that the airport and FAA have approved
the proposed dumpster location, and if not, discuss with the applicant the possibility of relocating the
dumpster farther from the security fence to allow this standard to be more fully met.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening,
and Street Trees.
Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening
shall be required for all uses subject to planned unit development review. The minimum landscape
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requirement for this project is determined by Table 13‐9 of the South Burlington Land Development
Regulations.
The applicant estimates the building cost to be $5,887,200. The required minimum landscape value is
therefore $127,187.10, as follows.
Total Building Construction
Cost
% of total Construction Cost Required Value
$0 ‐ $250,000 3% $7,500
Next $250,000 2% $5,000
Additional Over $500,000 1% $53,872
Total $66,372
The applicant is requesting that several different elements be allowed to be considered as contributing
towards the minimum required landscape value, as follows.
Permeable Pavers $ 33,800
Exposed Aggregate Concrete $ 12,537.50
Gravel Maintenance Edge $ 1,900
Trees $ 14,886
Shrubs $ 3,245
Ornamental Grasses $ 4,650
Perennials $ 5,252
Benches $ 3,531
Staff considers it would be inappropriate to consider the gravel maintenance edge, as it does not enhance
landscaping. Similarly, the aesthetic value afforded by exposed aggregate concrete is minimal despite it’s
significantly higher cost. Staff recommends the Board exclude both of these items from calculation of
provided landscaping value. With these two items excluded, the applicant is proposing perennials,
grasses, permeable pavers and benches with a total value of $65,364, a deficit of $1,008 from the required
minimum landscaping value.
The purpose of the landscaping standards includes recognizing “the importance of trees, vegetation, and
well planned green spaces in bringing nature into the city and using these as a resource in promoting
the health, safety, and welfare of city residents through improved drainage, water supply recharge,
flood control, air quality, sun control, shade, and visual relief.” The Board recently approved
miscellaneous application MS‐20‐01 establishing an overall landscaping plan for the airport which the
airport agreed to draw upon when required minimum landscaping could not be provided on site.
4. Staff notes much of the proposed grasses and perennials will be screened from view by the existing
and proposed trees along Airport Drive, and are located in an area neither accessible by or visible to
users of the site. Staff recommends the Board discuss whether the proposed $9,902 in perennials
(including grasses) meet the purpose of the landscaping standards more than the approved overall
landscaping plan. If it does not, then Staff recommends the Board require the applicant to provide
landscaping pursuant to the approved overall landscaping plan.
Several additional landscaping standards apply to this property, as follows.
13.06B Landscaping of Parking Areas
All off‐street parking areas subject to review by the Development Review Board shall be
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curbed and landscaped with appropriate trees, shrubs and other plans including ground covers
as approved by the Development Review Board.
(1) All off‐street parking areas shall be landscaped around the perimeter of the lot with
trees, shrubs and other plants. Perimeter planting shall be set back from the curb
sufficiently to allow for snow storage. The purpose of perimeter planting shall be to
mitigate the view of the parking lot from the public way and from adjacent uses and
properties, and to provide shade and canopy for the parking lot. In some situations
it may be necessary both for surveillance purposes and for the perception of safety
to install the size and type of plants that leave visual access between the parking lot
to the public way or other pedestrian areas.
Staff considers this criterion met.
(2) In all parking areas containing twenty‐eight (28) or more contiguous parking spaces
and/or in parking lots with more than a single circulation lane, at least ten percent
(10%) of the interior of the parking lot shall be landscaped islands planted with
trees, shrubs and other plants. Such requirement shall not apply to structured
parking or below‐ground parking.
The applicant has provided a figure demonstrating the 10% interior landscaping
requirement is met.
(3) All interior and perimeter planting shall be protected by curbing unless specifically
designed as a collection and treatment area for management of stormwater runoff
as per 13.06(B)(5)(c) below. Interior planted islands shall have a minimum
dimension of six (6) feet on any one side, and shall have a minimum square footage
of sixty (60) square feet. Large islands are encouraged.
Two of the four interior parking islands are existing, uncurbed and are not proposed
to be modified. The western most parking perimeter is also uncurbed and not
proposed to be modified. The new parking islands are proposed to be curbed. Staff
considers this criterion met.
(4) Landscaping Requirements
(a) Landscaping shall include a variety of trees, shrubs, grasses and ground covers.
All planting shall be species hardy for the region and, if located in areas receiving road
runoff or salt spray, shall be salt‐tolerant.
(b) At least one (1) major deciduous shade tree shall be provided within or near the
perimeter of each parking area, for every five (5) parking spaces. The trees shall be
placed evenly throughout the parking lot to provide shade and reduce glare. Trees shall
be placed a minimum of thirty (30) feet apart.
The applicant is proposing 43 parking spaces. Including the existing trees to be retained,
13 shade trees are proposed. Staff considers this criterion met.
13.06C Screening or Buffering
(1) All off‐street parking areas, off‐street loading areas, outdoor storage areas, refuse,
recycling, and compost collection (excluding on‐site composting) areas, and utility
improvements such as transformer(s), external heating and cooling equipment shall be
effectively screened.
(2) Such screening shall be a permanently maintained landscape of evergreen or a mix of
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evergreen and deciduous trees and shrubs, and/or a solid fence.
(3) The landscaping shall be designed to minimize erosion and stormwater runoff, and to
protect neighboring residential properties from the view of uses and parking areas on the
site. The landscaping shall be of such type, height, and spacing, as in the judgment of the
Development Review Board, will effectively screen the activities on the lot from the view of
persons standing on adjoining properties. The plan and specifications for such planting shall
be filed with the approved plan for the use of the lot.
(4) A solid wall or fence, of location, height, and design approved by the Development
Review Board, may be substituted for the required planting.
(5) Modifications. Where the existing topography and/or landscaping provides adequate
screening or would render the normally required screening inadequate, the Development
Review Board may modify the planting and/or buffer requirements by, respectively,
decreasing or increasing the requirements.
Staff considers these criteria met.
5. Staff has been unable to locate the proposed snow storage area(s) on the plan. Staff recommends the
Board ask the applicant to identify snow storage area(s).
E. Modification of Standards. Except within the City Center Form Based Code District, where the
limitations of a site may cause unusual hardship in complying with any of the standards above and
waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board
may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive
Plan are met. However, in no case shall the DRB permit the location of a new structure less than five (5)
feet from any property boundary and in no case shall be the DRB allow land development creating a
total site coverage exceeding the allowable limit for the applicable zoning district in the case of new
development, or increasing the coverage on sites where the pre‐existing condition exceeds the
applicable limit.
Staff considers no modification of standards necessary.
F Low Impact Development. The use of low impact site design strategies that minimize site
disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various other
techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into underlying
soils and groundwater as close as is reasonable practicable to where it hits the ground, is required
pursuant to the standards contained within Article 12.
The project is proposing an on‐site subsurface infiltration system to manage stormwater. The City
Stormwater Section reviewed the plans on June 25, 2020 and offers the following comment.
The DRB should include a condition requiring the applicant to regularly maintain all stormwater
treatment and conveyance infrastructure.
Staff recommends the Board incorporate this as a condition of approval.
G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
No new public roadways are proposed. The width of the drive aisle between parking spaces is less than
the required minimum of 24‐feet but this is an existing condition so staff recommends the Board allow it
to persist. Changing the spacing would require relocation of landscape islands and damage or loss of
existing trees. Staff considers this criterion met.
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PLANNED UNIT DEVELOPMENT STANDARDS
Section 15.18A of the South Burlington Land Development Regulations establishes the following general
standards for all PUDs.
(1) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the
project in conformance with applicable State and City requirements, as evidenced by a City
water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit
from the Department of Environmental Conservation.
The South Burlington Water Department reviewed the provided plan son June 26, 2020 and offers
the following comments.
1. A preconstruction meeting with the contractor shall be arranged at least one week before
any water line or appurtenance work is performed.
2. The CWD Specifications do not permit a size on size tap. The proposed 8”x8” tap on the
existing line must be changed to cutting in an appropriately sized tee, to which a new gate
valve shall be attached with a Foster Adapter. This will require the shutdown of the line by
the SBWD.
3. If there will be an increase in the meter size with the new construction, the owner shall pay
for the new meter, that the SBWD will purchase.
4. Record Drawings shall be provided to the SBWD after completion of this project.
5. The proposed hydrant will be considered private and subject to all fees related to private
hydrants as listed in the City of South Burlington Water Ordinance. The SBWD shall perform
routine maintenance on the hydrant in accordance with said Ordinance.
6. There is a significant amount of Asbestos Cement (AC) water pipe within the CWD owned
and managed water systems. There are a number of regulations that affect work involving
AC pipe. The Professional Engineer and Contractor shall be responsible for adhering to the
“Vermont Regulations for Asbestos Control” for removal and disposal of AC pipe. Costs
associated with any and all labor and materials to properly handle and dispose of existing AC
pipe is the responsibility of the Contractor. This information is provided in case any AC water
pipes are encountered.
7. A precast thrust block shall be installed behind the proposed fire hydrant. All other bends,
tees, and tapping sleeve thrust blocks shall conform to the CWD Specifications.
6. Staff recommends the Board require the applicant to comply with comments 2 and 7 of the South
Burlington Water Department as conditions of approval.
7. The applicant has not demonstrated receipt of a preliminary water supply allocation. Staff
recommends the Board require such demonstration prior to closing the hearing.
8. Similarly, the applicant notes that the project has received a State wastewater system and potable
water supply permit, but has not demonstrated receipt of preliminary wastewater allocation. Staff
recommends the Board require such demonstration prior to closing the hearing.
9. Staff further recommends the Board require the applicant to obtain final water and waster allocation
prior to issuance of a zoning permit.
(2) Sufficient grading and erosion controls will be utilized during construction and after
construction to prevent soil erosion and runoff from creating unhealthy or dangerous
conditions on the subject property and adjacent properties. In making this finding, the DRB
may rely on evidence that the project will be covered under the General Permit for
Construction issued by the Vermont Department of Environmental Conservation.
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The project will disturb greater than one acre of land and will be required to obtain a state
General Permit for construction. Staff considers this criterion met.
(3) The project incorporates access, circulation and traffic management strategies sufficient to
prevent unreasonable congestion of adjacent roads. In making this finding the DRB may rely
on the findings of a traffic study submitted by the applicant, and the findings of any technical
review by City staff or consultants.
The applicant has estimated that the Project will generate 36 PM peak hour vehicle trips. They
offer the following description of employees:
Heritage Aviation currently staffs approximately 19 employees at the site which are split into
two shifts per day. Their hope is to expand the staffing numbers to 25 employees over the
two shifts. The normal daytime shift currently extends from 6:00 am to approximately 3:00
pm and would include approximately 17 of the 25 employees. The normal night shift extends
from 3:00 pm to 11:00 pm and would include the remaining 8 employees.
Staff considers the proposed increase in traffic to be minimal and recommends the Board find
this criterion met.
(4) The project’s design respects and will provide suitable protection to wetlands, streams,
wildlife habitat as identified in the Open Space Strategy, and any unique natural features on
the site. In making this finding the DRB shall utilize the provisions of Article 12 of these
Regulations related to wetlands and stream buffers, and may seek comment from the Natural
Resources Committee with respect to the project’s impact on natural resources.
No natural resource impacts are anticipated. Staff considers this criterion met.
(5) The project is designed to be visually compatible with the planned development patterns in
the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in
which it is located.
See discussion of visual compatibility with existing structures above under site plan review
standards. Staff considers the use consistent with the comprehensive plan and purpose of the
zoning district.
(6) Open space areas on the site have been located in such a way as to maximize opportunities for
creating contiguous open spaces between adjoining parcels and/or stream buffer areas.
The applicant is proposing to construct the addition over an area mostly developed as parking,
and expand the pervious portion of the project area by removing additional parking. Though
this newly pervious area does not represent a functional open space in terms of connected
wildlife areas, Staff considers this criterion met.
(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or his designee to
insure that adequate fire protection can be provided, with the standards for approval
including, but not be limited to, minimum distance between structures, street width, vehicular
access from two directions where possible, looping of water lines, water flow and pressure,
and number and location of hydrants. All aspects of fire protection systems shall be designed
and installed in accordance with applicable codes in all areas served by municipal water.
The Fire Chief’s comments pertained to the interior of the building. Staff considers this criterion
met.
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(8) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting
have been designed in a manner that is compatible with the extension of such services and
infrastructure to adjacent properties.
(9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is
consistent with City utility and roadway plans and maintenance standards, absent a specific
agreement with the applicant related to maintenance that has been approved by the City
Council.
No changes to roads, recreation paths or sidewalks are proposed. Stormwater facilities,
landscaping and utility lines are discussed elsewhere in this document.
The applicant is proposing to retain the existing parking lot lighting, add 12 wall pack lights, and
three can lights. All but one wall pack are proposed to be located within the airport security
fence, though one is directed towards Airport Drive from within the security fence. Lighting
levels are proposed to drop to zero by the property line and fixtures are proposed to be
downcast and shielded.
The Director of Public Works reviewed the submitted plans on 6/25/2020 and had no concerns.
Staff considers these criteria met.
(10) The project is consistent with the goals and objectives of the Comprehensive Plan for
the affected district(s).
A discussion of consistency with Comprehensive Plan is provided under site plan review
standards above.
(11) The project’s design incorporates strategies that minimize site disturbance and
integrate structures, landscaping, natural hydrologic functions, and other techniques to
generate less runoff from developed land and to infiltrate rainfall into underlying soils and
groundwater as close as possible to where it hits the ground.
See discussion above under Site Plan Review standard pertaining to Low Impact Development.
OTHER
Energy Standards
Staff notes that all new buildings are subject to the Stretch Energy Code pursuant to Section 3.15:
Residential and Commercial Building Energy Standards of the LDRs.
13.14 Bicycle Parking and Storage
The applicant is proposing two inverted‐U type bicycle racks. Three short‐term bicycle parking spaces
are required. Staff considers short term bicycle parking standards to be met.
10. Long‐term bicycle parking is required for buildings altering more than 50% of the structure, therefore
two long term bicycle parking spaces and one clothes locker are required. Based on the provided
first floor plan, long term bicycle parking requirements do not appear to be met. Staff recommends
the Board require the applicant to provide long‐term bicycle storage and locker meeting the
requirements of 13.14. In lieu of meeting these requirements within the building, Staff considers the
applicant may propose long term bicycle storage for this region of the airport PUD, meaning long
term bicycle storage would be shared between adjoining buildings.
Signage
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Staff notes the Applicant has shown on some of their plans the proposed location for a sign.
11. Staff notes the applicant must remove all signs from the plans, including callouts of sign locations. The
Board may not approve signs or sign locations as part of the current application, and Staff
recommends the Board include a condition to this effect.
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, Development Review Planner