HomeMy WebLinkAboutAgenda 05_SD-20-39_1150 Airport Dr_Beta_SK#SD‐20‐39
Staff Comments
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
DEPARTMENT OF PLANNING & ZONING
SD‐20‐39_1150 Airport Dr_Beta_SK_2020‐11‐17.docx
Report preparation date: November 10, 2020
Plans received: October 20, 2020
1150 Airport Drive
Sketch Plan Application #SD‐20‐39
Meeting date: November 17, 2020
Owner
City of Burlington/Burlington International Airport
1200 Airport Drive, Box 1
So. Burlington, VT 05403
Applicant
Beta Air, LLC
1150 Airport Drive
South Burlington, VT 05403
Property Information
Tax Parcel 2000‐0000_C
Airport‐Industrial (AIR‐I) District
Transit Overlay District
777.84 acres
Engineer
Stantec
55 Green Mountain Drive
South Burlington, VT 05403
Location Map
#SD‐20‐39
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PROJECT DESCRIPTION
Sketch plan application #SD‐20‐39 of Beta Air, LLC to amend a previously approved plan for an airport
complex. The amendment consists of constructing a 762 sf second‐story addition to an approved 60,300
sf three‐story hangar/office building, 1150 Airport Drive.
PERMIT HISTORY
The Project is located in the Airport‐Industrial (AIR‐I) district and the transit overlay district. The project
received approval to construct an addition on the west, street‐facing facade in September of 2020 (#SD‐
20‐21). No work has yet begun on that approved addition. This application is to construct an addition on
the south façade which the applicant indicates is their intent to construct prior to the west addition.
COMMENTS
Development Review Planner Marla Keene and Planning and Zoning Director Paul Conner (“Staff”) have
reviewed the plans submitted on 10/20/2020 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) and the Transit Overlay District. All
applications for development within the AIR‐I district must be reviewed pursuant to the PUD provisions
of the LDR.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
Dimensional Requirements
The applicant has represented that the proposed facility will result in no change to lot coverage and a slight
increase to building coverage for the airport PUD as a whole, which the applicant estimates to be below the
maximum allowable coverage of 30%. The maximum allowable lot coverage for this district is 50%.
Historically, the Board has allowed the airport to provide estimated coverage calculations as long as it is
demonstrably well within the allowable maximums due to the overall size of the property. Staff
recommends the Board continue to allow this approach.
Other dimensional requirements appear to be met.
Airport‐Industrial (AIR‐I) District Standards
The district’s standards relate to electrical interference, light and glare, physical obstruction to airport
approaches and compliance with Federal Aviation Administration and other federal and state regulations
pertaining to airports.
Staff considers that the applicant will need to provide documentation of compliance from the applicable
regulatory entities responsible for airport approach cones as part of their final plat application.
#SD‐20‐39
Staff Comments
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SITE PLAN REVIEW STANDARDS
General site plan review standards relate to relationship to the Comprehensive Plan, relationship of
structures to the site (including location and adequacy of parking), compatibility with adjoining buildings
and the adjoining area. Specific standards speak to access, utilities, roadways, and site features.
Relationship of Proposed Structures to the Site
1. The applicant submitted floor plans showing impacts to the existing pavers at ground level, an elevation
showing the proposed building (but not the site context), and described in narrative form that the addition is
proposed to be a second‐floor overhang situated on columns. Staff is unclear of the proposed configuration
and recommends the Board ask the applicant to clarify their statement that the addition will be over existing
mechanical equipment and an outdoor patio space, while in the aerial imagery it appears there are marked
parking spaces in the location of the proposed addition. The Board should provide feedback on the
compatibility of the proposed addition with adjacent structures and site.
It does not appear there are any entrances proposed to the building addition therefore safe pedestrian
movement should not be an issue.
These criteria also relate to adequacy of parking. As noted above, the proposed addition appears to be
located over existing striped parking.
2. The Board should ask the applicant to clarify both verbally (and in their plans at the next phase of review)
what elements of the existing site plan will be modified to accommodate this addition and provide feedback
on whether this is acceptable.
Disposal of Wastes
3. The applicant as part of the previous (not constructed) amendment received approval for an enclosed
dumpster. Since this dumpster is not proposed as part of the current application, Staff recommends the
Board ask the applicant how they propose to handle their waste in this phase.
Landscaping and Screening
The project will require landscaping based on the building construction cost. In their cover letter, the
applicant estimates the required minimum landscaping value is $2,500 and indicated they intend to install
decorative planters beneath the building addition.
4. If not already discussed in response to the above criteria, Staff recommends the Board ask the applicant for
more information on this proposed landscaping concept and provide feedback on whether it will be allowed
as contributing to the required minimum landscaping value. Staff notes the Board may allow elements other
than woody vegetation when it contributes to the overall appearance of the site.
Low Impact Development
The Stormwater Section has reviewed the plans on November 11, 2020 and indicated there are no
comments at this stage of review.
PLANNED UNIT DEVELOPMENT STANDARDS
PUD standards pertain to water and wastewater capacity, natural resource protection, compatibility with
the surrounding area, open space, fire protection, and public infrastructure.
Staff considers there are no comments on these criteria at this early stage of review, though Fire
Department review and review of the layout of utility lines and any proposed modifications to lighting will
be necessary at the preliminary plat stage. Standards pertaining to erosion control, visual compatibility,
and stormwater are addressed as part of site plan review.
#SD‐20‐39
Staff Comments
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RECOMMENDATION
Staff recommends that the Board discuss the Project with the applicant and close the meeting.
Respectfully submitted,
Marla Keene, Development Review Planner
Stantec Consulting Services Inc.
55 Green Mountain Drive, South Burlington VT 05403-7824
October 20, 2020
File: 195311293
Attention: South Burlington Development Review Board
c/o City of South Burlington
Planning and Zoning
575 Dorset Street, South Burlington, Vermont 05403
Dear Members of the Board,
Reference: BETA Hangar – South: Sketch Plan Application Narrative
In support of the attached sketch plan application, we are submitting the following narrative: The project,
located at 1150 Airport Drive, South Burlington, VT, is a proposed second story addition to an existing
hangar for additional office space. This proposed addition is being located at the Southern End of the
Existing BETA Hangar.
Scott and Partners was selected as the architect, Stantec Consulting Services Inc. was selected as the
engineer, Wagner Hodgson was selected as the Landscape Architect. Burlington International Airport are
the landowners and lease the building to the applicant, BETA Technologies (BETA).
PROJECT DESCRIPTION
BETA proposes to construct 762 sf of new office space to support BETA Technologies growing need for
office space. This addition will be a second-floor overhang situated on columns located on the south side of
the existing hangar and associated site improvements. Recently, BETA was approved by the City of South
Burlington for a larger Northern Addition that included site improvements. BETA plans to construct this
smaller southern addition ahead of that project.
LANDSCAPING
This projects landscape budget is approximately $2,500. To meet this budget, the applicant proposes
installing decorative planters to help enhance the outdoor patio space located beneath the building addition.
SITE IMPROVEMENTS
Site improvements for this project are limited and include upgraded building entrances to the south side
entryways, relocation of vehicle charging stations, updated parking layout, bollards, and paving.
UTILITIES
No impacts to utilities anticipated at this time.
October 20, 2020
South Burlington Development Review Board
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Reference: BETA Hangar – South: Sketch Plan Application Narrative
WASTE DISPOSAL
An existing dumpster is located off the southwest corner of the building.
STORMWATER
The building will overhang an existing paved parking area, therefore this project will not increase the
impervious area on site. The existing roof drains for the building will be reconfigured to accommodate the
new addition. They will continue to drain to an existing “dry-well” with outlet located in the parking area
south of the hangar where it will drain to an existing infiltration system and eventually to an underground
sand filter constructed by the future “RON Apron Project”.
PARKING
BETA does not anticipate additional occupancy as part of this additional and will use the existing parking on
site. Although, Bike parking is not required as part of this addition, it will be provided under the future
Northern Addition project and existing bike parking is available within the hangar.
BUILDING ARCHITECTURE
The BETA Technologies building is an existing prefabricated metal building housing BETA’s research and
development department. The building consists of an airplane hangar building and three additions including
a single-story addition on the North side of the building and two - two story additions one on the West (just
recently renovated) and one on the South. On the South end the second floor will be renovated as part of
this project. The first floor was renovated previously.
The proposed addition is composed of a structural steel frame and platform that extends the second floor
over existing mechanical equipment and first floor access openings. On top of the platform mechanical
equipment for the second-floor renovation and shipping containers fit up to become offices will be installed.
The shipping container look carries over the existing theme on the site. BETA modifies shipping containers
as part of their recharge platform product line and shipping containers are used on site to house R&D. The
proposed addition should complement what is currently on site and will clean up the look of the existing
prefabricated metal building. The shipping containers will be fit up to meet current code requirements.
Regards,
Stantec Consulting Services Inc.
Christopher Gendron, PE
Project Manager, Civil Engineer
Phone: 802 497 6402
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