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HomeMy WebLinkAboutAgenda 04_SD-20-11_1200 Airport Dr_Burlington Itl Airport_Hotel_sk#SD‐20‐11     Staff Comments  1 1 of 5  CITY OF SOUTH BURLINGTON  DEVELOPMENT REVIEW BOARD  SD‐20‐11_1200 Airport Dr_Burlington Itl  Airport_Hotel_sketch.docx  DEPARTMENT OF PLANNING & ZONING   Report preparation date: April 1, 2020  Plans received: March 4, 2020  1200 Airport Drive  Sketch Plan Application #SD‐20‐11  Meeting date: April 7, 2020  Owner/Applicant  Burlington International Airport   C/O Mr. Gene Richards, Director of Aviation   1200 Airport Drive, Box 1   So. Burlington, VT 05403    Co Applicant  BTV Hotel LLC.  C/O Donald Wells  277 Blair Park Road, Suite 130  Williston, VT 05495  Property Information  Tax Parcel 2000‐0000_C  Airport District  777.84 acres   Project Contact  Rabideau Architects  550 Hinesburg Road  South Burlington, VT 05403  Location Map        PROJECT DESCRIPTION    Sketch plan application #SD‐20‐11 of Burlington International Airport & BTV Hotel, LLC to amend a  previously approved plan for an airport complex.  The amendment consists of constructing a 111 room  hotel near the northern end of the existing parking garage, 1200 Airport Drive.    #SD‐20‐11     Staff Comments  2 2 of 5    PERMIT HISTORY    The Project is located in the Airport district.  Development within this district must be reviewed  pursuant to site plan provisions of Article 14, unless it otherwise triggers PUD or subdivision standards.   Until recently, the LDRs required all projects within this district be reviewed under PUD standards.    The Board previously approved final plat application #SD‐19‐11 for a similar hotel located south of the  existing parking garage.  The FAA rejected that application due to conflicts with their Air Surveillance  Equipment. The present application would be a replacement for the previously‐approved project.    As part of the previous application, the Board’s review focused principally on aesthetics (including  landscaping) and circulation and access.  Staff has continued that focus in these staff comments.  The  previously approved hotel had 105 rooms and an on‐site restaurant.  The current proposal includes 111  rooms and no restaurant.  The currently proposed location is a parking lot; the proposed hotel will result  in a net reduction in hotel parking.    COMMENTS    Development Review Planner Marla Keene and Planning and Zoning Director Paul Conner (“Staff”) have  reviewed the plans submitted on 3/4/2020 and offer the following comments. Numbered items for the  Board’s attention are in red.    CONTEXT    The Project is located in the airport district and the transit overlay district.  Hotel is not an allowed use  within the airport district.  However, the definition of Airport Uses in Article 2 is as follows.    Airport uses. Fixed‐ and rotary‐wing operations together with retail sales and service operations  related  to  public,  private,  and  general  aviation,  including  aircraft  sales,  repair,  and  storage,  commercial shipping and storage, restaurants, rental vehicles, and other uses designed to serve  aviation passengers and industry.    1. The Board previously found the categorization of the hotel fell under “other uses designed to  serve aviation passengers and industry” because the project was designed and located in such a  manner as to be clearly oriented to serve those clients.  Staff recommends the Board confirm  whether they continue to feel this threshold is met.    The hotel is proposed to be located in an area currently occupied by a surface parking lot.  The applicant  indicated that the overall PUD impervious will be reduced compared to existing conditions.    ZONING DISTRICT & DIMENSIONAL REQUIREMENTS    Setbacks, Coverages & Lot Dimensions    The applicant has located the building behind the 50‐foot front setback.  They are proposing to locate a  transformer, utility boxes, a dumpster and a substantial patio in the front setback.      2. Staff considers there is no prohibition on the proposed elements within the front setback, but  #SD‐20‐11     Staff Comments  3 3 of 5  recommends the Board ask the applicant to describe how the proposed elements within the setback  will appear from Airport Drive.    The maximum allowable height for a flat roof building in the airport district is 35 feet.  The applicant is  proposing a five‐story building to be 65 feet high. This is the same as the previous approval. Development in  the airport district is eligible for a height waiver as follows.     (b)  For structures proposed to exceed the maximum height for structures specified in Table  C‐2 as part of a planned unit development or master plan, the Development Review Board may  waive the requirements of this section as long as the general objectives of the applicable zoning  district are met. A request for approval of a taller structure shall include the submittal of a  plan(s) showing the elevations and architectural design of the structure, pre‐construction grade,  post‐construction grade, and height of the structure. Such plan shall demonstrate that the  proposed building will not detract from scenic views from adjacent public roadways and other  public rights‐of‐way.  Without providing additional front and side yard setbacks, the DRB must review a structure which exceeds  the maximum height of 35 feet as a PUD.  Therefore Staff has included a discussion of PUD review criteria  below.    3. Staff recommends the Board determine what information they want to see from the applicant to  determine whether to grant the height wavier.    4. Staff recommends the Board confirm with the applicant that roof appurtenances are not planned.   These are allowable above the maximum height but trigger conditional review.      Airport District Additional 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.      5. Staff recommends the Board remind the applicant that they will need to provide documentation of  application to applicable regulatory entities responsible for airport approach cones as part of their  final plat application.    SITE PLAN REVIEW STANDARDS    General site plan review standards relate to relationship to the Comprehensive Plan, relationship of  structures to the site (including parking), compatibility with adjoining buildings and the adjoining area.   Specific standards speak to access, utilities, roadways, and site features.    Parking  The applicant is proposing 20 on‐site parking spaces with additional hotel parking in the existing parking  garage as parking for the hotel.  The previous approval found that the existing parking provided adequate  parking for the hotel.  The applicant estimates that based on a study of internal capture between hotels and  airports, there will be a parking demand of 45 vehicles generated by the hotel.    6. Staff recommends the Board ask the applicant to clarify how many parking spaces will be lost under  the proposed plan, and to compare that number to the peak parking demand and number of spaces  #SD‐20‐11     Staff Comments  4 4 of 5  available at the airport overall.    Compatibility  The roof height of the adjoining parking garage is approximately three feet higher than the proposed height  of the hotel at the corner near the parking garage, but three feet lower than the proposed maximum height  of the hotel.  This differs from the previous approval because the northern end of the garage is taller than  the southern end of the garage.  Staff considers the proposed hotel to be roughly compatible in scale with  the adjoining parking garage.  The applicant has described in their narrative the proposed architecture, but  has not provided any elevations or renderings at this time.  As part of the previous approval, the Board  required the applicant to design the hotel with a strong street‐facing presence in order to grant the  requested height waiver.      7. Staff recommends the Board consider whether to request elevations and demonstration of a specific  aesthetic facing Airport Drive as part of the next stage of review.    Access and Circulation  The applicant has proposed to provide a dedicated driveway entrance for the hotel with an entrance to the  garage at the end of the driveway.  The dedicated driveway entrance is located about 50‐feet from the  primary parking garage exit, which is configured as a slip lane rather than a right turn.    8. Staff recommends the Board discus safety considerations of the proposed driveway configuration  with the applicant.     The applicant has also proposed a service alley between the hotel and the parking garage, which extends to  Airport Drive.  This would replace an existing cut which presently serves the surface parking lot to the north  of the garage.  9. Staff recommends the Board ask the applicant whether the service alley is proposed for hotel guest  use or if it is proposed for emergency and maintenance use only.     Staff considers allowing general guest use of the proposed alley may present issues with traffic  management as it results in a driveway within 250‐feet of the existing primary airport exit point and  recommends that if an alternative configuration eliminating the driveway cannot be found, its use be  limited to emergency and maintenance vehicles only.  As part of the previous approval the applicant had a  service alley, but it did not extend to Airport Drive and therefore access restriction was not an issue.    10. Staff recommends the Board request the applicant meet with the fire department to understand  their needs and minimize access points to what is absolutely necessary.    Landscaping  The applicant has stated in their cover letter that the proposed location does not result in the removal of  previously‐required landscaping.  However they have requested that the Board allow them to replace trees  damaged as part of the proposed hotel construction on a cost basis similar to what was approved for trees  previously proposed to be removed.  Staff notes the Board must approve a specific plan and cannot include  such a condition in their approval.    The previous approval for the airport PUD, SP‐19‐35, required the applicant to provide an overall  landscaping plan as part of the next application for the airport which triggered a minimum landscaping  budget.  The applicant must submit an overall plan for future landscaping at the airport as part of the  next application requiring additional landscaping for the property.      #SD‐20‐11     Staff Comments  5 5 of 5  The applicant has been working with Staff on preparing such an application.      11. Staff recommends the Board direct the applicant to submit such a plan prior to or coincident with  the next non‐sketch application for this or any other airport project.    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.    As part of the previous approval, Staff reminds the applicant that the fire chief indicated he would support  construction of the fire lane using permeable pavers.      Pedestrian Circulation    The applicant has noted in their cover letter that they anticipate a significant vehicle trip end reduction  due to internal capture between the hotel and the airport.  If this is the case as the applicant has  represented, then the design should provide strong support for pedestrian movements.  The applicant  has indicated they have provided both an outdoor pathway (shown on the plans along the northern side  of the existing airport access drive) and an indoor pathway through the garage.      12. The indoor pathway is not well defined.  Staff recommends the Board ask the applicant to more  fully define this pathway.    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 March 4, 2020 File: 195311636 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: Sketch Plan Application In support of the attached sketch plan application, we are submitting the following narrative: The project, located at 1200 Airport Drive, South Burlington, VT, is a proposed five-story 111 room hotel. This proposed hotel is being located to the Northern end of the garage. Last year, a Hotel at the Southern end of the garage was reviewed and approved by the DRB. The FAA rejected the application to construct the hotel due to conflicts with their Air Surveillance Equipment. Rabideau Architects was selected as the architect, Stantec Consulting Services Inc. was selected as the engineer, SE Group was selected as the Landscape Architect. DEW and their partners are the developers. PROJECT DESCRIPTION DEW and their partners propose to construct a five-story hotel at the airport. The hotel will include 110 rooms, lobby and common areas, a fitness center, and kitchen. The building is proposed to be located at the northern end of the existing parking garage. It is proposed to stand away from the garage to meet applicable fire codes. As defined by the code this hotel is considered an airport use and will serve aviation passengers and industry professionals. Service will be provided to travelers and locals alike with the accommodations. PARKING/ACCESS AND BUFFER STRIP Our proposal includes keeping trees within the 50’ setback to maintain the streetscape and buffer to the residential neighborhood across the street. Approximately 20 parking spaces will be provided on site and dedicated to hotel patrons. Three of those spaces will be accessible parking spaces. Employee parking will be managed consistently with current airport policies regarding employee parking usage and location. 12 short term bike parking spots and 6 long term bike parking spots will be provided in accordance with section 13.14 of the LDR’s. March 4, 2020 South Burlington Development Review Board Page 2 of 4 Reference: Sketch Plan Application SETBACKS/HEIGHT WAIVER We are seeking approval for a variance to wave the height limit. The height limit in this zone is 35 feet and the proposed height is approximately 65 feet. The stair towers at the northern end of the garage rise 71’ above finished grade; the main garage at the northern end is approximately 58’ above finished grade. As such, our proposal maintains the general height and feel on the street that has been created by the garage and the mature landscape. The relationship between the structure and the existing drive lane do not accommodate increasing the front setback in accordance with 3.07.D(2)(a). The proposed building location and elevation does not fall within the designated Imaginary Airport Transitional or Approach surfaces. The building is currently under review to determine if it conflicts with any of the Federal Aviation Administration (FAA) or Air Traffic Control (ATC) equipment. The land development regulations that the City adopted on October 28, 2019 shows a planned street ROW width for Airport Drive of 80 feet and require a 50-foot setback from the planned street ROW. At this phase of the design, there is no need for the building to encroach on this setback. However, the project does propose a patio within this setback. Being within the buffer, if there are any restrictions for this patio, we would look for the boards input. Additionally, a dumpster, Transformer and utility boxes will be located within the setback but carefully screened with landscaping. They are to be located off the service road on the west side of the parking garage. VEHICLE/PEDESTRIAN ACCESS The principle entry to the hotel is via Airport Circle leading to a canopied drive lane for luggage or passenger drop off. Vehicles can either enter the garage or turn around and exit the site back onto airport circle. To provide a path for emergency vehicles and delivery trucks to enter and exit the site, a service road is provided between the Hotel and the Parking Garage. The canopied drive lane will accommodate curb side service. Patrons parking their cars will have access between the hotel and the parking garage via a ground level sidewalk next to the existing stair tower. Travelers will be directed to the garage where they can access the terminal via the existing sky bridge or the covered ground level ambassadors crossing. This will provide travelers covered access to the airport Terminal. They can leave the hotel from the front entrance and walk outside along a sidewalk to the door entering the garage stair tower. They can also exit the proposed Hotel Stair Tower and enter the garage stair tower. STORMWATER Runoff from the site discharges to an existing Sand Filter designed to treat the current parking area and top level of the parking garage. Since the site will reduce the total amount of impervious cover, this existing sand filter should be adequately sized to treat stormwater runoff from the proposed site. An existing 24” drainage pipe, collecting runoff from the existing parking garage, runs directly through the hotel footprint and will need to be relocated. March 4, 2020 South Burlington Development Review Board Page 3 of 4 Reference: Sketch Plan Application UTILITIES The project avoids impacts to primary power and primary communications. The site will require relocation of an existing gas line, a fire hydrant and a drainage line (as detailed above). The hotels fire connection will be located within 100’ of the relocated hydrant. The hotel will service thru a 6” waterline connected to the existing 8” waterline connected to the hydrant. Power and communications will underground from two existing poles on Airport drive, into above ground utility boxes and then into the hotel. Sewer will drain to a proposed sewer manhole in the middle of Airport drive. Gas will be relocated between the hotel and the garage. A connection to the Hotel’s mechanical room will be made off this relocated line. PARKING AND TRAFFIC Based on the ITE Land Use Code 310, hotel, the project expects adjusted PM peak hour trips to increase by approximately 36 entering/exiting vehicles. This considers a 40-47% reduction factor due to the anticipated airline staff who use the hotel but don’t generate any trips. This is based on a study we did at similar, nearby airports. The increase in rooms from 105 to 111 had little impact to the result of the analysis and we request that the traffic impact fee paid for under the original application will cover the traffic impact fee for this project. Typical parking demand would be 0.89 vehicles per occupied room per ITE Land Use Code 310, Hotel. Assuming the same 40-47% reduction due to hotel users without vehicles that would be a parking demand of 45 vehicles. There will be a reduction in parking spaces as a result of this project, but some will be maintained on-site for hotel users. SNOW STORAGE Snow from the hotel site access road will be plowed to a location in accordance with the Airport’s existing operations. WASTE DISPOSAL A dumpster is proposed on the west side of the existing Parking Garage with access off the service road. The Dumpster will be carefully screened with landscaping. LANDSCAPING The proposed landscaping plan will propose a plan to meet the required planting budget either on-site or off-site. We’d like to request that the board consider hardscape landscape improvements be included towards reaching the required budget. There may be previously permitted trees impacted by construction and we propose replacing them at there original value as we had done at the previous Hotel location. We don’t anticipate removing any mature trees installed prior to the previous approval but in the event this is necessary, we request the ability to assess the value of the trees and replace that value as done under the previous application. March 4, 2020 South Burlington Development Review Board Page 4 of 4 Reference: Sketch Plan Application BUILDING ARCHITECTURE The proposed hotel Building is comprised of five stories plus a partial basement. Exterior Materials include Indiana limestone, standard modular brick masonry, and cementitious composite materials in both a smooth finish and in a horizontal dark wood finish. Windows and storefront will be aluminum with a Kynar finish. The architecture is divided both horizontally and vertically to provide variety in the massing. The massing scheme is reinforced through the varied application of the material palette. The traditional tri-partite pattern of base executed in stone, a shaft executed in brick or horizontal siding, and a capitol executed on a metallic finish panel. Special features include a major ‘wing” overhang on the center mass, which is recalled in a smaller way on the Airport Drive side of the building. The arched top Porte Cochere provides a sculptural element highlight the main entrance and to provide cover for hotel guests unloading or loading cars. Regards, Stantec Consulting Services Inc. Christopher Gendron, PE Project Manager, Civil Engineer Phone: 802 497 6402 ISSUED FORPERMITMARCH 2020MIXED INDUSTRIAL -COMMERCIALZONING DISTRICTAIRPORTZONINGDISTRICTPROJECT LOCATIONAIRPORT INDUSTRIALZONING DISTRICTMIXED INDUSTRIAL ANDCOMMERCIAL DISTRICTRESIDENTIAL 4DISTRICT This plan was provided to Staff after theapplication deadline for new materials. Staff is including it in the packet so theBoard will have it on hand for reviewduring the hearing.