HomeMy WebLinkAboutAgenda 07_MS-20-01_1200 Airport Dr_BTV575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
MS‐20‐01_1200 Airport Dr_Burlington Intl
Airport_landscaping_2020‐05‐05.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: April 29, 2020
Plans received: March 19, 2020
1200 Airport Drive
Miscellaneous Permit Application #MS‐20‐01
Meeting date: May 5, 2020
Owner/Applicant
Burlington International Airport
1200 Airport Drive
South Burlington, VT 05403
Landscape Architect
Wagner Hodgson
7 Marble Ave
Burlington, VT 05401
Property Information
Airport, Airport Industrial, Commercial 1 Residential 12, Residential 4 zoning districts
Parcel Size Varies
Location Map
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PROJECT DESCRPTION
Miscellaneous application #MS‐20‐01 of Burlington International Airport to establish an overall landscape plan
for an approved airport complex, 1200 Airport Drive.
PERMIT HISTORY
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.
The DRB included this condition to establish pre‐approved enhancements the airport can build in phases to
meet their required landscaping as projects requiring landscaping are proposed. The applicant has submitted
this landscaping plan as a miscellaneous permit to decouple it from other projects which are currently in
various stages of review. The applicant has incorporated elements of this plan into other applications which
are in process.
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”) have
reviewed the plans submitted on 3/19/2020 and offer the following comments. Items for the Board’s attention
are in red.
CONTEXT
Land Development Regulation Section 13.06 pertains to Landscaping, Screening and Street Trees, and includes
minimum landscaping budgets for projects which involve construction of new buildings. It also includes
requirements for landscaping of parking areas, and for screening. Other sections of the LDR include mention of
using landscaping to enhance transitions between adjacent buildings and sites. Finally, requirements for
cohesive and connected open spaces exist in the planned unit development standards of 15.18.
The purpose statement of 13.06 follows.
The City of South Burlington recognizes 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. Landscaping and screening shall be required for all uses
subject to site plan and planned unit development review. Street tree planting shall be required for all
public streets in a subdivision or planned unit development. In evaluating landscaping, screening, and
street tree plan requirements, the Development Review Board shall promote the retention of existing
trees while encouraging the use of recommended plant species. In making its decisions, the
Development Review Board may refer to the Vermont Tree Selection Guide, published by the Vermont
Urban & Community Forestry Program and/or the recommendation of the City Arborist.
The airport has historically encountered challenges in simultaneously meeting minimum required landscaping
budgets and complying with federal regulations pertaining to landscaping on airport sites. This has led to creative
use of landscaping budgets, including plantings located on airport property but outside of the airport PUD,
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rooftop gardens, and pollinator projects. The Board required an overall landscaping plan to ensure future
landscaping projects meet the purpose of the LDR and work towards a consistent landscaping vision.
In their application narrative, the applicant has described the concept of the overall landscaping plan.
The concept behind the proposed Master Plan is to use landscape funds in the most constructive and
aesthetically pleasing manner by giving the Airport Campus a sense of identity and creating a Gateway
into and through the Airport Property. This Passage onto the Airport Site is intended to capture the flavor
and essence of Vermont and its iconic landscape. Therefore, rather than try to place a multitude of
plantings in a haphazard fashion throughout the campus, it is the intent of this document to 1. Create a
unified streetscape along the main corridor of the airport, namely along Airport Drive and 2. Create a
meandering Recreation Path through existing trees on the West side of Airport Drive,
Staff considers the proposed plan consistent with the purpose of the LDR, and further that it achieves the goals
described by the applicant.
Staff considers the overall landscaping plan should accomplish these purposes.
1. Foster a sense of community through high quality landscape design in the Chamberlin neighborhood
2. Define the general location and flavor of landscaping and hardscape materials that will be installed over
time through the use of required minimum landscaping budget
3. Establish a general plant and material palette, with recognition and flexibility for the fact that the science
of plant selection or site‐specific needs and conditions may change over time
4. Define sequencing of the proposed improvements
As proposed, this application represents a very good collaborative effort which Staff considers broadly meets the
Board’s expectation that an overall landscape plan be developed, and also strives and largely appears to
implement objectives and concepts from the Chamberlin Neighborhood‐Airport Plan, whose primary goal was to
help strengthen the neighborhood and its relationship to the airport following the removal of many homes in the
area over the past 2 decades.
Staff recommends the Board discuss the following topics with the applicant.
1. The City’s official map and the 2016 Chamberlin Neighborhood Land Use and Transportation Plan (June
30, 2016) identifies a realignment of Airport Drive/Airport Parkway, connecting the two, as a priority
project for the City. This project is not yet in development and the conceptual alignment is very subject
to change, but Staff recommends the overall landscaping plan be designed to allow this project to take
place without requiring landscaping to be removed. Staff recommends the Board ask the applicant to
show the conceptual alignment.
2. The applicant is proposing a recreation path along the west side of airport owned land. Staff
recommends the Board ask the applicant to describe the proposed recreation path features.
3. Staff and the applicant met and discussed whether it made sense to include a sidewalk on the west side
of Airport Drive. The ultimate conclusion was that the existing sidewalks provided adequate access to
buildings, and an off‐road recreation path better addressed the recommendations of the Chamberlin
Neighborhood Study. Staff recommends the Board review the existing sidewalk and determine whether
they agree with this conclusion.
4. Review the plans on a sheet‐by‐sheet basis.
a. Sheet 1: The City has identified the bend in Dumont Ave as a potential location for a stormwater
BMP associated with the Centennial Brook Flow Restoration Plan. The City works with
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landowners to establish an agreement to allow a BMP to be located on the property. The City
would be responsible for construction and maintenance of the BMP, but the City would not
install any landscaping beyond the minimum necessary for BMP success. Staff recommends the
Board ask the airport to include in their plan a general concept of landscaping they may wish to
include around the BMP, and supports the Board’s inclusion of this landscaping towards the
overall landscaping plan.
b. Sheets 2 – 4, 6: these sheets generally show infill landscaping, the recreation path, and some
features around the entrances to the airport driveway. Staff recommends the Board review the
types of entrance features proposed and make a determination on what elements of the
entrance features they would allow as credit towards required landscaping budgets.
c. Sheet 5: Similar to sheet 1, the City has identified the northwest corner of Airport Drive and
Airport Road as a location for a stormwater BMP in support of the Potash Brook Flow Restoration
Plan. Staff recommends the Board allow landscaping around the BMP as credit towards
minimum required landscaping budgets in the overall landscaping plan.
d. Sheets 7 – 9: these sheets show the proposed recreation path. There are no crosswalks at the
proposed roadway crossings. Staff recommends the Board ask the applicant to include
information on the concept for how roadway crossings will be achieved on local residential
streets in this Overall Landscaping Plan package.
e. Sheets 10 & 11: These sheets includes three or four locations where the proposed recreation
path crosses City land, including the recently‐discontinued Picard Circle which now contains
subsurface stormwater infiltration chambers. Staff recommends the Board discuss with the
applicant who they intend to be responsible for construction of segments on City land. Once
constructed, Staff considers since these crossings are relatively short, the applicant should be
responsible for maintenance of these sections of recreation path and recommends the Board
include such a condition in their approval. The City would be responsible for maintenance of
street crossings.
f. Sheets 13 & 15: A tributary stream to Centennial Brook is centered on a ravine in the
approximate alignment of the path. Staff feels the proposed connection to the existing city trail
and natural area would be a significant community benefit and supports credit for this
connection, but considers that a design taking into consideration the topography of the area is
necessary to understand the potential cost and required features to effect the connection. A
bridge would likely be necessary towards the end of airport property.
Staff recommends the Board require the applicant to be responsible for maintenance of the
recreation path to the edge of airport property, including any bridge, and the City to be
responsible for maintenance once the last segment of airport property is crossed. The
Recreation and Parks Director reviewed the plans and has requested that the landscaping
transition from the proposed recreation path with plantings to a more utilitarian path at the edge
of the City‐owned property, as this would be more consistent with the City’s maintenance plans
for natural areas.
5. The Recreation and Parks Director intends to present this plan to the Recreation and Parks Committee
and the Bike and Ped committee when they resume meeting. Staff recommends the Board direct the
applicant to incorporate feedback from those committees into their plans.
6. What is the expected total budget for the proposed plan? How long is the plan anticipated to address
the landscaping needs of the Airport?
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7. When a project is proposed that has space available for landscaping beyond that required by the
minimum screening and buffering standards, does the Board wish to define at this time whether the
required landscaping may be spent on site or whether the applicant must further this plan?
8. To what degree is plan proposed to be flexible? Staff recommends the Board include a condition
requiring a detailed landscaping plan, to include a plant list, planting and hardscape details, be provided
concurrently with the site plan for which the landscaping is proposed to be installed.
9. Staff recommends the Board require the applicant to update the plans to show the current property
ownership, including shading for City owned lands and all lands owned by the airport, as distinct from
lands owned by private entities.
Recommendation
Staff recommends the Board require the applicant to address the issues identified herein.
7 M a r b l e A v e n u e B u r l i n g t o n , V T 0 5 4 0 1
T802.864.0010 F802.864.6267 www.wagnerhodgson.com
March 18, 2020
BURLINGTON INTERNATIONAL AIRPORT LANDSCAPE MASTER PLAN BOOKLET
APPLICATION NARRATIVE
The Master Plan Booklet submitted has been designed to create a “Road Map” for Future Improvements to
the Burlington International Airport Campus. Due to various FAA Regulations and Airport Procedural
restraints, City Mandated Landscape budgets for future building projects are, in many instances, forced to be
spent in areas other than the specific project site. The concept behind the proposed Master Plan is to use
landscape funds in the most constructive and aesthetically pleasing manner by giving the Airport Campus a
sense of identity and creating a Gateway into and through the Airport Property. This Passage onto the
Airport Site is intended to capture the flavor and essence of Vermont and its iconic landscape. Therefore,
rather than try to place a multitude of plantings in a haphazard fashion throughout campus, it is the intent of
this document to 1. Create a unified streetscape along the main corridor of the airport, namely along
Airport Drive and 2. Create a meandering Recreation Path through existing trees on the West side of
Airport Drive
The first goal will be achieved through the careful and artistic placement of several cohesive elements:
Street Trees, ornamental fencing, and a variety of other native plant materials which will provide color,
texture and interest throughout the seasons while also encouraging the growth of populations of pollinators
like native bees, wasps, butterflies and the non-native European honeybee. Included in this scheme is the
enhancement of key locations along the Airport Drive corridor: A. The intersection of US Route 2 and
Airport Drive, B. A gateway flanking both sides of Airport Drive where it intersects Airport Road, and C.
The main entry to the airport along with the more northerly located entrances and exits. In addition to the
proposed planting of native trees, shrubs and ornamental grasses, native stone walls, signage and sculpture
by local artists is envisioned.
The other area of concentration will be the west side of Airport Drive where a Recreation Path has been
proposed as a way to create connectivity to and with existing City walkways, Recreation paths, and Trails,
so that the community can have better access for walking, running and biking. This serves to open up
Airport Property to the neighborhood and community while creating an enhanced experience through a
park-like environment. This paved path will meander through existing open area and among existing trees
and will be punctuated by informal sitting areas composed of local boulders.
And finally, the implementation of these concepts will occur over time as Building Projects present
themselves and can provide the funding necessary to see them through. The intent is to begin the
streetscape construction first, beginning from the south end and moving toward the north end of Airport
Drive. The Recreation Path would follow the completion of the Streetscape and would begin, again, at the
south end of Airport Drive and move toward the north end of the Property as funds become available. The
projects outlined in this Master Plan are intended to be implemented over a ten year period.
Note: The designs presented herin and their implementation are subject to change over time as growth of the Airport
and its properties take shape.
BURLINGTON INTERNATIONAL AIRPORT
LANDSCAPE MASTER PLAN BOOKLET
2
SECONDARY LEGEND
RECREATION PATH
TABLE OF CONTENTS
LOCATION MAP
1
7
10
12
14 15
13
11
2
8 9
3 4 5 6
NTS
LEGEND
FUTURE CONNECTION TO AIRPORT PARKWAY
BTV PROPERTY LINE
EXISTING CITY SIDEWALK
EXISTING CITY TRAIL
PROPOSED RECREATION PATH
PROPOSED TREE
EXISTING DECIDUOUS TREE
EXISTING EVERGREEN TREE
PROPOSED DECORATIVE FENCE
AIRPORT DRIVE
AIRPORT PKWY AIRPORT ROADPATRICK STREETELIZABETH STREETWHITE STREETDUMONT AVEHANOVER STKIRBY RDMARYLAND ST
US ROUTE 23
4-18 100 SCALE SITE PLANS
19 SOUTH ENTRY SKETCHES
& IMAGES
20 STREETSCAPE SECTION
& IMAGES
21 PROPOSED RECREATION
PATH SECTION &
IMAGES
22 SECTION/DESCRIPTION/
IMAGES @ REC PATH
23-24 POLLINATOR PLANT CHART
& NATIVE PLANT IMAGES
NARRATIVE
This document has been designed to create a “road map” for Future Improvements to the Burlington International
Airport Campus. Due to various FAA Regulations and Airport Procedural restraints, City mandated Landscape
budgets for future building projects are, in many instances, forced to be spent in areas other than the specific
project site. The concept behind the proposed Master Plan is to use landscape funds in the most constructive
and visually asesthetic manner by giving the Airport Campus a sense of identity and creating a Gateway into and
through the Airport Property. This Passage onto the Airport site is intended to capture the flavor and essence of
Vermont and its iconic landscape. Therefore, rather than try to place a multitude of plantings in a haphazard fash-
ion throughout campus, it is the intent of this document to create a unified streetscape along the main corridor of
the airport, namely along Airport Drive.
This will be achieved through the careful and artistic placement of several cohesive elements: Street Trees, orna-
mental fencing, and a variety of other native plant materials. Included in this scheme is the enhancement of key
locations along that corridor: A. The intersection of US Route 2 and Airport Drive, B. A gateway flanking both
sides of Airport Drive where it intersects Airport Road, and C. The main entry to the airport, along with the more
northerly located entrances and exits. In addition to the proposed planting of native trees, shrubs and ornamental
grasses, native stone walls, signage and scultpure by local artists is envisioned.
The other area of concentration will be the west side of Airport Drive where a Recreation Path has been pro-
posed as a way to create connectivity to and with existing City walkways, Recreation Paths, and Trails, so that the
community can have better access for walking, running, and biking. This serves to open up Airport property to the
neighborhood and community while creating an enhanced experience through a park-like environment. This paved
path will meander through existing open area and among existing trees and will be punctuated by informal sitting
areas composed of local boulders.
1
AIRPORT DRIVE
DUMONT AVENUE
STREET TREE PLANTING CONTINUES
TO THE END OF AIRPORT DRIVE
4
AIRPORT DRIVE
DUMONT AVENUE
DELAWARE STREETWHITE STREETMARYLAND STREET2
EXISTING RECREATION
PATH
PROPOSED PLANTING @
AIRPORT ENTRANCE/EXIT
PROPOSED STREET TREES
ADDED TO FILL IN GAPS
AND TO CREATE VISUAL
CONTINUITY
5
EXISTING CITY
SIDEWALK
6
AIRPORT DRIVE
LEDOUX TERRACE3
EXISTING RECREATION
PATH
ADD ADDITIONAL PLANTINGS
WHERE NEEDED, TYP.
PROPOSED RECREATION PATH-
CONCEPTUAL LOCATION
PROPOSED STREET TREES
ADDED TO FILL IN
GAPS AND TO CREATE
VISUAL CONTINUITY
6
EXISTING CITY SIDEWALK
7
EXISTING CITY
SIDEWALK
AIRPORT DRIVE
ELIZABETH STREETPATRICK STREET4
PROPOSED RECREATION PATH-
CONCEPTUAL LOCATION
LOCATION OF
PLANTINGS ADDED
FOR RENTAL CAR PROJECT
PROPOSED ENTRY SIGN
& PLANTINGS @
AIRPORT ENTRY
PROPOSED STREET TREES
ADDED TO FILL IN GAPS
AND CREATE VISUAL
CONTINUITY
CONTINUATION OF
ORNAMENTAL FENCE COMPLETES
LOOK OF UNIFIED STREETSCAPE
8
AIRPORT DRIVE
AIRPORT ROAD5
PROPOSED RECREATION PATH-
CONCEPTUAL LOCATION
LOCATION OF PLANTINGS ADD-
ED FOR RENTAL CAR PROJECT
PROPOSED STREET TREES
ADDED TO FILL IN GAPS
AND TO CREATE VISUAL
CONTINUITY
PROPOSED WALL/SIGN &
PLANTINGS MARKING
THRESHOLD TO AIRPORT
PROPERTY
CONTINUATION OF
ORNAMENTAL FENCE COMPLETES
LOOK OF UNIFIED STREETSCAPE
PROPOSED REC PATH
CONNECTION TO CITY
SIDEWALK
8
EXISTING CITY SIDE-
9
PROPOSED WALL/SIGN &
PLANTINGS MARKING
THRESHOLD TO AIRPORT
PROPERTY
6
AIRPORT DRIVE
US ROUTE 2WILLISTON ROAD
KEN
N
E
D
Y
D
R
I
V
E
PROPOSED STREET TREES
ADDED TO FILL IN GAPS
AND CREATE VISUAL
CONTINUITY ORNAMENTAL
FENCE COMPLETES
LOOK OF A UNIFIED
STREETSCAPE
CREATE ICONIC GATEWAY TO
BURLINGTON INTERNATIONAL AIPORT:
• NATIVE STONE WALLS
• NATIVE PLANTINGS
• LOCAL ART PIECE/SCULPTURE
• SIGNAGE
EXISTING CITY SIDEWALK
& EXISTING CITY REC PATH-
TO SEAMLESSLY CONNECT
TO PROPOSED REC PATH
ALONG WEST SIDE OF AIR-
10
EXISTING CITY
SIDEWALK
10
7 DUMONT AVENUEPROPOSED RECREATION PATH-
CONCEPTUAL LOCATION
11WHITE STREETMARYLAND STREETPUMP LANE8
PROPOSED RECREATION PATH-
CONCEPTUAL LOCATION
CONNECTION TO CITY
SIDEWALK AND CITY
CROSSWALK
1212 LEDOUX TERRACEMARYLAND STREET
9
PROPOSED RECREATION PATH-
CONCEPTUAL LOCATION
12
13
PROPOSED STREETSCAPE
TREES BRING CONTINUIT Y
TO AIRPORT CAMPUS
10
AIRPORT PARKWAYKIRBY ROADPROPOSED RECREATION PATH-
CONCEPTUAL LOCATION
REC PATH CONNECTION TO
CITY SIDEWALK
EXISTING CITY SIDEWALK
14
EXISTING CITY
SIDEWALK
14
11
AIRPORT PARKWAY DUMONT AVENUEHANOVER STREETPROPOSED RECREATION PATH -
CONCEPTUAL LOCATION
CONNECTION TO
CITY SIDEWALK
15
EXISTING CITY SIDEWALK
12
AIRPO
R
T
P
A
R
K
W
A
Y
KIRBY ROAD
16
PROPOSED REC PATH CRE-
ATES CONNECTIVITY TO
CITY SIDEWALKS
16
13KIRBY ROADDUVAL STREETPROPOSED RECREATION
PATH - CONCEPTUAL
LOCATION
17
14 KIRBY ROADQU
E
E
N
S
B
U
R
Y
R
O
A
D
CITY OWNED LAND
EXISTING CITY
TRAIL
18
15 DUVAL STREETCITY OWNED LAND
EXISTING CITY
TRAIL
FUTURE CONNECTION TO
EXISTING CITY TRAIL
18
19
PROPOSED ENTRANCE WALLS AND SIGNAGE SKETCHES
NATIVE RIVER BIRCH GROVE
LOCAL STONE WALLS
THESE LANDSCAPE COMPONENTS SEEK TO
IMPROVE THE VEHICULAR AND PEDESTRIAN
EXPERIENCE FELT WHILE MOVING THROUGH
AND ONTO THE BURLINGTON INTERNATION-
AL AIRPORT CAMPUS. THE PROPOSED PLANS
ATTEMPT TO CAPTURE THE VERMONT CHAR-
ACTER THROUGH NATIVE PLANT SELECTIONS,
STONE WALLS AND OTHER NATIVE ELEMENTS.
THE INTENT IS TO BLEND THE FLAVOR OF THE
ICONIC VERMONT LANDSCAPE WITH THE
MODERN INDUSTRIAL FEEL OF A FORWARD
THINKING 21ST CENTURY AIRPORT.
20
SECTION OF PROPOSED STREETSCAPE ALONG AIRPORT DRIVE
EXAMPLE OF DECORATIVE METAL FENCING FOR STREETSCAPE
CONTINUITY
STREET TREE - SKYLINE HONEYLOCUST
DECORATIVE METAL
FENCE
21
CONNECTIVITY - ADD MEANDERING PATHS TO
WEST SIDE OF AIRPORT DRIVE THAT CAN MEET
UP WITH EXISTING NEIGHBORHOOD TRAILS
INFORMAL SEATING - CREATIVELY PLACED
BOULDERS
PERSPECTIVE SKETCH PORTRAYING PATHWAYS/PLANTING/BOULDER SEATING ON WEST SIDE OF AIRPORT DRIVE
22
SECTION THROUGH RECREATION PATH ON WEST SIDE OF AIRPORT DRIVE
23
ECHINACEA PURPUREA
PURPLE CONEFLOWER
MONARDA FISTULOSA
WILD BERGAMOT
COREOPSIS LANCEOLATA
LANCE LEAF COREOPSIS
LINDERA BENZOIN
SPICEBUSH
BAPTISIA AUSTRALIS
FALSE INDIGO
CEONOTHUS AMERICANUS
NEW JERSEY TEA
PHYSOCARPUS OPULIFOLIUS
NINEBARK
RUDBECKIA HIRTA
BLACK-EYED SUSAN
AMELANCHIER CANADENSIS
SHAD
ACER RUBRUM
RED MAPLE
24
FIGURE 3-28: BIA 2030 VISION
The Alternate Development Scenario realignment (Figure 3-27) was presented at the May 11
CNAPC meeting and at the June 7 community meeting and did not receive any criticisms.
FIGURE 3-29: PROPOSED AIRPORT DRIVE REALIGNMENT (BIA 2016 RE-USE PLAN)
The City supports a reconstruction of Airport Drive that connects to Airport Parkway that
consists of the following characteristics:
• Consists of a two-lane roadway with a design following Complete Streets principles
• Includes a 10-foot recreation path and sidewalk
• Has adequate separation from the Chamberlin Neighborhood for buffering of
traffic noise