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HomeMy WebLinkAboutSP-04-18 - Decision - 1130 Airport DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING BTV AVCENTER, INC —1130 AIRPORT DRIVE SITE PLAN #SP-04-18 FINDINGS OF FACT AND DECISION BTV AVCENER, Inc., hereinafter referred to as the applicant, is requesting site plan approval to: 1) raze a 12,966 hangar and storage building, 2) construct a 17,600 sq ft hangar and storage building, and 3) construct a 15,381 sq ft hangar, 1130 Airport Drive. The Development Review Board last reviewed plans for the subject property on June 1, 2004. The Development Review Board held a public meeting on June 15, 2004. Steve Vock represented the applicant. FINDINGS OF FACT 1. The applicant is requesting site plan approval to: 1) raze a 12,966 hangar and storage building, 2) construct a 17,600 sq ft hangar and storage building, and 3) construct a 15,381 sq ft hangar, 1130 Airport Drive. 2. The property is located in the Airport Industrial (AIR -I) Zoning District. 3. The owner of record of the property is the City of Burlington. 4. The plans submitted consist often (10) sheets entitled, "FBO AVCENTER 1130 Airport Drive South Burlington, VT, prepared by Civil Engineering Associates, Inc., dated April 2004, last revised on 6/10/04. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements AIR I Zo2±a District Required Proposed Mn. Lot Size 3 acres 27.1 acres Max. Building Coverage 30% n/a Max. Total Coverage 50% n/a Max. Front Yard Coverage 30% 18.4% Mn. Front Setback 57 ft. 57 ft. Min. Side Setback 35 ft. > 35 ft. Min. Rear Setback 50 ft. n/a. 4 zoning compliance -1- SITE PLANREVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) 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 proposed project accomplishes a desirable transition from structure to site and from structure to structure. This site is part of the Burlington International Airport, so the proposed structures will be complimented by the surrounding structures. The layout of the proposed project provides for adequate planting and the applicant has submitted a proposed landscape plan. The site currently has 150 parking spaces, 4 of which are handicapped -accessible. The proposed project will reduce the number pf parking spaces on the site to 133, 5 of which will be handicapped -accessible. The Land Development Regulations do not have specific parking requirement for this type of facility, so the applicant's parking assumptions are adequate. Pedestrian movement on the site will be adequate for the proposed use. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking on the subject property current exists and no changes are proposed. (c) 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 adjoining buildings The height of the proposed T-hangar building is 167', which is under the 35' maximum for structures with flat roofs. The height of the proposed Aircraft Hangar is 35'3", which is under the 40' maximum for structures with pitched roofs. Both of the proposed buildings will be compatible, in terms of height and scale, with the surrounding buildings that comprise the Airport. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual -2- interruptions to create attractive transitions between buildings of different architectural styles The applicant submitted building elevation plans. The architectural characteristics are adequate. 09 Proposed structures shall be related harmoniously to themselves, the terrain, and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structure& The proposed structure relates harmoniously to the existing buildings in the vicinity. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (a) 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. It is not necessary to create any additional access points to the properties that abut the subject property. (b) Electric, telephone and other wire -served utility lines and service connections shall be underground Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) All dumpsters and otherfacilities to handle solid waste, including compliance with any recycling 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). The applicant is proposing to screen the existing dumpster with an existing cedar hedge. (d) Landscaping and Screening Requirements Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will require a minimum of $22,500 of landscaping. The application stated that an additional $16,195 of landscaping will be provided and are seeking a landscape credit of $6,305. The applicant's landscaped plans are contained on sheet L1 of the plans. Pursuant to Section 13.06(F) of the Land Development Regulations, landscape plans shall be prepared by a -3- landscape architect or a professional landscape designer. In addition, pursuant to Section 13.06(G) of the Land Development Regulations, a landscape budget prepared by a landscape architect or professional landscape designer shall be submitted to ensure minimum planting costs are met. The landscape plan and budget are in compliance with this requirement. Pursuant to Section 13.06(B) of the Land Development Regulations, in all off-street parking area with twenty (20) of more parking spaces, at least ten percent (10%) of the interior of the parking area shall be landscaped with trees, shrubs, and other plants. At least one (1) major deciduous shade tree, whose caliper is equal to or greater than two and one-half (2.5) inches when measures six (6) inches above ground at the time of planting, shall be provided within each parking area for every three thousand (3,000) square feet of paved area or every ten (10) parking spaces, whichever is greater. The plans are in compliance with this requirement. Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage areas must be specified and located in an area that will minimize the potential for run-off. Lighting Pursuant to Appendix A.9 of the Land Development Regulations, luminaries shall not be placed more than 30' above ground level and the maximum illumination at ground level shall not exceed an average of three (3) foot candles. Pursuant to Appendix A.10(b) of the Land Development Regulations, indirect glare produced by illumination at ground level shall not exceed 0.3 foot candles maximum, and an average of 0.1 foot candles average. The applicant submitted exterior lighting details with the application. The lighting types are in compliance with Appendix D of the Land Development Regulations. Access/Circulation Access to the subject property is proposed via a 25' wide curb -cut off of Airport Drive. Neither access nor circulation on the site will be altered through the proposed project. Traffic The proposed project will not increase the traffic on the subject property. Other The City Engineer reviewed the plans for the proposed project and provided comments dated May 20, 2004. The South Burlington Water Department reviewed the plans and provided comments in letters dated May 27, 2004 and June 1, 2004. The South Burlington Fire Chief reviewed the plans for the proposed project and provided comments in a letter dated May 27, 2004. DECISION Motion by Larry Kupferman, seconded by Chuck Bolton, to approve Site plan Application #SP-04-18 of BTV AVCENTEF, INC., subject to the following conditions: 1) All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2) This project shall be completed as shown on the plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning and Zoning. 3) The plan shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plan shall be submitted to the Administrative Officer prior to zoning permit issuance. A) The plans shall be revised to clearly depict the proposed snow storage areas. B) The plans shall be revised to indicate that luminaries will not exceed 30' above ground level. C) The plans shall be revised to comply with the requests of the Water Department as outlined in letters dated May 27, 2004 and June 1, 2004. D) The plans shall be revised to comply with the requests of the South Burlington Fire Department, as outlined in a letter from Chief Douglas Brent dated May 27, 2004. 4) The applicant shall comply with the requests of the South Burlington Fire Department, as outlined in the letter from Chief Douglas Brent dated May 27, 2004. 5) The applicant shall comply with the requests of the Water Department, as outlined in letters dated May 27, 2004 and June 1, 2004. -5- 6) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 7) The applicant shall post a $22,500 landscape bond prior to the issuance of the zoning permit. This bond shall remain in effect for three (3) years to assure that the landscaping has taken root and has a good chance of surviving. 8) The Development Review Board grants a landscape credit of $6,305. 9) The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 10) The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use of the new building. 11) Any change to the site plan shall require approval by the South Burlington Development Review Board. Chuck Bolton - yea/nay/abstain/not present Mark Boucher - ya/nay/abstain/not present John Dinklage - yea/nay/abstain/not present Roger Farley - yea/nay/abstain/not present Michele Kupersmith - ya/nay/abstain/not present Larry Kupferman - yea/nay/abstain/not present Gayle Quimby - yea/nay/abstain/not present Motion Carried by a vote of 6-0-0. Signed on this 7 day of 2004 by ct Gayle Quimby, Clerk Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. If you fail to appeal this decision your right to challenge this decision at some point in the future may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality).