HomeMy WebLinkAboutSP-02-59 - Decision - 1200 Airport DriveI
FINDINGS OF FACT & PEC15ION
5TATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH 13URLINGTON
#5P-02-59
Re: Findings of Fact, Site plan application #5P-02-59 of Burlington International Airport
to amend a previously approved plan for a 85,865 sq. ft. airport terminal and a 1143
vehicle parking garage. The amendment consists of: 1) constructing a 297,000 sq, ft. 3
level parking garage addition for 2,075 spaces, 2) reconfigure surface parking (1,008
spaces total), 3) realign access road, 4) constructing a new 14,461 sq. ft. elevated
pedestrian bridge, 5) constructing a new 4,267 sq. ft. toll booth canopy, and 6)
constructing a 17,000 sq. ft. two-story airport terminal addition, 1200 Airport Drive.
On the 41" day of February 2005, the South Burlington Development Review Board
approved the request of Burlington International Airport for site plan approval under
Section 26.10 of the 5outh Burlington Zoning Regulations, based on the following
findings:
1. This project consists of amending a previously approved plan for an 85,865 sq.
ft. airport terminal and an 1143 vehicle parking garage. The amendment consists
of: 1) constructing a 297,000 sq. ft. 3 level parking garage addition for 2,075
spaces, 2) reconfigure surface parking (1,008 spaces total), 3) realign access
road, 4) constructing a new 14,461 sq. ft. elevated pedestrian bridge, 5)
constructing a new 4,267 sq. ft. toll booth canopy, and 6) constructing a 17,000
sq. ft. two (2) story airport terminal addition.
2. The owner of record of this property is the City of Burlington.
3. This property located at 1200 Airport Drive lies within the Airport and Airport
Industrial Districts.
4. Access/Circulation: The main terminal and parking garage entrance on Airport
Drive, consisting of a 30 foot wide curb out for ingress only, will not change. A
temporary two (2) lane egress only access drive from the south end of the
parking garage will be used during construction. It will be 24 feet wide and be
located opposite Patrick 5treet.
5. The main terminal and parking garage exit will be relocated approximately 490
feet to the north, opposite Maryland 5treet. It will have two (2) egress lanes,
one for left -turn only and one for right -turn only, separated by a median.
6. A new 16 foot wide ingress only access drive will be constructed along Airport
Drive to serve an employee surface lot located at the north end of the expanded
parking garage. It will be located approximately 220 feet south of the new exit
driveway.
7. The access drive to the park and ride lot opposite White Street will not change.
One (1) new access drive of 24 feet wide would be added at the north end of
Airport Drive to serve the new surface parking lot. This new parking lot is
currently being used in violation of the zoning regulations. Sheets Cp.2 and 51' N
should be revised to show that the area designated for "overflow" parking of the
northeast side of Airport Drive has been revised to be replaced with stormwater
treatment facilities.
8. Circulation on the site is adequate.
9. Coverage/setbacks: Due to the vast size of the airport property, building and
overall coverages were not calculated. Font yard coverage along Airport Drive is
29.3% (maximum allowed is 30%).
10. The parking garage addition, pedestrian bridge, terminal addition and tollbooth
canopy will meet setback requirements.
11. Parking: There are no minimum parking requirements for an airport terminal in
the zoning regulations. This proposal will increase the total number of parking
spaces from 2214 spaces to 3165 spaces or a 951 space increase. A bike rack
and 41 handicapped spaces will be provided. A total of 38 handicapped spaces
are required.
12. The Board at the 1/7/03 meeting asked the applicant to provide covered bicycle
storage. The applicant is proposing valet bicycle parking with the bicycles being
stored inside a building to be relocated and placed in the park and travel lot.
15. landscaping: The minimum landscaping requirement, based on building costs, is
$101,565 which is being met. The applicant is proposing $131,895 worth of new
plantings and related improvements including granite edging, irrigation system,
cedar fence and transplanted trees and shrubs.
14. 5ection 25.108 of the zoning regulations requires that "where new nonresidential
uses are adjacent to or within 50 feet from the boundary of a Residential
District... a strip not less than 15 feet shall be maintained as a buffer strip and
shall be suitably landscaped with dense evergreen or other suitable planting as a
screen". The new surface parking area at the north end of Airport Drive on the
west side of the street is adjacent to a Residential District. The landscaping
proposed in the 15 foot buffer strip is now adequate to comply with the zoning
regulations. In addition to the plantings, a new six (6) foot high cedar fence 560
feet long is proposed along the zoning district boundary line.
15. Lighting: A point by point lighting plan was submitted in addition to cut sheets
for the lights. This information indicates that all exterior lighting will utilize
downcasting shielded fixtures and comply with the Performance Standards for
direct and indirect glare contained in Appendix B of the zoning regulations. The
information submitted with the lighting plan indicates that the average foot
candles for the site will not exceed 0.9 (maximum allowed is 3.0).
16. 5idewalk: The plan (sheet L-4) depicting the northerly end of Airport Drive shows
a new sidewalk as requested by the City Engineer. This plan should be revised to
clearly indicate the sidewalk location, show the sidewalk continuous across the
driveway, and show the right-of-way line for the street.
17. D-uMing_he:*t: The parking garage addition will exceed the 35 foot height limit
by 3' 9" for a total height of 58' 9". The height will be exceeded by the
installation of an HVAC unit on the top of a stair tower.
18. 5ection 25.115 ( c ) of the zoning regulations allows the DRD to approve a non-
residential structure with a height in excess of the limitations "provided the
Board determines that a taller structure:
(i) will not adversely affect the essential character of the neighborhood
or district in which the property is located.
(ii) Will not detract from the important scenic views from adjacent public
roadways and other public rights -of -way."
19. In addition to the above criteria, Section 25.113 (d) of the zoning regulations
requires that for each foot of additional height above the normal 35 foot
maximum, all front and rear setbacks shall be increased by one (1) foot. It is the
Board's position that the elevator tower, which exceeds the 35 foot height limit,
and associated with the new pedestrian bridge is not part of the parking garage
addition. It is the Board's opinion that the elevator tower on the pedestrian
bridge which exceeds the 35 foot height limitation by 3' 9" complies with the
criteria under 5ection 25.115 ( c ) (i) - (ii).
20. P_arkir4 S mc,-tAze_Guidellne--,: The applicant has indicated that the proposed
parking garage addition complies with the City's Barking Garage Guidelines, with
a few exceptions.
21. Traffic: The applicant submitted a traffic study and a follow up report to
address questions raised by Vtrans. This information was provided to the Board
members at the 1/7/03 meeting. The traffic study indicates that the parking
garage and terminal expansions will generate 110 additional vehicle trip ends
during the BM peak hour.
22.5taff learned that the Act 250 District Commission will not be imposing any
conditions on the Airport relative to traffic. They do not feel that there is a
nexus between parking expansion and traffic generation. It is staffs position
that conditions relating to traffic improvements should not be imposed at this
time. It is felt that the payment of the full road impact fee applicable to the
project (110 trips x $144.56 = $15,901.60) is the most appropriate way to deal
with these impacts at this point. The impact fees will be applicable to projects
such as improvements to Williston Road and Kennedy Drive that relate to Airport
access.
25.Other: flans should be revised to indicate that Airport Drive has a 66 foot wide
right-of-way not an 80 foot right-of-way. The 80 foot right-of-way is the
planned right-of-way width.
Based on the above Findings of Fact, the 5outh Burlington Development Review 5oard
approves site plan application #5P-02-59 of Burlington International Airport and an
1145 vehicle parking garage. The amendment consists of: 1) constructing a 297,000 eq.
ft., 3 level parking garage addition for 2,075 spaces, 2) reconfigure surface parking
(1,008 spaces total), 3) realign access road, 4) constructing a new 14,461 eq. ft.
elevated pedestrian bridge, 5) constructing a new 4,267 sq. ft. toll booth canopy, and 6)
constructing a 17,000 sq. ft. two-story airport terminal addition, 1200 Airport Drive, ao
depicted on a 50 page set of plans, page one (1) entitled, "Terminal Roadway and Parking
Project Garage, Pedestrian Bridge & Terminal Improvements Burlington International
Airport 5outh Burlington Vermont', prepared by Freeman French Freeman, Inc., dated
10/25/02, with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval
shall remain in effect.
2. The plans shall be revised to show the changes below and shall require approval of
the Director of Planning & Zoning (hereinafter Director). Three (3) copies of the
approved revised plans shall be submitted to the Director prior to permit
Issuance.
a. The site plan (sheets G11.2 & 511 N) shall be revised to show that the area
designated for "overflow" parking on the northeast side of Airport Drive
has been revised to be replaced with stormwater treatment facilities.
b. The site plans shall be revised to provide for covered bicycle storage.
c. The site plan (sheet L-4) shall be revised to: 1) clearly denote the sidewalk,
2) show the sidewalk continuous across the driveway, 3) show the right-
of-way line for the street, and 4) show the sidewalk constructed one (1)
foot from the right-of-way.
d. The site plans shall be revised to show the line carrying plane deicer runoff
to the sewage treatment plant.
e. The site plans shall be revised to indicate that the Airport Drive right-of-
way is 66 feet wide, not 80 feet as shown.
3. For the purpose of calculating road impact fees under the 5outh Burlington
Impact Fee Ordinance, the Development Review Board estimates that the
terminal and parking garage expansion will generate 110 additional vehicle trip
ends during the PM peak hour.
4. Any new exterior lighting shall consist of downcasting shielded fixtures. Any
change to approved lights shall require approval of the Director prior to
installation.
5. Prior to issuance of a zoning permit, the applicant shall post a $101,565
landscape bond. The bond shall remain in effect for three (5) years to assure
that the landscaping takes root and has a good chance of surviving.
6. The applicant shall be responsible for constructing the missing section of
sidewalk along Airport Road. This section of sidewalk shall be completed prior to
issuance of a Certificate of Occupancy for the parking garage addition. Prior to
permit issuance, the applicant shall submit plans for the construction of this
sidewalk which shall be approved by the City Engineer.
7. The Development Review Board has determined that the elevator tower
associated with the new pedestrian bridge is not part of the parking garage
addition.
8. The applicant shall comply with the requirements of the Fire Chief outlined in a
letter from the Chief to Juli Beth Hoover, dated 1/3/03.
9. The applicant shall comply with the requirements of the South Burlington Water
Department outlined in a letter to Brent Rakowski, dated 12/16/02.
10. The applicant shall obtain a zoning permit within six (6) months pursuant to
Section 27.502 of the zoning regulations or this approval is null and void.
11. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of terminal addition, parking garage
addition, pedestrian bridge or new surface parking areas.
12. Any change to the site plan shall require approval by the 5outh Burlington
Development Review Board.
13. Pursuant to Section 25.115 ( c ) of the zoning regulations, the Development
Review Board approves the height of the elevator tower on the pedestrian bridge
to exceed the 35 foot height limit by 3' 9".
Chair or�lk_ Date
South Burlington Development Review Board
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 V5A 4471 and VRCP 76 in writing, within 30 days of the date this
decision is issued. The fee is $150.00. If you fail to appeal this decision, your right to
challenge this decision at some future time may be lost because you waited too long.
You will be bound by the decision, pursuant to 24 V5A 4472 (d) (exclusivity of remedy;
finality).