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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).