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Home My WebLink AboutSP-05-22 - Decision - 1200 Airport DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING BURLINGTON INTERNATIONAL AIRPORT -1200 AIRPORT DRIVE NORTH TERMINAL EXPANSION SITE PLAN APPLICATION #SP-05-22 FINDINGS OF FACT AND DECISION Burlington International Airport, hereafter referred to as the applicant, is seeking approval to expand the existing 111,965 sq. ft. airport terminal building by 9,475 sq. ft. for a total of 121,440 sq. ft., 1200 Airport Drive. The Development Review Board held a public meeting on June 7, 2005. Bob McEwing represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1) The applicant is seeking approval to expand the existing 111,965 sq. ft. airport terminal building by 9,475 sq. ft. for a total of 121,440 sq. ft., 1200 Airport Drive. 2) The subject property is located in the Airport (AIR) Zoning District. 3) The owner of record of the subject property is the City of Burlington. 4) The plans submitted consist of a three (3) page set of plans, page one (1) entitled, "North Terminal Phase Expansion Site Plan Review Exhibit `A' prepared by Campbell & Paris Engineers, dated 4/5/05. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements AIR-1 Zoning District Min. Lot Size _Max. Building Coverage Max. Total Coverage Max. Front Yard Coverage Min. Front Setback _Min. Side Setback Min. Rear Setback Required Propose 3 acres 27.1 acres 30% n/a 50% n/a _ 30% _ 29.3%_- 57 ft. >57 ft. 50 ft. >50 ft. _ J zoning compliance n/a coverages are unknown for the Airport's property - 1 - SITE PLAN REVIEW 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 structure will be integrated with the surrounding structures. The layout of the proposed project provides for adequate planting and pedestrian movement. The parking for the airport is provided by the parking garage, so additional parking will not be required. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking spaces on the subject property are already in existence. (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 structure will be 35'. (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 interruptions to create attractive transitions between buildings of different architectural styles. This requirement is being met through the proposed project. (t) 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 structures. The proposed structure relates harmoniously to the existing buildings on the airport property. -2- 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 other facilities 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). No additional dumpsters will result from the proposed project. (d) Landscaping and Screening Requirements Pursuant to Table 13-9 of the Land Development Regulations, the minimum landscaping requirement for the proposed expansion is $36,915. The applicant is not proposing any additional landscaping on the subject property. The applicant is proposing to construct a $243,000 screening wall in lieu of landscaping. The substitution of the wall for landscaping is acceptable. This substitution is allowed under Section 13.06(G)(3) of the Land Development Regulations. Lighting The lighting proposed by the applicant is adequate. Although the proposed fixtures are not in compliance with Appendix D of the Land Development Regulations, the applicant has demonstrated that the proposed fixtures will not result in lighting levels spilling over the airport property lines. Traffic Traffic impacts related to the airport have been reviewed in conjunction with the parking garage, so they are not applicable to the proposed project. -3- Other The City Engineer reviewed the plans and provided comments in a memorandum dated May 26, 2005. DECISION Motion by Gail Quimby, seconded by Chuck Bolton, to approve Site Plan application #SP-05-22 of Burlington International Airport, 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 herein, and on file in the South Burlington Department of Planning and Zoning. 3) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4) The Board approves the substitution of a screening wall for landscaping pursuant to Section 13.06(G)(3) of the Land Development Regulations. 5) 17.04 of the Land Development Regulations, or this approval is null and void. 6) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly constructed terminal addition. 7) Any change to the site plan shall require approval by the South Burlington Development Review Board. Mark Behr — yea/nay/abstain/not present Chuck Bolton — yea/nay/abstain/not present John Dinklage — yea/nay/abstain/not present Roger Farley — yea/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 this day of June 2005, by John Dinklage, Chair -4- 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. The fee is $225.00. 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 VSA 4472 (d) (exclusivity of remedy; finality). WE