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HomeMy WebLinkAboutSD-16-10 - Decision - 1200 Airport Drive1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING #SD-16-10 CITY OF BURLINGTON/BURLINGTON INTERNATIONAL AIRPORT-1200 AIRPORT DRIVE PRELIMINARY & FINAL PLAT APPLICATION #SD-16-10 FINDINGS OF FACT AND DECISION Preliminary & final plat application #SD-16-10 of City of Burlington/Burlington International Airport to amend a previously approved plan for an airport complex. The amendment consists of: 1) razing an existing car wash facility, 2) constructing a new 11,665 sq. ft. auto rental car wash facility, 3) constructing a 5,970 sq. ft. 12 position fueling canopy, 4) constructing a new access drive to the FAA Air Traffic Control Facility, and 5) a subdivision to create two (2) lease parcels, 1200 Airport Drive. The Development Review Board held a public hearing on June 7, 2016. The applicant was represented by John Leinwohl. Based on the plans and 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, City of Burlington/Burlington International Airport, seeks to amend a previously approved plan for an airport complex by 1) razing an existing car wash facility, 2) constructing a new 11,665 sq. ft. auto rental car wash facility, 3) constructing a 5,970 sq. ft. 12 position fueling canopy, 4) constructing a new access drive to the FAA Air Traffic Control Facility, and 5) creating a subdivision with two (2) lease parcels, 1200 Airport Drive. 2. The owner of record of the subject property is City of Burlington/Burlington International Airport. 3. The application was received on December 31, 2015. 4. The property lies within the Airport Zoning District. 5. The plan submitted consists of twenty-two (22) pages with the first page titled 'Burlington International Airport Rental Car QTA Facility" prepared by PGAL and dated 3/31/16. Table 1. Dimensional Requirements The current 770 acre parcel is in compliance with these requirements. Due to the vast area of the airport property, coverages have not been calculated. The Board is confident, based on prior projects that the coverages are well below maximums. PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs shall comply with the following standards and conditions: l #SD-16-10 (A)(1)Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. The project appears to have minimal impacts on existing water and wastewater use. The car wash facility will replace an existing one on the site. The applicant will have to obtain final wastewater and water allocation prior to the issuance of the zoning permit. (A)(2)Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. An erosion control plan has been submitted. The Board considers that this requirement is met. (A)(3)The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The project will have no impact on vehicular traffic. The Board considers that this requirement is met. (A)(4)The project's design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. There are no wetlands, streams, wildlife habitat as identified in the Open Space Strategy nor unique natural features on the area of the airport's taxiways and runways that would be affected by this project. (A)(5)The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The applicant has provided renderings of the buildings. (A)(6)Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. There are no open space areas on this portion of the property that would be affected by this project. (A)(7)The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The Fire Marshall confirmed to staff that the Fire Department had no issues with the plans. (A)(S)Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. The Board considers the project to be compatible with the extension of such services. See comments on Stormwater below. 2 I #SD-16-10 (A)(10)The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board considers that the proposed project is consistent with the goals and objectives of the Comprehensive Plan for the Airport Zoning District. SUBDIVISION This proposal includes the creation of two (2) leased parcels, leased area "A" will be leased to the rental car company, and leased area "B" will be leased to the FAA for the Air Traffic Control Facility. Since these lots do not meet the frontage on a public street requirement and parcel "B" is too small to meet the minimum lot size requirement, the Board will approve the lots with a condition that the City does not recognize their existence for the purposes of the Land Development Regulations. The remaining parcel is labeled "C" and includes all the remaining lands of the airport property. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. The Board considers that this criterion is being met. B. Relationship of Proposed Structures to the Site. (1) 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. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Parking is located to the side of the parking garage building which forms the primary building line facing Airport Drive. The Board finds this criterion to be met. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. Not applicable. (3) 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 anticipated adjoining buildings. I #SD-16-10 (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. The Board finds this criterion to be met as the plans show the utility services to be underground. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (1) 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. In addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations: A. Access to Abutting Properties. The reservation of land maybe required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The Board does not consider that the reservation of land is necessary. B. Utility Services. 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. Disposal of Wastes. 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). The project will be served by a new dumpster enclosure. The Board considers this criterion to be met. D. Landscaping and Screening Requirements. (See Article 13, Section 13.06) Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to planned unit development review. The minimum landscape requirement for this project is determined by Table 13-9 of the South Burlington Land Development Regulations. The costs of street trees are above and beyond this minimum landscape requirement. The total construction cost for the two (2) buildings is $3,148,125. The minimum landscaping requirement would be calculated as follows: .19 #SD-16-10 Total Building Construction or Building Improvement Cost % of Total Construction/ Improvement Cost Cost of proposed project $0 - $250,000 3% $7500 Next $250,000 2% $5000 Additional over $500,000 1% of $2,648,125 $26,481 lli Minimum Landscaping $ >> $38,981 Proposed Landscaping 1 $39,410 The minimum landscaping requirement is being met. In an email to staff dated 6/3/16, the City Arborist made the following comments: Planting details should be included in the plans. The spacing on some of the trees seems pretty tight which will increase maintenance as the trees grow. As long as they understand the maintenance implications I'm OK with it but I wouldn't want to maintain it. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans should depict snow storage areas that will minimize the potential for run-off or indicate that snow will be trucked off site. The applicant is proposing to locate most of the landscaping for the project on the west side of Airport Drive to maximize the impact of the plantings. Placing it in this location would be more beneficial as the development site is a distance from the public street whereas placing this amount of landscaping in the vicinity of the new buildings would not enhance the area's aesthetics. The Board finds the landscaping and screening standards to be met. Stormwater In an email to staff dated June 3, 2016, the Department of Public Works commented as follows: The Storm water Section has reviewed the "Burlington International Airport Rental Car QTA Facility" plan prepared by POALJStantec, dated 4125116, we would like to offer the following comments: 1. The project proposed to redevelop greater than 1 total acre of impervious area on the parcel. Therefore, the project will require a stormwater permit from the Vermont DEC Storm woter Division. The applicant should acquire this permit before starting construction. 2. The project proposes to disturb greater than 1 acre of area. It will therefore require a construction storm water permit from the Vermont DEC Storm water Division. The opplicont should acquire this permit before starting construction. 3. The DRB should include a condition requiring the applicant to regulorly maintain al/ stormwater treatment and conveyance infrastructure. Thank you for the opportunity to comment, Dave Wheeler TRAFFIC I { #SD-16-10 The applicant submitted a memo from Stantec dated March 22, 2016 entitled "BTV-Car Rental Quick Turnaround Facility Traffic Impact Assessment" whereby the consultant concludes the following: "With information from 7 of the 8 rental car companies at BTV, Stantec concludes that there will be fewer evening peak hour shuttle trips through the Airport Drive and Williston Road intersection and therefore the proposed QTA will not have a negative traffic impact". The Board concurs with Stantec's assessment. LIGHTING The applicant submitted a point by point lighting plan and details of the lighting fixtures. The Board considers the lighting requirements to be met. DECISION Motion by Matt Cota, seconded by David Parsons, to approve preliminary and final plat application #SD- 16-10 of City of Burlington/Burlington International Airport, subject to the following conditions: 1. All previous approvals and stipulations will remain in full effect except as amended herein. 2. This project must be completed as shown on the plat submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. The plat must be revised to show the changes below and will require approval of the Administrative Officer. Three (3) copies of the approved revised plans must be submitted to the Administrative Officer prior to recording the plat. The survey plat must be revised to include the signature and seal of the land surveyor. The plans must be revised to show the snow storage areas or a note that snow will be removed from the site. 4. The applicant must receive final wastewater and water allocations prior to issuance of a zoning permit. 5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 6. For purposes of the LDRs, all lots included in this subdivision shall be considered one (1) lot as approved previously. The applicant shall record a "Notice of Condition" to this effect which has been approved by the City Attorney prior to recording the final plat plan. 7. The proposed project must adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan must meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 8. The applicant must post a $39,410 landscaping bond prior to issuance of the zoning permit. This bond must remain in full effect for three (3) years from planting to assure that the landscaping has taken root and has a good chance of survival. Con #SD-16-10 9. Per section 12.03.F(1) of the City's Land Development Regulations, upon completion of the infrastructure, the applicant must submit record drawings showing pipe invert elevations, drainage structure rim elevation, pipe material, final grading, etc. 10. The applicant will be responsible to regularly maintain all stormwater treatment and conveyance structures on -site. 11. The mylars must be recorded prior to any zoning permit issuance. 12. The applicant must 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. 13. Prior to issuance of a zoning permit, the applicant must submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 14. All exterior lighting must be downcast and shielded, and otherwise comply with Section 13.07 of the SBLDR. 15. The final plat plans (Preliminary/Final Plat Location Map and Preliminary/Final Plat) must be recorded in the land records within 180 days or this approval is null and void. The plan must be signed by the Board Chair or Clerk prior to recording. Prior to recording the final plat plans, the applicant must submit a copy of the survey plat in digital format. The format of the digital information will require approval of the South Burlington GIS Coordinator. Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Frank Kochman Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 4-1— 0. Signed this 22nd day of June 2016, by Bill Miller, Vice -Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. 7 e #SD-16-10 The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.