HomeMy WebLinkAboutSP-09-63 - Decision - 1200 Airport Drive#S P-09-63
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
CITY OF BURLINGTON/BIA -1200 AIRPORT DRIVE
SITE PLAN APPLICATION #SP-09-63
FINDINGS OF FACT AND DECISION
Burlington International Airport, hereafter referred to as the applicant, is seeking
approval to construct two (2) additional parking levels to an existing three (3) level
parking garage to accommodate 1370 vehicles, 1200 Airport Drive.
The Development Review Board held public hearings on August 18, September 15,
October 6, October 20, November 3, November 17, December 1 and December 15,
2009. Jon Leinwohl et al 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 construct two (2) additional parking levels to an
existing three (3) level parking garage to accommodate 1370 vehicles, 1200 Airport
Drive.
2. The application was received on July 17, 2009.
3. The owner of record of the subject property is the City of Burlington
4. The subject property is located in the Airport Zoning District.
5. The plans submitted consist of a 10 page set of plans, page two (2) entitled, "Parking
Expansion Project 2 Burlington International Airport South Burlington Vermont",
prepared by Freeman French Freeman, dated 7/16/2009.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
The expansion to the garage is predominantly vertical: the addition will result in
additional 75 square feet of footprint. Given the hundreds of acres on the site, the 75
square feet will not affect even a fraction of a percentage of impervious coverage. As
such, the property's adherence to the dimensional requirements of the district will not
change.
The proposed changes in height are addressed below in this report.
SITE PLAN REVIEW STANDARDS
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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 purpose of the additional parking levels is to meet what the applicant states is an
established need for more on -site parking by providing an additional 1370 parking
spaces. The Board requires that the applicant provide a parking needs assessment. The
applicant should also provide information as to what is being done to reduce the need for
parking.
Access to the garage and circulation in the vicinity will remain unchanged: vehicles will
access the airport property at the southern drive. Access to the garage remains just
north of the main terminal. Garage exits, access for rental cars, and general exit from the
airport remain unchanged.
The layout of the proposed project continues provides for safe pedestrian movement.
There is an existing sidewalk through the access drives which is substantially signed for
pedestrian safety. There is also an enclosed bridge which connects the parking structure
to the terminal. Pedestrian access to the garage is also provided in two points from the
recreation path along Airport Drive.
There are currently no crosswalks across Airport Drive to connect the two sides of the
road. The applicant is proposing to install three (3) crosswalks in locations approved by
the Director of Public Works (see memo dated 11/12/2009). The applicant shall be
responsible for everything that goes into the construction of these crosswalks.
The applicant has also addressed the circulation and traffic pattern within the garage.
The Board is in agreement that the current and future circulation pattern within the
garage is adequate.
(b) Parking shall be located to the rear or sides of buildings to the greatest
extent practicable.
The general location of the parking remains unchanged. The existing parking structure
was sited several years ago. It would be impractical to locate an additional structure in a
different location than where one already exists.
(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 existing structure is 36'8" in height. The roof of the top level of the addition will reach
57'6". The top of the coping at the stairwells will reach 77'0". The top of the stair tower
with the cellular antenna will reach 77'. The applicant is also proposing small wind
turbines (11'6" high) atop the proposed garage which would reach a maximum height of
88'6" above ground level. The applicant has stated that the wind turbines will be
connected to the grid. As such they are exempt from local review. Therefore, the
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applicant is seeking a maximum height of 77 feet. As the maximum height for a flat
roofed building is 35 feet, this would require a height waiver of 42 feet.
(d) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, 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. The applicant is proposing
to continue the materials and architectural style (arched fagade with columns along the
parking decks).
(� 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 garage. Furthermore, the
applicant is proposing a roof on the top level of the parking garage with 11.3% of the
area being green area available for seasonal public access. The remaining 88.7% of the
roof is proposed to be used for photovoltaic panels to generate electricity.
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).
There are no additional trash facilities proposed as a result of the proposed project.
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(d) Landscaping and Screening Requirements
Pursuant to Table 13-9 of the Land Development Regulations, the minimum landscaping
requirement for the proposed expansion is $361,390. The applicant is proposing a
green roof on a portion of the top level of the structure. The itemized totals for this roof
total $664,988. Staff has worked with the applicant to determine which of the items
included in this budget shall be counted towards the landscaping minimum. There are
certainly some components that achieve the goals specified in the SBLDR towards
screening, aesthetic, and environmental values of landscaping.
The applicant is also proposing to remove and transplant or replace some existing trees
which will be impacted as a result of the construction. The City Arborist has reviewed the
plans and has stated that he has no comments on this portion of the plan.
Lighting
The exterior lighting proposed by the applicant is adequate with respect to allowable
lighting fixtures. The proposed fixtures are in compliance with Appendix D of the Land
Development Regulations, and are full cut-off fixtures;
The applicant has submitted a point by point plan for the lighting on the roof as well as
photo simulations which depict the proposed building after dark. The new addition and
additional lighting fixtures will result in lighting levels not spilling over the airport property
lines.
Traffic
The applicant has submitted a detailed traffic study. The Board required a technical
review of this traffic study by a third party traffic consultant. The City's traffic consultant
(BFJ) and the applicant's traffic consultant (Stantec) have corresponded back and forth
numerous times. BFJ's last report is dated 12/10/2009 and Stantec's last report is dated
12/11/2009. BFJ estimates that the project will increase the number of p.m. peak hour
trip ends by 137, that the applicant is responsible for 25.3% of the cost of improving the
Williston Road/Airport Drive intersection, and the applicant should have bike racks within
the parking garage.
At the Board's request, the applicant has provided illustrations for three alternative
scenarios that could be made to improve the level of service of Williston Road/Airport
Drive/Kennedy Drive intersection under existing and future conditions. The purpose of
these alternatives is to develop budget cost estimates for construction of these
improvements, including potential ROW costs. These budget estimates are being used
to calculate fair share costs of the intersection improvements that the applicant will be
responsible for in conjunction with approval of the parking garage expansion project. It is
understood that any project that involved improvements of this intersection follow the
typical project development process including a scoping study. This process will involve
all stakeholders including the City of South Burlington, Chittenden County MPO,
Burlington Airport, and the public.
Other
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The City Engineer is reviewing the plans but has not yet provided written comments. The
City Engineer should have comments prior to completion of the other necessary items
already specified in this report.
The South Burlington Fire Chief has reviewed the plans and has voiced concerns about
adequacy of communication within the structure in a letter dated August 5, 2009.
DECISION
Motion by seconded by 6��" �� U to
approve Site Plan Application # P-09-63 of the City of Burlington/BIA subjed 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
and on file in the South Burlington Department of Planning and Zoning.
3. The Board grants a height waiver of 42 feet, for a height of 77'0" for the top of the
antenna and a height waiver of 34'6" for a height of 77'0" for the top of stair towers
and a height waiver of 22'6" for a height of 57'6" the roof of the top deck.
4. The applicant shall have paid all expenses incurred by Buckhurst Fish and
Jacquemont, Inc. in reviewing the applicant's traffic impact reports prior to the
issuance of a zoning permit for the garage expansion.
5. The applicant shall comply with the recommendations of the Fire Chief in his letter
dated August 5, 2009.
6. Prior to the issuance of the Certificate of Occupancy, the applicant shall install a "bi-
directional amplifier" at the airport to improve the emergency response
communications system. This system upgrade shall be installed to the satisfaction of
the Fire Chief.
7. Prior to permit issuance, the applicant shall post a $361,390 landscaping bond. This
bond shall remain in full effect for three (3) years to assure that the landscaping has
taken root and has a good chance of survival.
8. For the purpose of calculating road impact fees under the South Burlington Impact
Fee Ordinance, the Development Review Board estimates that the change in use will
generate 137 additional vehicle trip ends during the P.M. peak hour. -
9. Prior to permit issuance, the applicant shall contribute to the City of South Burlington
25.3% of the cost of improvements to the Williston Road/ Airport Drive intersection.
The improvements are estimated to cost $534,453. The applicant's contribution shall
therefore be $135,216 minus a credit of $71,743 for the value of land donated to the
City for the improvements resulting in the requirement of a cash payment of $63,473.
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10. The applicant shall install secure and prominent bicycle racks inside the garage for
use by the employees and passengers. These racks shall be under 24-hour CCTV
surveillance and/or in direct view of the garage attendants and/or the garage
manager's office. The applicant shall install signage to inform the public of the
location of the bike racks.
11. Prior to permit issuance, the applicant shall provide a bond in the amount of $81,667
to cover the cost of construction vehicle damage to Airport Drive. The bond shall not
be released until authorized by the Director of Public Works.
12. The applicant shall be responsible for a payment of improvements to Airport Drive
which shall be limited to repairing damage caused by construction vehicle traffic
associated with the garage expansion project.
13. There shall not be an increase in the number of rental car storage spaces with the
parking garage than currently exist.
14. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
15. 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.
16. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer
prior to use of the expanded parking garage.
17. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Mark Behr — yea/nay/abstain/not present
Matthew Birmingham — yea/nay/abstain/not present
John Dinklage — yea/nay/abstain/not present
Roger Farley — yea/nay/abstain/not present
Eric Knudsen — yea/nay/abstain/not present
Gayle Quimby — yea/nay/abstain/not present
Bill Stuono — yea/nay/abstain/not present
Motion carried by a vote of 5 —//1 — 0
Signed this Y' day of w f2 2009, by
r
i,'� o(1jJl
ohn Dinklage, Chairman
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRECP 5 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).
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