HomeMy WebLinkAboutAgenda 05_SD-20-22_1200 Airport Dr_Burlington Itl Airport_Hotel_PP FP
575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com
TO: South Burlington Development Review Board
FROM: Marla Keene, Development Review Planner
SUBJECT: SD‐20‐22 1200 Airport Drive Preliminary and Final Plat Application
DATE: September 15, 2020 Development Review Board meeting
Burlington International Airport & BTV Hotel, LLC, hereinafter referred to as the applicant, is seeking
preliminary and final plat approval to amend a previously approved plan for an airport complex. The
amendment consists of constructing a 111 room hotel near the northern end of the existing parking garage,
1200 Airport Drive.
The Board reviewed the project on July 21 and September 15, 2020.
At the September 15 hearing, the Board provided feedback that the applicant needed to modify their
calculation of replacement landscaping value and adjust their proposed landscaping plan to reflect the required
value. The applicant has done so, and has also updated their plans to reflect a few other requests of the Board,
discussed herein.
14.07 Site Plan Review Standards
D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and
Street Trees.
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.
13.06G Landscaping Standards.
(1) The Development Review Board shall require compliance with any Tree Ordinance or Landscaping
Design Standards enacted by the City of South Burlington, subsequent to the effective date of these
regulations.
(2) Overall, there shall be a mix of large canopy tree species within each landscaping plan.
(3) Landscaping Budget Requirements. The Development Review Board shall require minimum planting
costs for all site plans, as shown in Table 13‐9 below. In evaluating landscaping requirements, some credit
may be granted for existing trees or for site improvements other than tree planting as long as the objectives
of this section are not reduced.
The applicant has corrected their estimate of the building cost to be $11,000,000. The required minimum
landscape value is therefore $117,500 as follows.
#SD‐20‐22
2
Total Building Construction
Cost
% of total Construction Cost Required Value
$0 ‐ $250,000 3% $7,500
Next $250,000 2% $5,000
Additional Over $500,000 1% $105,000
Total $117,500
The applicant’s updated landscaping memo proposes the removal of 24 mature trees, which no longer includes
the removal of three ash trees within the City ROW. Existing trees are shown on sheet LA100. The applicant has
modified the recreation path along the west side of the property to reflect the slightly curved alignment preferred
by the Board on September 15. The realigned path remains partially in the City ROW and partially within airport
property. Aside from the path realignment and the retention of ash trees, there are no significant changes to
the proposed landscaping plan.
The applicant estimates the value of the trees to be removed, based on their current size and using the Purdue
University Cooperative Extension Landscape Tree Appraisal methodology, is $66,523.
The applicant is proposing to provide the following breakdown of landscaping elements in support of the required
minimum $184,023.
Trees, on‐site $49,450
Shrubs, on‐site $12,360
Ornamental grasses and perennials, on‐site $39,800
On‐Site Vegetation Subtotal $101,610
Dry‐laid stone wall $26,180
Unit Pavers at rear patio and side access1 $17,250
On‐site Subtotal $145,040
Street tree plantings approved in MS‐20‐01 $39,600
Total $184,640
1. the unit paver cost is calculated as an “add” above and beyond concrete paving cost
Staff considers the on‐site landscaping to satisfy the purpose of the landscaping standards, which includes
recognizing “the importance of trees, vegetation, and well planned green spaces in bringing nature into the
city and using these as a resource in promoting the health, safety, and welfare of city residents through
improved drainage, water supply recharge, flood control, air quality, sun control, shade, and visual relief.”
MS‐20‐01
With respect to the landscaping approved in MS‐20‐01, that approval includes the following relevant stipulations.
Any required landscaping located outside the immediate area of future projects shall be consistent
with this overall landscaping plan
Landscaping installed consistent with this overall landscaping plan shall be allowed as credit towards
required minimum landscaping budgets for projects within the Airport PUD.
Staff considers these two criteria met.
The improvements shall be constructed in the order described by the applicant at the May 5, 2020
hearing, with the entrance features first, then the streetscape, then the recreation path, each
proceeding from south to north.
#SD‐20‐22
3
This phasing reflects that Airport Drive is proposed for improvement, and reflects an order which results
in the features least likely to be disrupted to be constructed first. The applicant’s provided mark‐up of
the approved Overall Landscaping Plan booklet shows the street trees proposed to be planted. The
project is located in the area depicted on the top right of booklet page 5 and the top left of booklet page
6.
1. The Board has interpreted this condition to allow features of MS‐20‐01 to be constructed adjacent to
proposed projects as part of the proposed project. The applicant is proposing street trees along
Airport Drive. The applicant has not in fact proposed to plant the street trees in the vicinity of the
project. Staff considers this criterion to not be met and recommends the Board require the applicant
to construct the entrance features first.
At such time as installation of features approved in this plan is proposed, the applicant must provide a
detailed landscaping plan, to include a plant list, planting and hardscape details, concurrently with the
site plan for which the landscaping is proposed to be installed.
As noted above, Staff considers the applicant should construct entrance features first. Regardless of
what is constructed, this requirement should be met. The applicant has provided the following
statement pertaining to this requirement
The applicant will contribute $39,600 towards the street tree planting. This equates to (22) 3 ½”
street trees… The applicant will work with the Airport to locate these trees and establish a street
tree pattern within the existing landscaping.
2. Staff considers this statement does not meet the requirement “to include a plant list, planting and
hardscape details, concurrently with the site plan for which the landscaping is proposed to be
installed.” Staff recommends the Board ask the applicant to provide this information, or require a
separate site plan for the plantings which must be approved prior to issuance of a zoning permit for
this application. Any separate site plan should include strict timelines requiring concurrent
installation of the required off‐site landscaping to preserve the integrity of the overall landscaping
plan agreement.
The applicant shall be responsible for tracking both expended budget and progress on the plan, and
this information shall be submitted at the time of site plan application for individual projects. Should
the cost of an individual segment of this plan exceed the required minimum landscaping budget for a
project at the airport, the applicant may “bank” the excess to apply to a future project.
Staff considers this criterion met, but notes that since this is now the third application that uses
landscaping approved in MS‐20‐01, the Board should require the applicant at the next application using
MS‐20‐01 to provide a consistent approach to meeting this criterion for recordkeeping purposes. Staff
also notes that the applicant should be required to update their markup of the overall landscaping plan
booklet to reflect revisions made in response to the above comments.
PLANNED UNIT DEVELOPMENT STANDARDS
(8) 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 properties.
Lighting is proposed to be downcast and shielded. In response to comments provided at the previous
hearing, the applicant has modified the location and fixture type at the entrance drive to reduce
lighting levels in excess of 0.3 footcandles beyond the property line. Staff considers this criterion met.
#SD‐20‐22
4
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
____________________________________
Marla Keene, Development Review Planner
MEMORANDUM
131 Church Street Suite 300 Burlington, VT 05401
Office: 802.862.0098 | www.segroup.com
TO:Marla Keene, City of South Burlington
FROM:Adam Portz, Landscape Architect
CC: BTV Suites, Project Team
DATE: September 23, 2020
RE: BTV Suites –Landscape Estimate and Tree Replacement Value
Below is a summary of supplemental information and updates to the permit plans for the above
referenced project. These updates and clarifications are in response to comments and decisions from
the Board during the permit hearing (via Zoom) on September 15, 2020.
1. Project Cost and Landscape Budget
The project costs are estimated at $11,000,000.00 ($11 Million Dollars). The required minimum
landscape budget is $117,500.
2. Tree Removal
To construct the project, (13) trees will be protected and remain while (24) trees will be
removed. The updates include protecting the (3) Ash Trees within the ROW. Refer to updated
LA100 Tree Protection Plan.
The value of the (24) removed trees was determined using the Purdue University Cooperative
Extension Landscape Tree Appraisal methodology provided by staff. The value of the (24)
removed trees is $66,523. Refer to Landscape Tree Appraisal.
The total landscape investment for the project is $184,023. This is the total value of the
required landscape budget ($117,500) plus the replacement value ($66,523).
3. Landscape Plan and Budget
The board was comfortable with the landscape plan and budget presented at the last hearing
with one exception; remove the concrete unit pavers at the port cochere from the landscape
budget.
The landscape budget has been updated to reflect that decision. The budget was also reduced
by eliminating the (3) trees previously proposed to replace the existing Ash trees in the City
Right-of-Way. The updated Landscape Budget is $145,040. Refer to updated LA200 Materials
Plan, LA400 Landscape Plan and the Landscape Estimate.
The landscape budget exceeds the requirement by $27,540. This is calculated by subtracting
the requirement from the proposed budget ($145,040 - $117,500).
4. Replacement Tree Value
The applicant is proposing to address the replacement tree value ($66,523) by:
(1) provide a landscape plan for the Hotel project that will elevate the overall landscape of the
Airport Property and in turn contributes $27,540 of the replacement tree value, and
(2) provide street tree planting along Airport Drive to support the goals of #MS-20-01. The
applicant will contribute $39,600 toward the street tree planting. This equates to (22) 3 1/2”
street trees. Refer to Airport Concept Landscape Master Plan / SE Group Replacement
Planting, Site Plan 3-6.
The applicant will work with the Airport to locate these trees and establish a street tree
pattern within the existing landscape.
Thank you,
Adam M Portz, PLA, ASLA
BTV SuitesLandscapeTreeAppraisalPrepared By:September 23, 2020Tree CurrentSize(inch)BaseValue CrossSec SpeciesClass ConditionClass LocationClassTREEVALUEAustrianPine12 91.54 113.1 0.6 0.8 0.75 $3,727AustrianPine12 91.54 113.1 0.6 0.8 0.75 $3,727AustrianPine12 91.54 113.1 0.6 0.8 0.75 $3,727Hackberry8 141.55 50.3 0.6 0.8 0.75 $2,563Hackberry8 141.55 50.3 0.6 0.8 0.75 $2,563Pear10 158.10 78.5 0.8 0.8 0.75 $5,957Pear8 141.55 50.3 0.8 0.8 0.75 $3,418Spruce4 91.54 12.6 1 0.2 0.75 $173Spruce6 91.54 20.3 1 0.2 0.75 $279Amelanchier12 158.10 113.1 0.8 0.6 0.75 $6,437Amelanchier10 158.10 78.5 0.8 0.6 0.75 $4,468Amelanchier12 158.10 113.1 0.8 0.6 0.75 $6,437Spruce8 91.54 50.3 1 0.2 0.75 $691Spruce12 91.54 113.1 1 0.8 0.75 $6,212Spruce8 91.54 50.3 1 0.8 0.75 $2,763Spruce4 91.54 12.6 1 0.6 0.75 $519Pine10 91.54 78.5 0.8 0.6 0.75 $2,587Pine6 91.54 20.3 0.8 0.2 0.75 $223Pine8 91.54 50.3 0.8 0.8 0.75 $2,210Hackberry8 141.55 50.3 0.6 0.8 0.75 $2,563AustrianPine10 91.54 78.5 0.6 0.6 0.75 $1,940Pine8 91.54 50.3 0.8 0.2 0.75 $553Hackberry8 141.55 50.3 0.6 0.8 0.75 $2,563Pine6 91.54 20.3 0.8 0.2 0.75 $223Total$66,523
BTV Suites
LandscapeEstimate(PerSection13.06,G,3)
Prepared By:
5/15/2020
(Revised 8/20/20)
Revised 9/23/2020
Elements Unit Price Extended Price
Paving:
Unit Pavers (Rear Patio and Side Access only) - refer to Note #1 1725 sf $10.00 $17,250.00
Sub-Total $17,250.00
Walls:
Dry-laid Stone Wall 308 ff $85.00 $26,180.00
Sub-Total $26,180.00
Softscape:
Trees - Flowering 17 ea $550.00 $9,350.00
Trees - Decidous 2 1/2 - 3" Cal 33 ea $800.00 $26,400.00
Trees - Decidous 4 - 4 1/2" Cal 5 ea $2,300.00 $11,500.00
Trees- Evergreen 8'-10' ht. 4 ea $550.00 $2,200.00
Shrubs 206 ea $60.00 $12,360.00
Ornamental Grasses 1230 ea $30.00 $36,900.00
Perennials @ 18" o.c. 145 ea $20.00 $2,900.00
Sub-Total $101,610.00
PROJECT LANDSCAPE ESTIMATE* $145,040.00
Replacement Planting:
Trees - Decidous 3 1/2" - 4" Cal 22 ea $1,800.00 $39,600.00
Sub-Total $39,600.00
TOTAL LANDSCAPE INVESTMENT $184,640.00
Notes:
1.TheUnitPavercostiscalculatedasan"add"aboveandbeyondtoconcretepaving
Forexample,concretepavingisapprox.$6Ͳ8/sf,unitpavingisapprox.16Ͳ18/sf,the"add"unitcostis$10/sf
2.UnitPricecostsareopinionsfromcurrentworkinthemarketplaceanddonotrepresentaconstructionestimate
3.Additionalsitestonewallsidentifiedonthesiteplanarenotincludedinthisestimate.
4.AssumedinstallationofSummer2022
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TABLE OF CONTENTSLOCATION MAP17101214 1513112893456NTSLEGENDFUTURE CONNECTION TO AIRPORT PARKWAYBTV PROPERTY LINEEXISTING CITY SIDEWALKEXISTING CITY TRAILPROPOSED RECREATION PATHPROPOSED TREEEXISTING DECIDUOUS TREEEXISTING EVERGREEN TREEPROPOSED DECORATIVE FENCEAIRPORT DRIVEAIRPORT PKWYAIRPORT ROADPATRICK STREETELIZABETH STREETWHITE STREETDUMONT AVEHANOVER STKIRBY RDMARYLAND STUS ROUTE 234-18 100 SCALE SITE PLANS19 SOUTH ENTRY SKETCHES & IMAGES20 STREETSCAPE SECTION & IMAGES21 PROPOSED RECREATION PATH SECTION & IMAGES22 SECTION/DESCRIPTION/ IMAGES @ REC PATH23 POLLINATOR PLANT CHART & NATIVE PLANT IMAGESNARRATIVEThis document has been designed to create a “road map” for Future Improvements to the Burlington International Airport Campus. Due to various FAA Regulations and Airport Procedural restraints, City mandated Landscape budgets for future building projects are, in many instances, forced to be spent in areas other than the speciÀ c project site. The concept behind the proposed Master Plan is to use landscape funds in the most constructive and visually asesthetic manner by giving the Airport Campus a sense of identity and creating a Gateway into and through the Airport Property. This Passage onto the Airport site is intended to capture the Á avor and essence of Vermont and its iconic landscape. Therefore, rather than try to place a multitude of plantings in a haphazard fash-ion throughout campus, it is the intent of this document to create a uniÀ ed streetscape along the main corridor of the airport, namely along Airport Drive. This will be achieved through the careful and artistic placement of several cohesive elements: Street Trees, orna-mental fencing, and a variety of other native plant materials. Included in this scheme is the enhancement of key loctions along that corridor: A. The intersection of US Route 2 and Airport Drive, B. A gateway Á anking both sides of Airport Drive where it intersects Airport Road, and C. The main entry to the airport, along with the more northerly located entrances and exits. In addition to the proposed planting of native trees, shrubs and ornamental grasses, native stone walls, signage and scultpure by local artists is envisioned. The other area of concentration will be the west side of Airport Drive where a Recreation Path has been pro-posed as a way to create connectivity to and with existing City walkways, Recreation Paths, and Trails, so that the community can have better access for walking, running, and biking. This serves to open up Airport property to the neighborhood and community while creating an enhanced experience through a park-like environment. This paved path will meander through existing open area and among existing trees and will be punctuated by informal sitting areas composed of local boulders.
6AIRPORT DRIVELEDOUX TERRACE
3EXISTING RECREATIONPATHFUTURE CONNECTION TO AIRPORT PARKWAYADD ADDITIONAL PLANTINGSWHERE NEEDED, TYP.PROPOSED RECREATION PATH-CONCEPTUAL LOCATIONPROPOSED STREET TREESADDED TO FILL INGAPS AND TO CREATEVISUAL CONTINUITY6EXISTING CITY SIDEWALKPlant (5) StreetTrees
7EXISTING CITYSIDEWALKAIRPORT DRIVEELIZABETH STREETPATRICK STREET4FUTURE CONNECTION TO AIRPORT PARKWAYPROPOSED RECREATION PATH-CONCEPTUAL LOCATIONLOCATION OFPLANTINGS ADDEDFOR RENTAL CAR PROJECTPROPOSED ENTRY SIGN& PLANTINGS @ AIRPORT ENTRYPROPOSED STREET TREESADDED TO FILL IN GAPSAND CREATE VISUALCONTINUITYCONTINUATION OFORNAMENTAL FENCE COMPLETES LOOK OF UNIFIED STREETSCAPEPlant (2) StreetTreesPlant (2) StreetTrees
8AIRPORT DRIVEAIRPORT ROAD5PROPOSED RECREATION PATH-CONCEPTUAL LOCATIONLOCATION OF PLANTINGS ADD-ED FOR RENTAL CAR PROJECTPROPOSED STREET TREESADDED TO FILL IN GAPSAND TO CREATE VISUALCONTINUITYPROPOSED WALL/SIGN &PLANTINGS MARKINGTHRESHOLD TO AIRPORT PROPERTYCONTINUATION OFORNAMENTAL FENCE COMPLETES LOOK OF UNIFIED STREETSCAPEPROPOSED REC PATHCONNECTION TO CITYSIDEWALK8EXISTING CITY SIDE-Plant (6) StreetTrees
9PROPOSED WALL/SIGN &PLANTINGS MARKINGTHRESHOLD TO AIRPORT PROPERTY6AIRPORT DRIVEUS ROUTE 2WILLISTON ROADKENNEDY DRIVEPROPOSED STREET TREESADDED TO FILL IN GAPSAND CREATE VISUALCONTINUITYORNAMENTAL FENCE COMPLETES LOOK OF A UNIFIEDSTREETSCAPECREATE ICONIC GATEWAY TO BURLINGTON INTERNATIONAL AIPORT:• NATIVE STONE WALLS• NATIVE PLANTINGS• LOCAL ART PIECE/SCULPTURE• SIGNAGEEXISTING CITY SIDEWALK& EXISTING CITY REC PATH-TO SEAMLESSLY CONNECTTO PROPOSED REC PATH ALONG WEST SIDE OF AIR-PORT DRIVEPlant (7) StreetTrees
19PROPOSED ENTRANCE WALLS AND SIGNAGE SKETCHESNATIVE RIVER BIRCH GROVELOCAL STONE WALLSTHESE LANDSCAPE COMPONENTS SEEK TO IMPROVE THE VEHICULAR AND PEDESTRIAN EXPERIENCE FELT WHILE MOVING THROUGH AND ONTO THE BURLINGTON INTERNATION-AL AIRPORT CAMPUS. THE PROPOSED PLANS ATTEMPT TO CAPTURE THE VERMONT CHAR-ACTER THROUGH NATIVE PLANT SELECTIONS, STONE WALLS AND OTHER NATIVE ELEMENTS.THE INTENT IS TO BLEND THE FLAVOR OF THE ICONIC VERMONT LANDSCAPE WITH THE MODERN INDUSTRIAL FEEL OF A FORWARD THINKING 21ST CENTURY AIRPORT.
202020SECTION OF PROPOSED STREETSCAPE ALONG AIRPORT DRIVEEXAMPLE OF DECORATIVE METAL FENCING FOR STREETSCAPECONTINUITYSTREET TREE - SKYLINE HONEYLOCUSTDECORATIVE METALFENCE
212121CONNECTIVITY - ADD MEANDERING PATHS TO WEST SIDE OF AIRPORT DRIVE THAT CAN MEETUP WITH EXISTING NEIGHBORHOOD TRAILSINFORMAL SEATING - CREATIVELY PLACEDBOULDERSPERSPECTIVE SKETCH PORTRAYING PATHWAYS/PLANTING/BOULDER SEATING ON WEST SIDE OF AIRPORT DRIVE
22SECTION THROUGH RECREATION PATH ON WEST SIDE OF AIRPORT DRIVE
23