HomeMy WebLinkAboutAgenda 08_SD-21-04_1150 Airport Dr_Beta_PP FP#SD‐21‐04
Staff Comments
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CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD‐21‐04_1150 Airport Dr_Beta_PP FP_SC_2021‐01‐
05.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: December 30, 2020
Plans received: December 10, 2020
1150 Airport Drive
Preliminary and Final Plat Application #SD‐21‐04
Meeting date: January 5, 2021
Owner/Applicant
City of Burlington, Burlington International Airport
1200 Airport Drive, Box 1
So. Burlington, VT 05403
Co Applicant
Beta Air, Inc.
1150 Airport Drive
South Burlington, VT 05403
Property Information
Tax Parcel 2000‐0000_C
Airport‐Industrial (AIR‐I) District
777.84 acres
Engineer
Stantec
55 Green Mountain Drive
South Burlington, VT 05403
Location Map
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PROJECT DESCRIPTION
Preliminary and final plat application #SD‐21‐04 of Beta Air, Inc. to amend a previously approved plan
for an airport complex. The amendment consists of constructing a 762 sf second‐story addition to an
approved 60,300 sf three‐story hangar/office building, 1150 Airport Drive.
PERMIT HISTORY
The Development Review Board held a public meeting to review a sketch plan application for this
project on November 17, 2020. The project received approval to construct an addition on the west,
street‐facing facade in September of 2020 (#SD‐20‐21). No work has yet begun on that approved
addition. This application is to construct an addition on the south façade. The applicant indicates it is
their intention to construct the south façade prior to the west addition.
CONTEXT
The Project is located in the Airport‐Industrial District (AIR‐I) and the Transit Overlay District. All
applications for development within the AIR‐I district must be reviewed pursuant to the planned unit
development standards.
COMMENTS
Development Review Planner Marla Keene and Planning and Zoning Director Paul Conner (“Staff”) have
reviewed the plans submitted on 12/10/2020 and offer the following comments. Numbered items for
the Board’s attention are in red.
A) DIMENSIONAL REQUIREMENTS
Airport Zoning District Required Existing Proposed
Min. Lot Size 3 ac 942 ac No change
Max. Building Coverage 30 % Unknown Additional 742
sf
Max. Overall Coverage 50 % 34.4% No change
Min. Front Setback 50 ft. 64 ft. +/‐ No change
Min. Side Setback 35 ft. Unknown No change
Min. Rear Setback 50 ft. N/A N/A
@ Max. Front Setback Coverage 30% Unknown No change
@ Max. Height (flat roof) 35 ft. Appx. 30 ft No change
√ Zoning Compliance
The applicant has represented that the proposed facility will result in no change to lot coverage and a slight
increase to building coverage for the airport PUD as a whole, which the applicant estimates to be below the
maximum allowable coverage of 30%. The maximum allowable lot coverage for this district is 50%.
Historically, the Board has allowed the airport to provide estimated coverage calculations as long as it is
demonstrably well within the allowable maximums due to the overall size of the property. Staff
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recommends the Board continue to allow this approach.
B) AIRPORT DISTRICT STANDARDS
All applications within the AIR District shall be subject to the supplemental standards in Section 6.05
and the following additional standards:
(1) No use shall be permitted which will produce electrical interference with radio
communications or radar operations at the Airport.
(2) No lights or glare shall be permitted which could interfere with vision or cause confusion
with airport lights.
(3) No use shall be permitted which could obstruct the aerial approaches to the Airport.
(4) All uses shall comply with all applicable provisions of the Federal Aviation Administration,
and any other federal or state regulations pertaining to airports.
While Staff considers this relatively minor addition is unlikely to have adverse impacts on the above
elements, Staff recommends the Board require the applicant to demonstrate acceptance of the project
by the FAA prior to issuance of a zoning permit.
6.05 Supplemental Standards for Industrial and Airport Districts
A. Site Plan or PUD review required
The application is being reviewed as a PUD. Staff considers this criterion met.
B. Multiple structures and uses permitted. Multiple structures, multiple uses within structures,
and multiple uses on a subject site may be allowed, if the Development Review Board
determines that the subject site has sufficient frontage, lot size, and lot depth. Area and
frontage requirements may be met by the consolidation of contiguous lots under separate
ownership. Construction of a new public street may serve as the minimum frontage
requirements. Where multiple structures are proposed, maximum lot coverage shall be the
normal maximum for the applicable districts.
Staff considers this criterion met.
C. [Reserved]
D. Buffer Strip. Properties in the Airport, Mixed Industrial Commercial, Industrial Open Space and
Airport Industrial districts that abut residential districts shall provide a screen or buffer along
the abutting line, as per Section 3.06(I) (buffers).
Section 3.06(I) pertains to non‐residential uses whose side or rear boundaries are within fifty feet
of the boundary of a residential district. The Project is proposed to be more than fifty feet of the
residential district when measured from the front boundary. Staff considers this criterion not
applicable.
C) SITE PLAN REVIEW STANDARDS
14.6 General Review Standards
Section 14.06 of the South Burlington Land Development Regulations establishes the following general
review standards for all site plan applications:
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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 project is located in the northeast quadrant, whose objectives as stated in the comprehensive
plan are to allow opportunities for employers in need of large amounts of space provided they are
compatible with the operation of the airport, and to provide a balanced mix of recreation, resource
conservation and business park opportunities in the south end of the quadrant. Staff considers that
the proposed hangar expansion is compatible with the airport. The site is not located in the south
end of the quadrant. The land use policy for this area is medium to higher intensity, principally non‐
residential. Staff considers this criterion 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.
The applicant is proposing to reconfigure the existing parking lot south of the building by adding
five storage containers along the southern row of 10 parking spaces1, eliminating all 10 parking
spaces, and adding three storage containers at the east end of the northern row of 16 spaces,
resulting in 13 parking spaces remaining. North of the existing (and reconfigured) northern row of
parking, the applicant is proposing to install a 13.5‐foot deep patio area with a total size of around
775 sf. West of the patio area, the applicant is proposing to refresh and formalize the existing pea
stone between the parking area and building. The building addition itself will be only on the second
story and will not have any external entrances. The addition will be constructed of metal shipping
containers painted white and set on steel columns. The applicant has provided elevations and floor
plans of the portion of the building proposed for modification. The architecture for the larger
addition approved in final plat approval #SD‐20‐21 featured insulated off‐white metal panels with
corten steel accent pieces and significant glazing for the proposed addition.
In final plat approval #SD‐20‐21, the applicant testified they would be adding 40 employees. The
applicant has stated in their application form none of the additional employees will come on board
as part of this project, leading Staff to conclude that the additional employees will only be brought
on when the more significant addition approved in #SD‐20‐21 is constructed. The Board based
their findings on #SD‐20‐21 for this criterion on the total number of parking spaces.
1. Since the currently proposed project results in the loss of 13 parking spaces, Staff recommends the Board
ask the applicant to describe their parking strategy for the existing 80 employees. As discussed in more
detail below, the Fire Chief has indicated concern about parked vehicles blocking access to the
emergency gate at the east end of the affected parking area. Staff therefore considers a viable parking
strategy to be important to this proposal.
Adequacy of planting is discussed under site plan review standard 14.07D below.
Staff considers the remainder of this criterion to be met.
1 The applicant is seeking after‐the‐fact approval for the storage containers which they placed on site
without site plan approval. In other words, the storage containers are already on site, but it is within
the authority of the Board to require modification or removal. Staff at this time does not have any issue
with the storage containers other than the fact that they are not approved.
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(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 areas affected by this application are located to the side of the building.
(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.
Staff considers this criterion met.
14.07 Specific Review Standards
In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply:
A. Access to Abutting Properties. 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 or collector street, to provide additional access for emergency or other purposes, or to improve
general access and circulation in the area.
The building makes up a portion of the airport perimeter fence. It is bordered on the north by a small
hangar/maintenance building and on the south by a sewer pump station which is located within the
airport fence. Staff considers no reservation of land to be necessary.
B. Utility Services. Electric, telephone and other wire‐served utility lines and service connections
shall be underground insofar as feasible and subject to state public utilities regulations. Any utility
installations remaining above ground shall be located so as to have a harmonious relation to
neighboring properties and to the site. Standards of Section 15.13, Utility Services, shall also be met.
2. The applicant noted by email the only electrical changes are new light fixtures attached to the building,
but the plans call out “RELOCATE COOLING EQUIPMENT (BY OTHERS)” near the eastern end of the
project area. It is unclear from the provided electrical plans what is proposed and what is existing. Staff
recommends the Board require the applicant to show the proposed cooling equipment and to clarify
whether any other utility services are being affected. As noted below, utility cabinets are required to be
fully screened. Staff notes if the applicant is found, at the completion of this project, to have modified
electrical equipment in a manner not approved by the DRB, they will be required to amend their site plan
and pay an after‐the‐fact permitting fee.
C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including
compliance with any recycling, composting, 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).
Small receptacles intended for use by households or the public (ie, non‐dumpster, non‐large drum) shall
not be required to be fenced or screened.
3. The applicant as part of the previous (not yet constructed) amendment received approval for an
enclosed dumpster. Since this dumpster is not proposed as part of the current application, the applicant
is proposing to construct a dumpster pad and enclosure fence near the southwestern edge of the project
area. They have provided a screening detail showing that the enclosure will be 6‐feet high and
constructed of a metal mesh, but the detail alternately calls out corten steel (which will weather to a
rust coloration) and aluminum, which will either not weather if treated (galvanized) or weather slowly to
a white color. Staff recommends the Board ask the applicant to clarify their proposed screening, which
should be noted in the findings.
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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.
The applicant estimates the building cost to be $283,731. The required minimum landscape value is
therefore $69,740, as follows.
Total Building Construction
Cost
% of total Construction Cost Required Value
$0 ‐ $250,000 3% $7,500.00
Next $250,000 2% $674.62
Additional Over $500,000 1% $0
Total $8,174.62
The applicant has proposed to install $6,650 in steel planters around the perimeter of the patio area,
planted with grasses, and proposed a small number of grasses and low growing shrubs within the pea
stone gravel area around the remaining project area.
The City Arborist reviewed the plans on 12/14/2020 and indicated there were no issues with the proposed
plant selection.
Staff notes the Board has the ability to require the applicant to install landscaping in accordance with the
overall landscaping plan approved in MS‐20‐01 and recommends the Board exercise this option if they
find the applicant’s proposed landscaping does not support the purpose of the City’s landscaping
requirements to create a well landscaped site.
Several additional landscaping standards apply to this property, as follows.
13.06B Landscaping of Parking Areas
All off‐street parking areas subject to review by the Development Review Board shall be
curbed and landscaped with appropriate trees, shrubs and other plans including ground covers
as approved by the Development Review Board.
(1) All off‐street parking areas shall be landscaped around the perimeter of the lot with
trees, shrubs and other plants. Perimeter planting shall be set back from the curb
sufficiently to allow for snow storage. The purpose of perimeter planting shall be to
mitigate the view of the parking lot from the public way and from adjacent uses and
properties, and to provide shade and canopy for the parking lot. In some situations
it may be necessary both for surveillance purposes and for the perception of safety
to install the size and type of plants that leave visual access between the parking lot
to the public way or other pedestrian areas.
No shading will be provided by the proposed landscaping. However, Staff considers
the affected area to be relatively screened by buildings and therefore has no issue
with the proposed plantings with respect to this criterion. Curbing is discussed below.
(2) In all parking areas containing twenty‐eight (28) or more contiguous parking spaces
and/or in parking lots with more than a single circulation lane, at least ten percent
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(10%) of the interior of the parking lot shall be landscaped islands planted with
trees, shrubs and other plants. Such requirement shall not apply to structured
parking or below‐ground parking.
The affected area contains 26 parking spaces today and will contain 13 parking spaces
if approved. Staff considers this criterion not applicable.
(3) All interior and perimeter planting shall be protected by curbing unless specifically
designed as a collection and treatment area for management of stormwater runoff
as per 13.06(B)(5)(c) below. Interior planted islands shall have a minimum
dimension of six (6) feet on any one side, and shall have a minimum square footage
of sixty (60) square feet. Large islands are encouraged.
Staff notes there is no curbing around the perimeter of the parking lot and therefore
the proposed landscaping beds may be compacted by vehicle traffic over time.
4. Staff recommends the Board ask the applicant to describe their snow plowing operations and consider
whether to require the addition of curbing, curb stops, or bollards.
(4) Landscaping Requirements
(a) Landscaping shall include a variety of trees, shrubs, grasses and ground covers.
All planting shall be species hardy for the region and, if located in areas receiving road
runoff or salt spray, shall be salt‐tolerant.
(b) At least one (1) major deciduous shade tree shall be provided within or near the
perimeter of each parking area, for every five (5) parking spaces. The trees shall be
placed evenly throughout the parking lot to provide shade and reduce glare. Trees shall
be placed a minimum of thirty (30) feet apart.
No shade trees exist or are proposed. Staff recommends the Board determine whether
this criterion is applicable given that the applicant is not proposing a new parking area
but instead proposing to reduce the existing parking spaces.
13.06C Screening or Buffering
(1) All off‐street parking areas, off‐street loading areas, outdoor storage areas, refuse,
recycling, and compost collection (excluding on‐site composting) areas, and utility
improvements such as transformer(s), external heating and cooling equipment shall be
effectively screened.
(2) Such screening shall be a permanently maintained landscape of evergreen or a mix of
evergreen and deciduous trees and shrubs, and/or a solid fence.
As mentioned above, Staff notes there is a cooling unit proposed for relocation.
5. Staff recommends the Board require the applicant to demonstrate compliance of the relocated cooling
unit screening with these criteria, and to demonstrate compliance with these criteria for any other
proposed equipment. Staff recommends the Board exempt the electric vehicle charging stations from
compliance with these criteria.
(3) The landscaping shall be designed to minimize erosion and stormwater runoff, and to
protect neighboring residential properties from the view of uses and parking areas on the
site. The landscaping shall be of such type, height, and spacing, as in the judgment of the
Development Review Board, will effectively screen the activities on the lot from the view of
persons standing on adjoining properties. The plan and specifications for such planting shall
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be filed with the approved plan for the use of the lot.
(4) A solid wall or fence, of location, height, and design approved by the Development
Review Board, may be substituted for the required planting.
Staff considers these criteria to be not applicable as the affected area is relatively screened
by existing buildings.
(5) Modifications. Where the existing topography and/or landscaping provides adequate
screening or would render the normally required screening inadequate, the Development
Review Board may modify the planting and/or buffer requirements by, respectively,
decreasing or increasing the requirements.
Staff considers this criterion to be not applicable.
E. Modification of Standards. Except within the City Center Form Based Code District, where the
limitations of a site may cause unusual hardship in complying with any of the standards above and
waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board
may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive
Plan are met. However, in no case shall the DRB permit the location of a new structure less than five (5)
feet from any property boundary and in no case shall be the DRB allow land development creating a
total site coverage exceeding the allowable limit for the applicable zoning district in the case of new
development, or increasing the coverage on sites where the pre‐existing condition exceeds the
applicable limit.
Staff considers no waivers are necessary.
F Low Impact Development. The use of low impact site design strategies that minimize site
disturbance, and that integrate structures, landscaping, natural hydrologic functions, and various other
techniques to minimize runoff from impervious surfaces and to infiltrate precipitation into underlying
soils and groundwater as close as is reasonable practicable to where it hits the ground, is required
pursuant to the standards contained within Article 12.
The City Stormwater Section reviewed the plans on 12/22/2020 and indicated there are no comments.
G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for
Roadways, Parking, and Circulation shall be met.
No new public roadways are proposed. Parking dimensions match those specified in the LDR. Staff
considers this criterion met.
D) PLANNED UNIT DEVELOPMENT STANDARDS
Section 15.18A of the South Burlington Land Development Regulations establishes the following general
standards for all PUDs.
(1) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the
project in conformance with applicable State and City requirements, as evidenced by a City
water allocation, City wastewater allocation, and/or Vermont Water and Wastewater Permit
from the Department of Environmental Conservation.
The South Burlington Water Department reviewed the provided plans on 12/14/2020 and
indicated there were no comments. Staff considers because there is no proposed increase in
employees, no additional allocation is needed.
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(2) Sufficient grading and erosion controls will be utilized during construction and after
construction to prevent soil erosion and runoff from creating unhealthy or dangerous
conditions on the subject property and adjacent properties. In making this finding, the DRB
may rely on evidence that the project will be covered under the General Permit for
Construction issued by the Vermont Department of Environmental Conservation.
The applicant estimates the project will disturb approximately 1,500 sf. Staff notes the
applicant is required to comply with the erosion prevention and sediment control requirements
of Article 16, and recommends the Board include a condition to this effect.
(3) The project incorporates access, circulation and traffic management strategies sufficient to
prevent unreasonable congestion of adjacent roads. In making this finding the DRB may rely
on the findings of a traffic study submitted by the applicant, and the findings of any technical
review by City staff or consultants.
Staff considers this criterion met.
(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. In making this finding the DRB shall utilize the provisions of Article 12 of these
Regulations related to wetlands and stream buffers, and may seek comment from the Natural
Resources Committee with respect to the project’s impact on natural resources.
No natural resource impacts are anticipated. Staff considers this criterion met.
(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.
See discussion of visual compatibility with existing structures above under site plan review
standards. Staff considers the use consistent with the comprehensive plan and purpose of the
zoning district.
(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.
The applicant is proposing to construct a patio area for employees near the east end of the
project area. Staff considers there are limited opportunities to create contiguous open spaces
and considers this criterion met.
(7) The layout of a subdivision or PUD has been reviewed by the Fire Chief or his designee to
ensure that adequate fire protection can be provided, with the standards for approval
including, but not be limited to, minimum distance between structures, street width, vehicular
access from two directions where possible, looping of water lines, water flow and pressure,
and number and location of hydrants. All aspects of fire protection systems shall be designed
and installed in accordance with applicable codes in all areas served by municipal water.
The Fire Chief reviewed the plans on 12/15/2020 and expressed concern about the four parking
spaces abutting the storage containers at the south east corner of the building.
Congestion in this area has been problematic in the past with vehicles negatively impacting
access into and out of the gate. The 4 parking spots abutting could be problematic as this is
the VTANG off base response gate. Full size, crew cab with 8 foot bed pick‐up truck parking
will encroach in this fire lane. At the very least there shall be no parking signage on the
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chain link fence opposite the entire new parking area. We prefer that the vehicle be limited
to compact cars or electric vehicles only. Maybe have them move‐add the electric charging
spaces into those spots as most EV are more compact in size.
6. Staff recommends the Board discuss whether to require the applicant to move the EV spaces to the east
end of the building to reduce potential conflicts, and to install no parking signage along the southern
boundary of the fire lane. Staff considers signage indicating “No Parking This Side” or “No Parking Fire
Lane” on the containers may be more effective than signage on the fence.
(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.
(9) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is
consistent with City utility and roadway plans and maintenance standards, absent a specific
agreement with the applicant related to maintenance that has been approved by the City
Council.
Roads, stormwater facilities, sidewalks, landscaping are discussed elsewhere in this document.
The Director of Public Works reviewed the plans on 12/12/2020 and indicated he had no
comments.
The applicant is proposing wall mounted, ceiling mounted and post mounted lighting. Lighting
levels do not extend beyond the property line and do not appear excessive. Staff considers
these criteria met.
(10) The project is consistent with the goals and objectives of the Comprehensive Plan for
the affected district(s).
A discussion of consistency with Comprehensive Plan is provided under site plan review
standards above.
(11) The project’s design incorporates strategies that minimize site disturbance and
integrate structures, landscaping, natural hydrologic functions, and other techniques to
generate less runoff from developed land and to infiltrate rainfall into underlying soils and
groundwater as close as possible to where it hits the ground.
See discussion above under Site Plan Review standard pertaining to Low Impact Development.
E) OTHER
13.14 Bicycle Parking and Storage
Short‐term bicycle parking requirements are one per 5,000 sf of office and one per 20,000 sf of
industrial space. Since this proposed 61,062 sf building is a mixture of uses, Staff recommends the
Board require the applicant to provide a calculation of required minimum short term bicycle parking.
No bike racks are on the proposed plan, though final plat approval #SD‐20‐21 included four bicycle racks
near the main entrance. No short term bicycle parking spaces are shown on the proposed conditions
plan. Staff recommends the Board require the applicant to demonstrate provision of the required short
term bicycle parking, even if it requires installation of the bike racks approved in #SD‐20‐21 prior to
construction of the remainder of that project. Further, Staff recommends the Board include a condition
requiring that racks meet the minimum requirements of 13.14 and Appendix G.
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Long‐term bicycle parking is required for buildings altering more than 50% of the structure. The
proposed addition is less than 50% of the structure, therefore long term bicycle parking is not required.
The applicant is proposing to use one of the storage containers as long‐term bicycle parking.
RECOMMENDATION
Staff recommends that the Board work with the applicant to address the issues identified herein.
Respectfully submitted,
Marla Keene, Development Review Planner
Stantec Consulting Services Inc.
55 Green Mountain Drive, South Burlington VT 05403-7824
November 20, 2020
File: 179450293
Attention: South Burlington Development Review Board
c/o City of South Burlington
Planning and Zoning
575 Dorset Street, South Burlington, Vermont 05403
Dear Members of the Board,
Reference: BETA Hangar – South: Preliminary/Final Plat Application Narrative
In support of the attached preliminary/final plat application, we are submitting the following narrative: The
project, located at 1150 Airport Drive, South Burlington, VT, is a proposed second story addition to an
existing hangar for additional office space. This proposed addition is being located at the Southern End of
the Existing BETA Hangar.
Scott and Partners was selected as the architect, Stantec Consulting Services Inc. was selected as the
engineer, Wagner Hodgson was selected as the Landscape Architect. Burlington International Airport are
the landowners and lease the land to the applicant, BETA Technologies (BETA).
PROJECT DESCRIPTION
BETA proposes to construct 762 sf of new office space to support BETA Technologies growing need for
office space. This addition will be a second-floor space, situated on columns located on the south side of
the existing hangar and associated site improvements. Recently, BETA was approved by the City of South
Burlington for a larger Northern Addition that included site improvements. BETA plans to construct this
smaller southern addition ahead of that project.
BUILDING ARCHITECTURE
The BETA Technologies building is an existing prefabricated metal building housing BETA’s research and
development department. The building consists of an airplane hangar building and three additions including
a single-story addition on the North side of the building and two - two story additions one on the West (just
recently renovated) and one on the South. On the South end the second floor will be renovated as part of
this project. The first floor was renovated previously.
The proposed addition is composed of a structural steel frame and platform that extends the second floor
over existing mechanical equipment and first floor access openings. On top of the platform mechanical
equipment for the second-floor renovation and shipping containers fit up to become offices will be installed.
The shipping container look carries over the existing theme on the site. BETA modifies shipping containers
as part of their recharge platform product line and shipping containers are used on site to house R&D. The
proposed addition should complement what is currently on site and will clean up the look of the existing
prefabricated metal building. The shipping containers will be fit up to meet current code requirements.
November 20, 2020
South Burlington Development Review Board
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Reference: BETA Hangar – South: Preliminary/Final Plat Application Narrative
LANDSCAPING
This projects landscape budget is approximately $8,500. To meet this budget, the applicant proposes
installing decorative planters, ornamental grasses, and shrubs to help enhance the outdoor patio space and
parking area. Stone will be used between walkways and the surrounding the building equipment. An
existing patio located beneath the addition, will be improved with commercial grade, concrete pavers.
LIGHTING
Building mounted lights are proposed as shown on the included plans and specification designed to meet
the City of South Burlington Land Development Regulations (LDR’s) and required light levels.
SITE IMPROVEMENTS
Site improvements for this project are limited and include improved building entrances to the south side
entryways, relocation of vehicle charging stations, updated parking layout, bollards, and paving. The
bollards will have decorative vehicle charging stations attached to them for 8 of the 14 total parking spaces
in this location. Existing grades will mostly be maintained with minor elevation changes at building
entrances. Paving will consist of a mill and overlay.
STORAGE CONTAINTERS
There is a total of 9 storage containers currently on-site. 3 of those storage containers will be relocated and
1 removed from the site. The remaining 5 will remain and be considered part of this application to make
them permanent. These storage containers are intended to be considered for “after-the-fact” permit review.
UTILITIES
No impacts to utilities anticipated at this time.
WASTE DISPOSAL
An existing dumpster is located off the southwest corner of the building. A dumpster enclosure was
proposed and improved as part of the Northern Addition project. That dumpster enclosure will now be
constructed as part of this approval to meet the applicable LDRs. It consists of a concrete pad with an
opaque mesh screening. A detail has been provided in the plans provided.
STORMWATER
The combination of new impervious surface area created, and the redevelopment or substantial
reconstruction of existing impervious surfaces is less than 5,000 s.f. therefore the application is exempt
from requirements in section 12.03 of the Land Development Regulation (LDRs). However, to promote
maintaining pre-development hydrology the project is employing stormwater management techniques that
infiltrate and detain stormwater close to its source. All existing rooftop runoff will be consolidated to a single
decorative Corten steel gutter discharging to a bed of river run gravel where it can infiltrate, and nutrients
absorbed by plantings. Any overflow from this gravel bed will discharge to an upsized existing drywell in the
November 20, 2020
South Burlington Development Review Board
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Reference: BETA Hangar – South: Preliminary/Final Plat Application Narrative
parking lot that will infiltrate smaller storms with larger storms discharging to the airport’s existing collection
system and eventually to an existing system of infiltration galleries located in the airfield with a discharge to
groundwater contiguous to potash brook and overflow to a wetland contiguous to potash brook.
PARKING
BETA does not anticipate additional occupancy as part of this addition and will use the existing parking on
site. The existing building has approximately 20,000 SF of office space and 13,200 of hangar space
requiring 6 bike parking spaces. To meet this standard, BETA is proposing a storage container converted to
a bike storage facility including space for 6-8 electric bicycles and at least 6 racks for standard bicycles.
TRAFFIC
BETA does not anticipate additional occupancy as part of this addition or increase in traffic.
PEDESTRIAN ACCESS
There is a total of 5 pedestrian access doors along the south side of the building and one overhang door
used for larger deliveries. The primary access is the most westerly door. This access will be upgraded to be
an ADA accessible, concrete walkway and have a new canopy installed to protect users while utilizing the
existing card reader to enter the building. A break in the parking will be provided for pedestrian access. The
next entryway east will also be upgraded with a concrete walkway. The third is only provided as means for
emergency egress. The fourth and fifth, as well as the overhang door, can be accessed via the patio. A
break in the parking has been provided to access the patio from the parking lot.
SETBACKS/BUILDING HEIGHT
The proposed building addition does not encroach on any setbacks and the height will be less than the
existing building.
Regards,
Stantec Consulting Services Inc.
Christopher Gendron, PE
Project Manager, Civil Engineer
Phone: 802 497 6402
ISSUED FORPERMIT129(0%(50,;(',1'8675,$/&200(5&,$/=21,1*',675,&7$,53257=21,1*',675,&7352-(&7/2&$7,21$,53257,1'8675,$/=21,1*',675,&70,;(',1'8675,$/$1'&200(5&,$/',675,&75(6,'(17,$/',675,&7BETA HANGAR - SOUTHERN ADDITION
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