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Home My WebLink AboutAgenda 08_SP-21-020_1200 Airport Dr_Will Rd Landscaping#SD-21-04 Staff Comments 1 1 of 7 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP-21-020_1200 Airport Dr_Will Rd Landscaping_2021-06- 15.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: June 8, 2021 Plans received: May 5, 2021 Burlington International Airport - Williston Road at Airport Drive Sit Plan Application #SP-21-020 Meeting date: June 15, 2021 Owner/Applicant City of Burlington, Burlington International Airport 1200 Airport Drive, Box 1 So. Burlington, VT 05403 Property Information Tax Parcel 2000-0000_C Airport-Industrial (AIR-I) District 777.84 acres Location Map #SD-21-04 Staff Comments 2 2 of 7 PROJECT DESCRIPTION Site plan application #SP-21-020 of Burlington International Airport to install landscaping at the northeast corner of the intersection of Williston Road and Airport Drive. PERMIT HISTORY This application is for site plan approval of previously-conceptualized landscaping features approved in MS-21-01. CONTEXT The airport has historically encountered challenges in simultaneously meeting minimum required landscaping budgets and complying with federal regulations pertaining to landscaping on airport sites. This has led to creative use of landscaping budgets, including plantings located on airport property but outside of the airport PUD, rooftop gardens, and pollinator projects. The Board required an overall landscaping plan to ensure future landscaping projects meet the purpose of the LDR and work towards a consistent landscaping vision. That overall landscaping plan was approved in MS-20-01. COMMENTS Development Review Planner Marla Keene and Administrative Officer Dalila Hall (“Staff”) have reviewed the plans submitted on May 5, 2021 and offer the following comments. Numbered items for the Board’s attention are in red. A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions Airport Zoning District Required Existing Proposed √ Min. Lot Size 3 ac 942 ac No change √ Max. Building Coverage 30 % Unknown No change √ Max. Overall Coverage 50 % 34.4% 34.4% √ Min. Front Setback 50 ft. Unknown 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. Unknown No change √ Zoning Compliance @ Existing nonconformity unchanged by this application 6.02F Airport District Additional 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 #SD-21-04 Staff Comments 3 3 of 7 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. The applicant has not provided documentation demonstrating they have applied for FAA approval of the proposed work. Staff recommends the Board ask the applicant to discuss, and then make a determination on whether they will require such documentation before closing the hearing or before issuance of a zoning permit. 6.05 Supplemental Standards for Industrial and Airport Districts A. Site plan or PUD review required. Development according to industrial and airport district regulations shall be subject to site plan or planned unit development review Site plan standards are addressed below. 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. Staff considers this criterion met. C. Parking, Access, and Internal Circulation (1) Parking requirements may be modified, depending in the extent of shared parking, the presence of sidewalks or recreation paths, and residences lying within walking distance (defined as no further than one-quarter (¼) mile for purposes of these districts). Any requirements for shared access and/or parking must be secured by permanent legal agreements acceptable to the City Attorney. (2) Parking shall be placed to the side or rear of the structures if possible. (3) Parking areas shall be designed for efficient internal circulation and the minimum number of curb cuts onto the public roadway. (4) Access improvements and curb cut consolidation may be required. No changes to parking are proposed. Staff considers this criterion met. 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). The proposed project location does not abut a residential district. A) SITE PLAN REVIEW STANDARDS 14.06 General Standards 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. #SD-21-04 Staff Comments 4 4 of 7 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 use is compatible with the airport. 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 proposal includes installation of granite stone walls, a sculpture of the letters “BTV”, lighting, and plantings. Staff considers the letters must be interpreted as a sign. Staff reviewed both the freestanding sign (section 9) and the landscaping feature sign (section 14) of the sign ordinance and considers, as proposed, the sign is a freestanding sign. As proposed, the sign is too large to be approved. Specifically, freestanding signs may be up to 80 sq ft and mounted on a support structure for a total height of 15 feet. Assuming the applicant desires to have as large a sign as possible, Staff considers the provisions of section 9 (freestanding signs) will best facilitate those goals. However, given the applicant’s goal of having a prominent sculptural feature, they may wish to consider modifying their sign to be a landscaping feature sign (section 14). Landscaping feature signs are limited to 5-ft average height and 80 sq ft. Landscaping feature signs are subject to the authority of the DRB, while freestanding signs are reviewed administratively and are not the authority of the DRB. 1. Staff recommends the Board discuss with the applicant whether they intend to modify the sign so it can be approved as a freestanding sign (section 9) or wish to modify it to meet the requirements for a landscaping feature sign (section 14). Regardless of which path the applicant takes, Staff recommends the Board continue the hearing for the purposes of updating the sign to be approvable since the value of the sign is a critical element of this approval. Staff considers other provisions of this criterion to be met. (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. No new parking areas are proposed. Staff considers this criterion to be 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. No changes to buildings are proposed. Staff considers this criterion to be not applicable. 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. #SD-21-04 Staff Comments 5 5 of 7 No change to access is proposed. Staff considers this criterion to be not applicable. 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. The project area crosses a number of underground utilities. The applicant has provided the following narrative pertaining to underground utilities. We have completed a DigSafe request and revised the field survey to show utilities within the project vicinity. There is one (1) AT&T phone line that runs beneath the proposed walls. There is not an easement in place for this utility. BTV will coordinate with AT&T prior to construction to relocate this utility and allow for the construction of the improvements as shown on the Landscaping Plans. The applicant has also provided similar information on the existing gas line. Staff considers this criterion has been addressed. 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. No changes to waste disposal are proposed. Staff considers this criterion to be not applicable. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. 13.06 Landscaping, Screening, and Street Trees A. Purpose. The City of South Burlington recognizes 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. Landscaping and screening shall be required for all uses subject to site plan and planned unit development review. Street tree planting shall be required for all public streets in a subdivision or planned unit development. In evaluating landscaping, screening, and street tree plan requirements, the Development Review Board shall promote the retention of existing trees while encouraging the use of recommended plant species. In making its decisions, the Development Review Board may refer to the Vermont Tree Selection Guide, published by the Vermont Urban & Community Forestry Program and/or the recommendation of the City Arborist. Relevant provisions of MS-20-01 follow. 3. Any required landscaping located outside the immediate area of future projects shall be consistent with this overall landscaping plan The proposal was shown on Sheet 6 of the plans approved as part of MS-20-01. Staff considers this condition met. 4. Landscaping installed consistent with this overall landscaping plan shall be allowed as credit towards required minimum landscaping budgets for projects within the Airport PUD. #SD-21-04 Staff Comments 6 6 of 7 As currently proposed, the applicant estimates the cost of the proposed improvements to be $117,954. When the sign is modified, the cost of the improvements will change. As noted above, Staff recommends the Board continue the hearing to allow an accurate value of the proposed improvements to be calculated. 5. 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. The applicant has received approval for some limited elements of the approved plan which happened to be adjacent to other projects, including at 1130 and 1150 Airport Drive. However, this proposal for entrance features represents the first stand-alone project consistent with MS-20-01. Staff considers this condition met. 6. 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 recommends the Board require the applicant to update their established tracking spreadsheet as a condition of approval. The tracking spreadsheet must continue to be required to be updated with each issued site plan. 8. Entry features including trees and shrubs, stone walls, ornamental grasses and sculptures shall be allowed as credit towards the minimum required landscaping budget. All of the proposed features may be considered as credit. 14. Landscaping shall be designed and installed consistent with this plan to the satisfaction of the Administrative Officer or Development Review Board as allowable under the Land Development Regulations. Offsite landscaping not approved as part of this overall landscaping plan shall not be allowed unless the applicant applies for and receives approval to amend this plan. Staff considers the proposed landscaping consistent with MS-20-01 and considers this condition met. 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 modification of standards is 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 #SD-21-04 Staff Comments 7 7 of 7 pursuant to the standards contained within Article 12. The Assistant Stormwater Superintendent reviewed the project on June 4, 2021 and indicated they had no comments on the project. Staff recommends the Board included a condition requiring the applicant to comply with the erosion control standards of Article 16, including topsoil depth and stabilization timelines. G. Standards for Roadways, Parking and Circulation. Standards of Section 15.12 Standards for Roadways, Parking, and Circulation shall be met. Staff considers the standards of section 15.12 to be unaffected by this application. Staff considers this criterion to be not applicable. A) OTHER 16.03 Standards for Erosion Control during Construction The applicant has included erosion control measures as part of their submitted site plan. Staff considers this criterion met. Lighting The applicant has provided lighting cut sheets and a point by point photometric plan of the proposed sign. Assuming the applicant pursues review and approval as a freestanding sign, the freestanding sign application should demonstrate compliance with Section 21 of the sign ordinance, including that the lighting shall concentrate the illumination upon the area of the sign. If the applicant pursues a landscaping feature sign, the lighting should be update to comply with the lighting provisions of Section 14. Staff considers as proposed, lighting provisions do not appear to be met. RECOMMENDATION Staff recommends that the Board work with the applicant to address the issues identified herein. Respectfully submitted, Marla Keene, Development Review Planner Proposed BTV Gateway ProjectExisting Airport Terminal BuildingAirport Zoning DistrictAirport IndustrialZoning DistrictApprox. Zoning BoundaryWilliston RoadAirport D r i v e 6'$(77*96' 6' 6' 6' 6' 6'6'6'6'$($($($($($($($($($($7$7$7$7$($($($($($($($($($($($($($($($($($($($($($($($(*9*9*9*9*9*9*9*9$7$7$7$7$7$7$7$7$7$7$7$7$7 $7 $7 $7 $7$7$7$7$7$7$7$7$7 $7 $7 $7 $7$7 7$&7,/(3$'$7 78*7(/0$5.(58*7(/0$5.(596(01((/96(0$*+8%1((/96(0$*+8%1((/&21&5(7(; ;;;;;;;;;;;;;&5266:$/.6,*1$/6'523 )520&/3/$11('52:352326(':$//352326(':$//3523(57</,1( )520&/3/$11('52:&67:%:7:75((725(0$,17<375((72%(5(029('7<3865287(:,//,672152$'$,532 5 7 ' 5, 9 (6&+(0$7,&/2&$7,21)251(:)(1&(3(5%790$67(53/$1 &3 %:-+$0&6'3%1 *5$1,7(%/2&.:$//7<38SGDWHG8QGHUJURXQGXWLOLWLHV 6&$/(2))((7:$*1(5+2'*621-2%126&$/('5$:1%<'$7(12'(6&5,37,21'$7(%79*$7(:$<352-(&7865287( $,53257'5,9(6287+%85/,1*7219(502173/27'$7($0&21&(378$/6,7(3/$1 FR/3/$176&+('8/(.(<47<6&,(17,),&1$0( &200211$0( 6,=( 63$&,1* 0$785(+775((6%1%HWXODQLJUD +HULWDJH 5,9(5%,5&+6,1*/(67(0 &$/ $66+2:1 6+58%6$0 $URQLDPHODQRFDUSD /RZ6FDSH0RXQG /2:6&$3(0281'&+2.(%(55< *$/ 2& &6&RUQXVVHULFHD )LUH'DQFH ':$5)5('7:,*'2*:22' *$/ 2& -+-XQLSHUXVKRUL]RQWDOLV ,FHH%OXH &5((3,1*-81,3(5*$/ 2&251$0(17$/*5$66(6)(516&3 &DUH[SHQV\OYDQLFD3(116</9$1,$6('*(472&'3 'HQQVWDHGWLDSXQFWLOREXOD+$<6&(17(')(51 *$/ 2& SR1SR1SR1SR1SR1SR1SR1SR1Luminaire ScheduleQtyLabel Wattage Luminaire Lumens LLF Description8SR123.5 2050 0.900 WE-EF 612-2021 Recessed In-GradeCalculation SummaryLabel Avg - FC Max - FC Min - FC Avg/Min Max/MinVERTICAL GRID ACROSS FACE OF LET 4.79 47.5 0.0 N.A.N.A.REFLECTANCES: LETTERS=50%JOB NAME: BTV GATEWAY SIGNAGEDATE: 3/16/2021APEX LIGHTING SOLUTIONS LIGHTINGSOLUTIONSSCALE : DATE:DRAWN BY:SHEET:L-1AAS NOTED3/16/2021DCPROJECT TITLE:DRAWING TITLE:Some differences between measured values and calculated results may occur due toNOTE TO REVIEWER:Total Light Loss Factor (LLF) applied at time of design is determined by applyingthe Lamp Lumen Depreciation (LLD) from current lamp manufacturer's catalog,a Luminaire Dirt Depreciation Factor (LDD) based on IES recommended values anda Ballast Factor (BF) from current ballast specification sheets. Application of anincorrect Light Loss Factor (LLF) will result in forecasts of performance that will not accurately depict actual results.input data, differences will occur between measured values and calculated values.the lighting calculations. If the real environment conditions do not match thedimensions, reflectances, furniture and architectural elements significantly affectvariations. Input data used to generate the attached calculations such as roommeasurement techniques and field conditions such as voltage and temperaturetolerances in calculation methods, testing procedures, component performance,* LLF Determined Using Current Published Lamp DataFor proper comparison of photometric layouts, it is essential that you insist all designers use correct Light Loss Factors.GENERAL DISCLAIMER:Calculations have been performed according to IES standards and good practiceCONNECTICUTMASSACHUSETTSRHODE ISLANDMAINENEW HAMPSHIREVERMONTPHONE: 877-886-2843 FAX: 877-886-2844www.apexltg.comSR1 SR1 SR1SR1 SR1SR1 SR1 SR1 6'77*96'6'6'6'$7$7$7$($($($(*9$7 $7$7$7$7$7$7$7$7$7$7$7$7$7$7$7$7$7$7$7$7 $7 $7 $7 $7 $7$7 $7$7$7$7$7$7$7$7$7$7$7$7$7$7 $7 $7 $7 $7$7$7$332$.0$30$37$&7,/(3$'0$32$.$33$33$7 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$,53257'5,9(6287+%85/,1*7219(502173/27'$7($0(;,67,1*&21',7,216 75((3527(&7,213/$1 FR/75((3527(&7,21)/$**,1*352-(&7'(0$5&$7,21176 BTV Gateway Project Existing Conditions Photos March 2021 Photo above: Facing north looking at the BTV Gateway project area at the corner of Airport Drive and Williston Road. The photo below shows the same view at a closer perspective. BTV Gateway Project Existing Conditions Photos March 2021 The photo above shows the photographer facing south along Airport Drive. The photo below shows the photographer standing at the corner of Airport Drive and Williston Road, facing east. BTV Gateway Project Existing Conditions Photos March 2021 The photo above shows the photographer standing along Williston Road facing west. The photo below shows the photographer standing at the corner of Williston Road and Airport Drive, facing northwest. BTV Gateway Project Existing Conditions Photos March 2021 The photos above and below show the existing project area for the BTV Gateway project. BTV GATEWAY PROJECT Estimate of Probable Construction Costs 3/19/2021 Item Quantity Unit Unit Cost Unit Total Sub-total PAVEMENT & STEPS WALLS & STONEWORK Vermont Granite Block Walls - 2' wide x 3' tall - WALL A 36 LF $500.00 $18,000.00 Vermont Granite Block Walls - 2' wide x 1' tall - WALL B 20 LF $345.00 $6,900.00 Concrete footings for Letters & concrete slab for lights 21 CY $500.00 $10,500.00 Stonework Subtotal $35,400.00 PLANTING Betula nigra 'Heritage'; 3-3.5" Cal.7 EA $1,200.00 $8,400.00 5 Gal. Shrubs 12 EA $100.00 $1,200.00 3 Gal. Shrubs 36 EA $85.00 $3,060.00 Low Ornamental Grasses - 1 Qt.403 EA $18.00 $7,254.00 1 Gal. Ferns 120 EA $22.00 $2,640.00 Planting Subtotal $22,554.00 MISC. Sculptural Letters 3 LS $46,000.00 Lighting for Letters - includes junction box, housing, installation and snowmelt LS $14,000.00 Misc. Subtotal $60,000.00 Subtotal $117,954.00 TOTAL $117,954.00 NOTE: Estimate does not include the following Earthwork, Grading and Seeding, Utility work Wagner Hodgson Landscape Architecture 1 3/19/2021 Pricing Source James Bennett, PBF 10/01/13 - may include markup? Walker and Roundtree 8/17/15 HKW 10.23.2020 Pete Norris 2018 Pete Norris 2018 Pete Norris 11.10.16 Pete Norris 11.10.16 ed 2 3/19/2021