HomeMy WebLinkAboutAgenda 09_SD-21-16_3070 Williston Road_Beta_SK#SD-21-16
Staff Comments
1
1 of 8
CITY OF SOUTH BURLINGTON
DEVELOPMENT REVIEW BOARD
SD-21-16_3070 Williston Road_Beta_SK_2021-06-15.docx
DEPARTMENT OF PLANNING & ZONING
Report preparation date: June 2, 2021
Plans received: May 18, 2021
3070 Williston Road
Sketch Plan Application #SD-21-16
Meeting date: June 15, 2021
Owner
City of Burlington/Burlington International Airport
1200 Airport Drive
South Burlington, VT 05403
Applicant
Beta Air, LLC
1150 Airport Drive
South Burlington, VT 05403
Property Information
Tax Parcel ID 2000-00000
Airport Industrial Zoning District, Mixed
Industrial/Commercial Zoning District, Airport Approach
Cones, Traffic Overlay District- Zone 3, Transit Overlay
District
Engineer
Stantec
55 Green Mountain Drive
South Burlington, VT 05403
Location Map
#SD-21-16
Staff Comments
2
2 of 8
PROJECT DESCRIPTION
Sketch plan application #SD-21-16 of Beta Air, Inc. to amend an approved plan for an airport complex.
The amendment consists of demolishing two existing buildings totaling 9,029 sf and adjusting the
boundary lines between five (5) existing lots for the purpose of constructing a 41 ft high approximately
265,000 gross square foot office and manufacturing building and related site improvements, 3070
Williston Road.
PERMIT HISTORY
The rear portion of the lands involved in this application has historically been used as a quarry, in which
the Board recently approved placement of a large quantity of fill from construction projects. The land is
still somewhat recessed compared to surrounding topography.
The front portion of the involved lands have been used for various industrial and commercial uses, most
recently a storage and repair area for a motor vehicle sales facility, a contractor facility, and a
commercial bakery.
CONTEXT
The Project is located partially within the Airport Industrial Zoning District and partially within the Mixed
Industrial/Commercial Zoning District. The project consists of five existing lots: the main airport parcel,
and four outparcels along Williston Road. The four outparcels are located within the Mixed
Industrial/Commercial Zoning district, while the portion within the main airport parcel is within the
Airport Industrial Zoning District. A portion of the property lies within the Airport Approach Cones. It
appears at this time that no development is proposed within the Airport Approach Cone, though the
boundary of the overlay should be clarified at the stage of review. The portion of the property that
fronts on Williston Road lies in the Traffic Overlay District – Zone 3 Balance of Restricted Roads, which
restricts the trip generation to 45 vehicle trips per 40,000 of land area without supplemental mitigation.
The southern half of the subject property falls in the Transit Overlay District.
The applicant has not yet determined how they will be subdividing the involved lands, but Staff assumes
the project will be subject to planned unit development standards as an amendment to the existing
airport PUD, and site plan standards. It may also be subject to wetland protection standards.
COMMENTS
Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner, hereafter
referred to as Staff, have reviewed the plans submitted by the applicant and offer the following
comments. Numbered items for the Board’s attention are in red.
A) ZONING DISTRICT STANDARDS
6.01 MIXED INDUSTRIAL-COMMERCIAL DISTRICT IC
A. Purpose. The Mixed Industrial-Commercial District is formed to encourage general industrial
and commercial activity in areas of the City served by major arterial roadways and with ready access to
Burlington International Airport. The Mixed Industrial- Commercial district encourages development of
#SD-21-16
Staff Comments
3
3 of 8
a wide range of commercial, industrial and office uses that will generate employment and trade in
keeping with the City’s economic development policies. These uses are encouraged in locations that are compatible with industrial activity and its associated land use impacts. Major commercial uses, such as
supermarkets and shopping centers shall not be permitted. Any uses not expressly permitted are
prohibited, except those that are allowed as conditional uses.
6.03 AIRPORT INDUSTRIAL DISTRICT AIR-I
A. Purpose. In areas proximate to the Airport, an Airport Industrial AIR-I District is established to
provide sufficient land area for the Vermont Air National Guard and Airport-related uses, support
facilities, and commercial activities that may be incompatible with general residential or commercial
uses. The standards and regulations for the Airport Industrial District recognize the importance of these
facilities and uses to the operation of the City and regional economies while providing appropriate
setbacks and buffering to offset their impacts on adjacent land uses.
As proposed, the project is located in both of the IC and AIR-I zoning districts. The building is located in
the AIR-I district, and is proposed to be used predominantly for manufacturing (205,000 sf) and office
(60,000 sf). The portion of the property in the IC zoning district is proposed to be used for parking and
supporting open spaces.
Staff considers the proposed uses consistent with the purpose of the related districts.
The applicant prepared two concepts for the property (referred to herein as the May 2021 concept and
the June 2021 concept). In the first, the office space is located between the manufacturing space and
Williston Road. In the second, the office space is located east of the manufacturing space, and the
manufacturing space faces Williston Road. Staff considers that either of these configurations could be
successful, and that it is the layout of the remainder of the site which will drive the success of the
project. Specific considerations are discussed herein.
1. Staff notes the applicant has not made a specific proposal for the area within the project area to the
rear of the proposed building. This area is a historic quarry and is lower than the surrounding grade.
Staff recommends the Board ask the applicant to describe the proposed use of that area.
B) PLANNED UNIT DEVELOPMENT STANDARDS
A. PUD applicability and overall site design
The applicant is proposing a significant facility that will serve as both headquarters and on-site manufacturing.
As noted above, the applicant has presented two concepts for layout of the site. The applicant is seeking to
provide a substantial plaza space in front of the office face of the building, to serve as a formal entry and as a
gathering space for employees and visitors. As is discussed below, compliance with the City’s parking
placement standards is a significant influencing factor; however the applicant is also seeking Board feedback
on the presentation of the site, location of the entryways / civic space features.
The applicant is also proposing to have the entry from Williston Road and access drives serve as a gateway to
the project.
2. Staff recommends the Board discuss the project’s design and gateway vision with the applicant. The
Board may wish to have this discussion in conjunction with the site plan parking placement
standards, below.
#SD-21-16
Staff Comments
4
4 of 8
B. Access, circulation and traffic management
The applicant has not provided a traffic impact study which evaluated the effects of the proposed project on
a number of adjacent signalized and unsignalized intersections. They will be required to do so for Act 250,
and Staff considers a traffic study should be required at the next stage of review. Using the ITE Trip
Generation Manual, 10th edition, Staff estimates the manufacturing portion of the property will generate
around 137 PM peak hour trips and the office portion will generate between 44 and 70 trips. The majority
of trips are likely to be passenger vehicles, but larger vehicles are also anticipated.
In both configurations, the applicant is proposing two entrances to the property. Under existing conditions,
the four outparcels referenced above are accessed by three existing driveways on Williston Road. The
westernmost, opposite Shunpike Road, and easternmost are proposed to be extinguished and the center
retained. The second access is proposed to be via Aviation Ave and follow the route of an existing gravel
access road. The gravel access road is partially located in a Class II wetland buffer, and wetland buffer impacts
will be needed to improve the roadway.
The Director of Public Works reviewed the project on 6/7/2021 and offers the following comments.
1. What is the applicant proposing for improving bike/ped access to this property? The plan does
not show any improvements along their frontage. This section of Williston Road has historically
been very commercial and car-dependent in terms of accessing; this application and hopefully
additional future redevelopments really have an opportunity to change that as well as make the
area more inviting to non-SOVs.
3. Staff recommends the Board ask the applicant to address this comment during the sketch plan
meeting.
4. Given the scale of the project, Staff considers there is a reasonable nexus for the Board to require
the applicant to install sidewalk along the north side of Williston Road between the two
proposed entrances within the City’s right of way and recommends the Board discuss whether to
request such a proposal be included at the next stage of review.
2. Things I’d like to see out of the traffic study:
a. Where are new traffic signals being proposed?
b. Do existing or proposed conditions warrant the signals?
c. What are design vehicles at both the main drive to this property as well as Aviation Ave.
Aviation is very wide and arguably does not need a three-lane profile with a 130’
pedestrian crossing distance and the large radii it’s currently served by.
d. Identification of any HCLs or other known safety deficiencies in this corridor impacted by
this development.
e. What is the profile at the “proposed light” location in terms of number of lanes and as
well as lane assignment.
f. A discussion about sight distance at the project Entry Drive, particularly for vehicles
exiting the proposed project’s property. This also ties into any proposed landscaping
along the property’s frontage and its impact on sight distances as well.
5. Staff supports these recommendations and recommends the Board require a traffic study to
accompany the next application for the project. Staff further recommends the Board proactively
#SD-21-16
Staff Comments
5
5 of 8
authorize a technical review of the traffic study so that both the study and the technical review
can be presented at the first hearing for the next application.
3. How will peds access the property’s buildings? I think I see a proposed sidewalk along the “Entry
Drive” but it’s through what essentially is a parking lot and immediately adjacent to the drive
lanes.
Staff also recommends the Board ask the applicant to address this comment during the sketch plan
meeting, but it is discussed more fully under site plan review standards below.
4. Are any new street lights being proposed? Currently there are no street lights in this area and
based on the increased development presence along the road as well as hopeful ped
improvements a discussion about lighting seems necessary.
Staff considers it would be appropriate to address this comment at the next stage of review.
C. Wetland, Stream and Wildlife Habitat Protection
As noted above, the applicant will impact Class II wetland buffers as part of the proposed project. It does not
appear that direct wetland impacts will be necessary. Given the scale, nature, and location of the project
and existing infrastructure, some level of wetland buffer impacts will likely be justified.
6. Staff recommends the Board direct the applicant to submit field delineations and wetlands report, as well
documentation from the State Wetlands Program supporting the delineation, as part of the next
application and as described in Section 12.02D in order to substantiate compliance with the wetland
protection standards of Section 12.02E.
D. Fire Protection
The Fire Chief reviewed the application on 6/3/2021 and requested the applicant meet with the Fire
Department before significantly progressing the design.
E. Roads, Utilities, Sidewalks, Recreation Paths, Stormwater Facilities, Sidewalks, Landscaping, and
Lighting
Limited information has been provided pertaining to these elements of the design. While this is acceptable
for the sketch plan level of review, if the applicant has any specific questions for the Board in order to guide
their design moving forward, they should pose them now.
F. Compatibility with Comprehensive Plan
The project is located in an area planned for medium to higher intensity principally non-residential use. The
specific objectives in this quadrant pertain to employers in need of larger amounts of space and to providing
recreation and resource conservation.
There are additional PUD Standards for projects within the IO district, as follows.
G. Open space and development areas shall be located so as to maximize the aesthetic values of the
property in keeping with the Comprehensive Plan goal of preserving and enhancing the open character,
natural areas, and scenic views of the Quadrant, while allowing carefully planned development.
H. Open Space and any buffering shall be located in a manner that minimizes impacts on adjacent
residential uses, if any.
The project area includes one wooded area, which the applicant is proposing to generally preserve with both
concepts. Staff supports this approach. Other elements of open spaces are discussed in conjunction with
#SD-21-16
Staff Comments
6
6 of 8
parking, below.
C) SITE PLAN STANDARDS
A. Parking
The applicant has proposed parking to the front of the project. Parking is required to be located to the sides
or rear of buildings, with limited exceptions. The most applicable exception is that whose applicability is
limited to the IC zoning district, as follows.
(i) The lot is located in an approved subdivision where the parking on each lot in the subdivision is
proposed to be located between the building or buildings on each lot and the public street so
that a significant greenspace surrounded by buildings may be incorporated similar to a college
campus style “quad”, as detailed below.
At this time, only one building is proposed. The applicant has indicated on their May 2021 concept
potential future related development areas. Staff considers this criterion may be achievable.
(ii) The parking on any lots that include a part of the greenspace shall be aligned in a similar fashion
so that the buildings are located between the greenspace and the parking and so that the
parking is located between the buildings and the public street to maintain the integrity and
continuity of the greenspace. Prior to gaining approval from the Development Review Board,
the applicant for each lot is required to provide a written agreement, such as a shared parking,
greenspace and use agreement, from each lot owner in the approved subdivision whose lot will
include a portion of the greenspace that provides that each lot owner will comply with this
general parking, building and greenspace alignment, layout and design in the future
development of each of their lots.
In the May 2021 configuration, the applicant has located a greenspace between the parking and
the building. In the June 2021 configuration, the applicant has located a greenspace east of the
building. Staff considers neither configuration supports this criterion and should be modified.
(iii) The minimum required total area of the greenspace shall be 150,000 square feet. For purposes
of this subsection 14.06(B) (2)(b)(vi), “greenspace” shall be defined as a consolidated and
continuous landscaped area located across more than two lots in the approved subdivision,
similar in nature to a common open space, largely surrounded by buildings, but shall not include
building or impervious parking areas. The greenspace may extend between buildings, but shall
not extend beyond the building line of the principal building on each lot that includes a portion
of the greenspace. The greenspace shall consist of pervious surfaces such as lawns, trees,
plantings, wetlands, and gardens, and may include impervious landscape features, such as path
networks, sculptures, gazebos, water features, footbridges, sitting areas, stone walls, and other
features and amenities that may be built within and throughout the greenspace in order to
create a more attractive and enjoyable environment. The area of the greenspace shall be
calculated by measuring and adding the portion of the total greenspace defined on the site plan
for each lot in the approved subdivision that includes a portion of the greenspace.
The proposed greenspace in the May 2021 configuration is near to the required minimum size.
The greenspace in the June 2021 configuration does not meet the required minimum size. Either
configuration does appear to meet the design standards contained in this criterion, and therefore
either concept, if relocated, could potentially meet this criterion.
#SD-21-16
Staff Comments
7
7 of 8
(iv) Any parking located between a proposed building and a public street shall include landscape
screening at least three (3) feet in height above the grade of the adjacent public street, , except
as necessary to maintain adequate sight distances.
In the May 2021 configuration, the applicant has provided a large green space between the
parking area and Williston Road. In the June 2021 configuration, the size of the green space has
been reduced. While either configuration could technically meet this criterion, Staff considers
the May 2021 configuration better supports the other goals of the LDR pertaining to parking by
balancing the weight of the parking area with the scale of the frontage. In the June 2021
configuration, the parking area dominates the appearance of the property from Williston Road.
There are several reasons Staff considers the May 2021 configuration to be better. First, an
existing building to be retained (currently occupied by Mirabelle’s Bakery) makes up a more
dominant part of the frontage. Second, the larger available depth would allow for two buildings
and supporting infrastructure to be constructed between the parking and the street, and would
allow shared parking with the current proposed use. Third, the parking spaces are divided
between two locations, with the second parking area screened by the existing wooded area,
reducing the visual impact of the parking.
7. Staff recommends the Board discuss with the applicant whether they believe they will be able to adjust
their proposal to meet the requirements for the above-discussed exception to parking being prohibited
in the front. If they cannot, Staff considers the other potential exceptions only allow a limited amount
of the desired parking to the front, and therefore would require a significant redesign of the project,
potentially to the degree of needing a new sketch plan application.
8. Staff recommends the Board direct the applicant to refine their parking needs assessment at the next
stage of review and adjust the number of parking spaces to meet that. Staff further encourages the
applicant to consider a phased parking lot which could be constructed with a simple zoning permit as the
use intensifies.
If the applicant wishes to obtain Board feedback on a revised configuration meeting the parking standards
before moving to the next stage of review, Staff considers it would be appropriate to finish discussion of the
issues identified herein and continue the meeting to a future date.
B. Transitions between structure and site, adequacy of planting, parking, and pedestrians
C. Relationship of Structures and Site to Adjoining Area
(1) The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing),
landscaping, buffers, screens and visual interruptions to create attractive transitions between
buildings of different architectural styles.
(2) 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.
9. No information about the proposed aesthetics of the site or building have been provided at this initial
sketch plan level of review. Staff recommends the Board discuss with the applicant how they intend to
create a desirable transition from structure to site, in light of the parking considerations immediately
above. Staff considers that such transition should include common architectural themes and specific
attention to the scale of various project elements (manufacturing space vs. office space, for example), and
that landscaping should be used as a complimentary feature rather than a screening feature. This
discussion should include the proposed “gateway” at Williston Road.
#SD-21-16
Staff Comments
8
8 of 8
D. Disposal of Wastes
Staff notes it does not appear consideration has been given for waste disposal at this stage of review and
reminds the applicant that waste disposal and other loading dock areas should be well integrated into the
design of the project.
E. Landscaping and Screening Requirements
Section 13.06 discusses landscaping of parking areas. Staff recommends the Board remind the applicant of
the need to address the numerical criterion of Section 13.06 including landscape value, and interior
landscaping percentage at number of shade trees at the next application.
Section 13.06(B)(4)(d) states that when 10 or more trees are planned a mix of species is encouraged. Staff
will share the landscaping plan with the City Arborist when it is available.
F. Modifications of Standards
The applicant has indicated they will be seeking a waiver of the maximum 35-foot height. All structures within
airport approach cones must demonstrate compliance with applicable FAA and other federal and state
requirements. Within the AIR-I and IC zoning districts, one foot additional height is allowed where front
setbacks are increased by 1-foot and side setbacks by ½ foot. Staff considers it likely that the requested height
of 41-feet will fall within this provision and no specific waiver will be required.
D) OTHER
Information sufficient to review other provisions of the LDR, including Bicycle Parking, fencing, and exterior
lighting should be included in the next application for the project. If there will be any noise generated on the
exterior of the building, including excessive truck noises, information demonstrating compliance with the
performance standards of Appendix A and the public nuisance ordinance should also be included.
RECOMMENDATION
Staff recommends that the Board discuss the project with the applicant and conclude the meeting.
Respectfully submitted,
Marla Keene, Development Review Planner
Stantec Consulting Services Inc.
55 Green Mountain Drive, South Burlington VT 05403-7824
May 14, 2021
File: 179450350
Attention: South Burlington Development Review Board
c/o City of South Burlington
Planning and Zoning
575 Dorset Street, South Burlington, Vermont 05403
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
Dear Members of the Board,
We are pleased to submit for your consideration Beta Technologies’ (BETA) exciting expansion of its
manufacturing capabilities, at the Burlington International Airport, for its innovative and celebrated electric
vertical take-off and landing (eVTOL) aircraft, ALIA.
We have been communicating with the South Burlington Planning staff and believe this submission meets
the stated goals of the City’s plans and specific standards in the Land Development Regulations. A
narrative summarizing the project and highlighting its key features follows.
PROJECT DESCRIPTION
BETA proposes to construct a contemporary manufacturing facility as part of an expanded aviation
research and development campus. The main facility will be constructed in two phases, each approximately
450’ by 230’. These spaces will each be sustained by their own 30,000 SF two-story office and support
services space. Parking for the facility will be provided onsite and is presented in further detail later in this
report.
The proposed campus development includes several environmental and placemaking elements consistent
with the Comprehensive Plan which will enhance South Burlington’s continued efforts towards sustainably
smart development.
x The project aims to be fully multi-modal with new sidewalks, paths, attentive bicycle facilities, and
access to a regular public transportation (bus) route.
x The project will incorporate stormwater management improvements and carefully manage traffic
impacts from the project.
x The project includes a consolidated access from Williston Road which will result in the permanent
closure of two separate curb cuts on the arterial road.
Green spaces are planned for wide-reaching enjoyment with amenities planned for staff, visitors, and the
general public. Natural areas on site are respected and protected. The proposed development is also proud
to incorporate energy efficiency measures which exceed those required or suggested by local regulations.
The project is proposed to be constructed in a continuous phase that allows the facility to be open and
functional even as secondary buildings and detailed elements are still undergoing construction. Final
May 14, 2021
South Burlington Development Review Board
Page 2 of 9
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
phasing of site access and parking is still under consideration and will be provided in more detail in
subsequent applications.
PROPERTY LOCATION AND EXISTING CONDITIONS
The proposed redevelopment occurs on property owned by BTV in two primary locations … 1) the retired
quarry located at the south end of the airport, and 2) the area bounded by Williston Road to the east, Valley
Drive to the north, Pete’s RV to the south, and the retired quarry to the east. Refer to Exhibit 01 – Location
Plan for a plan of the project area.
Retired Quarry Property – The retired quarry area will be utilized for the manufacturing facility and
expansion of the apron and taxiways. The quarry has been filled over the years with excess soils from
various construction projects at the airport. An existing hangar is located northwest of the proposed
building. There is an existing paved taxiway, northwest of the proposed site.
Williston Road Property – The Williston Road site, which contains four parcels – 3060, 3062, 3064, and
3090 Williston Road, is intended to accommodate a portion of the office and support services building along
with associated parking and greenspace, and serve as the primary site entrance for employees and guests.
Currently this property is used for RV storage and maintenance as well as a commercial business that
stores and sells hardscape landscaping supplies. The 3060 Williston Road site, proposed to be modified to
facilitate an improved access plan, contains two existing commercial and manufacturing use buildings.
ZONING
The proposed building is primarily located within the Airport Industrial District (AIR-I). A portion of the office
space crosses into the Mixed Industrial & Commercial District (IC). The majority of the parking will be
located within the Mixed Industrial & Commercial District. The proposed development is an allowed use in
both districts.
SUBDIVISION
The properties to the south of the project site are 3060, 3062, 3064 and 3090 Williston Road. These
properties are owned by BTV and leased to tenants. The land for the latter 3 lots received a subdivision
approval in 2012 to create 3 lots. That plan has been included in the application packet for reference. The
applicant is still assessing the optimal formal lot and lease lines for the proposal and for the overall Airport
PUD and will continue to work with staff on ensuring that any changes to existing property and/or lease
lines are addressed in a manner consistent with existing approvals for the Airport, the best interests of the
proposed development, and in compliance with the city’s Land Development Regulations.
BUILDING ARCHITECTURE
The Beta Technologies BTV Manufacturing Plant will be designed to reflect the forward-thinking design and
engineering represented by the innovative aircraft designed and produced by Beta. The building will house
Beta’s aircraft manufacturing plant and associated support spaces including offices, visitor entry, meeting
spaces, amenity spaces, and required mechanical spaces.
A visitor entrance is anticipated to be from the south through a landscaped entry approach and into a
welcoming entry space that will be included in the support areas. Well-engineered structural elements of
the long span manufacturing plant may be exposed, and where feasible celebrated at the exterior of the
building. Views to the manufacturing process from the entry and workspaces are being studied and may be
incorporated.
May 14, 2021
South Burlington Development Review Board
Page 3 of 9
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
At the north side of the building, large industrial scale doors will allow Beta to roll its aircraft from the
manufacturing floor out to the taxiway and runways beyond. A viewing platform is being explored that will
allow viewing of this sequence, and provide views east to the mountains beyond, has been included in the
landscape site plan.
HEIGHT WAIVER
The proposed project will require a height waiver from the 35’ height limit prescribed in the Uses and
Dimensions Standards for both the AIR-I and IC districts. For the IC district (visible from Williston Road), the
waiver request is for and additional 5’ from 35’ to 40’ to accommodate the manufacturing support functions
that will occupy this area. In the AIR-I district (visible from the taxiways), the waiver request is for an
additional 25’ from 35’ to 60’ to accommodate the high bay manufacturing needs (re: gantry cranes and
booms) required to manufacture ALIA.
As shown in the diagrammatic section below, the proposed orientation of the building takes advantage of
the sloping topography from southwest to northeast to minimize the height difference between the support
spaces and the high bay manufacturing spaces. Additionally, the support spaces will be set back
approximately 700’ from the Williston Road R.O.W. In this way, much of the volume of the building will be
screened when viewed from Williston Road by the existing topography at the south of the site, which has a
significantly higher elevation than the first floor of the manufacturing plant.
The applicant requests the board give guidance at the sketch plan review as to its intention to allow for an
increase in building height, as noted in both the AIR-I and IC districts.
SUSTAINABILITY
In keeping with Beta’s values, sustainable design strategies have been studied for possible inclusion in the
building, and design goals for sustainability are being developed, including:
Energy Goals – This project aims to be a high-performance building, which reduces operational energy
use (and GHG emissions) beyond local code requirements. The facility is evaluating strategic electrification,
so it can in the future potentially run off 100% clean renewable energy, as well as is exploring the viability of
the production of a portion of this renewable energy onsite through solar PV, geothermal technologies, and
battery storage opportunities.
Holistic Sustainability – Beyond high-performance for energy, the building also is exploring holistic
sustainability criteria, including low-impact development (LID) strategies for land management (reduced
stormwater, heat island reduction, etc.), reduction of potable water through efficient fixtures, and
environmentally-friendly materials specifications/procurement.
Other Goals – This project is also evaluating additional measures, which link to sustainability targets,
including long-term climate change adaptability and the use of evidence-based design approaches to
promote mental and physical wellbeing for staff and visitors. These include but are not limited to – outdoor
May 14, 2021
South Burlington Development Review Board
Page 4 of 9
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
places of respite, designing for physical activity, access to daylight and views, and strategies to optimize
indoor air quality.
LANDSCAPING
BETA recognizes the importance of landscape character both ecologically and as a contributing factor to
their corporate mission. The landscape plan will promote the retention of existing trees and use
recommended species in accordance with City of South Burlington guidelines.
The BETA entry drive from Williston Road is intended as a tree lined drive framing views to the building
entry. The trees will be a mix of species and will reinforce the vehicular circulation lanes while providing
shade for the entry drive.
The entry plaza is intended to serve as a multi-function space that allows BETA staff to gather and
exchange ideas as well as a safe, human scale pedestrian zone to enter the facility. Best practice
sustainable materials and storm water solutions will be employed throughout the project.
The event lawn is envisioned as a flexible space for employees or guests to relax or hold large events. The
perimeter is lined with shade trees in the classic Vermont style to create an ‘outdoor room’, delineate the
pedestrian walkways and to provide shade. The landscape details will be further refined in subsequent
stages to fully incorporate BETA’s mission and philosophy.
The parking areas will be curbed and landscaped with the appropriate trees and shrubs. Shade
requirements will be met and at least 10% of interior parking areas will be landscape islands planted with
trees and shrubs, and that accommodate solar carports. The parking areas are envisioned as single bays
separated by storm water treatment practices that provide treatment and detention for stormwater runoff
from the parking areas.
Perimeter areas of the parking lots will be screened with a combination of clusters of evergreen and large
shade trees. These shade trees will be placed around the perimeter with at least one per every five parking
spaces. All trees will have a caliper of 2 ½ inches when measured 6’ above the root ball and will be salt
tolerant. All utility areas will be appropriately screened.
As the project’s costs are defined, the Landscape Budget Requirements will be met in accordance with City
of South Burlington regulations. If the required budget exceeds the needs of the project, excess funds will
be applied to the approved BTV Landscape Master Plan.
PARKING
Based on the ITE Land Use Code 701 for office space and code 140 for manufacturing space, the
suggested parking supply is 209 spaces per phase for a total of 418 parking spaces. The engineer will
continue to work with BETA to refine this number once more information becomes available to determine
actual employee counts and shift times. BETA has inspired a culture of sustainability within the organization
and encourages bicycle commuting, walking, transit use and telecommuting. Along with the refinement of
the employee counts, implementing a demand management program will be integral in determining final
parking space counts.
While the goal of provision 14.06 B(2) of the Land Development Regulations (LDRs) is to locate parking to
the rear or sides of buildings, this provision does provide relief under 14.06 B(2) b(vii) where “it is clear that
the circulation and layout of the lot cannot reasonably be designed in a manner to avoid conflicts” and is
“only available when the uses of the lot(s) are limited to” light manufacturing and manufacturing.
May 14, 2021
South Burlington Development Review Board
Page 5 of 9
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
With the manufacturing plant requiring access to the airfield for product distribution and testing, as well as
the FAA mandated security requirements, the proposed project is unable to locate parking to the rear
(airside) of the building. The project does propose providing some amount of parking to the side
(southeast), though given the amount of ledge in the area, it is unclear what the final parking count will be in
this area. Given these constraints, the project proposes to locate the majority of the parking to the front of
the building’s lot. To meet the intent of the rule, the parking will be set back at a distance greater than the
standard 30’ setback required by the Uses and Dimensions Standards for the IC district. Additionally, the
parking area will be partially shielded with landscape architecture features to reduce any potential visual
impact from Williston Road.
In addition to accommodating vehicular parking needs, the site must also accommodate bicycle parking
needs. Based on the proposed project size, 24 short-term spaces, 12 long-term spaces, 5 lockers, showers
and changing facilities will be provided to accommodate cyclists needs. Consistent with BETA’s desire to
inspire a culture of health, well-being and protecting the environment, BETA anticipates making additional
provisions for outdoor bike lockers, a fleet of electric bikes, and an internal bike repair and storage area.
VEHICLE ACCESS
The overall strategy for managing ingress and egress traffic from the proposed project is to separate
shipping and receiving (truck) vehicles from employee and guest (cars) vehicles. Truck traffic would enter
from Williston Road at Aviation Avenue and continue on to Eagle Drive and then the future Eagle Drive
Extension. Car traffic would enter from Williston Road at an improved curb cut that currently serves 3062
Williston Road.
For the employee access to the site, the project proposes to consolidate the three existing curb cuts along
Williston Road Between Valley Road and Pete’s RV into a single access point to service the proposed and
the existing use. Large trucks will be restricted from using this access. This employee lot will be designed
using a fire truck as a design vehicle. Truck access to the site will be from Williston Road, via Aviation Ave
via Eagle Drive via a new proposed access road intended for large truck use (WB-67). A pedestrian
sidewalk will be installed along this proposed access and along Eagle Drive to connect the site to the
existing sidewalk network at Aviation Avenue.
The applicant has begun conversations with the City’s Director of Public Works and is currently undertaking
a traffic impact study to determine the roadway improvements required along Williston Road to make a
consolidated access possible, including but not limited to left turn lane warrants, signal warrants and site
distance evaluation. Any suggested improvements will go through the Vermont Agency of Transportation
(VTrans) review through the Section 1111 permitting process. Depending on these requirements and the
time frame to explore these, the applicant may consider using only Aviation Avenue for access in the
interim. A traffic impact study for this intersection has been completed and it indicates no significant
improvements would be required for this use.
Though intended to remain a private road that will not require City-funded maintenance, all proposed
access roads will be designed to meet the minimum City of South Burlington public road standards,
including 11’ drive lanes, 4’ shoulders, and a 5’ sidewalk with green belt.
MULTI-MODAL
Pedestrians will use a new sidewalk to be installed along the proposed access road and along Eagle Drive
to connect the site to the existing sidewalk network at Aviation Avenue. In addition, a sidewalk will be
May 14, 2021
South Burlington Development Review Board
Page 6 of 9
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
proposed along the frontage of the property along Williston Road. Within the parking lot, dedicated
pedestrian ways will be provided to guide pedestrians to the front of the building safely.
Bicycles can use the 4’ shoulders along the access drives. As described above, there will be ample
parking and support areas for bicycles. BETA plans to implement a fleet of electric bicycles and carts to
give employees the ability to transit between the current R&D facility at 1150 Airport Drive and the new
manufacturing facility through the interconnected pathways to be developed in coordination with BTV.
Transit use will be encouraged and supported by BETA as part of a comprehensive demand management
plan that will integrate with the regional transportation plan whether by adding a bus shelter or providing
pass stipends. Coordination will be required with various local and state stakeholders throughout this
process.
TRAFFIC
A preliminary traffic impact study (TIS) was completed by VHB indicating a LOS C at Aviation Ave with a
proposed manufacturing facility within the retired quarry. Using ITE land use code (LUC) 110, General Light
Industrial, this study indicated 104 PM peak our trips for a 400,000 SF facility with 200 employees. A
subsequent TIS will take place to further refine these trip ends once anticipated employee counts and
required truck traffic are better defined through the design and programming process.
UTILITIES
The applicant has and continues to coordinate with the various utilities, including Vermont Gas Systems
(VGS), South Burlington Water Department, South Burlington Public Works, Green Mountain Power (GMP)
and various communication providers. Water and Gas have existing mains that run down Valley Road
capable of servicing the proposed building. Power and communication would likely need to replace their
conductors to serve the building but foresee ample capacity in their nearby substations to serve this use.
Due to the lower elevation of the building at approximate FF of 320, a pump station will be required to
deliver wastewater flow to a Williston Road Manhole likely within an existing 30’ utility easement between
3060 and 3062 Williston Road.
STORMWATER
The project will meet City and State stormwater treatment objectives by infiltrating and recharging
groundwater with stormwater runoff. Due to the size of the site, this project will likely be subject to the
State’s full stormwater treatment standards. The applicant understands that while the State will allow for
partial treatment of area being redeveloped and that the City will require complete treatment of all
impervious surface, new or redeveloped. The site will be designed to incorporate these goals. The project
will consider multiple low impact development strategies such as porous pavement, infiltration basins, bio-
retention, gravel wetlands, grey water re-use, vegetation, and underground storage.
Soils in the area are mapped as Adams and Windsor Loamy Sands, Hydrologic soil group A and “Blown out
Land” with no hydrologic soil group indicated. This indicates potentially well-draining soils in the area.
However, an initial Geotech analysis indicated that the soils within the quarry were not suitable for
infiltration and to close to bedrock. Further geotechnical analysis will take place in other areas around the
site to confirm infiltration suitability for this site that will consider soil percolation rates, depth to groundwater
and depth to bedrock.
May 14, 2021
South Burlington Development Review Board
Page 7 of 9
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
SNOW STORAGE
Snow from the parking lot, will be stored in the stormwater treatment facilities in the landscape islands
between the parking bays. Snow from the Apron will be plowed to a dedicated grassed area of the edge of
the Apron.
NATURAL RESOURCES
Class II wetlands exist along the proposed Eagle Drive Extension. The applicant intends to avoid impacts to
this wetland and the wetland buffer with the proposed access road. However, minor impacts may result as
part of stormwater and utility work. These wetlands were last delineated in 2011 and are currently being re-
delineated. Detailed plans and any potential impacts will be included as part of the preliminary and final plat
applications.
The area is listed as being within a 1-mile radius from an endangered species of bats. The applicant will
work with Vermont Department of Fish & Wildlife to understand specific requirements resulting from this
through the Act 250 process.
WASTE MANAGEMENT
The overall waste management strategy is to reduce non-reusable shipping and receiving material (pallets,
crates, consumables, etc.) through partnership with BETA vendors. For those items that do require
collection and hauling, a waste management area is proposed for the northwest corner of the building
accessed from the Eagle Drive Extension.
AIRSIDE IMPROVEMENTS
Roll off of ALIA from the final assembly line (FAL) will be on the airside of the building and require direct
access to an apron (storage) and taxiways (delivery).
To support the FAL needs, on the northeast facing side of the building there will be large hangar doors to
provide access to proposed paved apron, which will then provide access to the existing paved Taxiway ‘G’
by extending that Taxiway. The grades on the apron and taxiway will be limited to 0.5% to 1.5% to facilitate
aircraft movement.
AIRPORT REQUIREMENTS
A preliminary analysis has been completed by BTV’s airport planning consultant confirming that the
proposed building at 59’ in height with finish floor elevation of 320, will not impact the runway approach
surfaces.
There is a desire for the project to leverage the large roof and parking areas for solar collection. Because of
the proximity to the airport, the project will be undergoing a glint and glare analysis to ensure there are no
visual impacts to pilots, airfield equipment and the air traffic control tower. Once these preliminary analyses
are complete, the analysis will be submitted to FAA for review and approval.
May 14, 2021
South Burlington Development Review Board
Page 8 of 9
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
PHASING
The project is proposed to be constructed in a continuous phase, though multiple Temporary Certificates of
Occupancy (TCOs) are anticipated to accommodate the manufacturing needs. The first TCO will be the
portion of the proposed building to the North as indicated on the site plan. Approximate dimensions include
a 450’ x 230’x 55’ tall manufacturing space with 30,000 sf of office space attached.
The building is intended to be constructed in a continuous two-part phase.
Phase 1
Fabrication: +/- 102,500 sf
Support: +/- 30,000 sf
Phase 2
Fabrication: +/- 102,500 sf
Support: +/- 30,000 sf
TOTAL +/- 265,000 sf
While this area is occupied and operational, the applicant proposes to continue construction for the
remaining area. This includes a second portion of the proposed building with approximate dimensions of
450’ x 230’x 55’ tall manufacturing space with 30,000 sf of office space attached as shown in Exhibit 03 –
Site Plan. Final phasing of site access and parking is still under consideration.
APPLICATION TEAM
This application is a collaborative effort with many partners who stand ready to answer questions. The City
of Burlington/ Burlington International Airport is the landowner, with BETA Technologies as the principal
developer and lessee. Stantec Consulting, with Scott and Partners and Studio III Architecture are
collaborating to support the architectural development of the proposal. Stantec Consulting is also providing
site and building engineering services. VHB was selected as the Land Planner and PC Construction is
providing construction management support as the contractor.
SUPPORTING DOCUMENTS
The following exhibits and supporting documents have been included in this sketch plan application.
1) Application for Subdivision Sketch Plan Review
2) Location Plan, dated 5/7/21
3) Existing Subdivision Plat – AIR-Industrial (AIR-I)
4) Existing Subdivision Plat – Mixed Industrial-Commercial (IC)
5) Existing Conditions Plan (C-100), dated 5/7/21
6) Proposed Site Plan, dated May 2021
7) City of Burlington, BTV Parcel 2000-0000 Impervious Area Calculations, dated 5/11/21
8) City of Burlington, BTV Williston Road Properties Impervious Area Calculations, dated 5/11/21
9) BTV Landowners Adjoining Airport Property, dated 5/6/21
May 14, 2021
South Burlington Development Review Board
Page 9 of 9
Reference: BETA Technologies - BTV Manufacturing Plant Sketch Plan Application Narrative
Thank you for consideration of this proposal. While this is only a sketch plan application, we have worked
hard to bring you as many details as possible so that you may understand our thoughtful and holistic land
use approach, our commitment to sustainability and hopefully to share in our anticipation of an excellent
project that will benefit South Burlington now and into the future.
Regards,
Stantec Consulting Services Inc.
Christopher Gendron, PE
Project Manager, Civil Engineer
Phone: 802 497 6402
Supplemental Graphics
and Exhibits
ISSUED FORPERMITMAY 2021MIXED INDUSTRIAL -COMMERCIALZONING DISTRICTAIRPORTZONINGDISTRICTPROJECT LOCATIONAIRPORT INDUSTRIALZONING DISTRICTMIXED INDUSTRIAL ANDCOMMERCIAL DISTRICTRESIDENTIAL 4DISTRICTBTV MANUFACTURING PLANTV:\1794\active\179450350\transportation\drawing\exhibits\Locationplan-BETA B3.dwg, G Relocation, 5/14/2021 12:11:30 PM
BTV Manufacturing Plant | Master Plan Concept Plan | May 2021Engineers Scientists Planners DesignersBTV Manufacturing Plant | Project Area28.5Acres9.0Acres11.5Acres
BTV Manufacturing Plant | Master Plan Concept Plan | May 2021Engineers Scientists Planners DesignersBTV Manufacturing Plant | Zoning DistrictsAirport IndustrialZone(AIR-I)MixedIndustrialComm.Zone(IC)
BTV Manufacturing Plant | Master Plan Concept Plan | May 2021Engineers Scientists Planners DesignersBTV Manufacturing Plant | Project Limits
BTV Manufacturing Plant | Master Plan Concept Plan | May 2021Engineers Scientists Planners DesignersBTV Manufacturing Plant | Aerial Images
16.(7&+3/$183'$7( *'0 &* 6.(7&+3/$1 *'0 &* 9 ? ?DFWLYH? ?WUDQVSRUWDWLRQ?GUDZLQJ?VKHHWBILOHV?&$GZJ& 30
BTV Manufacturing Plant | Master Plan Concept Plan | May 2021Engineers Scientists Planners DesignersPROPOSED LIMITS OF WORKEXISTING COMMERCIAL BUILDING TO REMAINPROPOSED BUILDINGNEW PARKING LOTPROPOSED ACCESS ROADPROPOSED APRON AND TAXIWAY
BTV Manufacturing Plant | Master Plan Concept Plan | June 2021Engineers Scientists Planners Designers