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HomeMy WebLinkAboutAgenda 05_SP-22-056_154 daVinci Dr_BETA Parking#SP-22-056 1 1 of 11 CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SP-22-056_154 daVinci Dr_BETA Parking_SC_2022-02- 22.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: November 30, 2022 Plans received: October 31, 2022 & February 22, 2023 154 da Vinci Drive - BETA Air, LLC Site Plan Application #SP-22-056 Meeting date: March 21, 2023 Owner City of Burlington/Burlington International Airport 1200 Airport Drive #1 South Burlington, VT 05403 Applicant BETA Technologies, Inc. 1150 Airport Drive South Burlington, VT 05403 Property Information Tax ID 2000-00000 Mixed Industrial & Commercial Zoning District Engineer Stantec 193 Tilley Drive Suite 101 South Burlington, VT 05403 Location Map #SP-22-056 2 2 of 11 PROJECT DESCRIPTION Site plan application #SP-22-056 of Beta Technologies, Inc., to amend a previously approved plan for a 344,000 sf manufacturing and office building. The amendment consists of adding 261 parking spaces, 154 daVinci Drive. PERMIT HISTORY The previously approved plan for this project included #MP-21-02, a Master Plan approval for the development of the Beta Air, LLC, complex which was proposed to be developed in four phases. At the time of the approval of Master Plan #MP-21-02, the applicant was unable to secure approval for its proposed parking lot because the parking lot was proposed to be in front of the associated manufacturing and office facility, and City regulations require parking to be located to the rear or side of uses on the property. Beta then appealed the Board’s decision to Environmental Court. The City changed its rules and the Court issued a Stipulated Motion for Stay of Appeal and Order, which stipulated that Beta “will apply to amend the master plan as soon as practicable and before it submits any further application(s) for approval of any other aspect or part of the Project under the LDRs.” The applicant has submitted amended master plan application #MP-21-02 which review was concluded by the Board at the March 7, 2023 hearing. The present site plan application seeks to amend the previously approved plan for a 344,000 sf manufacturing and office building, which was approved as part of the first phase of development at this site, by adding 261 parking spaces. The applicant applied in Preliminary & Final Plat application #SD-21-28 for the maximum amount of parking that they were able to have under those regulations, and was approved for a parking area measuring no more than 195 feet in width and containing 55 spaces. As such, approval of the present site plan application will bring the total number of parking spaces at the site to 316. CONTEXT As noted above, after the approval of Preliminary & Final Plat application #SD-21-28, the South Burlington Planning Commission and South Burlington City Council approved the adoption of Article 14.06(A)(2)(b)(viii) in the Land Development Regulations. This regulation provides an exemption to the limits on the placement of parking areas when that parking area is constructed to serve a building, or a portion thereof, that is contained within the Security Identification Display Area (SIDA) of a publicly owned and operated airport. A portion of the approved 344,000 sf manufacturing and office building that is the principal structure on this site is located within the SIDA. The applicant is requesting the approval of this site plan amendment to allow for expansion and relocation of the proposed parking area as pursuant to the exemption outlined above. This project is subject to Site Plan Review Standards and is located in the Mixed Industrial & Commercial Zoning District, as well as the Transit Overlay District and the Traffic Overlay District - Zone 3. COMMENTS Due to time constraints at previous Development Review Board meetings, this item was continued without being discussed on both 2/22/2023 and 3/7/2023. The applicant submitted supplemental materials on 2/22/2023 in response to the staff report prepared for that hearing date. Staff has incorporated those supplemental materials herein and has updated the numbered comments in this staff report accordingly. Where comments have been addressed by the revised materials, numbered comments have been removed. #SP-22-056 3 3 of 11 Development Review Planner I Marty Gillies and Development Review Planner Marla Keene, hereafter referred to as ‘Staff’, have reviewed the plans submitted on 10/31/2022 and supplemental materials submitted on 2/22/2023 and offer the following comments. Original staff comments were written in advance of the 2/22/2023 DRB meeting but have been updated as of 3/13/2023 to reflect the provided supplemental materials. Numbered items for Board review are in red. A) ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Mixed IC Required Existing Proposed Min. Lot Size 40,000 sq. ft. 11.52 acres (as per MP-21-02) No change Max. Building Coverage 40% 3.4% No change Max. Overall Coverage 70% 27.2% 49.7% Max. Front Setback Coverage 30% 13% No change Min. Front Setback 30 ft. 47’-2” No change Min. Side Setback 10 ft. 24 ft. No change Min. Rear Setback 30 ft. 874 ft. No change Building Height n/a n/a n/a Traffic Overlay District The subject property is located in Zone 3 of the Traffic Overlay District, which allows for 45 trips per 40,000 square feet. As an 11.52-acre parcel, the subject property is allowed to generate a maximum of 564 peak hour vehicle trip ends. The applicant was approved to generate 175 trips as part of #SD-21-28, and at that time, the Board found the project to meet the requirements of the traffic overlay district. No additional trips are proposed as part of this application. As such, Staff considers this criterion met. B) SITE PLAN REVIEW STANDARDS 14.06 General Review Standards A. 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 proposed parking area is in front of the proposed 344,000 sf manufacturing and office building and includes 261 additional parking spaces beyond the 55 approved previously, for a total of 316 parking spaces. Staff considers this number of parking spaces will be at least adequate to meet the demand for vehicle parking at this facility. The parking includes a network of concrete sidewalks that connect the various parts of the parking area with the two primary entrances to the approved principal structure. No parking space is further than 45 feet from one of these sidewalks, and a majority of the parking spaces are directly adjacent to one of the sidewalks in this network. The parking area will be appropriately lit and well-landscaped, and Staff considers that the proposed sidewalk system provides for safe pedestrian movement and desirable transitions. Staff considers this criterion met. #SP-22-056 4 4 of 11 (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. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. (viii) The building, or a portion thereof, being served by the parking area is contained within the Security Identification Display Area of a publicly-owned and operated airport. The proposed 344,000 sf manufacturing and office building, which the proposed parking area is designed to serve, makes up a portion of the barrier to the SIDA of Burlington International Airport. Staff considers that this criterion applies and is met, giving the Board the authority to grant approval to the proposed parking area layout. (c) Parking area width. Surface parking areas and affiliated drive aisles located to the side of buildings shall not exceed the width of building(s), Civic Spaces, and Site Amenities along any street frontage. This may be calculated separately or cumulatively for corner lots. Parking approved pursuant to 14.07(B)(2)(b) shall be exempt from this subsection. The proposed parking area is subject to 14.07B(2)(b)(viii) therefore this criterion is not applicable. B. 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. No buildings are proposed as part of this application. Staff considers this criterion to be not applicable. C. Site Amenity Requirement This non-residential expansion adds fewer than 5,000 square feet to the building area. As such, this criterion is not applicable. 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: B. Site Design Features. All proposed development shall comply with standards for the placement of buildings, parking and loading areas, landscaping and screening, open space, stormwater, lighting, and other applicable standards related to site design pursuant to these Land Development Regulations. These standards are contained in Article 13 and are discussed below. C. Access and Circulation. All proposed development shall comply with site access and circulation standards of Section 15.A.14. Much of 15.A.14 pertains to the construction of streets, which are not applicable to this application. The applicable sections of 15.A.14 follow. #SP-22-056 5 5 of 11 15.A.14(E) Access and Circulation. The applicant must demonstrate that the street network is arranged to meet applicable access management, traffic, and pedestrian circulation standards under these Regulations, including criteria for site plans under Article 14, Transect Zone Subdivisions under Article 9, or a type of Planned Unit Development under Article 15.C; and, for state highways, VTrans Access Management Program Guidelines in effect at the time of application. Unless otherwise specified under these regulations, the street network, including the location and arrangement of streets, must be designed to: (6) Design intersections and other access points to City specifications to include curb radii necessary to accommodate anticipated vehicle types and speeds while also minimizing pedestrian crossing distances. (7) Provide for safe access to abutting properties for motorists, cyclists, and pedestrians, including safe sight distances, access separation distances, and accommodations for high-accident locations. Staff considers criteria (6) and (7) to be met for the portions of the site proposed to be modified. (8) Align access points with existing intersections or curb cuts and consolidate existing access points or curb cuts within the subdivision, to the extent physically and functionally feasible. There are three existing curb cuts on Williston Road that provide access to this property. The applicant has an existing approval to close the curb cut furthest to the east and construct a sidewalk in its place. No changes to this plan are proposed as part of this application. (9) Minimize vehicular access points (curb cuts) to abutting properties and building lots along pedestrian-oriented street frontage; and provide, where physically feasible, shared vehicular access to frontage and other abutting building lots via rear alleys, side streets, service lanes, shared driveways, or rear cross connections between adjoining parcels. The applicant has an existing approval to eliminate one curb cut on Williston Road and provide internal circulation via daVinci Drive. In this application, the applicant is proposing to construct 77 parking spaces along daVinci Drive as part of the overall parking design. DaVinci Drive is proposed to continue to the north, providing access to the loading dock for the manufacturing facility and the GA hangar. Staff considers this criterion met. G. 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. See 13.02F below for discussion of access. H. 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.A.18, Infrastructure, Utilities, and Services, shall also be met. #SP-22-056 6 6 of 11 The South Burlington Director of Public Works reviewed the plans on 12/1/2022 and offered comments to the applicant. The applicant addressed these comments to the satisfaction of the Director of Public Works on 2/21/2023. The South Burlington Water Department Director reviewed the plans on 11/19/2022 and offered comments to the applicant. The applicant addressed these comments to the satisfaction of the Water Department Director on 11/21/2022. I. 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. There are no dumpsters or other waste receptacles proposed as part of this application. As such, this criterion does not apply. C) SUPPLEMENTAL REGULATIONS 13.02 Off Street Parking and Loading F. Access management Requirements. It is the intent of the City to minimize traffic and pedestrian conflicts caused by vehicular driveways on public roadways by reducing the number of required driveways and by minimizing the number of vehicles utilizing such driveways off public roadways. All applicants must make an effort to reduce these impacts. All commercial lots (retail, restaurant, office, service uses, excluding residential, agricultural and industrial uses) located adjacent to other commercial lots must provide a driveway connection to any adjacent commercial lot. If the adjacent property owner does not want to provide for that connection, the applicant must provide an easement to do so in the future when circumstances may change. This driveway connection or easement should be located where vehicular and pedestrian circulation is most feasible. The approved Master Plan includes the consolidation of four existing commercial lots into one, and the elimination of one of the two curb cuts that served these lots. The approved Master Plan provides inter-lot circulation between the consolidated commercial lot and the Beta general aviation hangar via da Vinci Drive. The proposed site plan also includes a modified one- way connection between da Vinci Drive and the existing northern terminus of Valley Drive. However, the requirements spelled out in this regulation call for a ‘driveway connection to any adjacent commercial lot’, which includes the lot to the east (currently in use as Pete’s RVs), to which no driveway connection is currently proposed. 1. While Staff considers the applicant to have met the intent of this regulation with regard to site access management, the proposed site plan does not meet the stated requirements of this regulation as it pertains to cross-lot connection. A similar criterion was discussed in relation to concurrent master plan application MP-21-02A. In response to that criterion, the applicant noted there is significant grading between the proposed path and the adjacent parcel. However, Staff considers this grading does not extend to the property line and continues to recommend the Board consider whether to require the applicant to provide a driveway connection or an easement to make this connection in the future to the adjacent commercial parcel to the east (currently in use as Pete’s RVs). The applicant’s argument that they do not control the involved lands is moot, as the airport is the owner of the lands in question, who is a party to this application. #SP-22-056 7 7 of 11 G. Design requirements for Parking Spaces, Parking Aisles, Lighting and Landscaping (1) Design requirements for off-street parking and loading are provided in Table 13-2 and Figure 13-1, Section 13.04, Landscaping, Screening, and Street Trees, and Section 13.07, Exterior Lighting. All paved parking spaces shall be striped or otherwise physically delimited. (2) The location of parking areas and loading docks shall prevent conflicts with entering and existing traffic onto a public street and prevent conflicts between vehicles and pedestrians. The distance between access points and parking areas shall be adequate to minimize blockage and prevent back-ups onto the public street. Staff considers criteria (1) and (2) to be met. (3) Provision shall be made for access by police, fire and emergency vehicles. The South Burlington Fire Marshal reviewed the plans on 11/17/2022 and offers the following comments: 1. As FMO reviewed the site plan we are not seeing the hydrant that is required as part of the Beta Production phase 1. It was supposed to be at the NNE corner of the Beta/Continental hangar interface listed as icon B-2 on sheet #2. This hydrant is critical for the fire protection plan for the new production facility (there will be another included in Production bldg. #2). 2. The drive through sections and throats of the parking plan has to allow a 1990 WB-40 non articulating truck to circulate through without hitting non mountable curbs, tree branches, or vehicles with bike racks mounted on the trailer hitches. These are everyday challenges in tight parking areas for FD Access. 3. If there are going to be EV chargers they will need to be coordinated with our office for shutoff locations in case of Li fires incidents so the charging station can be de-energized. 2. Staff recommends the Board require the applicant to comply with the comments of the Fire Marshal as a condition of approval. (4) Pedestrian safety. Insofar as practicable, pedestrian and bicycle circulation shall be separated from motor vehicle circulation. Safe and convenient pedestrian circulation, including appropriate sidewalks, shall be provided on the site and its approaches. The pedestrian circulation on site shall be designed to minimize adverse effects of vehicular traffic on sidewalks and recreation paths. As discussed in 14.06.A(1), the parking includes a network of concrete sidewalks. As such, Staff considers this criterion met. (5) Bicycle parking or storage facility. See Section 13.03. (6) Stormwater management strategies that facilitate infiltration including but not limited to recessed planting islands, bioretention facilities, and pervious parking spaces are encouraged in the design of any off-street parking or loading area. Stormwater management is discussed under 13.05 below. 13.04 Landscaping, Screening & Street Trees B. Except for parking spaces accessory to a one-family or two-family dwelling, all off-street #SP-22-056 8 8 of 11 parking areas subject to review by the Development Review Board, shall be curbed and landscaped with appropriate trees, shrubs, and other plants including ground covers, as approved by the Development Review Board. Sections of recessed curb are permitted if their purpose is to allow stormwater runoff from the adjacent parking area to reach stormwater collection, treatment and management infrastructure. The Development Review Board shall consider the adequacy of the proposed landscaping to assure the establishment of a safe, convenient, and attractive parking area and the privacy and comfort of abutting properties. (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. Staff considers this criterion met. (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 (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. This parking area contains more than 28 contiguous parking spaces, and as such, this criterion applies. Roughly 27% of the interior of the proposed parking area is landscaped islands, which are proposed to be planted with trees, shrubs, and rain gardens. Staff considers this criterion met. (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 13.04(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. All proposed landscape islands are larger than the minimum requirements. 3. Staff recommends the Board require the applicant to specify whether the proposed landscape islands are curbed prior to closing the hearing. If the landscape islands are not fully curbed, Staff recommends the Board require the applicant to clarify where curbing is and is not proposed, and modify the plans accordingly as a condition of approval. (4) Landscaping Requirements The landscaping plan approved as part of SD-21-28 included plantings and a design that support the parking lot proposed as part of this application. That landscaping plan and associated landscaping budget, approved as part of SD-21-28, are not proposed to change as part of this application. The South Burlington City Arborist reviewed the plans on 11/22/2022 and offers the following comments: 1. Specs for the installation of Silva Cells should be included in the plans if they’re going to be used. 2. Soil replacement or amendment to a depth of 1.5-2 ft in islands trees are to be planted in should be specified to provide adequate rooting area for the trees. 4. On 2/22, the applicant provided a Silva Cell detail. Staff recommends the Board require this to be incorporated into the plans. The second comment has not yet been addressed. Staff recommends #SP-22-056 9 9 of 11 the Board require the applicant to comply with the second comment of the City Arborist as a condition of approval. i(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. Staff considers this criterion to be met. (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. The applicant is proposing a total of 316 parking spaces, requiring 64 shade trees. 109 shade trees are proposed. Staff considers this criterion to be met. (c) Trees shall have a caliper equal to or greater than two and one-half (2 ½) inches when measured on the tree stem, six (6) inches above the root ball. The applicant has proposed trees with a minimum caliper size of three inches. Staff considers this criterion met. (d) Where more than ten (10) trees are installed, a mix of species is encouraged; the species should be grouped or located in a manner that reinforces the design and layout of the parking lot and the site. 360 trees are proposed. The applicant has proposed fourteen different species of tree; Staff considers this criterion met. (7) Snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface waters. The applicant has included the proposed snow storage areas on Sheet C-012B and has indicated that the proposed areas will not impact the proposed or permitted stormwater infrastructure and/or landscaping. 5. Staff recommends the Board require the applicant to demonstrate that the proposed snow storage areas will be adequate to service the entirety of the parking lot and sidewalk network without impacting landscaping features. C. Screening or buffering. The Development Review Board will require landscaping, fencing, land shaping and/or screening along property boundaries (lot lines) whenever it determines that a) two adjacent sites are dissimilar and should be screened or buffered from each other, or b) a property’s appearance should be improved, which property is covered excessively with pavement or structures or is otherwise insufficiently landscaped, or c) a commercial, industrial, and multi-family use abuts a residential district or institutional use, or (d) a parking or loading area is adjacent to or visible from a public street. The proposed parking area will be visible from Williston Road, a public street. As such, this regulation requires landscaping, fencing, and/or screening along that that front property line. The applicant is proposing to install six deciduous trees along the front property line, in front of the proposed parking area. The applicant is also proposing to install thirteen arborvitaes along the south end of the parking area, and eighteen more deciduous trees in between the south end of the parking area and the front property line. In addition, there are eleven existing trees along the front property line that are proposed to be retained. #SP-22-056 10 10 of 11 6. Given the existing and proposed landscaping features between the road, Staff recommends the Board review the landscaping plan (Sheet L-201), the relevant supplemental materials, and the language of this criterion, and determine whether this criterion is met. D. Front Yards of Non-Residential and Multi-Family Uses. In the case of non-residential and multi- family uses, the required front yard and/or the frontage along designated arterial and collector streets (see Article 3, Section 3.06 for this list) shall be suitably landscaped and maintained in good appearance. Landscape elements that reduce stormwater runoff and promote stormwater infiltration are encouraged. The Development Review Board shall require the applicant to meet the provisions of sections 13.04(F) and (G). The applicant has previously received approval to develop a front lawn on the eastern side of the frontage along Williston Road, which will include sculptural raised planting discs. The western side of the frontage will include fourteen trees. No changes to the front lawn are proposed as part of this application, but Staff notes that the proposed addition of 261 parking spaces only increases the importance of compliance with this criterion. Staff considers this criterion met. 13.03 Bicycle Parking and Storage The applicant met bicycle parking standards as part of preliminary and final plat approval #SD-21-28. No additional bicycle parking is required for this proposal. 13.05 Stormwater Management Stormwater standards apply when one-half acre or more of impervious surface exists or is proposed to exist, and where 5,000 sf of impervious is created or reconstructed. The City Stormwater Section reviewed the proposed plans on 11/23/2022 and offered comments to the applicant. The applicant addressed these comments to the satisfaction of the City Stormwater Section on 2/22/2023. 13.07 Exterior Lighting Lighting requirements are summarized as follows. (1) Fixtures must be downcast and shielded (2) Illumination must be evenly distributed (3) Fixtures must be placed to minimize lighting from becoming a nuisance (4) Poles shall be rustproof metal, cast iron, fiberglass, finished wood or similar structural material, with a decorative surface or finish (5) Poles & building mounted fixtures may be no higher than 30-ft (6) Poles must be located in safe locations Specific requirements for maximum illumination levels are included in Appendix A and are limited to 3 foot-candles average at ground level. The applicant has indicated that the proposed project will utilize pole-mounted fixtures no taller than 25 feet high for the parking areas. All proposed exterior lighting will be LED fixtures with full cutoff, dark-sky compliant, and designed to not interfere with airport lighting. As such, Staff considers this criterion met. RECOMMENDATION Staff recommends that the applicant work with Staff and the Development Review Board to address the issues identified herein. #SP-22-056 11 11 of 11 Respectfully submitted, Marty Gillies, Development Review Planner I MIXED INDUSTRIAL -COMMERCIALZONING DISTRICTAIRPORTZONINGDISTRICTAIRPORT INDUSTRIALZONING DISTRICTMIXED INDUSTRIAL ANDCOMMERCIAL DISTRICTRESIDENTIAL 4DISTRICTTRANSITOVERLAYDISTRICTTOWN OF WILLISTONLEVEL 2MEZZANINEPROJECTLOCATION LOCATION PLAN(PARKING LOT)C-002BAs indicatedV:\1794\active\179450350\transportation\drawing\sheet_files_permit-Parking_Returns\179450350_c-002_location_pln.dwg10/28/2022 12:19 PM By: Gouger, David© 2018 StantecProject No.ScaleNotesIssued/Revision6A54321BCDEConsultantPermit/SealYYYY.MM.DD218421340Stantec Consulting Services Inc.193 Tilley Dr., Suite 101South Burlington VT 05403 U.S.A.802.864.0223www.stantec.comTel.PERMIT SET10-28-2022ISSUED FOR PARKING APPLICATION2022.10.28 LEVEL 2 MEZZANINE pppppppppppp WVWVWVSOSWWV 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FD FD FDFDFDFDFDFDFDFDFDSD SD SDSD SDSDSDSDSDSDFDSDS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S S S S S S S S SSSSDDDD DDDDDDDDD DD D DDDDDDDDDDSDSD SDSDSD SD SDSDSDSDSDSDSDSDSDSDS D S D SD SDSDSD SD SDSD SD370'370'365'365'365'365'360'360'360'360'360'360' 35 7 '355'355'355'355'355'355'355'355' 350' 350'350'350'350'350' 35 0 ' 345' 345 ' 345' 345' 345'345'345' 345' 34 5 ' 34 5 ' 34 0 ' 340' 34 0 '340'340'340'340'340'3 4 0 '340 ' 3 40 '340'336'335'335'335'335'335'335'335'335' 3 3 5 '335'335'33 5 ' 33 5 '33 5 '335'335'335'335'335'335'330' 330'330'330 '330'330' 33 0 '330'33 0 '330'330'330' 325'325'325'325'325'325'32 5 '325'32 5 '325'325'325'325'325'325'320' 320' 32 0 ' 32 0 '320'320'320'320'320'315'315'315'315'315'310'310'305'305'300'SD XXXXXXAE&TXXAT SD SD SD SD SD SDSDSDSDXXXX XSDBBWVWVGVGVBBBBBBBBBBBGVGVBBGVGVGVWVGVGVGVWVSGVGVGVOSWGVSWVGVGVGVSWVWVGVGVGVWWVWVWVWVGVDDDWBBBGVOSWWVWVWVBBGVAE&TAE&TSDEW W W W W WW WWW AE&T AE&TAE&T AE&T AE&TAE&TAE&TSDAE&TAE&TAE&TAE&TATATATATAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TATGATENO PARKINGTEL PEDNO PARKINGBROWN ANIMAL HOSPITALGAT EVALLEY ROADDISK AB9664PETES RVNO PARKING12612 MAILBOXESUG AT&T SIGN4001BUS STOPCOMM HANDHOLEAIRSTEAM OF VERMONT4-WAY INT/YELLOW LIGHTS 1DROPTEST STATIONFO CABLE SIGNWOODEN GATE POST0.1'DIA METAL 3.5'TALLWOODEN GATE POST1/127 1DROPTEL PEDTEL PEDNO PARKING355 VALLEY ROAD3090SL40TEL PED 4'TALLYIELD/PERMIT PARKING ONLY3060 WILLISTON ROADBUS STOPTEL PED 4'TALL3'WIDE/1'TALL DRAINAGE OPENINGTEST STATIONTEL PEDTEL PEDNO PARKING1/74517 NOT IN USECOMMERCIAL SALES2 NO WIRESGAS SIGNNO PARKING127-11/132 1/2126-01/1321/01GATEFO CABLE SIGNGREEN MOUNTAIN FLIGHT ACADEMYONE WAY128 2DROPSGARAGE DOORGATEA-1 STARTVSE822 MAGHUBN 715488.664E 1472772.821EL 336.095VSE811 PUNCH MARK IN LEDGEN 715191.787E 1473205.666EL 359.616VSE825 MAGHUBN 714877.005E 1473559.635EL 366.785VSE824 MAGHUBN 715132.075E 1473682.708EL 350.815VSE8025/8"REBAR VSE CONTROL CAPN 715199.561E 1473526.049EL 369.971VSE803 MAGHUBN 715330.879E 1473748.038EL 344.259VSE810 MAGHUBN 715699.276E 1473095.279EL 335.414VSE821 MAGHUBN 715853.158E 1473085.485EL 317.226VSE8015/8"REBAR VSE CONTROL CAPN 715764.470E 1473950.186EL 325.664VSE823 MAGHUBN 715434.948E 1473518.909EL 337.33610'DIA BOULDER/4'AGMETAL FENCE POSTGATELARGE BOULDERSDO NOT ENTERWARNING WATER PIPELINELEDGELEDGELEDGERIP-RAPRIP-RAPLEDGEBOULDERSMETAL FENCE POSTCENTER 10' WIDEGARAGE DOORSILL 318.3CENTER 3'WIDE DOORSILL 318.3CONCRETECENTER 3'WIDE DOORSILL 318.3STEPSPAVEDPAVEDPAVEDGRAVELGRAVELGRAVELGRAVELGRAVELGRAVELCONCRETEWOODSWOODSWOODSBRUSHWOODSWOODSWOODSB-23B-22B-9B-14B-11B-13B-10B-8B-18B-5B-3B-1B-28B-27B-29B-4B-30B-7B-31B-32B-12B-6XXXXSILL 333.5XWILLISTON RDCALKINS CTSTOPGAS SIGNWILLISTON RDSHUNPIKE RDSTOP0020/0414/0258 20' W I D E C W D E A S E M E N T 100' WIDE GMP E A S E M E N T 20' WIDE EASEMENT 30' WIDE SEWER FORCE MAIN EASEMENT 30' WIDE SEWER FORCE MAIN EASEMENT 30' WIDE SEWER FORCE MAIN EASEMENT 30' WIDE SEWER FORCE MAIN EASEMENT 20' WIDE EASEMENT20' WIDE EASEMENT 10GREATLAWNCONSERVATIONMEADOWCONSERVATIONMEADOWCONSERVATIONMEADOWLAWN810142629308151413242031152612ADA2313EXISTING TRASH COMPACTORPAD TO REMAINRAIN GARDENFUTURE COMMERCIALBUILDING : 7,800 SFSCULPTURAL RAISEDPLANTING DISCSCOLLECTOR WALKSGENEROUS PLANTED MEDIANSWITH SCULPTURAL LANDFORMSARRIVAL PLAZAREC. PATHLOUNGE TERRACEINFORMAL SEATING STEPSDINING TERRACESIGNEXISTING EDGE OF PAVEMENTLANDFORMS PLANTEDWITH NO-MOW GRASSEXISTING COMMERCIALBUILDING AND PARKINGTO REMAIN FIRST PHASEVISITOR PARKINGTOTAL NEW PARKING :315 SPACES (W/ 12 ADA)EXISTING LOADING DOCKTO REMAIN FIRST PHASENEW GMTA BUS SHELTEREXISTING TREE TO REMAIN, TYP.NEW SIDEWALKADA PARKINGEXISTING PARKING AT COMMERCIALBUILDING TO REMAIN : APPROX. 58 SPACES(10) SHORT-TERM BIKE PARKING SPACES(6) SHORT-TERM BIKE PARKING SPACES(10) SHORT-TERM BIKE PARKING SPACESADA ACCESSIBLE WALKWAY WITH LANDINGS AND RAILINGSCONCRETE WALKWAY WITH C.I.P. STEPS AND RAILINGSEV PARKING AND CHARGING - 22 SPACESSCULPTURAL LANDFORMSINTEGRAL COLOR CONCRETERAIN GARDENAIRFIELD VIEWING AREAFUTURE COMMERCIALBUILDING : 18,900 SFADA PARKING - 12 SPACESBETA ASSEMBLY SHIPPING AND RECEIVINGBACK ENTRY GARDEN© 2018 StantecProject No.ScaleNotesIssued/Revision6A54321BCDEConsultantORIGINAL SHEET - ARCH E1 Permit/SealYYYY.MM.DDLANDSCAPE ARCHITECTUREWAGNERHODGSONVT802.864.0010wagnerhodgson.comNY518.567.1791430 Warren Street Hudson, NY 12534PERMIT SETZONING PERMIT SET2022.05.2610-28-2022ISSUED FOR PARKING APPLICATION2022.10.28OVERALL LANDSCAPEPLANL-000SCALE OF FEET50100 1" = 50'-0"218421340Stantec Architecture and Engineering P.C.311 Summer StreetBoston, MA 02210-1723Tel: (617) 234-3100www.stantec.com050 HH HH HH HH LEVEL 2 MEZZANINE UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGC UGCUGC UGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGC U G E U G E U G E U G E U G E U G E U G EUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGE U G E U G E U G E U G E U G E U G E U G E SM H TM H TMHTMHUGCUGCUGCUGCUGCUGCUGCUGC MH MH MH MH MH MH MH THH HH HH HH UGC UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGCUGCUGCUGCUGCUGCUGCUGCUGCMHMHTMH TM H MH MH UGEUGEUGEUGCUGCUGCUGCUGCUGE UGE MH TMH MH UGCUGCUGCUGCUGCUGCUGCUGCUGCUGEUGEUGEUGEUGEUGEUGEHH HH MH UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEFM FM FM FM FM FM FM FM FM FM FM FM FM FMSDSDSDSDSDSDSDSDSDSDSD SDSDSDSDFDFDFDFDFD FD FD FD FD FD FD FD FD FDFDFDFDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDFDFDFD FD FD FD SD SD SDSDSDSD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSD SD SD SD SD SD SDSDSDSDSDSDSDFDFD FD FDFDSD SD SDSDSDSDSDSDSD SDSD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSD SDSD SDSDSDSD SD SD SDSD SD SD SD SDSD SD SD SD SD SD SD SD SD SD SDSD SD S D S D S D S D S D S D S D S D SD SD S D S D S D S D S D S D S D SD S D FDFDFD FD FD FD FD FD FD FD FD FD FD FDFD FD FDFD FD FD FDFDFDFDFDFDFDFDFDFDFDFDFDFDSD SD SD SD SDSDSDSDSD SDSDSDSDSDSD SDSDSDSDF D FDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S S S SSSSSSSSSS S S S S S S SSSSSSSSS S DDDD DDDDDDD DD D DDDDDDDDSD SDSDSDSDSDSD SDSD SD SD SDSDSDSD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD S D S D SDSDSDSDSD SDSDSD SD SDSDSD SD370'370'365'365'360'360'355'355' 350' 345'340'34 0 '340'340'335'335'335'3 3 5 '335'335'3 3 5 ' 3 3 5 '335'335'335'335'335'335'330'330' 330' 3 3 0 '330'3 3 0 '330'330'330'325'325'32 5 '325'325 '325'32 5 '325'325'325'325'325'325'3 2 0 ' 32 0 ' 32 0 '320'320'320'320'315'XAE&TXSDSDSD SD XXXXXXX XSD SDSDBBWVWVDDDWBBBOSWWVWVWVBBAE&TAE&TSD SDSDESDAE&T AE&T AE&T AE&TAE&T AE&T AE&T AE&T AE&TAE&T 0.4'TALL0.7'TALLVENT PIPEWOODSWOODSWOODSUP UP UP UP UP TO S L A B TO S L A B EL E V = 3 4 0 ' - 0 " UP UP WW W W W SEC W W W WWW WW UP UP UP UP UP UP RD RD RD OF D OF D OF D RD OF D RD OF D A- 3 2 0 1 RDRD RD RD RD RD RD OFD OFD OF D RD OF D RD OF D 0' - 0 1 / 2 " / 1 ' - 0 " 0' - 0 1 / 2 " / 1 ' - 0 "0' - 0 5/16" / 1' - 0"0' - 0 1/4" / 1' - 0"0' - 0 1/4" / 1' - 0"0' - 0 5/16" / 1' - 0"0' - 0 5/16" / 1' - 0"0' - 0 1 / 2 " / 1 ' - 0 " 0' - 0 1 / 2 " / 1 ' - 0 " 0' - 0 1 / 2 " / 1 ' - 0 " 0' - 0 1 / 2 " / 1 ' - 0 " RD MATCHLINE SEE L200MATCHLINE SEE L201CONSERVATION MEADOWLAWN(3) AFa(4) GTb(37) DP(21) PO(1) QR(2) GTa(1) GTc(3) AFb(2) GTb(20) DL(48) RA(111) SH(92) RF(25) SS(98) RF(39) SS(48) RA(87) PV(145) DP(23) TM(119) PA(67) SH(53) PA(68) RF(75) SH(5) GTc(36) RA(7) MS(3) BN(1) GTc(1) GTc(1) CC (UNDER CANOPY)(28) RA(8) RA(25) DL(30) DP(9) TM(96) SH(127) PA(209) SH(83) DP(32) DL(107) SH(4) AFa(85) SH(59) RF(10) RF(59) PA(32) PA(44) RF(100) RF(60) SH(60) SH(26) SH+338.0+334.0339.0++337.0+342.0+TS 353.9BS+ 339.9(19) RA(4) MS(61) PA(88) RF(12) RATW+ 341.5, TYP.+TS 340.07BS+ 324.57+ TW 326.5(5) BIKE RACKSSCULPTURAL LANDFORMSBOLLARDS(5) BIKE RACKSTABLE AND CHAIRSADA PARKINGCONCRETE PAVERDINING TERRACEINFORMALSEATING STEPSCONCRETE PAVERARRIVAL PLAZA(3) BIKE RACKSBOULDER, TYP.18" CONCRETE SEATWALLSTABLE AND CHAIRSPICNIC TABLES18" CONCRETE SEATWALLSILVACELL, TYP. OF (8)BS 340.0 +CONCRETE WALK, TYP.+ TS 353.0CONCRETE PAVER TERRACERAIN GARDEN : SEEENLARGEMENT #1MATCHLINE SEE L200MATCHLINE SEE L201+342.0+341.0+339.0+338.0LAWNPLANTING BED W/STEEL EDGING, TYP.STONE DRIP EDGE W/STEEL EDGING, TYP.CONSERVATION MEADOWLAWNCONSERVATIONMIX(1) UAb(2) UAb(5) AFa(2) QB(8) JVa(3) QR(3) AFb(5) ZS(3) GTb(2) AFa(2) UAb(2) UAb(2) NS(1) NS(136) SH(12) DL(26) PF(2) AFb(3) QR(5) AFb(3) PG(5) BN(89) SH(11) RA(5) PO(1) NS(11) DL(17) JC(2) BN(9) JC(44) TO(1) BN(2) QB(3) UAa(2) UAa(2) UAa(3) QB(2) NS(2) CC(2) JVb(3) CC(2) CC(2) JVb(2) JVb(45) PV(30) RF(30) PA(30) PA(30) RF(8) PV(30) PV(3) CCPLANTING BED W/STEEL EDGING, TYP.STONE DRIP EDGE W/STEEL EDGING, TYP.(2) CC(238) DP(30) RF(76) PV(104) SH(98) RA(10) SP(20) JC(12) PFRAIN GARDEN : SEEENLARGEMENT #1RAIN GARDEN : SEEENLARGEMENT #1(1) NS(30) PV(1) QB(163) SH(32) SHNOTE : SEED TYPE FOR ALL AREAS OF DISTURBANCE NOT SHOWN TOBE SELECTED BY LANDSCAPE ARCHITECT FOLLOWING ON-SITE REVIEW OFADJACENT CONDITIONS AND PROPOSED LEVEL OF MAINTENANCE.(3) PSb(3) BN(1) NS(27) RA(6) PSb(76) PV(12) DL(12) PFHH UGE HHSDSDSDSD SDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSD SD SD SD SDSDSD SDSDSDSDSDSDSDSDSDSDSD SD SDSDSDDD DDSD SD SD SD SD 335'335'335' 33 5 'WV+338.0(11) IV(27) AI(111) CA(8) BA(67) CG(3) CS(18) IV(95) RF(63) CA(128) JE(58) CA(16) BA(33) EM(51)AI(62)JE(95)RF(6)CS(31)BA(3)CS(16)IV(8)CS(14)IV(58)EM(108)CA(82)RF(45)CG(16)BA(15)EM(101)JE(20)BA(35)EM(45)AI(58)CG(24)BA(15)AI(500)CA(125) JE(140) RF(88) PA(73) PV© 2018 StantecProject No.ScaleNotesIssued/Revision6A54321BCDEConsultantORIGINAL SHEET - ARCH E1 Permit/SealYYYY.MM.DDLANDSCAPE ARCHITECTUREWAGNERHODGSONVT802.864.0010wagnerhodgson.comNY518.567.1791430 Warren Street Hudson, NY 12534PERMIT SETZONING PERMIT SET2022.05.2610-28-2022ISSUED FOR PARKING APPLICATION2022.10.28SCALE OF FEET3003060Stantec Architecture and Engineering P.C.311 Summer StreetBoston, MA 02210-1723Tel: (617) 234-3100www.stantec.com 1" = 30'-0"21842134011" = 20'-0"RAIN GARDEN ENLARGEMENTLANDSCAPE PLAN(NORTH)L-200LAWNNO-MOWDETENTIONCONSERVATIONSEED LEGENDAIRFIELD HHOHEOHEOHEOHEOHEOHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEUGC UGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGCUGC TMH TMHUGCUGCUGCUGCUGCUGCUGCUGCUGCTMH HH HH UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGC UGC UGC UGC UGC UGC UGC UGC UGC UGC UGC UGC UGC UGC UGC U G C U G C UGC UGC UGC UGC UGC UGC UGC UGC TM H UGCUGEMH TM H MH UGCUGCUGCUGCUGCUGCUGCUGCUGCUGEUGEUGEUGEUGEUGEUGETMH HH HHUGEUGE U G EUGE UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEFM FM FM FM FM FM FM FM FM FM FM FM FM FMSDSDSD SDSDSDSDSDSDSD SD SD SDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSD SDSDSD SD SDSDSDSDSDSDSD SDSDSDSDSDSDS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSSSSSSSSSSSSSSSSSS S S S S SDDDDDD DDDSD SD SD SDSDSDSDSD SDSDSDSDSDSDSDSDSDSD SDS 370'370'365'365'365'365'360'360'360'360'360'360' 3 5 5 '355'355'355'355'355'355' 350 ' 350'350'350' 35 0 ' 345' 345' 345' 345' 34 5 ' 34 5 ' 34 5 ' 340' 340'340'340 '340'340'340'335'335'335'335'335'335'335'335'330'XXXXXXXXXXXXAE&TXXXXSD SD SD SD SD AE&TXSDSDSDSDSDSDSDSD SDSDSDBBBBBBBBBBBBBWVWVSOSWSWVWWVWVWVWVW W W AE&T AE&T AE&TAE&T AE&TAE&T AE&TAE&TSDAE&T AE&T AE&TAE&TAE&TAE&TAE&TATATAT ATATATATAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TAE&TATAE&TAE&TAE&TAE&TATAE&TAE&TAE&TAE&TAE& T AE&TAE&TAE&TATTEST STATIONTEST STATIONWOODSMATCHLINE SEE L200MATCHLINE SEE L201CONSERVATION MEADOWLAWNCONSERVATIONMIX(37) DP(21) PO(1) QR(2) GTa(1) GTc(3) AFb(2) GTb(20) DL(48) RA(111) SH(92) RF(25) SS(98) RF(39) SS(48) RA(87) PV(145) DP(23) TM(119) PA(1) GTc(1) GTc(28) RA(309) DP(37) RA(15) SP(85) SH(59) RF(10) RF(232) SH(129) PV(59) PA(32) PA(44) RF+TS 353.9BS+ 339.9(19) RA(4) MS(61) PA(88) RF(12) RABOLLARDS(5) BIKE RACKSTABLE AND CHAIRS(3) BIKE RACKSBOULDER, TYP.18" CONCRETE SEATWALLSTABLE AND CHAIRSBS 340.0 +1:12 CONCRETE WALKWITH LANDINGSAND RAILINGS+ TS 353.0(2) GTb(2) GTa(1) QRRAIN GARDEN : SEEENLARGEMENT #1MATCHLINE SEE L200MATCHLINE SEE L201CONSERVATION MEADOWCONSERVATIONMIXCONSERVATIONMEADOW(1) UAb(2) UAb(8) JVa(8) PG(2) GTb(2) GTa(1) QR(4) ZS(3) AFb(6) BN(1) BN(2) QR(1) AFb(5) GTa(3) GTa(2) ZS(2) AFb(3)UAb(2) GTb(1) AFb(3) GTb(2) UAa(2) UAa(5) GTa(3) QR(3) AFb(5) ZS(3) GTb(2) AFa(2) UAb(2) UAb(2) NS(2) UAb(1) QR(5) PG(16) TO(18) TO(1) AFb(2) GTb(24) PO(13) DL(19) PO(19) PF(20) SP(2) AFb(19) JC(18) SP(1) NS(136) SH(10) DL(12) DL(26) PF(22) JC(6) BN(2) UAb(2) AFb(3) ZS(2) AFb(3) ZS(2) GTb(3) QR(13) TO(89) SH(11) RA(5) PO(1) NS(11) DL(17) JC(2) BN(9) JC(1) GTb(1) AFb(3) AFa(1) AFb(3) PG(1) QB(2) QB(2) AFb(1) BN(2) QB(1) UAb(2) PG(76) PV(104) SH(2) QB(3) UAa(10) SP(20) JC(12) PF(26) RARAIN GARDEN : SEEENLARGEMENT #1RAIN GARDEN : SEEENLARGEMENT #1(2) UAb(163) SH(32) SHNOTE : SEED TYPE FOR ALL AREAS OF DISTURBANCE NOT SHOWN TOBE SELECTED BY LANDSCAPE ARCHITECT FOLLOWING ON-SITE REVIEW OFADJACENT CONDITIONS AND PROPOSED LEVEL OF MAINTENANCE.(3) BN(1) NS(6) PSb(2) PSa(76) PV(12) DL(12) PFSCALE OF FEET3003060© 2018 StantecProject No.ScaleNotesIssued/Revision6A54321BCDEConsultantORIGINAL SHEET - ARCH E1 Permit/SealYYYY.MM.DDLANDSCAPE ARCHITECTUREWAGNERHODGSONVT802.864.0010wagnerhodgson.comNY518.567.1791430 Warren Street Hudson, NY 12534PERMIT SETZONING PERMIT SET2022.05.2610-28-2022ISSUED FOR PARKING APPLICATION2022.10.28Stantec Architecture and Engineering P.C.311 Summer StreetBoston, MA 02210-1723Tel: (617) 234-3100www.stantec.com 1" = 30'-0"218421340LANDSCAPE PLAN(SOUTH)L-201LAWNNO-MOWDETENTIONCONSERVATIONSEED LEGENDAIRFIELD Stantec Consulting Services Inc. 193 Tilley Drive, Suite 101, South Burlington VT 05403 October 28, 2022 File: 179450350 Attention: South Burlington Development Review Board c/o City of South Burlington Planning and Zoning 180 Market Street, South Burlington, Vermont 05403 Reference: BETA Technologies – Campus Parking Site Plan Application Narrative Dear Members of the Board, On behalf of BETA Technologies (BETA), Stantec is pleased to submit a site plan application seeking to amend BETA’s Planned Unit Development (PUD) to construct a paved parking lot and sidewalks with 261 parking spaces to support the BETA Technologies Campus at the Burlington International Airport within the City of South Burlington’s Mixed Industrial/Commercial district. This project is part of the BETA Campus Master Plan MP-21-02 (“Master Plan”). We believe this submission meets the stated goals of the City’s plans and specific standards as described in the Land Development Regulations as adopted on May 12, 2022. PROJECT DESCRIPTION BETA proposes to construct a paved and curbed parking lot as part of the “Blue” phase of the Master Plan. This includes 261 parking spaces and sidewalks connecting users to the BETA assembly facility. The project is located on the south end of Burlington International Airport’s property at 154 Da Vinci Drive. CONSTRUCTION COST Estimated cost for the project is $550,000. DIMENSIONAL STANDARDS The project area used to calculate coverage is defined by the master plan site area of 40.6 acres, in which 11.52 acres falls within the I/C zoning district. See the BETA PUD lot coverage tracking table for more information. I/C Zoning District Requirement I/C Zoning District Proposed Site Area (defined by MP-21-02) 11.52 Acres 11.52 Acres Building Coverage 40% 3.4% Overall Coverage 70% 49.7% Front Setback Coverage 30% 13% Building Height 35’ Max N/A October 28, 2022 South Burlington Development Review Board Page 2 of 4 Reference: BETA Technologies – Campus Parking Site Plan Application Narrative PHASING The “Blue” phase of the master plan will be constructed in two sub-phases know as A-build and Full-build. During the A-build sub-phase, a portion of the facility and most of the parking is to be constructed. Under the Full-build sub-phase, the balance of the building and remaining parking lot will be constructed. The A-build portion of the project without the parking lot is currently approved under ZP-22-163. The applicant intends to seek separate zoning permits for the A-build sub-phase parking lot, as described within this narrative, and the Full-build sub-phase. LANDSCAPING The landscaping, as approved under SD-21-028 will be installed within and around the parking lot meeting the requirements of the Land Development regulations as summarized below: Conformance with LDR’s: • Approximately 36%, as compared to the required 10%, of the interior of the parking lot includes landscaped islands planted with trees. • Interior and perimeter plantings are protected by curbing. • An abundance of trees are provided within or near the perimeter of the parking area with at least 1 tree for every five (5) parking spaces. • Landscape budget has been met (as approved under SD-21-028). • Snow storage areas have been defined on C-010, Overall Site Plan. • Approved trees have a caliper equal to or greater than two and one-half (2 ½) inches when measured on the tree stem, six (6) inches above the root ball. TRAFFIC A traffic impact study (TIS) was reviewed and approved under MP-21-02 with a supplemental TIS reviewed and approved under SD-21-028. The proposed parking lot has no impact on the results of those previous studies. LIGHTING Site lighting, as approved under SD-21-028, will utilize pole-mounted fixtures for the parking areas. All exterior lighting will be LED fixtures with full cutoff, dark-sky compliant, and designed to not interfere with airport lighting. Lighting will be controlled by a 365-day astronomical time clock and the pole lights will have integrated high/low motion/ambient sensors. All fixtures are DLC or Energy Star rated. Conformance with LDR’s: • Maximum fixture height is 25’ compared to the 30’ maximum allowed. • Full cut-off lights fixtures proposed. • Illumination levels at ground level will be less than 3-footcandles average. • Indirect glare produced by illumination at ground level does not exceed 0.3-footcandles maximum, and 0.1-footcandle average. October 28, 2022 South Burlington Development Review Board Page 3 of 4 Reference: BETA Technologies – Campus Parking Site Plan Application Narrative PARKING This application is requesting additional parking spaces for both the A-build and Full-build phases approved under SD-21-28. For the Full-build sub-phase, the applicant is proposing 261 additional parking spaces from the 55 approved. For the A-build sub-phase the applicant is proposing 226 additional parking spaces from the 41 currently approved. Vehicle Parking: Under section 14.06(A)(2)(a) of the land development regulations, the City requires that parking shall be located to the rear or sides of buildings. Provision 14.06(A)(2)(b)(viii) provides an exemption to this provision when the building, or a portion thereof, being served by the parking area is contained within the Security Identification Display Area (SIDA) of a publicly owned and operated airport. As this building is contained with the SIDA, the Applicant is requesting the proposed parking be approved under the exemption provision as described. Bicycle Parking: Approval for the applicants plan for bike racks, indoor bike storage, lockers and showers was issued under SD-21-28 for the BETA Assembly Facility. STORMWATER The stormwater treatment practices, and collection system approved under SD-21-28 have been designed, sized and permitted to treat and detain the stormwater runoff from the proposed parking lot and sidewalks in accordance with the City’s stormwater regulations. Erosion protection and sediment control measures will be installed as detailed in plans previously provided under SD-21-28. SNOW STORAGE Snow storage locations are located in areas that will not impact the permitted stormwater infrastructure or landscaping; see sheet C-010 Overall Site Plan. WETLANDS No additional wetland impacts are created as part of this project. APPLICATION TEAM This application is a collaborative effort with many partners (outlined below) who stand ready to answer questions. Landowner: The City of Burlington / Burlington International Airport Principal Developer / Lessee: BETA Technologies. Civil Engineer: Stantec Consulting Services Inc. Landscape Architect: Wagner Hodgson Site Lighting: Stantec Consulting Services Inc. October 28, 2022 South Burlington Development Review Board Page 4 of 4 Reference: BETA Technologies – Campus Parking Site Plan Application Narrative SUPPORTING DOCUMENTS EXHIBITS: 1) Application for Site Plan 2) Abutters List, dated 6/29/2022 3) Plan sheet index 4) BETA PUD lot coverage tracking 5) DRB submission requirement checklist 6) Landscape cost estimate 7) A-build landscape cost estimate 8) Site Plan (DRB review) fee: $288 PLANS: See attached plan sheet index. Plans have been provided to show the parking lot area seeking approval. Plans submitted on 5/26/2022 for the zoning permit application, have been revised to incorporate the additional parking. CLOSING: Thank you for consideration of this site plan application. Please call or email if you have any questions Regards, Stantec Consulting Services Inc. Christopher Gendron, PE Associate Phone: 802 497 6402