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Home My WebLink AboutSP-09-92 - Decision - 0222 Aviation Avenue#S P-09-92 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING HERITAGE FLIGHT -1200 AIRPORT DRIVE SITE PLAN APPLICATION #SP-09-92 FINDINGS OF FACT AND DECISION Heritage Flight, hereafter referred to as the applicant, is seeking approval to add five (5) above ground tanks, three (3) of the tanks to store aircraft deicing fluid and the other two (2) to store aircraft fuel, 265 Aviation Avenue. The Development Review Board held a public hearing on December 15, 2009. Jon Leinwohl represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking approval to add five (5) above ground tanks, three (3) of the tanks to store aircraft deicing fluid and the other two (2) to store aircraft fuel, 265 Aviation Avenue. 2. The application was received on November 19, 2009. 3. The owner of record of the subject property is the City of Burlington, Burlington International Airport. 4. The subject property is located in the Airport Industrial Zoning District. 5. The plans submitted consist of a two (2) page set of plans, page one (1) entitled, "Heritage Flight Aviation Campus Expansion", prepared by Truex Cullins, dated 9/1/2008, last revised on 12/11/2009. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements AIR -I Zoning District Required Proposed 4 Min. Lot Size 3 acres 27.1 acres �1 Max. Building Coverage 30% n/a Max. Total Coverage 50% n/a Max. Front Yard Coverage 30% 29.3% �l Min. Front Setback 57 ft. >57 ft. �l Min. Side Setback 35 ft. >35 ft. Min. Rear Setback 50 ft. >50 ft. 1 I:\Development Review Boa rd\Findings_Decisions\2009\Heritage_SP0992 ffd.doc #SP-09-92 4 zoning compliance n/a coverages are unknown for the Airport's property The airport property is so large that the additional coverage proposed herein would have only a fraction of a fraction of a percent on the overall coverage on the site. SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) 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. Compliance with this criterion will remain. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking spaces on the subject property are already in existence and do not appear to be impacted as a result of this proposal. See the notes below which indicate that the applicant has not provided sufficient information to address this criterion. (c) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. The fuel tanks are within the limits of the Land Development Regulations and will not require any waivers. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, 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. (fl 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. The new tanks will relate harmoniously with the existing tanks. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: 2 I:\Development Review Boa rd\Findings Decisions\2009\Heritage_SP0992_ffd.doc #S P-09-92 (a) 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. It is not necessary to create any additional access points to the properties that abut the subject property. (b) Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling 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). No additional dumpster enclosures will result from the proposed project. (d) Landscaping and Screening Requirements As no buildings are proposed, there is no minimum landscaping budget requirements. Lighting The lighting proposed by the applicant is adequate. The proposed fixtures are in compliance with Appendix D of the Land Development Regulations, and are full cut-off fixtures; the applicant has demonstrated that the proposed fixtures will not result in lighting levels spilling over the airport property lines. Traffic The proposed project will not generate any additional traffic. Other The applicant has submitted an application which includes specifications for barbed wire fencing. Barbed wire fencing is specifically prohibited for use in the City of South Burlington. DECISION Motion byWAK btU� seconded by&Zrz� FA�Li , to approve Site Plan Application #SP-09-92 of Heritage Flight subject to the folio ing conditions: 3 I'\Development Review Boa rd\Findings_Decisions\2009\Heritage_SP0992_ffd doc #S P-09-92 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. Pursuant to Section 13.17(c)(1) of the Land Development Regulations, barbed wire is prohibited and is not being approved by the Board for this project. 4. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 5. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the tanks. 7. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Mark Behr nay/abstain/not present Matthew Birmingham —&nay/abstain/not present John Dinklage — /nay/abstain/not present Roger Farley — ay/abstain/not present Eric Knudsen — e nay/abstain/not present Gayle Quimb ea/nay/abstai o presen Bill Stuono — ea ay/abstain/not presen Motion carried by a vote of - 6 - 6 �-c_ Signed this / 7 day of 2009, by `f John Dink age, Chairma v Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRECP 5 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality). 4 I:\Development Review Boa rd\Find ings_Decisions\2009\Heritage_SP0992_ffd.doc