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Home My WebLink AboutSP-08-39 - Decision - 0222 Aviation Avenue#SP-08-39 CITY OF SOUTH BURLINGTON FINDINGS OF FACT AND DECISION BURLINGTON INTERNATIONAL AIRPORT - AVIATION AVENUE SITE PLAN APPLICATION #SP-08-39 FINDINGS OF FACT AND DECISION Burlington International Airport, hereafter referred to as the applicant, is seeking approval for a project consisting of: 1) constructing a 9450 sq. ft. Customs & Border Patrol Protection facility, 2) reconstruction/renovating an existing 65,150 sq. ft. maintenance hangar, 3) constructing a 40,850 sq. ft. hangar all connected to the existing Pratt & Whitney hangar, and 4) installation of two (2) 25,000 gallon and one (1) 12,000 gallon above ground fuel tanks, Aviation Avenue. The Development Review Board held a public hearing on Tuesday, June 3, 2008. Richard Deane 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 The applicant is seeking approval for a project consisting of: 1) constructing a 9450 sq. ft. Customs & Border Patrol Protection facility, 2) reconstruction/renovating an existing 65,150 sq. ft. maintenance hangar, 3) constructing a 40,850 sq. ft. hangar all connected to the existing Pratt & Whitney hangar, and 4) installation of two (2) 25,000 gallon and one (1) 12,000 gallon above ground fuel tanks, Aviation Avenue. 2. The owner of record of the subject property is the City of Burlington. 3. The subject property is located in the Airport -Industrial (AIR-1) Zoning District. 4. The plans submitted consist on an eight (8) page set of plans, page one (1) entitled, "Heritage Flight Aviation Campus Expansion Layout and Materials Plan", prepared by Stantec, dated 4/30/08. - 1 - r #S P-08-39 ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements AIR -I Zoning District Required Proposed �I Min. Lot Size 3 acres 27.1 acres �l Max. Building Coverage 30% n/a Max. Total Coverage 50% n/a �l Max. Front Yard Coverage 30% 29.3% �l Min. Front Setback 57 ft. >57 ft. Min. Side Setback 35 ft. >35 ft. �l Min. Rear Setback 50 ft. >50 ft. 4 zoning compliance n/a coverages are unknown for the Airport's property ***The applicant has stated that actual overall coverage will decrease as a result of this application. 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. The proposed project accomplishes a desirable transition from structure to site and from structure to structure. This site is part of the Burlington International Airport, so the proposed structure will be integrated with the surrounding structures. The layout of the proposed project provides for adequate planting and pedestrian movement. The applicant is proposing a new sidewalk to be constructed that connects to the existing sidewalk at the northeast corner of the Aviation Avenue/Williston Road intersection and runs along the east side of Aviation Avenue to the project site. (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. (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 height of the proposed structure will be 50'11"(HMH), 33'6"(CBP), 40'10"(PW2) for the proposed buildings. The applicant is not seeking approval for a wind turbine to be 130 feet in height because it would be connected to the grid. Therefore, the applicant is seeking -2- I #SP-08-39 height waivers of 10'l 1 "(HMH) and 10"(PW2) respectively for two of the proposed buildings. Building elevations are attached. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall 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. This requirement is being met through the proposed project. (f) 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 proposed structure relates harmoniously to the existing buildings on the airport property. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: (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). -3- C C #SP-08-39 One additional dumpster enclosure will result from the proposed project. (d) Landscaping and Screening Requirements Pursuant to Table 13-9 of the Land Development Regulations, the minimum landscaping requirement for the proposed expansion is $151,775. The applicant is proposing substantial landscaping surrounding the site, including a green roof. The applicant has submitted an itemized list. The City Arborist has not yet reviewed the plans as they only recently became available. He should review the plans and provide comments. If necessary, the plans shall be revised accordingly. 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 PM peak hour for the subject lot is 122 vehicles per hour. This is an increase over the existing 60 vehicles per hour, resulting in 62 additional PM Peak hour vehicle trip ends. Other The City Engineer reviewed the plans and provided comments in a memorandum dated May 29, 2008 (attached). 5. The plans shall be revised to comply with the requests of the City Engineer, as outlined in his memorandum dated May 29, 2008, prior to issuance of a zoning permit. A bicycle rack is shown on the plans and is proposed to be located inside the building. Dumpsters are shown on the plan and are fully screened. Adequate snow storage areas are included on the plans. DECISION Motion by �4 G� �G/ A6 ,seconded bykl!-f_ G� r-V , to approve Site Plan Application # P-08-39 of Burlington International Airport subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in full effect. -4- #SP-08-39 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. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The plans shall be revised to comply with the comments of the City Arborist, if any. b. The plans shall be revised to comply with the requests of the City Engineer, as outlined in his memorandum dated May 29, 2008. 4. The applicant shall comply with the requests of the City Engineer as outlined in his memorandum dated May 29, 2008, prior to issuance of a zoning permit. 5. The City Arborist shall review the plans and provide comments. If necessary, the plans shall be revised accordingly. 6. The Board grants a height waiver of 10'11 "(HMH) and 10"(PW2) for two of the proposed buildings. 7. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 8. The applicant shall post a landscaping bond in the amount of $151,775. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 9. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that this project will generate an additional 62 vehicle trip ends during the p.m. peak hour. 10. If necessary, the applicant shall obtain wastewater allocation approval from the Director of Planning and Zoning or designee, prior to issuance of a zoning permit. 11. 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. 12. Any change to the site plan shall require approval by the South Burlington Development Review Board or the South Burlington Administrative Officer. -5- 'A #SP-08-39 Mark Behr —rO/nay/abs in/not present Matthew Birming a nay/abstain/not present John Dinklage /nay/abstain/not present Roger Farley ay/abstain/not present Eric Knudsen a nay/abstain/not present Peter Plumeau /nay/abstain/not present Gayle Quimby — ye /nay/abstain/not present Motion carried by a vote of �- - v Signed this I � day of John Dinklage, 2008, by 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). sm