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HomeMy WebLinkAboutSP-05-02 - Decision - 0000 Aviation AvenueCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING BURLINGTON INTERNATIONAL AIRPORT SITE PLAN APPLICATION #SP-05-02 FINDINGS OF FACT AND DECISION Burlington International Airport, hereafter referred to as the applicant, is seeking site plan approval to: 1) raze and existing 20,000 square -foot building used for airport -related uses, and 2) construct a 40,000 square -foot building consisting of 20,800 square feet of hangar space and 19,200 square feet of general office space, Aviation Avenue. The Development Review Board held a public meeting on February 15, 2005. Bob McEwing 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 site plan approval to: 1) raze and existing 20,000 square -foot building used for airport -related uses, and 2) construct a 40,000 square -foot building consisting of 20,800 square feet of hangar space and 19,200 square feet of general office space, Aviation Avenue. 2. The subject property is located in the Airport Industrial (AIR-1) Zoning District. 3. The owner of record of the subject property is the City of Burlington. 4. The plans submitted consist of a twelve (12) page set of plans, page one (1) entitled, "Site & Layout Plan", prepared by Dufresne -Henry, dated 1/10/05. - 1 - ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements AIR-1 Zoning District= Required Proposed Min. Lot Size 3 acres 27.1 acres �l Max. Building Coverage 30% <30% �l Max. Total Coverage 50% <50% Max. Front Yard Coverage 30% 18.4% Min. Front Setback 57 ft. >57 ft. 4 Min. Side Setback 35 ft. >35 ft. 4 Min. Rear Setback 50 ft. zoning compliance 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 structures will be complimented by the surrounding structures. The layout of the proposed project provides for adequate planting and the applicant has submitted a proposed landscape plan. There is a total of 183 parking spaces available to serve the proposed facility (53 around the building and 130 in an existing, adjacent parking area). A total of six (6) handicapped -accessible parking spaces are required, and a total of three (3) are proposed. The proposed 19,200 square feet of general office space will require a total of sixty-eight (68) parking spaces. The Land Development Regulations do not have specific parking requirement for this type of facility. The applicant's parking assumptions are adequate. Pedestrian movement on the site will be adequate for the proposed use. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The existing and proposed parking on the subject property is sufficient to meet this requirement. (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. -2- The height of the proposed hangar and office building is 40', which complies with the 40' maximum for structures with pitched roofs. (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. The applicant submitted building elevation plans and the architectural characteristics are adequate. (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 proposed structure relates harmoniously to the existing buildings in the vicinity. 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). The plans do not depict any dumpsters. -3- (d) Landscaping and Screening Requirements Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will require a minimum of $23,500 of landscaping. The application submitted adequate landscaping plans and a landscape budget, which indicate that $23,125 of landscaping will be planted on the site. Thus, the applicant is seeking a landscape credit of $325. Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage areas must be specified and located in an area that will minimize the potential for run-off. Lighting Pursuant to Appendix A.9 of the Land Development Regulations, luminaries shall not be placed more than 30' above ground level and the maximum illumination at ground level shall not exceed an average of three (3) foot candles. The lighting plan indicates that the proposed lighting will be a maximum of 28' above ground level and that the maximum illumination at ground level is 1.20 foot candles. The applicant submitted exterior lighting details (cut -sheets) with the application. The lighting types are in compliance with Appendix D of the Land Development Regulations. Traffic The applicant submitted traffic projections for the proposed project. These projections indicate that proposed conditions are estimated to generate thirty-seven (37) fewer P.M. peak -hour vehicle trip ends than existing conditions. Thus, no additional traffic impact fees will be required from the applicant at this time. Other The City Engineer reviewed the plans and provided comments in a memorandum dated February 14, 2005. The South Burlington Water Department reviewed the plans and provided comments in a letter dated January 21, 2005. DECISION [ Motion by mA11p all 16621401fA , seconded by 46k1,IALE to approve Site Plan Application #SP-05-02 of Burlington International Ai ort, subject to the following conditions: 1) All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. WE 2) This project shall be completed as shown on the plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning and Zoning. 3) The plan shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plan shall be submitted to the Administrative Officer prior to permit issuance. a) The plans shall be revised to depict an additional three (3) handicapped -accessible parking spaces, for a total of six (6). b) The plans shall be revised to depict any proposed dumpsters, adequately screened. c) The plans shall be revised to clearly depict the proposed snow storage areas. 4) The applicant shall comply with the requests of the City Engineer, as outlined in his memorandum dated February 14, 2005. 5) The applicant shall comply with the requests of the South Burlington Water Department, as outlined in the letter from Jay Nadeau dated January 21, 2005. 6) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 7) The Development Review Board grants the applicant a landscape credit of $325. 8) The applicant shall post a $23,500 landscape bond, prior to issuance of a zoning permit. This bond shall remain in effect for three (3) years to assure that the landscaping has taken root and has a good chance of surviving. 9) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the newly constructed hangar will generate zero (0) additional vehicle trip ends during the P.M. peak hour. 10) 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. 11) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly constructed hangar. 12) Any change to the site plan shall require approval by the South Burlington Development Review Board. -5- Chuck Bolton gnay/abstain/not ay/abstain/not present Mark Boucher nay/abstain/not present John Dinklage present Roger Farley —ay/abstain/not prese Michele Kupersmith — ea/nay/abstain of present Larry Kupferman ea ay/abstain/not resen Gayle Quimby — yea nay/abstain of present i Motion carried by a vote of - o - o Signed this /-� day of February, 2005 by hn Dinklage, Chair Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 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).