HomeMy WebLinkAboutDR-02-19 SP-02-62 - Decision - 0023 San Remo DriveCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
DEVELOPMENT REVIEW BOARD
SITE PLAN #SP 02-62
DESIGN REVIEW #DR 02-19
FINDINGS OF FACT, CONCLUSIONS & DECISION
Bill Michaud, hereafter referred to as the applicant, is requesting site plan and design
review approval for 4089 sq. ft. of new construction to contain 2089 sq. ft. of medical use
and two 1000 sq. ft. dwelling units. The South Burlington Development Review Board
(DRB) held a public hearing on January 21, 2003. Michael Dee and Architect Ted
Montgomery represented the applicant.
Based on the testimony given at the above mentioned public hearing and on the plans
and supporting materials contained in the document file for this application, the DRB
finds, concludes and decides as follows:
FINDINGS OF FACT
The applicant is requesting site plan and design review approval for 4089 sq. ft.
of new construction to contain 2089 sq. ft. of medical use and two 1000 sq. ft.
dwelling units. The subject property contains an existing 7200 sq. ft. structure
including 3600 sq. ft. of medical office use and 4 dwelling units.
2. Four Boys, LLC, received Site Plan approval from the DRB on October 17, 2000,
for the addition of two 1200 sq. ft. dwelling units and two 600 sq. ft. dwelling units
to the existing structure, subject to 10 conditions. However, two of these
previously approved dwelling units were not built.
3. The Design Review Committee (DRC) reviewed the current proposal on
December 23, 2002.
4. Four Boys, LLC, is the record owner of the property (warranty deed in Volume
471, Page 356 of the city land records). The property is identified as Tax
Parcel 1490 00023 C.
5. The subject lot contains 22,356 sq. ft. and is located in the Central District 2
(CD2) and Design Overlay District 2 at 23 San Remo Drive.
CONCLUSIONS
DIMENSONAL REQUIREMENTS
The proposed density for the property is an F.A.R. of 0.5. This is the maximum
allowed F.A.R. for the CD2 District. Therefore, the proposed density complies
with the zoning regulations.
2. The proposed building coverage for the lot is 25%. The maximum allowed
building coverage for the CD2 District is 40%. The proposed overall coverage for
FINDINGS OF FACT, CONCLUSIONS & DECISION
#SP 02-62 & #DR 02-19
the lot is 72%. The maximum allowed overall coverage for the CD2 District is
90%. The proposal complies with the lot coverage requirements of the zoning
regulations. The DRB notes that the proposed garden roof will mitigate the
proposed lot coverage.
3. Pursuant to Section 14.402(b) of the zoning regulations, allowable building
envelopes along San Remo Drive shall be between 32 ft. from the centerline of
the right-of-way and 80 ft. from the nearest edge of the right-of-way. The building
envelope is greater than 80 ft. from the San Remo Drive right-of-way, but this is a
condition of the existing structure and not the proposed new structure. The plans
indicate that the new structure is at least 32 ft. from the centerline of the right-of-
way on the north and the east sides.
4. The maximum height for a pitched roof in the CD2 District is 45 ft. The maximum
height for a flat roof is 35 ft. The proposed structure will be 34 ft. 3 '/2" to the top
of the pitched stairwell roof. The flat roof will be 24 ft. high. Therefore, the
proposed addition complies with the height requirements of the CD2 District.
5. Access is provided via a 26 ft. ingress and egress curb cut, and a 13 ft. wide
egress -only curb cut. Both access points are on San Remo Drive. The site also
provides access to an adjacent lot to the southwest. There are no proposed
changes to access or circulation. The DRB concludes that existing access and
circulation conditions are adequate.
6. No new signage is proposed, but there is an illegal wall sign on the western
elevation. No design review approval or permit has been issued for this sign. This
violation must be corrected prior to the issuance of a zoning permit for the
proposed addition.
DESIGN REVIEW CRITERIA
The DRB must find that the proposal conforms substantially to the building and site
design criteria outlined in Section 24.40 of the zoning regulations.
7. Consistent Design. The proposed addition is inventive and departs from the
form of the existing structure. However, the architect incorporated many of the
design elements of the existing structure into the proposed addition. The
architect also proposes a covered walkway along the western side of the existing
structure, which matches the setback of the proposed addition and encloses a
small garden space. Likewise, on the southeast corner, a garden wall extends
out and matches the setback of the existing structure. The DRB concludes that
the color palette, proposed textures, scale, and design elements of the addition
function to integrate the two structures and create a unified look for the entire
property.
8. Materials. High quality materials shall be used on all buildings. The applicant
proposes to use faux wood grain siding (same as existing) on the first floor of the
proposed addition. The second floor siding is 8" wide vinyl without a texture. The
roof top garden wall and peak over an enclosed stairwell is sheeted in a synthetic
insulating compound that resembles stucco (DrivitTM). The proposed materials
comply with the requirements of Section 24.401(b) of the zoning regulations.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
#SP 02-62 & #DR 02-19
The plans must show that the dumpster will be screened with the addition
of a gate across the front of the enclosure.
d. The plans must show that the streetlights will be mounted on16 ft. poles
pursuant to the San Remo Drive Streetscape Plan.
e. The plans must indicate where the roof drains will discharge.
The plans must show the dimensions of the angled parking on the south
side of the building. The spaces must provide a minimum 9.8 ft. curb
length.
g. The plans must show that the soffit lights will not cause illumination at the
sidewalk to exceed 5 foot candles.
10. The applicant must meet the requirements outlined by Water Superintendent Jay
Nadeau in his letter dated December 16, 2002.
11. The applicant shall obtain a certificate of occupancy/compliance from the
Administrative Officer prior to the use of the new building addition.
12. Any change to this approved site plan shall require review and approval by the
DRB.
Chuck Bolton —yea/nay/abstain
Mark Boucher —yea/nay/abstain
John Dinklage —yea/nay/abstain
Roger Farley —yea/nay/abstain
Larry Kupferman —yea/nay/abstain
Gayle Quimby —yea/nay/abstain
MOTION CARRIED by a vote of 6-0-0.
Ve
Signed this `� day of �' 2003, by
JohfDChair
age,
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FINDINGS OF FACT, CONCLUSIONS & DECISION
#SP 02-62 & #DR 02-19
uses on the site. This results in an increase of 12 trips per weekday PM peak
hour of an adjacent street.
29. Water Superintendent Jay Nadeau has reviewed the plans and provided a
number of comments regarding water service connection and sprinklering.
DECISION
MOTION by Mark Boucher, seconded by Gayle Quimby, to approve site plan application
#SP 02-62 and design review application #DR 02-19, subject to the following
conditions. -
All previous approvals shall remain in effect except as amended herein.
2. This project shall be completed as shown on the plans dated December 10,
2002, as amended by this decision and on file in the Department of Planning &
Zoning.
3. The proposal will likely generate approximately 33 trips per weekday PM peak
hour of an adjacent street, and increase of 12 trips per weekday PM peak hour of
an adjacent street.
4. Pursuant to Section 26.256(b) of the zoning regulations, the DRB hereby
approves a total of 24 on -site parking spaces and grants an 18 space or 43%
waiver.
5. Pursuant to Section 27.302 of the zoning regulations, the applicant must obtain a
zoning permit from the Administrative Officer within six (6) months of the date of
this decision.
6. Prior to the issuance of a zoning permit, the existing sign violation must be
corrected.
7. Prior to the issuance of a zoning permit, the applicant shall post a landscape
bond in the amount of $9582.50. The bond shall remain in effect for three (3)
years to guarantee survival of all plantings.
8. Prior to the issuance of a zoning permit, Four Boys, LLC, shall record an
easement to the City of South Burlington for the portions of sidewalk extending
onto the property. The easement must be approved by the City Attorney.
9. Prior to the issuance of a zoning permit, the applicant must submit three (3) full
sets of plans, which must be revised as follows:
a. The elevation drawings must show rooftop mechanical elements of the
proposed addition.
b. The plans must show that the electrical cabinet will be covered with the
same siding as the building.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
#SP 02-62 & #DR 02-19
(a) Pedestrian & Vehicular Access.
24. Vehicular access to the site will remain unchanged. Pedestrian access will be
enhanced with new sidewalks and inviting site design elements as discussed
above.
(b) Circulation.
25. No changes to the existing traffic circulation patterns are proposed.
(c) Parking.
26. The Site Plan shows 31 parking spaces, including 4 reserved handicapped
parking spaces and 7 on -street parking spaces. All but 3 of the off-street spaces
are existing. Pursuant to Section 26.252 of the Zoning Regulations, a total of 42
parking spaces must be provided. This amounts to a shortfall of 18 off-street
spaces or 43%. Pursuant to Section 26.256(b) of the zoning regulations, the DRB
may reduce the requirement by up to 50% if overlapping uses or other
characteristics of the site cause the requirements to be unnecessarily stringent.
Because the building contains a mix of office use with residential use, it is likely
that nighttime residential parking and daytime business parking will be
compatible on the site. Therefore, the DRB concludes that a reduction in the
parking requirements is warranted.
Parking on the south side of the building is 60 degree angled parking. Pursuant
to Section 26.251 of the Zoning Regulations, curb length for these spaces must
be 9.8 ft. with a depth of 19.8 ft. The plans do not indicate the dimensions of
these spaces, but they appear to meet the depth and aisle width requirements.
Pursuant to section 26.253(b), bicycle parking shall be provided for employees of
residents on the subject property. Bicycle parking is provided on the north side
on the enclosed stairwell.
(d) Landscaping & Screening.
27. The applicant has provided an estimated construction cost of $300,000. Pursuant
to Section 26.105 of the zoning regulations, minimum planting costs must exceed
$8500. According to cost estimates listed in Table 2, plantings will cost about
$3833. With installation, landscaping will cost an estimated $9582.50.
(e) Traffic Generation.
28. The calculation of impact fees will be based on increased trip generation for the
site. According to data provided by the Institute of Traffic Engineers (ITE),
medical offices generate an average of 5.18 trips per 1000 sq. ft. per weekday
PM peak hour of an adjacent street. Apartments generate 0.62 trips per dwelling
unit. Existing approved uses (3600 sq. ft. of medical office and 4 dwelling units)
generate approximately 21 trips per weekday PM peak hour of an adjacent
street. The applicant proposes 2089 sq. ft. of medical office space and 2
additional dwelling units. Based on ITE data, with the proposed expansions 33
trips per weekday PM peak hour of an adjacent street would be generated by the
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FINDINGS OF FACT, CONCLUSIONS & DECISION
#SP 02-62 & #DR 02-19
vehicles and pedestrians are adequately separated, and the proposal provides
for vehicular and pedestrian interconnections between adjacent properties.
21. Outdoor Lighting. The applicant proposes using 100W recessed can lights, two
wall mounted exterior light fixtures, and one 12 ft. Lumec "New Westminster" light
within the project parking lot. The DRC requested that the soffit lights be reduced
in wattage such that the illumination at the sidewalk not exceed 5 foot candles.
The DRB agrees that illumination at the sidewalk should not exceed 5 foot
candles.
22. Provide for Nature's Events. The proposed rooftop garden is designed to
provide stormwater retention. When saturation measures are achieved, two
internal roof drains will provide flow. However, the plans do not indicate where
these drains will discharge. City Engineer Bill Szymanski has reviewed the
proposed plans and also commented that stormwater drainage plans should be
detailed.
23. Streetscape Improvements. Proposed streetscape improvements along San
Remo Drive include the installation of seven (7) street trees, construction of a
seven (7) foot wide sidewalk on the east side and widening the north sidewalk to
eight (8) feet, and installation of three 12 ft. metal halide Lumec "New
Westminster' lighting fixtures. The applicant proposes curved sidewalk at the
corner of San Remo Drive to align with the building's curved facade.
The Streetscape Plan for San Remo Drive includes a Honey Locust tree on the
northern leg of San Remo Drive approximately 40 ft. from the corner. Instead, the
applicant proposes two Chanticleer Callery pear trees of equivalent size. In
addition, the applicant proposes two pear trees along the eastern leg of San
Remo Drive in excess of the pear trees shown on the Streetscape Plan. The
DRB concludes that the proposed trees are desirable.
To meet conditions of a previous DRB approval, sidewalk was installed on the
north side of the property along San Remo Drive. The sidewalk requirements for
San Remo Drive have since changed. The applicant proposes widening the
existing sidewalk on the north side of the property to comply with the current
Streetscape Guidelines. On the north side of the property approximately 3 ft. of
the sidewalk extends onto the Four Boys, LLC, property. On the east side,
approximately 5 ft. of the proposed sidewalk extends onto the Four Boys, LLC,
property.
The Streetscape Plan for San Remo Drive includes 16 ft. Lumec New
Westminster poles and luminaries. The applicant's plans show 12 ft. poles. The
plans need to be revised to show the streetlights will be mounted on16 ft. poles
pursuant to the San Remo Drive Streetscape Plan.
SITE PLAN REVIEW STANDARDS
Pursuant to Section 26.102 of the zoning regulations, the DRB may consider the
following in its review of a site plan application:
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FINDINGS OF FACT, CONCLUSIONS & DECISION
#SP 02-62 & #DR 02-19
building opens into a foyer, which provides access to both the medical office
space and the residences upstairs. This entrance is directly off the proposed
public sidewalk. The DRB concludes that these design elements serve to relate
the building better to the public street.
14. Conceal Rooftop Devices. Air conditioning, vent stacks, and other mechanical
elements necessary for the operation of the building should be hidden from view
on the roof of the building. However, these elements are not shown on the
elevation plans. The DRC has requested that the air conditioning unit be shown
on the elevation drawings. The DRB notes that other mechanical elements
should also be shown on the plans.
15. Promote Energy Efficiency. Casement windows are proposed for the addition
instead of the double hung windows that exist on the present structure. The
architect believes this style of window is more energy efficient. Most windows are
south and east facing. Deciduous trees and awnings provide summer shade of
first floor windows. The soil on the garden roof will provide insulative cooling in
summer and heat retention in the winter. In addition, the garden roof will alleviate
the heat island effect and provides cooling and evaporation. The DRB concludes
that the proposal includes energy efficient design features.
16. Landscape & Plantings. Landscape plantings and amenities should provide
integral enhancements to the site. The DRB concludes that the proposed rooftop
garden and ground level gardens will enhance the site significantly.
17. Integrate Special Features. The proposal includes the relocation of utility lines
underground. The applicant proposes to enlarge an electrical cabinet on the
northern facade to accommodate the addition. The enlarged cabinet may require
the closure of one of the windows on this elevation. The DRC requested that the
plans be revised to show that the expanded electrical cabinet be covered in the
same siding as the building. In addition, the property has a single dumpster,
which should be screened from view with the addition of a gate across the front
of the enclosure.
18. Walls, Fences & Other Screening. An extension of the easterly building wall
allows visual and physical access to a small garden space, repeats the
fenestration on the proposed addition, and matches the depth of the existing
building. In addition, a covered walkway on the westerly side of the existing
structure is proposed to match the setback of the proposed addition. The DRB
concludes that these features conform to the guidelines outlined in Section
24.402(c).
19. Accessible Open Space. As indicated already, outdoor garden spaces are
designed to be visually and physically accessible from the public street. Benches
and shade trees are included in the garden area designs. Garden areas are
located to take advantage of sunlight. In addition, the ground level garden area is
accessible to people with disabilities.
20. Efficient & Effective Circulation. The proposed development is at -grade and
provides adequate accessible routes. In addition, the DRB concludes that
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FINDINGS OF FACT, CONCLUSIONS & DECISION
#SP 02-62 & #DR 02-19
9. Colors & Textures. Colors of the new structure include teal, which will be
applied to the synthetic stucco and is the color of the existing structure's roof,
and light gray, which is the siding color of the existing building. The applicant
proposes another color, tan, for the 8" wide vinyl siding. The color swatches do
not represent a specific manufactured brand of paint, but the intent is to match
the existing colors. The DRB concludes that the proposed color and texture will
be harmonious with the existing structure.
10. Windows and Doors. The fenestration of the addition mimics the paired metal
frame windows of the existing building. A continuation of the paired window
openings is repeated within a garden wall allowing visual access to a small
garden space. The proposed locations of windows and doorways respond to the
interior layout of the addition. The DRB concludes that the fenestration conforms
to Section 24.401(d) of the zoning regulations.
11. Human -scale Design Elements. The proposed addition provides human scale
design features. The applicant proposes using metal awnings over the windows
on the northern and eastern first floor elevation to help relate the 2'/2 story
building to the pedestrian. The location of an enclosed stairwell on the interior of
the structure does not dominate a public side of the building. The synthetic
stucco contains some windows to break up the massive wall found in the peak of
the roof. These windows also allow natural light into the stairwell. The applicant
proposes extensive plantings, which creates an environment inviting to the
pedestrian.
12. Roofs as Design Elements: The proposed roof over the stairwell contains a
pitch of 7 on 12. The minimum requirement for a two story structure in the CD2
District is a 5 on 12 pitch. The maximum pitch for the CD2 District is 12 on 12.
Therefore, the pitch of the stairwell roof complies with the requirements.
However, the proposed pitch needs to be noted on the plans. Where flat roofs
are used in the CD2 District on structures of 2 or more stories, they must include
architectural elements to improve appearance and provide interest. The
proposed flat roof will be an innovative "green" roof containing a garden area and
designed to provide stormwater retention. As noted already in this report, the
garden wall will be sheeted with a teal colored stucco -like material, which mimics
the roof color of the existing structure. The DRB concludes that the roof design
conforms to Section 24.401(f) of the zoning regulations.
13. Orient Buildings to Public Street. In the CD2 District, new buildings shall be
built to the street property line. However, the configuration of the existing building
does not conform to this requirement and the proposed addition does not extend
to the property line. Pursuant to Section 24.401(g) of the zoning regulations, the
DRB may approve buildings that are setback from the street property line
provided that the overall site layout is in conformance with City Center goals. For
existing buildings, improvements shall be designed to relate the building better to
the public street. The proposal includes eight windows, in pairs of two, across the
lower level fronting on San Remo Drive. The windows allow for visual access to
the interior of the building from the public street. In addition, paired openings in a
wall at the southern end of the proposed addition offer an inviting entryway from
the public street into a garden area. An exterior door on the north side of the
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