HomeMy WebLinkAboutDR-08-08 SP-08-71 - Decision - 0035 San Remo Drive#DR-08-08
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CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
WILLIAM & NANCY SEIDEL — 35 SAN REMO DRIVE
SITE PLAN APPLICATION #SP-08-71
DESIGN REVIEW APPLICATION #DR-08-08
FINDINGS OF FACT AND DECISION
William and Nancy Seidel, hereafter referred to as the applicant, is requesting design review
approval to convert the use of a 4432 sq. ft. GFA building from auto service and repair to
indoor recreation and tavern uses, within the City Center Design Review District, 35 San
Remo Drive.
The applicant is also requesting site plan approval to convert the use of a 4432 sq. ft. GFA
building from auto service and repair to indoor recreation and tavern uses, 35 San Remo
Drive.
The Development Review Board held a public hearing on Tuesday, August 19, 2008. The
applicants were present at the hearing.
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 requesting design review approval to convert the use of a 4432 sq. ft.
GFA building from auto service and repair to indoor recreation and tavern uses, within the
City Center Design Review District, 35 San Remo Drive.
2. The applicant is also requesting site plan approval to convert the use of a 4432 sq. ft
GFA building from auto service and repair to indoor recreation and tavern uses, 35 San
Remo Drive.
3. The subject property falls within Design District 2 of the City Center Design Review
Overlay District. Pursuant to Section 11.01(D)(1)(b) of the South Burlington Land
Development Regulations, the addition or alteration of an exterior wall of a building or
structure shall be subject to design review by the Design Review Committee (DRC) and the
Development Review Board (DRB).
4. The Design Review Committee was unable to meet and so staff has moved the items to
the DRB for review.
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5. The plan submitted is entitled, "Site Plan General Information Tavern/Indoor Golf Facility
Dawson Dorset St. Properties 35 Dorset Street South Burlington Vermont William & Nancy
Seidel — Applicants", prepared by Michael Dugan, AIA, Architect, dated July 28, 2008.
Design plans for properties within Design District 1 shall comply with the followinq design
criteria, as outlined in Section 11.01(F) of the Land Development Regulations:
(a) Consistent design. Building design shall promote a consistent organization of
major elements; and decorative parts must relate to the character of the design. All sides of
a building shall be designed so that they are compatible in terms of material, window
treatments, architectural accents, cornice/parapet design, etc.
(b) Materials used. A wide variety of both natural and high quality man-made
materials are allowed. Examples of acceptable materials include red brick, indigenous stone
(i.e., granite, limestone), architectural concrete, synthetic stucco, wood clapboard (synthetic
materials such as vinyl siding may be used in place of wood provided it is of high quality and
closely resembles wood clapboard/shingles), and glass or glass block. Other materials may
be used as an architectural accent provided they are harmonious with the building and site.
(c) Colors and textures used. The color and texture of the building shall be
harmonious with the building itself and with other buildings on the site and nearby. Colors
naturally occurring from building materials and other traditional, subdued colors are
encouraged. More than three (3) predominant colors are discouraged.
(d) Windows and doors. Window and door treatment shall be a careful response to
the buildings interior organization as well as the features of the building site. The treatment
of windows and doors shall be in a manner that creates a rhythm that gives necessary order
and unity to the facade, yet avoids monotony. For sides of buildings that face or front public
streets, the majority of the first floor's fagade area shall consist of see -through glass in order
to promote pedestrian activity, however, the windows and doors should be of human scale,
so as to welcome pedestrians.
(e) Roofs as a design element. Roofs shall be part of, or define, the style of a
building. They shall be used creatively to break up long facades and potentially long roof
lines.
There are no changes proposed to these criterion as part of this proposal.
(f) Orient buildings to the public street. Buildings shall be designed in a manner
that relates the building to the public street in order to protect the integrity of city blocks,
present an inviting street front and promote traditional street patterns. New buildings shall be
built to the street property line. For existing buildings undergoing renovation, improvements
shall be done to relate the building better to the public street. Such improvements could
include installation of doors and windows facing the public street.
There are no changes to the orientation of the proposed building.
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(g) Conceal rooftop devices. Rooftop mechanical equipment and appurtenances to
be used in the operation or maintenance of a structure shall be arranged so as to minimize
visibility from any point at or below the roof level of the subject structure.
This criterion is not applicable to the subject application.
(h) Promote energy efficiency. Where feasible, the design of a building should
consider solar energy and the use of natural daylight by capturing the sun's energy during
the winter and providing shade during the summer.
This criterion is not applicable to the subject application.
(i) Pedestrian promenade along Market Street. In Design District 1, the provision of a
covered pedestrian promenade along Market Street is required in order to protect
pedestrians from inclement weather and promote walking.
This criterion is not applicable to the subject application.
In addition, design plans for properties within Design District 2 shall comply with the
following site design criteria, as outlined in Section 11.02 of the SBLDR:
(a) Landscape and plantings. Significant trees and vegetation should be preserved in
its natural state insofar as practicable. Any grade changes should be in keeping with the
general appearance of neighboring developed areas.
(b) Integrate special features with the design. Storage areas, machinery and
equipment installation, service areas, truck loading areas, garbage and refuse collection
areas, utility connections, meters and structures, mailboxes, and similar accessory
structures shall be positioned in such a way to minimize visibility from the public street.
(c) Walls, fences or other screening features: Such elements, if used, shall be
employed in a skillful manner and in harmony with the architectural context of the
development. Such features should be used to enhance building appearance and to
strengthen visual linkages between a building and its surroundings.
(d) Accessible open space. When providing open space on a site, it shall
be designed to be visually and physically accessible from the public street.
(e) Provide efficient and effective circulation. With respect to vehicular and pedestrian
circulation, special attention shall be given to the location and number of access points to
public streets and sidewalks, to the separation of vehicles and pedestrians, to the
arrangement of parking areas and to service and loading areas, and to the location of
accessible routes and ramps for the disabled. Site design shall also provide for
interconnections, both vehicular and pedestrian, between adjacent properties.
(1) Outdoor Lighting. Outdoor lighting shall be designed to be both aesthetically
pleasing and functional. The lighting type shall be metal halide, compact fluorescent, and/or
induction lamps, and shall be of a white color (e.g., CRI 70 or greater). Light fixtures shall be
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appropriately shielded to preclude glare and overall illumination levels should be evenly
distributed.
(g) Provide for nature's events. Attention shall be accorded to design features which
address the affects of rain, snow and ice at building entrances and on sidewalks, and to
provisions for snow and ice removal from circulation areas.
(h) Make spaces secure and safe. With respect to personal safety, all open and enclosed
spaces should be designed to facilitate building evacuation, and provide reasonable
accessibility by fire, police or other emergency personnel and equipment.
(i) Streetscape improvements. An applicant for new development shall be responsible for
implementing streetscape improvements (e.g., sidewalks, street lighting, street trees, etc.)
within the portion of the public street ROW directly fronting the parcel of land for which
development is proposed. Such streetscape improvements shall be in accord with the
specifications contained in the City Center Streetscape Design Guidelines.
As no new construction is proposed, these criteria are not applicable to the subject
application.
SITE PLAN REVIEW STANDARDS
Section 14.06 of the South Burlington Land Development Regulations establishes the
followina aeneral review standards for all site clan aoolications:
(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.
Access to the new building is via an existing 18 foot curb cut from San Remo Drive which
widens to a 24 foot wide driveway.
Pedestrian movement within the site is adequate. An existing five foot sidewalk runs along
the other side of San Remo Drive.
The applicant is proposing to convert the use of a 4432 sq. ft. GFA building from auto
service and repair to indoor recreation and tavern use. Based on maximum occupancy
of 50 persons, twenty five parking spaces are required. Twenty six parking spaces are
provided on site including one handicapped space.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
Parking is predominantly located to the front and side of the existing building. Short of the
drastic step of demolishing the building to re -orienting the site, there is no way to revise
this. The Board does not recommend any changes.
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(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 building will be below the maximum height of 40 feet for a peaked roof.
No height waivers are requested or needed.
(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.
The South Burlington Water Department has reviewed the plans and stated that they have
no need to provide additional comments.
(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 issue is addressed below, stating that the Board should determine whether additional
exterior changes should be required.
(t) 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.
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.
(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.
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(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 plan shows a properly screened trash area.
(d) Landscaping and Screening Requirements
As there are no new construction costs, there is no additional landscaping required.
Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall
depict snow storage areas that will minimize the potential for run-off. Adequate snow
storage areas are shown on the plans.
A bicycle rack is depicted on the plans.
Lighting
Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting
shall be shielded and downcasting to prevent light from spilling onto adjacent properties
and rights -of -way.
The proposed lighting meets the standards set forth in the SBLDR
OTHER
Additionally, the Board should consider if the application shall be subject to Section
11.01(D)(1)(g) which states that "for applications involving a change of use with no
construction, relocation, enlargement or alteration subject to review, other than a change of
use, the Development Review Board may require design improvement in accordance with
these regulations to the exterior of the building, the costs of which do not exceed $7,000 or
10% of the assessed value of the building, whichever is greater."
DECISION
Motion by Vj �� c-C �i/�1 �?� seconded by
to approve Site Plan Application #SP-08-71 and Design Review Application #DR-08-08
of William & Nancy Seidel, subject to the following conditions:
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
in file in the South Burlington Department of Planning and Zoning.
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3. The maximum occupancy shall be limited to 50 persons. If this number changes, the
site plan will need to revised to address parking requirements.
4. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
5. If necessary, the applicant shall obtain final wastewater allocation approval from the
Director of Planning and Zoning prior to permit issuance.
6. 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 number of vehicle trip ends during the p. m. peak hour, to be determined by the
Administrative Officer.
7. 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.
8. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of the newly converted space.
9. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Mark Behr ye nay/abstain/not present
Matthew Birmingham - re /nay/abstain/not present
John Dinklage a ay/abstain/not present
Roger Farley - e ay/abstain/not present
Eric Knudsen - e ay/abstain/not present
Peter Plumeau - ,yea/nay/abstain/'bull
pGayle Quimby yea ay/abstain/no esent
Motion carried by a vote of U- C�
Signed this-2 -9- day of 2008, by
/ John Din lage, Chair
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).
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