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HomeMy WebLinkAboutSP-16-05 DR-16-01 - Decision - 0040 San Remo Drive#SP-16-05 and #DR-16-01 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SOUTH BURLINGTON REALTY COMPANY SITE PLAN REVIEW APPLICATION #SP-16-05 & DESIGN REVIEW APPLICATION #DR-16-01 FINDINGS OF FACT AND DECISION South Burlington Realty Company, hereafter referred to as the applicant, seeks to amend a previously approved plan for a 3,200 sq. ft. general office building. The amendment consists of: 1) changing the use of the building to personal instruction, 2) altering the exterior design of the building, and 3) adding an HVAC unit on the north side of the building, 40 San Remo Drive. The Development Review Board held a public hearing on March 1, 2016. Tim McKenzie 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, South Burlington Realty Company, is seeking to amend a previously approved plan for a 3,200 sq. ft. general office building. The amendment consists of: 1) changing the use of the building to personal instruction, 2) altering the exterior design of the building, and 3) adding an HVAC unit on the north side of the building, 40 San Remo Drive. 2. The application was reviewed on March 1, 2016. 3. The owner of record of the subject property is South Burlington Realty Company. 4. The subject property is located in Central District 4 and Design Review District. 5. The plans submitted consist of a single page plan titled "Site Plan (Existing) 40 San Remo Drive", dated October 31, 2016, a single page 3D view prepared by DHC Ameron Construction Co. dated March 3, 2016, and a single page plan titled Landscape Plan prepared by Trudell Consulting Engineers dated February 26, 2016. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. #SP-16-05 and #DR-16-01 The project is consistent with the Goals and Objectives and stated land use policies of the Comprehensive. The Board considers this criterion to be met. B. Relationship of Proposed Structures to the Site. (1) 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. No changes are proposed that materially affect the transitions referenced in this criterion or affect planting, pedestrian movement and parking. The Board considers this criterion to be met. (2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. Nearly all of the parking is located to the side of the building. One half of one handicapped parking space extends beyond the front line of the building, however this is a pre-existing non -conformity. The Board considers this criterion to be met. The required parking for the proposed use is two (2) spaces and 14 spaces and one (1) handicapped space and a bike rack are being provided. The Board considers this criterion to be met. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. Not applicable. (3) 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 anticipated adjoining buildings. No change to the height of the building, currently 17 feet, is proposed. The Board considers this criterion to be met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. No changes to utility services or service modifications are proposed. The Board considers this criterion to be met. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. (2) 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. #SP-16-05 and #DR-16-01 The replacement of the large overhead door with glass panels, the replacement of the existing door with glass and the installation of insulated panels over the existing metal siding will add some variety to the structure itself while maintaining consistency of the structure with other buildings in the vicinity. The Board considers this criterion to be met. In addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations: A. Access to Abutting Properties. The reservation of land maybe required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The Board does not consider the reservation of land to be necessary. B. Utility Services. 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. Disposal of Wastes. 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 applicant provided information at the meeting on how trash, recycling and compost will be handled. The Board considers this criterion to be met. D. Landscaping and Screening Requirements. (See Article 13, Section 13.06) Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to planned unit development review. The minimum landscape requirement for this project is determined by Table 13-9 of the South Burlington Land Development Regulations. The costs of street trees are above and beyond this minimum landscape requirement. The Board notes as this project does not propose an addition to the building nor a new building, a minimum landscaping budget is not required. However, pursuant to Section 13.18 Utility Cabinets and Similar Structures, the proposed new HVAC unit requires new screening. The applicant has provided a plan indicating the type and location of landscaping which has a value of $299.60. The Board considers this criterion met. E. City Center Design Review Overlay Districts and Purpose Statements. The CCDR Overlay District is divided into the following three (3) sub -zones as depicted on the South Burlington Overlay Districts Map: Design District 1, Design District 2, and Design District 3. A brief description of the #SP-16-05 and #DR-16-01 location and proposed design character of each district is provided below: (1) Design District 1 - ............ (2) Design District 2 - This area includes all land on both sides of San Remo Drive. This area is unique in that it is the only area in the designated City Center which is substantially developed with buildings and uses. Many of the buildings, however, are in need of updating and aesthetic improvement. The City's vision for this area is that of a somewhat unique and eclectic neighborhood with a wide variety in design in terms of color, materials, building shapes and site layouts. It is the City's vision that the existing buildings and sites be improved for example by replacing metal facades with higher quality materials, adding windows and doors to the first floors, and doing improvements to the sites to better relate the properties to the public street thereby promoting pedestrian movement. Design plans for properties within Design District 2 shall comply with the following design criteria, as outlined in Section 11.01(F) of the Land Development Regulations: F. Criteria for Approval. Prior to granting design plan approval, the Development Review Board shall find that any development or activity specified in Section (D) above shall conform substantially to the following design criteria: (1) Building Design (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. In Design Districts 1 and 3, the design of a building should consider the design features of other structures in the area so as not to be harshly discordinate with other nearby buildings. The replacement of the large overhead door with glass panels and the replacement of the existing door with glass will add some decorative elements to the building. The Board supports these changes. (b) Materials used. High quality, attractive materials shall be used on all buildings. Natural, indigenous materials of stone and masonry are highly encouraged, if not required. Specific requirements for each Design District are as follows: . ................... (ii) Design District 2. 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, and marble), 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. Examples of unacceptable materials include metal skin and laminated wood (e.g., T-111). The proposed exterior panels will be smooth with a gray finish. (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 #SP-16-05 and #DR-16-01 occurring from building materials and other traditional, subdued colors are encouraged. More than three (3) predominant colors are discouraged. The proposed exterior panels will be smooth with a gray finish. The color is harmonious with the building and with other buildings on the site. (d) Windows and doors. Window and door treatment (i.e., the arrangement of windows and doors into a pattern) 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. In Design Districts 1 and 2, for sides of buildings that front or face a public street, existing or planned, the majority of the first floor's facade area shall consist of see -through glass in order to promote pedestrian activity, however, the windows and/or doors should be of a human scale so as to welcome, not overwhelm, the pedestrian. The replacement of the overhead door with glass panels will break up the monotony of facade. (e) Use of "human -scaled" design elements. Larger buildings shall incorporate the use of design elements, such as pilasters, colored or textured bands, or window and door treatments, in order to reduce the larger building's apparent overall size and, therefore, avoid a large or long monotonous appearance. The replacement of the overhead door with glass panels will reduce the amount of large or long monotonous appearance. (f) 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. Specific requirements for each Design District are as follows: (i) Design Districts 1 and 2. For one-story structures, the minimum and maximum slope of a pitched roof shall be 8 on 12 and 12 on 12, respectively. Only a small portion of roof area on one-story buildings may be flat provided it is not visible from the public street, existing or planned, and does not detract from the overall design and harmony of the building. For structures of two (2) or more stories, the minimum and maximum slope of a pitched roof shall be 5 on 12 and 12 on 12, respectively. Where flat roofs are used, particularly on structures of two (2) or more stories, architectural elements such as cornices and parapets shall be included to improve the appearance and provide interest. Large, low -slope (i.e., less than 5 on 12) gable forms are discouraged. There are no changes proposed to the roof or roofline. (g) 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. In Design Districts land 2, new buildings shall be built to the street property line. The Development Review Board may approve building locations, or portions thereof, that are set back from the street property line, provided, the Development Review Board finds the overall site layout to be in conformance with the City Center goals. The primary entrance to buildings shall be designed #SP-16-05 and #DR-16-01 as such and shall be oriented directly on the public street rather than facing parking lots. The upper floors of taller buildings (i.e., floors four (4) and up) may need to be "stepped back" or otherwise sired to avoid creating a "canyon" effect and to maintain a pedestrian friendly public edge. In all Design Districts, for existing buildings undergoing renovation, improvements shall be done to relate the building better to the public street. Such improvements could include the installation of doors and windows along the sides of the building facing the public street, or the construction of walkways between the building and street. The building is already somewhat oriented to the street. The replacement of the door with a glass door will enhance the building's pedestrian presence along San Remo Drive. (h) 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. Such features, in excess of one foot in height, shall be either enclosed by outer building walls or parapets, or grouped and screened in a suitable manner, or designed in themselves so that they are balanced and integrated with respect to the design and materials of the building. There are no rooftop devices. (i) 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. As the building is not new, it would not be feasible to apply this criterion. (j) 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. Any pedestrian canopy, or portion thereof, that is proposed to be located within or encroach into the public R.O.W. shall meet the specifications identified in the City Center Streetscape Guidelines. An applicant may elect to incorporate a covered pedestrian promenade as a component of the building and completely on the applicant's property, provided the promenade is at least 10 feet high and 8 feet deep. The Development Review Board may waive the requirement for a covered pedestrian promenade or canopy on a building or portion thereof if the Development Review Board finds that the block on which the building is located is adequately covered by other existing promenades/canopies. This criterion is not applicable to the subject application. The Board considers the design criteria to be met. DFCISInN Motion by Mark Behr, seconded by John Wilking, to approve site plan application #SP-16-05 and design review application #DR-16-01 of South Burlington Realty Company, subject to the following conditions: #SP-16-05 and #DR-16-01 1. All previous approvals and stipulations which are not changed by this decision, shall remain in full 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. Prior to zoning permit issuance for construction of the project, the applicant shall post a $300 landscaping bond. 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. 4. Prior to issuance of a zoning permit, the applicant shall submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 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 the occupancy of the new use. 7. Any changes to the plans shall require approval of the South Burlington Development Review Board or Administrative Officer. Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 5 — 0 — 0 Signed this A; day of 1'16Z4 a 2016, by Bill Miller, Vice Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontiudiciarV.org/GTC/environmental/defauIt.aspx for more information on filing requirements, deadlines, fees and mailing address. #SP-16-05 and #DR-16-01 The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.