HomeMy WebLinkAboutDR-04-11 - Decision - 0007 Aspen Drivel
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING d ZONING
DEVELOPMENT REVIEW BOARD
DORSET HOTEL ASSOCIATES — 401 DORSET STREET
DESIGN REVIEW #DR-04-11
FINDINGS OF FACT & DECISION
Dorset Hotel Associates, hereafter referred to as the applicant, is requesting design review approval
for the following exterior modifications: 1) construction of a 10' x 15' concrete pad to be used for two
(2) walk-in coolers, and 2) the construction of two (2) condenser pads. The subject property falls
within Design District 3 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).
Based on testimony given at the above mentioned meetings and on the plans and supporting
materials contained in the document file for this application, the Development Review Board finds
and decides as follows:
FINDINGS OF FACT
The applicant is requesting design review approval to: 1) construction of a 10' x 15'
concrete pad to be used for two (2) walk-in coolers, and 2) the construction of two (2)
condenser pads, 401 Dorset Street.
2. Dorset Hotel Associates is the record owner of the property.
3. The subject property falls within Design District 3 of the City Center Design
Review (CCDR) Overlay District.
4. The Design Review application was reviewed under Sections 11.01 and 11.02 of the
South Burlington Land Development Regulations.
Design plans for properties within Design District 1 shall comply with the following 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, comice/parapet design, etc. The design of a building should consider the design features
of other structures in the area so as not to be harshly discordant with other nearby buildings.
The proposed addition is in compliance with this criterion.
(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, 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 applicant is proposing to screen the proposed structures with the same materials used on the
existing building, which is in compliance with this criterion.
(c) Colors and textures used. The color and texture of the building shaft 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.
The color of the proposed screening of the structures will match the color of the existing building.
(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.
This criterion is not applicable to the subject application.
(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. For one-story
structures, the minimum and maximum slope of a pitched roof shall be 8 on 12 and 12 on 12,
respectively. 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. Only a small portion of roof area may be
flat provided it is not visible from the public street, existing or planned, or does not detract from the
overall design and harmony of the building. Where portions of a roof are flat, architectural elements
such as comices 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.
This criterion is not applicable to the subject application.
(t) 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 pattems. 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.
The subject building is already oriented towards Dorset Street.
(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. 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.
In addition, design plans for properties within Design District 1 shall comply with the following site
design criteria, as outlined in Section 11.02 of the Land Development Regulations:
(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. Landscape plantings and amenities shall be well
designed with appropriate variations and shall be included as an integral enhancement of the site
and, where needed, for screening purposes. In particular, parking areas shall be well screened by
berms, plantings, or other screening methods to minimize their visual impact. Planting islands shall
be used to break up larger expanses of paved parking areas.
This criterion is not applicable to the subject application.
(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, existing or planned. Such features shall be
incorporated within or designed as part of the building on the site, not added as an afterthought.
HVAC equipment should not be pad mounted at grade. Utility connections shall be installed
underground and utilities shall co -exist to the greatest extent possible.
The proposed project involves the construction of a 10' x 15' concrete pad that will be used for two
(2) walk-in coolers and the construction of two (2) condenser pads. The pads will be screened with
the same materials used for the existing building. However, the proposed structures will be within
the courtyard of the hotel, and will therefore not be visible to the public. Thus, staff feels that this
requirement is being met.
(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.
The pads will be screened with the same materials used for the existing building, so this
requirement is being met.
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C
(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. Open space should add to the visual
amenities of the vicinity by maximizing its visibility for persons passing by or overlooking the site
from neighboring properties. If open space is intended for active use, it should include such
elements as benches, shade trees, and refuse containers and be so designed to maximize its
accessibility for all individuals, including the disabled, and encourage social interaction. The siting of
open space on a lot shall also consider the potential impact of buildings, both existing and potential,
on shadow casting and solar access.
This criterion is not applicable to the subject application.
(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.
This criterion is not applicable to the subject application.
(t) 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 appropriately shielded to
preclude glare and overall illumination levels should be evenly distributed.
The applicant did not propose any changes to the existing outdoor lighting.
(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.
This criterion is not applicable to the subject application.
(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.
This criterion is not applicable to the subject application.
(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 st►eetscape improvements shall be in accord with the specifications contained in
the City Center Streetscape Design Guidelines.
This criterion is not applicable to the subject application.
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DECISION
Motion by Mark Boucher, seconded by Roger Farley, to approve design review application #DR-
04-11, conditional upon the following conditions:
1. All previous approvals and stipulations shall remain in full effect, except as amended herein.
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 & Zoning.
3. Any finishes resulting from this project shall be harmonious in color and texture to the
existing building.
4. Pursuant to section 17.04(B) of the South Burlington Land Development Regulations, the
applicant shall obtain a zoning permit within six (6) months of this decision.
5. Any changes to the site plan shall require approval of the South Burlington Design Review
Committee and the South Burlington Development Review Board.
Chuck Bolton—ya/nay/abstain/not present
Mark Boucher—ya/nay/abstain/not present
John Dinklage—ya/nay/abstain/not present
Roger Farley—ya/nay/abstain/not present
Michele Kupersmith —yga/nay/abstain/not present
Larry Kupferman—yea/nay/abstain/not present
Gayle Quimby —yea/nay/abstain/not present
MOTION CARRIED by a vote of 6-0-1.
Signed this v? 7 day of December, 2004 by
John 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).
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