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HomeMy WebLinkAboutDR-04-05 - Decision - 0150 Dorset StreetCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD DORSET SQUARE ASSOCIATES — 150 DORSET STREET DESIGN REVIEW #DR-04-05 FINDINGS OF FACT & DECISION Dorset Square Associates, hereafter referred to as the applicant, is requesting design review approval to modify the storefront at 150 Dorset Street. Specifically, the applicant is proposing to: replace existing exterior lighting with new compact fluorescent exterior lighting, 150 Dorset Street. The subject property falls within Design District 1 of the City Center Design Review (CCDR) 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). The South Burlington Design Review Committee reviewed the proposal on July 26, 2004. The South Burlington Development Review Board reviewed the proposal on August 3, 2004. Mary Benoit represented the applicant. 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 modify the storefront at 150 Dorset Street. Specifically, the applicant is proposing to: replace existing exterior lighting with new compact fluorescent exterior lighting, 150 Dorset Street. 2. Dorset Square Associates is the record owner of the property. 3. The subject property falls within Design District 1 of the City Center Design Review (CCDR) Overlay District. 4. The Design Review application was reviewed under Section 11.01 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, cornice/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. This criterion is not applicable to the subject application. (b) Materials used. High quality, attractive materials shall be used on all buildings. Natural, indigenous materials of stone and masonry shall predominate. Other materials may be used as an architectural accent provided they are harmonious with the building and site. This criterion is not applicable to the subject application. (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. The colors or texture of the building should not change through this proposal. 1. Any finishes resulting from this project shall be harmonious in color and texture to the building itself and to the surrounding buildings on the property. (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 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. This criterion is not applicable to the subject application. (1) 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. This criterion is not applicable to the subject application. (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. 2 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. The goal of the proposed project is to increase the energy efficiently of the Blue Mall, by replacing the existing lights with energy efficient compact fluorescent lights. (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. (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. This criterion is not applicable to the subject application. (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. M 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 is proposing compact fluorescent lighting types for this project. 2. The lighting types shall be compact fluorescent, shall be of white color, and lighting fixture types shall be in compliance with Appendix D of the Land Development Regulations. (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 streetscape 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. El DECISION Motion by Gayle Quimby, seconded by Chuck Bolton, to approve design review application #DR- 04-05, 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 building itself and to the surrounding buildings on the property. 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 —yea/nay/abstain/not present Mark Boucher —yea/nay/abstain/not present John Dinklage —yea/nay/abstain/not present Roger Farley —yea/nay/abstain/not present Michele Kupersmith —yea/nay/abstain/not present Larry Kupferman —yea/nay/abstain/not present Gayle Quimby —La/nay/abstain/present MOTION CARRIED by a vote of 5-0-0. f 4 Signed this (/ day of August, 2004 by _'ZIC Gayl uimby, Cferk !' 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).