HomeMy WebLinkAboutDR-09-04 - Decision - 0325 Dorset Street#DR-09-04
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
MITCHELL SCHWARTZ - 325 DORSET STREET
DESIGN REVIEW APPLICATION #DR-09-04
FINDINGS OF FACT AND DECISION
Mitchell Schwartz, hereafter referred to as the applicant, is seeking design review
approval to for site modifications to a property that falls within Design District 3 of the
City Center Design Review Overlay District. The modifications include: 1) removal of
back deck, roof overhang, and chimneys; 2) replacement of vinyl siding, doors, and
windows; 3) changes to the parking area and landscaping and; 4) change of use to
medical and retail use, 325 Dorset Street.
The Development Review Board held a public hearing on August 18, 2009. The
applicant represented himself.
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 seeking design review approval to for site modifications to a property
that falls within Design District 3 of the City Center Design Review Overlay District. The
modifications include: 1) removal of back deck, roof overhang, and chimneys; 2)
replacement of vinyl siding, doors, and windows; 3) changes to the parking area and
landscaping and; 4) change of use to medical and retail use, 325 Dorset Street.
2. The application was received on June 17, 2009.
3. The owner of record of the subject property is Diane Weisburg.
4. The subject property is located in the Central 3 Zoning District.
5. The plans submitted consist of a three (3) page set of plans, page one (1) entitled,
"325 Dorset Street South Burlington Vermont", prepared by Llewellyn -Howley, Inc.,
dated 7/6/09.
Central District Requirements
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).
Design plans for properties within Design District 1 shall comma with the following design
criteria, as outlined in Section 11.01(F) of the Land Development Regulations:
I:\Development Review Board\Findings_Decisions\2009\Schwartz_DR0904_ffd.doc
#D R-09-04
(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.
Although on a separate lot, the applicant is proposing to remodel the run-down dwelling
to match an abutting property. New vinyl siding (color to match or complement), windows
and doors will be consistent with the improvements made to the adjacent property.
Although the property is proposed to be used as a commercial space (medical office),
the building will largely retain the look of a single family dwelling.
(b) Materials used. High quality, attractive materials shall be used on all buildings.
Natural, indigenous materials of stone, masonry, and wood shall predominate. Other
materials may be used as an architectural accent provided they are harmonious with
the building and site.
Again, the proposed changes to the site are harmonious with the neighboring building
which is aesthetically pleasing and well -kept. Although the regulations stipulate
preferences for natural building materials, the proposed changes are for a remodel of a
small and existing building. The proposed improvements are in scale with the proposed
change of use on the property. To rebuild the structures based on this application would
be excessive and disproportionate.
(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 proposed project appears to be in compliance with this criterion. The applicant is
proposing to reside the building in classic cream color with white trim. They have
submitted samples of the colors and materials. The siding shall have a 3" reveal.
(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 facade 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.
The applicant is proposing to maintain as much as possible the appearance and feel of
the building as a single family residence. The windows and doors will be replaced with
more energy efficient and modern styles but will remain reflective of the style of the
residential home.
(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.
2
I:\Development Review Boa rd\Findings_Decisions\2009\Schwartz_DR0904_ffd.doc
#DR-09-04
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. The roof is that of a single
family residence, the theme throughout the building and much of this section of the
street. The roof is in good condition and the applicant is not seeking to replace it.
(� 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.
The building fronts on Dorset Street. There is access from the parking lot which is to the
rear of the building. There is a door on the front access along Dorset Street. The
applicant has stated that they will ensure that this remains accessible during business
hours.
2. The business shall be accessible via the front door during all business hours.
(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.
The applicant is proposing to replace windows and doors with more modern and energy -
efficient ones.
(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
I:\Development Review Board\Findings_Decisions\2009\Schwartz_DR0904_ffd.doc
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.
The applicant is proposing a new landscape plan. This includes substantial changes to
overgrown areas as well as some new areas of shrubbery. The parking lot is too small to
warrant internal landscaped islands.
(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.
This criterion is not applicable to the subject application.
(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 applicant is proposing a dense hedgerow at the western edge of the lot, where the
property borders a residential zoning district.
(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.
4
I:\Development Review Board\Findings_Decisions\2009\Schwartz_DR0904_ffd.doc
#D R-09-04
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.
(f) 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 a curved pole -mounted lighting on the site. The applicant is
also proposing a curved lighting sconce to be building -mounted.
(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 is being met.
(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 is being met.
(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.
DECISION
Motion by Gayle Quimby, seconded by Matt Birmingham, to approve Design Review
Application #DR-09-04 of Mitchell Schwartz subject to the following conditions:
1. All previous approvals and stipulations which are not superseded by this approval
shall remain in effect.
5
I:\Development Review Boa rd\Findings_Decisions\2009\Schwartz_DR0904_ffd.doc
#DR-09-04
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. The siding shall have a 3" reveal.
4. The front door, facing Dorset Street, shall be usable during business hours,
5. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Mark Behr — yea/nay/abstain/not present
Matthew Birmingham — yea/nay/abstain/not present
John Dinklage — yea/nay/abstain/not present
Roger Farley — yea/nay/abstain/not present
Eric Knudsen — yea/nay/abstain/not present
Gayle Quimby — yea/nay/abstain/not present
Bill Stuono — yea/nay/abstain/not present
Motion carried by a vote of 4-0-0
Signed this � day of 2009, by
John Dinklage, Chairman
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).
6
I:\Development Review Board\Findings_Decisions\2009\Schwartz_DR0904_ffd. doe