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HomeMy WebLinkAboutDR-13-03 - Decision - 0340 Dorset StreetCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD DESIGN REVIEW #DR-13-03 VAL HUNT — 340 DORSET STREET FINDINGS OF FACT AND DECISION Applicant Val Hunt seeks design review approval to make fagade modifications to an existing multi - commercial use building by removing some windows and replacing them with a wall in order to bring an existing nonconforming sign (which presently covers the windows) into conformance (it will now be wall -mounted). The Development Review Board held a hearing on October 15, 2013 to consider this application. The hearing was recessed to November 5, 2013 in order to allow the applicant to post the zoning notification placard with sufficient time for public notice. Applicant Hunt presented the application. Based on testimony provided at the public hearing, and the plans and supporting materials in the application file, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant requests design review approval to make facade modifications to a multi - commercial use building by removing some windows and replacing them with a wall. 2. The owner of record of the subject property is Ed Welch. 3. The application was received and deemed complete on September 5, 2013.. 4. The subject property is located in the Design District 2 of the City Center Design Review Overlay District. 5. The plans and photos submitted illustrate the existing building and proposed changes. 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 to or alteration of the exterior wall of a building or structure by tearing down or removing any portion thereof, or by filling in, sealing, boarding up, closing or enclosing any portion of any existing window, door, space, porch, etc shall be subject to design review by the Design Review Committee (DRC) and the Development Review Board (DRB). 575 Dorset Street South Burlington, VT 05403 tel 802.846.4106 fax 802.846.4101 www.sburl.com #DR-13-03 C. 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 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 3 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 proposed wall will be constructed with marine grade plywood, grey vinyl clapboards to match the existing siding and finished with white azek trim boards. The design is compatible with the remainder of the building. The Board finds this criterion satisfied. (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). #DR-13-03 The proposed wall will be constructed with marine grade plywood, grey vinyl clapboards to match the existing siding and finished with white azek trim boards. The Board finds this criterion satisfied. (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 wall will be constructed with marine grade plywood, grey vinyl clapboards to match the existing siding and finished with white azek trim boards. The Board finds this criterion satisfied. (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 project does not affect existing windows and doors although it will reduce the monotony of the building's long glass facade. The Board finds this criterion satisfied. (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 proposed wall would provide a visual "break" to the long facade which is mostly all glass. The Board finds this criterion satisfied. (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. The Board finds this criterion satisfied. (g) Orient buildings to the public street. Buildings shall be designed in a manner that #DR-13-03 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 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 sited 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 oriented to the street. The Board finds this criterion satisfied. (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. The Board finds this criterion satisfied. (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. DECISION Motion by Bill Miller, seconded by David Parsons, to approve Design Review Application #DR-13-03 of Val Hunt at 340 Dorset Street, subject to the following conditions: #DR-13-03 1. All previous approvals and stipulations which are not superseded by this approval shall remain in full force and effect. 2. This project shall be completed as shown on the plans and documents submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. 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. 4. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer upon completion of the facade modifications approved herein. 5. Any change to this design plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Tim Barritt— yea nay abstain not present Mark Behr— yea nay abstain not present Art Klugo — yea nay abstain not present Bill Miller— yea nay abstain not present David Parsons yea nay abstain not present Michael Sirotkin — yea nay abstain not present Jennifer Smith — yea nay abstain not present The application was approved by a vote of 4 — 0 —1 Signed this g5-*day,o 2013, by .. Tim Barritt, Clerk 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://vermontoudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. 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 .