HomeMy WebLinkAboutSP-11-36 DR-11-08 - Decision - 0340 Dorset Street#SP-11-36
#DR-11-08
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
VAL HUNT
27 San Remo Drive & 340 Dorset Street
SITE PLAN APPLICATION #SP-11-36
DESIGN REVIEW APPLICATION #DR-11-08
FINDINGS OF FACT AND DECISION
Val Hunt, hereafter referred to as the applicant, is requesting design review
approval to amend a previously approved plan for a 12,590 sq. ft. multi -tenant
mixed use building, an 1800 sq. ft. building approved for indoor recreation use,
and a 2400 sq. ft. detached accessory structure. The amendment consists of: 1)
modifying the parking area and adding 10 parking spaces, and 2) adding an
umbrella approval for a mixture of uses, 27 San Remo Drive & 340 Dorset Street.
The applicant is also seeking site plan approval to amend a previously approved
plan for a 12,590 sq. ft. multi -tenant mixed use building, an 1800 sq. ft. building
approved for indoor recreation use, and a 2400 sq. ft. detached accessory
structure. The amendment consists of: 1) modifying the parking area and adding
10 parking spaces, and 2) adding an umbrella approval for a mixture of uses, 27
San Remo Drive & 340 Dorset Street.
The subject property falls within Design District 2 of the City Center Design
Review Overlay District. Pursuant to Section 11.01(D)(1)(d) of the South
Burlington Land Development Regulations, the addition or alteration of the
roofline of a building or structure shall be subject to design review by the Design
Review Committee (DRC) and the Development Review Board (DRB).
The Design Review Committee met on September 27, 2011 and unanimously
recommended approval of the Design Review portion of the Application by the
Development Review Board.
The Development Review Board held a public hearing on October 4, 2011. Val
Hunt 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. Val Hunt is requesting design review approval to amend a previously
approved plan for a 12,590 sq. ft. multi -tenant mixed use building, an 1800
sq. ft. building approved for indoor recreation use, and a 2400 sq. ft.
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#S P-11-36
#DR-11-08
detached accessory structure. The amendment consists of: 1) modifying
the parking area and adding 10 parking spaces, and 2) adding an
umbrella approval for a mixture of uses, 27 San Remo Drive & 340 Dorset
Street.
2. The applicant is also seeking site plan approval to amend a previously
approved plan for a 12,590 sq. ft. multi -tenant mixed use building, an 1800
sq. ft. building approved for indoor recreation use, and a 2400 sq. ft.
detached accessory structure. The amendment consists of: 1) modifying
the parking area and adding 10 parking spaces, and 2) adding an
umbrella approval for a mixture of uses, 27 San Remo Drive & 340 Dorset
Street.
3. The applications were received on August 24, 2011.
4. The owner of record of the subject property is Edgar A. Welch.
5. 4. The subject property is located in the Central Zoning District.
6. The plans submitted consist of a two (2) page set of plans, page one (1)
entitled "340 Dorset Street South Burlington", prepared by Llewelyn-
Howley Inc, dated 8/22/11.
DESIGN REVIEW APPLICATION
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:
(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.
(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.
(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
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#SP-11-36
#DR-11-08
nearby. Colors naturally occurring from building materials and other traditional,
subdued colors are encouraged. More than three (3) predominant colors are
discouraged.
(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.
(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.
(0 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.
(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.
(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.
(i) Pedestrian promenade along Market Street.
This criterion is not applicable to the subject application.
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#SP-11-36
#DR-11-08
The proposed changes to parking fall under the thresholds for which design
review is required. However, the Board does not find that any of the above
standards are substantially applicable to the proposal. Of the changes proposed,
none involve new construction, or changes to existing structures.
SITE PLAN APPLICATION
SITE PLAN REVIEW STANDARDS
Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD
shall require site plan approval. Section 14.06 establishes the following general
review standards for all site plan applications:
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.
The applicant is proposing to modify a previously approved parking plan. The
amendments seek to add 10 parking spaces, and alter the orientation of some of
the parking. Some previously angled spaces have been reversed in direction and
some have been converted to perpendicular spaces.
The Board has no concerns about the orientation of the parking spaces provided
traffic flow is adjusted accordingly. The perpendicular spaces to the north of the
building labeled as "shed" will now permit for two-way traffic as they may be
entered and utilized from any direction.
The spaces which are perpendicular may only be permitted with one -directional
flow of traffic. The plans should be revised to show the flow of traffic.
The applicant has also revised the plans to reflect current conditions on the ground,
most noteably the area to the northwest of the property. This area contains more
green space than was previously approved. There are obviously no concerns about
this.
Other- Umbrella Permit
The biggest issues involved in issuing an umbrella approval are whether the
proposed uses are allowed in the district, whether the site provides enough
parking, and whether or not the estimated traffic generation can be supported by
the traffic impact fees already paid.
The applicant is seeking an umbrella approval for the following uses: community
center; cultural facility; hospice; personal instruction; artist production studio;
child care facility; convenience store; financial institution; general office; medical
4
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#S P-11-36
#DR-11-08
office; personal and business service; pet grooming; photocopy or print shop;
printing binding service; recreation facility research facility or lab; short order
restaurant; retail and retail services; retail food establishments; tavern, nightclub,
or private club.
The Board finds no issues with the approval of these uses as of right on the
subject property.
With the additional spaces proposed, there are 74 parking spaces provided on
site.
The property contains 15,000 square feet of space in three buildings. Planning
and Zoning staff will calculate the actual impacts on parking and traffic as
changes in use are proposed for the building. With few exceptions of the most
intensive uses of restaurant and retail, the building and parking can support all of
the proposed uses.
This approval is for the following uses, which are currently permitted uses in
the Central Zoning District. If the land development regulations change so
that any of the above uses are no longer permitted, then those uses which
are no longer permitted shall no longer be approved: community center;
cultural facility; hospice; personal instruction; artist production studio; child
care facility; convenience store; financial institution; general office; medical
office; personal and business service; pet grooming; photocopy or print shop;
printing binding service; recreation facility research facility or lab; short order
restaurant; retail and retail services; retail food establishments; tavern,
nightclub, or private club. These uses shall not exceed in need 74 parking
spaces or 118.36 pm peak vehicle trip ends, without further review and
approval by the Development Review Board.
Traffic
As noted above, any changes proposed to category of use and resulting traffic
shall be reviewed under the umbrella permit, and limited to the maximums set
herein. The existing uses are grandfathered at a total of 118.36 pm peak vehicle
trip ends. Any changes in use shall not exceed 118.36 vehicle trip ends without
returning to the Development Review Board for specific approval thereof.
Chapter 14.06 of the South Burlington Land Development Regulations states the
following:
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.
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#SP-11-36
#DR-11-08
(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.
(i) The parking area is necessary to meet minimum
requirements of the Americans with Disabilities Act,
(ii) The parking area will serve a single or two-family
home;
(iii) The lot has unique site conditions such as a utility
easement or unstable soils that allow for parking, but
not a building, to be located adjacent to the public
street;
(iv) The lot contains one or more existing buildings that
are to be re -used and parking needs cannot be
accommodated to the rear and sides of the existing
building(s); or,
(v) The principal use of the lot is for public recreation.
(c) Where more than one building exists or is proposed on a lot,
the total width of all parking areas located to the side of
building(s) at the building line shall not exceed one half of
the width of all building(s) located at the building line.
Parking approved pursuant to 14.06(B)(2)(b) shall be exempt
from this subsection.
(d) For through lots, parking shall be located to the side of the
building(s) or to the front of the building adjacent to the
public street with the lowest average daily volume of traffic.
Where a lot abuts an Interstate or its interchanges, parking
shall be located to the side of the building(s) or to the front
adjacent to the Interstate. Parking areas adjacent to the
Interstate shall be screened with sufficient landscaping to
screen the parking from view of the Interstate.
The majority of the site is pre-existing. Therefore, subsection (b)(iv) applies. The
proposed expansion of parking along San Remo Drive would be permitted under
subsection (d) above as the subject lot is a through lot.
Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided
for employees, residents, and visitors to the site. A bicycle rack is shown on the
plans.
6
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#SP-11-36
#DR-11-08
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 adjoining buildings.
There are no changes proposed to the height of the existing buildings. The
buildings are within the 35' height maximum for the zoning district.
Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new
utility lines, services, and service modifications shall be underground.
The DRB shall encourage the use of a combination of common materials and
architectural characteristics, landscaping, buffers, screens and visual
interruptions to create attractive transitions between buildings of different
architectural styles.
There are no changes proposed to the existing structures.
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.
There are no changes proposed to the existing structures.
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:
The reservation of land may be required on any lot for provision of access to
abutting properties whenever such access is deemed necessary to reduce
curb cuts onto an arterial of 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 find the reservation of any additional land is warranted as part
of this application.
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.
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#SP-11-36
#DR-11-08
Pursuant to Section 15.13(E) of the Land Development Regulations, any new
utility lines, services, and service modifications shall be underground.
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 plans show an existing dumpster, adequately screened.
Landscaping
Pursuant to Section 13.06(A) of the Land Development Regulations, landscaping
and screening shall be required for all uses subject to site plan and PUD review.
Section 13.06(B) of the Land Development Regulations requires parking facilities to
be curbed and landscaped with appropriate trees, shrubs, and other plants
including ground covers. Landscaping budget requirements are to be determined
pursuant to Section 13.06(G)(2) of the SBLDR. The landscape plan and landscape
budget shall be prepared by a landscape architect or professional landscape
designer.
There are no changes proposed to the existing structures. The plans depict
adequate snow storage areas.
DECISION
Motion by Joe Randazzo, seconded by Roger Farley, to approve Site Plan Application
#SP-11-36 and Design Review Application #DR-11-08 of Val Hunt subject to the
following conditions:
1. All previous approvals and stipulations which are not superseded by this approval
shall remain in 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. The plans shall be revised to show the changes below and shall require approval of
the Administrative Officer. Three (3) copies of the approved revised plans shall be
submitted to the Administrative Officer prior to permit issuance.
a. The plans shall be revised to show where one -direction and two -
directional flow of traffic is permitted.
4. 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.
5. This approval is for the following uses, which are currently permitted uses in
the Central Zoning District. If the land development regulations change so
8
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#SP-11-36
#DR-11-08
that any of the above uses are no longer permitted, then those uses which
are no longer permitted shall no longer be approved: community center;
cultural facility; hospice; personal instruction; artist production studio; child
care facility; convenience store; financial institution; general office; medical
office; personal and business service; pet grooming; photocopy or print shop;
printing binding service; recreation facility research facility or lab; short order
restaurant; retail and retail services; retail food establishments; tavern,
nightclub, or private club. These uses shall not exceed in need 74 parking
spaces or 118.36 pm peak vehicle trip ends, without further review and
approval by the Development Review Board.
6. The applicant shall obtain approval from the Administrative Officer prior to any
change of any tenant in the two buildings. The Administrative Officer shall
approve the proposed new tenant only if the proposed combination of uses
fits within the limitations established in stipulation #5 above. In making his
determination, the Administrative Officer shall utilize the parking standards
contained in Tables 13-1 through 13-6 of the Land Development Regulations,
and trip generation rates contained in the I.T.E. Trip Generation Manual. If a
use proposed which does not fit clearly within any of these standards, or if a
shared parking concept is proposed in order to meet the parking limit, the
applicant shall obtain approval from the Development Review Board for the
proposed use.
7. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer
prior to use of the site modifications.
8. Any change to the site 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
Matthew Birmingham — yea/nay/abstain/not present
Roger Farley — yea/nay/abstain/not present
Joe Randazzo— yea/nay/abstain/not present
Michael Sirotkin — yea/nay/abstain/not present
Bill Stuono — yea/nay/abstain/not present
Motion carried by a vote of 7 - 0 — 0
Signed this 19th day of October 2011, by
Digitally signed by Mark C. Behr
Mark C. Behr DN Mark C. Behr, o=Richard Henry Behr
Archi teect P.C. ou,email=mark@rhbpc.com,
c=US
Date: 2011.10.19 22:51:57-04'00'
Mark Behr, Chairman
9
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc
#SP-11-36
#DR-11-08
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://vermontiudiciary.org/GTC/environmental/default.asr)x 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.
10
CADocuments and Settings\Mark C. Behr\My Documents\South Burlington DRB\10.4.11 Meeting
Decisions\DR 11 08 SP 11 36 27SanRemo 340Dorset Hunt ffd.doc