HomeMy WebLinkAboutMS-19-01 - Supplemental - 0180 Market Street (8)Narrative: 180 Market Street (Library, Senior Center, and City Hall)
Building summary
The new South Burlington Library, Senior Center, and City Hall is intended to create a central destination for social, cultural, and informational resources; promote identity and a sense
of place accessible to individuals of all ages and backgrounds; capitalize on design and proximity synergies that maximize functionality and usage; increase opportunities for public
engagement, learning and growth; cultivate a sense of ownership, pride, and belonging while catalyzing compact growth and economic development in City Center.
The building design seeks to achieve these goals by:
Being located in a central and very visible location on Market Street.
Providing various spaces for learning and creating, both individually and in group settings.
Including functions that attract citizens to be engaged in their community.
Creating spaces for people of all ages and abilities.
Incorporating ideas from public engagement sessions.
Including public art opportunities that reflect the South Burlington community.
The architecture consists of two volumes, addressing both the irregular shape of the lot and the multi-functional use of the building. These volumes intersect and overlap, and are articulated
differently in materials, size, and position (see Attachment 5a).
The intersection of these volumes creates both a void for a community space, becoming the Library’s, and consequently the City’s, living room. This void is echoed in front of the living
room with a recessed, covered outdoor space with high quality paving which is also an extension of shared use path adjacent to the building entrance. This creates an eddy for pedestrian
and bicycle flow along Market Street and into the building where conversation or a (small) soap box could occur.
On the second floor, the intersection of the two volumes becomes the South Porch and extends the Library towards the street, creating a direct visual and aural connection between the
interior of the building and the public realm (see Attachment 5c).
The façade at the ground floor, the most public floor, is mainly transparent glazing. This transparency, while underscoring the visual connection between the inside and outside is expressive
of democracy and knowledge. This transparency also functions as eyes on the street, attracts people to participate and benefit from the activities within this civic center, and lends
to Market Street the excitement of the activity within the building. The glass façade on the eastern volume has a playful pattern (see Attachment 3), reflecting the children’s library
which is contained within; the western volume is more structurally consistent and regular to reflect the steadfastness of City Hall as representative of the public.
At the far western edge of the Market Street façade, the volume is highlighted by a thin column of glass at the corner of the stairwell rising to the third floor of City Hall. This column
of glass will illuminate the public stair with daylight during the day, and allow light to spill out of the building at night. The adjacent wide granite base supports the upper stories.
This panel of granite and zinc counterbalances the glass and give the overall western volume solidity and presence.
While the Market Street façade western volume features a granite base, the Market Street façade eastern volume is primarily brick over a granite base course. These materials were chosen
for their durability. The main volume of the upper stories is clad in zinc, a material with integral color that will not change over time. Trespa, a wood patterned cladding material,
is used as an accent material in the upper stories of the western volume to add warmth and contrast to the facade.
Along the east elevation, it is anticipated that the portion of wall nearest the Market Street may be a candidate for public art. Once this eastern volume wraps around the corner to
form the secondary façade on the new street, it alternates between brick and granite. At the north end of the east façade, the material palette changes and reflects the different use
of the interior space. This material change assists in shortening the perceived length of facade.
The criteria for the project included that the entrance be identifiable and easily located by any member of the public and also unify the diverse public uses within. Thus, the entry
vestibule is towards the center of the primary façade on Market Street. Including the integral granite balustrade, this portal is over 19 feet in height.
This main entrance, where not clear glazing, is clad entirely with local granite. It protrudes from the front of the structure within the void created by the union of the western and
eastern volumes. The smooth cut finish distinguishes the portal’s importance in comparison to the nearby split faced granite in the façade. The doors are eight feet tall. Transom
windows create additional height that adds drama to the entrance. Above the transom windows, the volume of the granite above the entrance glazing provides a triple function: it adds
weight and size that underlines the importance of this feature of the building; it creates a balustrade for the South Porch above; and, it provides a background for future signage needs.
A glass awning further signifies this primary access to the building and it’s importance. These features combined create an entrance that is suitably grand while approachable as a
house by and for the people.
Within the building, the first floor provides convenient public access to the City Clerk’s counter, records and offices, the City information desk, the Auditorium, the Public Library
and a new Senior Center. The Senior Center includes a living room, activity space and catering kitchen (usable by the whole building). The first floor Library entrance opens directly
onto the circulation desk, a living room space (periodicals, new books and large print), and the children’s library (children’s collections, an activity room, and story time, reading,
toddler and tween areas).
The second floor is the main library level, housing the adult collection, digital lab, study, reading and meeting rooms, teen and raised reading areas. Library staff office and processing
areas are located adjacent to each major function, while City management, the new Planning and Zoning counter and departmental staff are located on the third floor. City Hall public
meeting rooms and shared staff support spaces are also on the third floor. Please see Attachments 4a, b, and c for a partial axonometric of the floor plan.
Associated site work required by the construction of 180 Market Street includes an extension of the City Center street grid, and a new entrance to the Rick Marcotte Central School. The
Central School surface parking area is reorganized to establish new improved school bus circulation and pedestrian and bicycle connectivity as well as ensuring replacement of all parking
to retain pre-project levels solely for the school use. Access for the adjacent Allard Square Senior lower level parking is reoriented and some surface parking is added to the rear of
the new Community Center. Please see Attachment 6 for a draft site layout.
All of the applicable review standards are proposed to be met, with the exception of those for which the applicant is requesting modification via a waiver as follows.
Modification of Standards/Waiver Requests
The Form Based Code, in 8.06 A. (1) of the Land Development Regulations, recognizes that Civic sites and buildings are of special public importance. Civic Sites include municipal buildings,
libraries, municipal schools, public recreation facilities, and the land on which the Civic building is located.
In order to provide greater flexibility to create a special architectural statement, the Land Development Regulations allow the Development Review Board to modify certain standards of
the City Center Form Based Code District for Civic Buildings. In considering this application, the Board has the authority to modify or waive the Build-to-Zone, Glazing, Frequency of
Entrances, and Frontage Buildout requirements of the T-5 Building Envelope Standards.
The Board must consider the following in making its determination:
(a) Presence of a public design process and formal recommendation from the South Burlington City Council and/or School Board; (b) Consistency of the design with an adopted municipal
or school building design policy (if one exists); (c) Consistency of the project with the written purposes of the applicable Transect Zone; and, (d) Advancement, where appropriate, of
the project with design elements specifically encouraged within the applicable Transect Zone.
Design Process and Formal Recommendation
The design strives to present a coherent identity that brings many people of different ages, backgrounds and interests together in one place while providing functional value in a quality
setting.
This Civic building underwent a community outreach process whereby ideas were sought, design opportunities were reviewed, and the overall priorities of the public were established over
multiple workshops and focus groups.
Over and over, participants in the design process used phrases such as “wow factor”, quality materials, interior light, and opportunities for gathering to describe the desired building
qualities. Underlying themes were community, democracy and synergy. The design criteria for this new building, the Library, City Hall, and Senior Center, included that it make a statement
and create identity as a civic structure.
Following the initial schematic design process, the project was vetted through several meetings as costs and design elements were discussed with the City Council. At the conclusion
of this vetting process, the City Council authorized the City to proceed to seek full funding for the project (successfully obtained in a public vote in November 2018).
The project was approved by the City Council and the public with the siting, massing and openings substantially consistent with the current project design.
Consistency of the design with an adopted municipal or school building design policy (if one exists).
The City does not have a specific policy for City building design. This design has been endorsed by the Library Board of Trustees and the Recreation and Parks Committee, approved by
the City Council for the public vote on project funding. The voters of South Burlington turned out in high numbers and approved the funding for this building design by a high margin.
Consistency with the written purposes of the applicable Transect Zone.
The T-5 Building Envelope Standards Purpose [8.14 (A)] is “Emphasis is on Market Street with high volume foot traffic. Create a street-oriented public realm that encourages a dense
downtown, multi-use/multi-purpose built environment. Retail and other commercial uses must be on the ground floor, and mixed uses permitted above. Parking (not including on-street
parking) shall be away (or hidden) from the street.”
“Emphasis is on Market Street with high volume foot traffic.”
A design requirement for this Civic building was that the main entrance and main façade be oriented towards Market Street, and that this entrance serve as the main entrance for all the
uses inside the building. This single entrance orients all pedestrian activity towards the shared use path in the center of the façade on Market Street. The project’s covered bicycle
parking is directly off Market Street’s shared use path, just to the west of the building.
The project also strove to carve out some public space for gathering on Market Street, either for a formal speech or a casual 20-minute conversation, installing large stone pavers along
the shared use path. Public uses are concentrated on the ground floor and towards Market Street. This includes the uses with the highest and most consistent foot-traffic hour over
hour – the Clerk’s Office and the Library – which are oriented towards and located near the front entrance on Market Street.
“Create a street-oriented public realm that encourages a dense downtown multi-use/multi-purpose built environment.”
Transparency between the interior public portions of the building and the public realm is facilitated by floor to ceiling clear glass glazing for the majority of the frontage on Market
Street.
The building uses most of the land within the buildable lot, achieving a rate of two square feet of building area for every square foot of lot area.
The building is multi-use and multi-purpose, including assembly/performance space, public services, a library, and recreational and office spaces. It combines exercise with learning,
record keeping and dog licenses with art and senior lunches.
The building uses which are the most similar to retail type commercial are located on the ground floor.
This building is designed to encourage foot traffic in support of a future vibrant City Center.
(d) Design elements specifically encouraged within the applicable Transect Zone
The applicable Transect Zone (T 5) is comprised nearly completely by standards. The only elements that are encouraged are referenced in the purpose statement, which the team has addressed
above in section (c).
In looking at the broader Form Based Code District, the Code includes the following elements which are encouraged and included within the project:
Sustainable development of open land through pedestrian and bicycle connectivity (“encourages sustainable retail, commercial, and mixed-use development of open land, redevelopment of
existing mixed use land and preservation and improvement of residential areas through pedestrian and bicycle connectivity”;)
This Civic building is located on a shared use (pedestrian and bicycle) path which connects to Dorset Street and Hinesburg Road. It includes many sustainable elements and is aiming
to meet a LEED gold standard. The site includes ample bicycle parking, including covered spaces and indoor spaces. Showers and changing facilities are provided for employee commuter
use. The rear of the building will also have a direct sidewalk connection across the Central School Parking lot to the entrance of the Central School, facilitating school and afterschool
family use of the facility.
Walking and bicycling coincident with the automobile ( “encourage new development and infrastructure that incorporates planned transportation corridors with walking and bicycling coincidental
with the automobile.”)
This project includes the development of a new support street that will have within the right of way a sidewalk and (temporarily) a shared use path connection to the Central School property.
Preserve the existing residential fabric and stimulate new mixed-use (“aims to preserve the existing residential fabric while stimulating new mixed-use growth that facilitates a safe
and economically self-sustaining place to live and work.”)
This project is designed to support the growth and development of residents and employees, their interconnectedness and involvement through access to knowledge and information, activities,
and democratic engagement. The project provides an anchor amenity where someone can make a podcast, access language learning materials, participate in a video conference call, take
in a performance, or obtain a marriage license.
This Civic site is designed as an amenity to the City and region as a whole and adjacent businesses, residents, and visitors.
Alleys (“Alleys are encouraged in the City Center Form Based Code District.”)
The building site design has a vehicular connection behind it for circulation both for the public and the adjacent Allard Square property.
Requested Modifications to Standards:
T-5 Building Envelopment Standards for the Built-to-Zone (8.14(C)(4)) and for Frontage Buildout (8.14(C)(5)), see Attachments 1a and 1b for illustrations.
The T-5 BES require a Primary Building Façade to be located within the primary Build-to-Zone, which is between 0’ and 6’ from the front lot line, for a length that is not less than 75%
of the length of the front lot line.
Per section 8.06(A) of the Land Development Regulations, the DRB has authority to modify or waive the Build-to-Zone and Frontage requirements for this Civic site.
Request: We request a waiver of these requirements for the Primary Build-to-Zone. In order to allow well-designed and comfortable public seating and space for gathering opportunities
that would not be possible otherwise, the building is proposed to be set back generally four feet, and more in other locations, from the outer edge of the Primary Build-to-Zone.
This additional set back space will enhance the utility of the exterior space as a Civic site in alignment with the stated purpose of the T-5 Transect Zone to create a street-oriented
public realm on Market Street.
The hard and softscape plan for the frontage treats Market Street as both a stream of pedestrian and bicycle traffic and creates locations for people to stop, rest, tie shoes, read a
book, or check their e-mail. People can step out of the right of way for a conversation or meet for a picnic lunch on the several benches provided. The high degree of transparency
of the façade creates a generally welcoming and public atmosphere for this section of Market Street. The minimal but soft greenery creates just enough of an offset and a physical 1-2-foot
high separation against the front windows so that whether inside or outside people feel they have sufficient personal space to linger and socialize.
Although the building is set back a few feet farther than the primary build-to-zone, the façade is within the secondary build-to-zone and provides the intended street wall.
The overall façade on Market Street otherwise complies with frontage requirements of T-5.
T-5 Building Envelope Standards for Entrances (8.14 (C)(6)), see Attachment 2a and 2b for illustrations.
The T-5 BES require primary building facades to have entrances every 40 feet and secondary building facades to have entrances every 60 feet.
The primary façade of this building is on Market Street and the secondary façade of this building is on a new street perpendicular to and north of Market Street.
Per section 8.06(A) of the Land Development Regulations, the DRB has authority to modify or waive the Frequency of Entrances requirements for Civic sites.
Request: We are requesting that the DRB waive the Frequency of Entrance requirements for this project.
The stated purpose of the T-5 Standards is “emphasis is on Market Street with high volume foot traffic”. The design for this building complies with this purpose statement with a single,
prominent main entrance to the building on Market Street which attracts, creates, and concentrates additional pedestrian activity along this primary route.
As a Civic building fronting on Market Street, a single main entrance is desirable to provide a legible and easily locatable public entrance from the City’s new pedestrian, bicycle and
vehicular thoroughfare. The goal of a single entrance is to 1) provide a focal point central to the building that expresses the importance of the building as a unified civic structure,
2) create synergy among the uses within the building, and 3) maximize the utility for each distinct public use.
The entrance features a granite and glass design that has a height of over 19’ from the sidewalk, presenting the highest quality materials (cut granite) as the focal point of the building,
without being overly grandiose or unapproachable.
The east façade of the building runs along a new street. This secondary façade, for security reasons (and due to circulation priority at the front and rear of the building), has two
doors which serve as emergency exits only. This façade provides a visual connection between street and the interior of the children’s library and the Senior Center, while limiting physical
entry into the children’s library and the Senior Center from the street.
Public buildings in the United States are unfortunately a target for highly visible and horrific violence. The children’s library is also an area of special access concern due to the
interest in containing younger children in a safe space while providing them with the freedom to engage in independent exploration and engagement.
The building has been designed so that all entries are into the main circulation corridors, providing a single public point of entry (with the exception of the auditorium) into each
use.
The many storefront windows provide an alternate method to activate the streets and provide eye-level interest with a direct visual connection between the sidewalk and the building interior.
Effective secure building design includes measures to deter, detect, delay, and respond to attacks from human aggressors according to the Whole Building Design website, www.wbdg.org.
While portions of this building, namely the Senior Center and the Library, are fully open to the public, the single point of entry into each public functional area facilitates conscious
and subconscious threat monitoring by staff and other users of the space.
In the area of highest public use, the Library, access is overseen (but not actively monitored) by the front information desk for the building as well as the circulation desk within
the library. The Children’s Library, as an added security measure, has a single entrance within the library adjacent to the circulation desk, featuring glass doors which may remain
closed when small children are present.
The Senior Center, composed of a living room and activity area, features a welcoming entry area visible from both the living room and the activity room. This limits unobserved access
to the functional space and nefarious activity.
On the east façade, egress doors are provided but are not usable as entrances.
Other considerations include energy conservation and efficient use of space on the ground floor. Energy conservation measures and LEED standards require a vestibule for each building
entrance. On the ground floor, public entrance vestibules open onto a corridor and not directly into program spaces. The double feature of vestibule and corridor serve to regulate temperature
within program and occupied areas despite our climate’s extreme temperature differentials.
In order to best serve the public, entries should also bring people into obviously welcoming and informative places. This takes a fair amount of space, changes in flooring, and other
visual cues to mitigate and transition from outdoor conditions and appropriately direct visitors that may be unfamiliar with the building. Due to the many program needs on the ground
floor, square footage for every use has been optimized and as much use as possible has been wrung out of each space, with each space, while still functioning as envisioned by the community.
Thus with first floor space at a premium, the interest in a single unified identity for the building, security planning and energy goals, the design includes a main entrance on Market
Street, with ancillary entrances at the rear to facilitate both Central School/Market Street pedestrian traffic directly through the building, and direct parking lot access to the Senior
Center and Auditorium.
T-5 Building Envelope Standards (8.14 (C)(7)) Glazing, see Attachment 3 for illustration.
The T-5 BES require primary building facades to be composed of glazing a minimum of 80% of the width of the first story of the primary building facade.
The proposed façade utilizes large amounts of storefront glazing throughout much of the façade, yet falls short of the 80% requirement by approximately 5 linear feet.
Per section 8.06(A) of the Land Development Regulations, the DRB is granted authority to modify or waive Glazing requirements for this Civic project.
Request: We request a waiver of the requirement that glazing cover 80% of the width of the building façade on the ground floor.
The LDRs require a minimum glazing height of 7.5 feet on the façade facing Market Street. This façade otherwise exceeds the FBC standard, with 89% of the first-floor glazing being transparent
(the FBC requires a 75% minimum). Each window exceeds the height minimum of 7.5 feet by several feet. The upper story exceeds the Note 2 FBC standard of 30% glazing by 38.8%.
The portions that are not glazing, next to the glass stair column to the west, and adjacent to the front door, are composed of Vermont granite. These serve as important counterpoints
to the glass stair column and main entrance, emphasizing the transparency of each while grounding the building.
Given the high level of transparency on this façade, which supports street connectivity and the overall design intent that reinforce the symbolic nature of this civic building, a waiver
is requested to allow the project glazing on the first floor to compose a minimum of 74% of the first story width.
525 Hercules Drive I Suite Two I Colchester, VT 05446 I Phone: 802.655.5020 I Fax: 802.655.6567 I wiemannlamphere.com
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525 Hercules Drive I Suite Two I Colchester, VT 05446 I Phone: 802.655.5020 I Fax: 802.655.6567 I wiemannlamphere.com