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HomeMy WebLinkAboutDR-06-02 - Decision - 0366 Dorset StreetCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD DESIGN REVIEW APPLICATION #DR-06-02 South Burlington Realty — 366 Dorset Street FINDINGS OF FACT AND DECISION South Burlington Realty, hereafter referred to as the applicant, is requesting design review approval for the following exterior modifications: 1) add fire escape to meet requirements of life safety codes; 2) add exterior door to access fire escape; 3) extend roofing over new fire escape. 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 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 Design Review Committee approved this application with conditions at their meeting on February 27, 2006. The Development Review Board held a public meeting on March 7, 2006. 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 to:1) add a fire escape to meet requirements of life safety codes; 2) add exterior door to access fire escape; 3) extend roofing over new fire escape. 2. The property is located in the Central District 2 (CD2) zoning district. 3. The owner of record of the subject property is South Burlington Realty. 4. The applicant has submitted renderings of the changes proposed for this property. 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 proposed fire escape is in compliance with this criterion. The fire escape will be fabricated of steel or aluminum grating and will be painted to match the clapboard siding. The new doorway will be solid panel steel and also painted to match the siding. The extended roof will match the existing roofing. (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), 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. The proposed fire escape is in compliance with this criterion; it will be fabricated of steel or aluminum grating. The new doorway will be solid panel steel and also painted to match the siding. The extended roof will match the existing roofing. (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 applicant is proposing to paint the fire escape stairs and new doorway to match the existing clapboard siding. New trim will be painted to match existing trim. The applicant shall ensure that the painting of the door and rails will be sustained for the life of said structures. This can be accomplished via inspection and repair. 1. The color of the new exterior door and fire escape shall be painted to match the clapboard siding. 2. The painting on the door and fire escape shall be inspected annually by the applicant to ensure that the paint is kept intact. The applicant shall correct any peeling or chipping of the paint. (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 new doorway is in compliance with this criterion. It will be solid panel steel and painted to match the siding. There will be no access to this door from the outside. (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. The applicant is proposing to extend the roofline to cover the new door and fire escape. As it will be only two feet in length and match the existing roofing, no additional conditions are required as part of this criterion. (f) 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 proposed fire escape will be visible from Dorset Street. However, for fire safety reasons, this is the most appropriate location. (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. This criterion is not applicable to the subject application. (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. This criterion is not applicable to the subject application. In addition design plans for properties within Design District 2 shall comply with the following site design criteria, as outlined in Section 11.02 of the SBLDR: (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. 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. 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. 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. 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. The addition of a fire escape will only serve to improve pedestrian movement. (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 not proposing any changes to the existing outdoor lighting. If any changes are proposed to the outdoor lighting, lighting details (cut -sheets) shall be submitted for review. (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 application is in compliance with this criterion (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. The proposal to add an additional door and fire escape stairs will serve to increase safety and allow for easier and swifter building evacuation. (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 6I MOTION by (7k #4 Lz QuIm 6 , seconded by eCK 16D4Aly, to approve Design Review Application #DR-06-02 of outh Burlington Realty, subject to the following conditions: 1. The color of the new exterior door and fire escape shall be painted to match the clapboard siding. 2. The painting on the door and fire escape shall be inspected annually by the applicant to ensure that the paint is kept intact. The applicant shall correct any peeling or chipping of the paint. 3. All previous approvals and stipulations shall remain in full effect, except as amended herein. 4. 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. 5. The applicant shall obtain a zoning permit within 6 months of the date of this decision. 6. The applicant shall obtain a certificate of occupancy prior to the use of the new fire escape. 7. Any changes to the final plat plans shall require approval of the South Burlington Development Review Board. Mark Behr — yea/nay/abstain of presen Matthew Birmingham — ea ay/abstain/not present Chuck Bolton — a ay/abstain/not present John Dinklage a nay/abstain/not present Roger Farley — a /abstain/not present Larry Kupferman - e nay/abstain/not present Gayle Quimby — e nay/abstain/not present Motion carried by a vote of (e - D - d Signed this -:2— day of March, 2006, by John Dinklage, Chair \ 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).