Design Review Board

Level 1: Minor alteration of an existing building/structure

12-D-15-DT

Applicant Request

This proposal is a revision to the approved Certificate of Appropriateness 3-A-15-DT. The modifications include adding mechanical equipment (chiller), expanding a building addition, relocating stairs that connect the upper and lower portions of the site, and modifying the landscape plan and storefront system.

Mechanical equipment: A chiller, which is used for the brewing process, was not shown in the original approval and is now located at the southwest corner of the property, adjacent to the sidewalk and an existing retaining wall. The chiller equipment is located approximately 3 feet from the sidewalk and the concrete pad that it sits on is approximately 1-foot from the sidewalk. A 6-foot tall screen wall is proposed that wraps around the chiller, constructed of board form concrete (42 inches tall) with a wood fence on top of the wall (2'-6"). The board form concrete and wood fencing will match materials used on the building. This screen wall will continue to the north, 3 feet off and parallel to the sidewalk, to create a landscaping berm between the sidewalk and the rear patio. A gate will be installed between the brewhouse and the screen wall. NOTE: The concrete pad and chiller have already been installed, however, the screen wall has not.

Building expansion: The brewhouse, which is below the old gas pump canopy, was originally approved with a setback of 5 feet to the property line along Broadway. After the board reviewed and approved the plans, they applied for and received a setback variance from the Board of Zoning Appeals to reduce the setback from 5 feet to 0 feet. In doing so, the building addition was expanded to the sidewalk edge without the board reviewing this modification to determine if it is appropriate. NOTE: The building has already been constructed.

Parking lot landscape: The approved parking lot landscape plan includes shrubs between the Jackson Avenue sidewalk and the adjacent parking stalls, and three shade trees adjacent to the parking lot. The proposed landscape plan around the parking lot has grass and dispersed boulders between the sidewalk and parking stalls, and no shade trees adjacent to the parking lot. The design guidelines recommend screening surface parking lots adjacent to sidewalks with walls, fencing and landscaping, and also recommends 1 shade tree per 8 parking stalls within the parking lot. A condition of the approved Certificate of Appropriateness is that 3 shade trees will be provided within or adjacent to the parking lot.

Stairs: The approved plans included wood stairs with a steel railing from the upper portion of the lot and terminated adjacent to the building on the lower portion of the lot. The stairs have been relocated to approximately the same location as the current (old) stair that terminate at the Jackson Avenue sidewalk, east of the parking lot entrance. The proposed stair and handrails are made of steel that is painted or match the storefront of the building (sealed raw/rust steel).

Storefront system: The storefront system was originally approved without any doors or operable sashes. The proposed design includes doors and operable sashes, as shown in the attached plans. The doors incorporate the design of the storefront providing very little noticeable change in the look of the storefront. The new doors lead to the front patio. A detail of the patio railing and an example image have been provided, which were not included in the original plans reviewed and approved by the board.

Site Info

The screen wall for the rear patio and chiller creates a small alcove where the patio gate is located, adjacent to the brewhouse, where someone could hide creating a safety concern. Staff is recommending that the wood fence on top of the concrete wall be removed or made more transparent for the short section of wall that stretches from the sidewalk back to the gate to allow more visibility into this space. A light in this location could also be beneficial.

Applicable guidelines:

Section 1.A.3. (PARKING FACILITIES)
It is important to ensure that parking facilities (both public and private) are safe, accessible, and clearly marked. New parking facilities should be designed to be attractive, compatible additions to downtown. In general, new parking facilities should remain subordinate to the street scene.
Guidelines:
3d. Screen surface lots, where they abut a public sidewalk, with decorative walls, fencing and landscaping.
3e. Distribute shade trees within surface lots at a ratio of 1 tree per 8 parking spaces. Trees may be planted in wells between spaces.

Section 1.B.2. (BUILDING LOCATION)
It is important to establish a strong relationship among buildings, sidewalks, and streets. This is typically accomplished through consistent setbacks that locate buildings on the same line.
Guidelines:
2a. Set buildings back five feet in order to provide wider sidewalk space when new construction in non-historic areas is to be more than half the length of the block.
2b. Consider using landscape elements to define the sidewalk edge where a building is to be set back from the sidewalk.

Section 1.B.3. (BUILDING MATERIALS)
New building materials should relate to the scale, durability, color, and texture of the predominate building materials in the area.
Guidelines:
3a. Use complimentary materials and elements, especially next to historic buildings.

Section 1.B.4. (ARCHITECTURAL CHARACTER)
Buildings should be visually interesting to invite exploration by pedestrians. A building should express human scale through materials and forms that were seen traditionally. This is important because buildings are experienced at close proximity by the pedestrian.
Guidelines:
4a. Encourage first floor uses that draw walk-in traffic; businesses that do not require pedestrian traffic should be located on other floors.
4b. Enhance pedestrian interest in commercial and office buildings by creating a largely transparent and consistent rhythm of entrances and windows.
4c. Scale first floor signs to pedestrians.

Section 1.B.5. (GROUND FLOOR DOORS AND WINDOWS)
Entrances and ground floor windows should foster pedestrian comfort, safety and orientation. Not every building in downtown needs to have the same window or entry designs; however, repeating the pattern of historic openings helps to reinforce the character of downtown, differentiating it from suburban areas.
Guidelines:
5a. Use consistent rhythm of openings, windows, doorways, and entries.
5b. Orient primary front entrances to the main street; secondary entrances should be clearly defined and oriented to streets or alleys, as appropriate.
5c. Design entrances according to the proportions of the building's height and width.
5e. All windows at the pedestrian level should be clear.
5f. Recess ground floor window frames and doors from the exterior building face to provide depth to the facade.

Section 1.B.7. (MECHANICAL EQUIPMENT AND SERVICE UTILITIES)
Utilities can include telephone and electrical lines, ventilation systems, gas meters, air conditioners, fire protection, telecommunication and alarm systems. Adequate space for these utilities should be planned in a project from the outset and they should be designed such that their visual and noise impacts are minimized.
Guidelines:
7a. Minimize the visual impact of mechanical equipment through screens or recessed/low-profile equipment.
7b. Do not locate units on a primary facade.
7c. Screen rooftop vents, heating/cooling units and related utilities with parapet walls or other screens. Consider sound-buffering of the units as part of the design.
7e. Reduce the visual impacts of trash storage and service areas by locating them at the rear of a building or off an alley, when possible.
7f. Screen dumpsters from view.