The URL can be used to link to this page

Home My WebLink Aboutstaff report DESIGN REVIEW BOARD STAFF REPORT Project Manager: Trey Fletcher, Sr. Planner Report Date: 05-15-2006 Email: tfletcher(a,cstx.gov Meeting Date: 05-24-2006 For Culpepper Plaza and Kohl's (DRB) (06-100) Zoning District: C-1 General Commercial with RDD Redevelopment District Overlay Location: 1505 Harvey Road / Culpepper Plaza Shopping Center Applicant: Veronica Morgan, Mitchell & Morgan Item Summary: The applicant is seeking several variances to Section 7.9 Non- Residential Architectural Standards as described below. Item Background: This property was recently rezoned to apply the RDD Redevelopment District Overlay to the existing C-1 General Commercial District. This district was created when the UDO was adopted in 2003, but has not been utilized until now. Culpepper Plaza was originally developed in 1976, and has been renovated a couple of times with the most recent update in the mid 1990s. The current property owner, New Plan Excel, is proposing the most significant renovation and partial redevelopment of the center to date. The plans and elevations detail the scope of the project which, as proposed, also requires the acquisition of additional property to the east. Through the application of the RDD to this center, several waivers were granted. These are enumerated in the adopting ordinance which is attached for reference. Issues/Items for Review: Section 7.9.K of the UDO allows the Design Review Board to grant variances from the standards contained in Section 7.9 Non-Residential Architectural Standards of up to 75% of the total percentage permitted in eight specific circumstances. The applicant proposes the following variances to address the following: Kohl's Elevations Section 7.9.0 Building Mass & Design (Pace 2 of application letter) Section 7.9.K.6 Alternatives to the options listed in Section 7.9.0 may be considered for approval provided that the alternative incorporates a minimum of two (2) architectural relief elements with spacing as required under Section 7.9.C. The Kohl's building will be entirely new construction, set in between two existing sections of Culpepper Plaza, but will project significantly in the rear. None of the waivers granted through the RDD apply to this structure. Being new construction, this structure is subject to the NRA requirements regardless of actual location. Specifically, this variance request is to address the requirements of Section 7.9.0 Building Mass and Design for the front façade and other facades visible from the right-of-way (Harvey Road). Reference Items 1 and 2 in the application letter. Section 7.9.D Building Materials (Page 4 of application letter) Section 7.9.K.1 Substitutions of building materials if the applicant shows that: a. The building material is a new or innovative material manufactured that has not been previously available to the market or the material is not listed as an allowed or prohibited material herein; and b. The material is similar and comparable in quality and appearance to the materials allowed in this Section 7.9; and c. No variance shall be granted to requirements for brick or stone on buildings twenty thousand (20,000) square feet or greater; and d. Financial hardship shall not constitute a basis for the variance; and e. The material is an integral part of a themed building (example 50's diner in chrome). The applicant is demonstrating intent to comply with building material requirements on the Kohl's elevation; however, the ordinance specifies tinted split face masonry blocks as one of the options below 30" from the ground surface. Referencing the application letter item number 3, the applicant is proposes to use split face masonry block that is color coated versus tinted. Recommendations: The Kohl's elevations, as proposed, represent a fresh look to the typical Kohl's prototype. The intent of most of the architectural relief options is to provide an enhanced visual impact that may be evidenced from a right-of-way. The alternatives proposed should be adequate to accomplish this intent. However, careful consideration of this variance request should be given with regard to the side facing Harvey Road for the same reason. With regard to the coated split face block versus the tinted split face block, staff is not familiar with this application. Material samples of each will be available for examination at the meeting. Culpepper Plaza Elevations Section 7.9.0 Building Mass & Design (Page 5 of application letter) The elevations provided show the primary component of the Culpepper Plaza Shopping Center, but are considered representative of the design scheme, materials and elements that are proposed for each of the smaller components. The `smaller components' refer to building (Bldg EA) containing Bennigans adjacent to the Clarion Hotel and the building (Bldg EC) containing Souper Salad adjacent to the Exxon. Section 7.9.K.6 Alternatives to the options listed in Section 7.9.0 may be considered for approval provided that the alternative incorporates a minimum of two (2) architectural relief elements with spacing as required under Section 7.9.C. Reference item number one on page 5 of the application letter. Section 7.9.1 [Additional Standards for 50,000 SF or greater] Building Mass & Design (Page 5 of application letter) Section 7.9.K.4 The DRB may grant a variance of up to 100% from the façade articulation or roofline standards herein if the applicant shows that it is not financially or structurally feasible. With the exception of location of the Kohl's building, components of the Culpepper Plaza Shopping Center are proposed to remain where is but not as is in order to achieve an updated appearance and compliance to the extent practicable with the Non-Residential Architectural Standards. Given the size of the overall shopping center, over 200,000 square feet, additional NRA Standards apply which require façade articulation. Façade articulation refers to wall plane projections or recessions of at least four feet (4'). Section 7.9.0 Building Mass & Design (Page 6 of application letter) Section 7.9.D Building Materials (Page 6 of application letter) The final variances being sought for the Culpepper Plaza Shopping Center seek to address other facades visible from a right-of-way where there shall be some architectural relief or wall recession or projection every sixty feet (60') as described in Section 7.9.0 of the UDO. This applies to all of the existing buildings. Additionally, it is the intent of the applicant to also seek relief to building material requirements on building EA on the site plan, and use of a concrete product that does not have an integrated color. The DRB has previously approved "high yield textured paint on tilt-up construction that resembles EIFS or stucco" for other projects. Among the listed options are canopies, vertical expression of structural bays, pilasters, columns, bay windows, balconies that extend from the building, recessed entries, stoops, porches, arcades, boxed or bay windows, permanent decorative awnings, and or windows accompanied by overhangs. Recommendations: Every effort should be taken to wrap building materials from the front / main facades to all others visible from a right-of-way including the rear of the referenced buildings. The UDO does not distinguish the "right-of-way" as being 'pubic' or `private', thus the "rear" of Building EA, in particular, that orients to the pubic service area of the adjacent hotel should be treated appropriately. For these areas of this façade that are not visible from Texas Avenue or Dominik Drive, screening is appropriate per Section 7.9.D.2.g. Supporting Materials (included in packet): 1. Application Letter 2. Ordinance No. 2888 3. Site Plan 4. Landscape Plan 5. Color Elevations for Culpepper Plaza and Kohl's Supporting Materials (provided at meeting): 1. Sample Boards for Culpepper Plaza and Kohl's