Loading...
HomeMy WebLinkAboutmisc integral color. It is Kohls policy to utilize a color coating on all split faced block in an effort to seal the block from water penetration and protect it from UV degradation. The product that Kohl's has found to be effective in preventing water penetration into their store walls is not available in a clear color. The color pigment in the product helps with UV stabilization of the split faced block. We would therefore request a variance to this requirement if that is what would be necessary to allow us to use the color coating on the block. Culpepper Elevations Section 7.9 - Non-Residential Architectural Standards C. Building Mass/Design — 1 . Front Facade • Relief every 45ft — The ordinance states that there shall be...."architectural relief every forty-five (45') feet to provide visual interest by incorporating a minimum of two (2) design elements from the following options: canopies, wall plane projections or recessions with a minimum of four (4') depth, 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." We are requesting that alternate materials/elements be counted toward this requirement. The south end of the main building utilizes both pilasters and decorative lighting which we believe meets the requirement of the (2) architectural elements every 45 feet. This is a request to allow these elements even though they are not itemized in the ordinance. I. Additional Standards for 50,000 SF or greater 1 . Building Mass and Design — The ordinance states that..."Facade articulation (wall plane projections or recessions) is required on the first two (2) stories of the front or main building(s) facade. No more than thirty three (33%) of the front or main building(s) facade shall be on the same continuous geometric plane. ... Wall plane projection or recessions shall have a minimum depth of four (4) feet." The existing Culpepper shopping center does not technically meet this facade articulation requirement. Due to the structural nature of the columns and colonnade on the building, this section will be difficult to meet without significant cost to rework the structural elements of the building. We would like to be allowed to count the colonnade itself as the facade articulation element. This will be a variance request. C. Building Mass/Design — 3. Other Facades Visible from ROW 5 It is our desire to utilize these two methods of screening and softening rather than providing a canopy, pilaster, column, bay window, balcony, porch or awnings on the rear of the building. We also would like to utilize paint on the block walls that currently exist to meet the second requirement of wrapping the visible rear elevation with brick, stone, tinted concrete, etc. As seen on our landscape plan we have provided an evergreen hedge row of wax leaf ligustrum with crepe myrtles provided within the hedge row to help screen the view from SH30 and from Dominik. We would like to provide a combination of fencing and vegetation where feasible at the rear of the Bennigans and University Book Store portions of the Shopping Center. We do understand that this one outparcel building will require some unique design treatments to help screen the existing dumpsters, outside coolers and air conditioning equipment. Because of the constraints in the area this will most likely take the form of fencing. These two buildings will be difficult to screen with vegetation alone because of the tight constraints on available landscape areas. As discussed earlier, we understand the intent of the NRA standards in this regard, and believe that the use of this hedge row with crepe myrtles will provide an aesthetically pleasing alternative to the required architectural elements. Therefore we are requesting a variance to the design requirements for this section. Please let me know if you have any questions. Thank you for all your assistance with this pro; t. Si c,rely, Wifit Veronica J.B. org; , '.E. Managing Pa tner Cc: Dan Muniza, NewPlan Al Osborne, Osborne & Vane Ed Wong, Wong & Assoc. Jim Eigenshank, Kohls 10 Prior to moving further with our detailed drawings we would like to respectfully request the following variances to the NRA standards. We have formatted our requests into those that pertain to the Kohl's building portion and those which pertain to the remainder of the Culpepper Shopping Center buildings. Kohl's Elevations Section 7.9 - Non-Residential Architectural Standards C. Building Mass/Design — 1 . Fron Facade Relief every 45ft—The ordinance states that there shall ,,2110 e...."architectural relief every forty-five (45') feet to provide w 1visual interest by incorporating a minimum of two (2) design S elements from the following options: canopies, wall plane projections or recessions with a minimum of four (4') depth, \ ,,,l1-' - 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." On Kohl's we would request that the color differential that is being utilized as well as the noble block which provides horizontal relief and visual interest with the casting of shadow lines as well as the aluminum banding provided across the front of the building be counted toward this requirement. We feel strongly that these elements help break up the monotony of a flat plain wall which was the intent of this requirement in the NRA standards. Therefore we are requesting a variance to allow the use of these alternate materials/colors. ,, 1 j' 2. Other Facades Visible from ROW ..� • The ordinance also states...."Along all other facades visible \ from a right-of-way, there shall be some architectural relief or wallrecession or projection every sixty (60') feet as described ,'' ' herein." l The only facade of Kohl's visible from a right-of-way will be a portion approximately 80 feet long that is 400 feet from SH30. We believe that this portion of the Kohl's building should not be subject to this requirement because of its distance from SH30 and because of the landscaping that will be added to the parking lot islands at the rear of the center. We will be creating an evergreen hedge row that will grow between 4'-6' tall at the rear of the center to help screen the rear of the buildings. We will also be 2 On the front facade of Kohl's we have utilized porcelain tile to break up the facade materials and meet the 25% requirement. But we understand that the ordinance does not allow the split faced block to be color coated, but rather it must have integral color. It is Kohls policy to utilize a color coating on all split faced block in an effort to seal the block from water penetration and protect it from UV degradation. The product that Kohl's has found to be effective in preventing water penetration into their store walls is not available in a clear color. The color pigment in the product helps with UV stabilization of the split faced block. We would therefore request a variance to this requirement if that is what would be necessary to allow us to use the color coating on the block. Culpepper Elevations Section 7.9 - Non-Residential Architectural Standards C. Building Mass/Design — 1 . Front Facade -tk.,60 ,.,- • Relief every 45ft —The ordinance states that there shall be...."architectural relief every forty-five (45') feet to provide I( 5—�� Uvisual interest by incorporating a minimum of two (2) design � elements from the following options: canopies, wall plane LOa 4. p rojections or recessions with a minimum of four (4') depth, vertical expression of structural bays, pilasters, columns, bay c1)\---_'l Q( windows, balconies that extend from the building, recessed a) entries, stoops, porches, arcades, boxed or bay windows, permanent decorative awnings, and or windows accompanied by overhangs." We are requesting that alternate materials/elements be counted toward this requirement. The south end of the main building utilizes both pilasters and decorative lighting which we believe meets the requirement of the (2) architectural elements every 45 feet. This is a request to allow these elements even though they are not itemized in the ordinance. I. Additional Standards for 50,000 SF or greater _ 1 . Building Mass and Design — The ordinance states that..."Facade articulation (wall plane projections or recessions) is required on the first two (2) stories of the front or main r, uJ building(s) facade. No more than thirty three (33%) of the front or main h ilding(s) facade shall be on the same continuous geometric plane. ... O '(� all plane projection or recessions shall have a minimum depth of four (4) (S.' feet." The existing Culpepper shopping center does not technically meet this C, . 1 (i) facade articulation requirement. Due to the structural nature of the columns and colonnade on the building, this section will be difficult to meet without significant cost to rework the structural elements of the 5 It is our desire to utilize these two methods of screening and softening rather than providing a canopy, pilaster, column, bay window, balcony, porch or awnings on the rear of the building. As seen on our landscape plan we have provided an evergreen hedge row of wax leaf ligustrum with crepe myrtles provided within the hedge row to help screen the view from SH30 and from Dominik. We would like to provide a combination of fencing and vegetation where feasible at the rear of the Bennigans and University Book Store portions of the Shopping Center. These two buildings will be difficult to screen with vegetation alone because of the tight constraints on available landscape areas. As discussed earlier, we understand the intent of the NRA standards in this regard, and believe that the use of this hedge row with crepe myrtles will provide an aesthetically pleasing alternative to the required architectural elements. Therefore we are requesting a variance to the design requirements for this section. Please let me know if you have any questions. Thank you for all your assistance with thi .roject. Si ierely, 4tif Veronica J.B. Mor.F,n, P.E. Managing Partner Cc: Dan Muniza, NewPlan Al Osborne, Osborne & Vane Ed Wong, Wong & Assoc. Jim Eigenshank, Kohls 10 C MITCHELL MM MORGAN City of College Station May 17, 2006 Development Services 1 101 Texas Ave. S. College Station, TX 77840 Attn: Trey Fletcher, Senior Planner RE: DRB Variance Request For Culpepper Shopping Center and Kohls — Located at the northeast corner of Texas Avenue and SH30 Dear Trey: Thank you for your assistance in carrying forward our request for an RDD- Redevelopment Zoning District request for the Culpepper Shopping Center property. As we understand the actions recently taken by the City Council this property is now zoned C-1 , General Commercial with an RDD — Redevelopment District Overlay. This action grants us all the rights and privileges as contained in the Unified Development Ordinance under the RDD District and as stated within the ordinance which rezoned the property. Accordingly, this property shall be allowed the following variances: • Section 7.9.H.2. Parking Lots — the property is allowed a reduction of the NRA Landscape Requirements by approximately 45% • Section 7.2.C. Dimensions and Access — this property is allowed a reduction of the depth of the angled parking space rows from 21 .1 feet to 18 feet in depth • Section 7.9.1.3. Landscaping for Developments with Greater than 50,000 SF — this property is allowed a reduction of total landscape points required by 50% • Section 7.4.M.7.b Freestanding Commercial Signs — this property is allowed an additional free-standing sign along SH30 • Section 7.4.M Freestanding Commercial Signs — this property is allowed to retain and reclad the existing pylon sign that is currently non-conforming With these issues determined, we now would like to move forward with our additional requests which appear to be those within the Design Review Board (DRB) purview. We have included our site plan, landscape plan, colored elevations as well as our color boards for review. 511 UNIVERSITY DRIVE EAST,SUITE 204 • COLLEGE SipTION,TX 77840• T. 979.260.6963• F. 979.260.3564 CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS info@mitchellandmorgan.com • www.mitchellandmorgan.com Prior to moving further with our detailed drawings we would like to respectfully request the following variances to the NRA standards. We have formatted our requests into those that pertain to the Kohl's building portion and those which pertain to the remainder of the Culpepper Shopping Center buildings. Kohl's Elevations Section 7.9 - Non-Residential Architectural Standards C. Building Mass/Design — 1 . Front Facade • Relief every 45ft—The ordinance states that there shall be...."architectural relief every forty-five (45') feet to provide visual interest by incorporating a minimum of two (2) design elements from the following options: canopies, wall plane projections or recessions with a minimum of four (4') depth, 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." On Kohl's we would request that the color differential that is being utilized as well as the noble block which provides horizontal relief and visual interest with the casting of shadow lines as well as the aluminum banding provided across the front of the building be counted toward this requirement. We feel strongly that these elements help break up the monotony of a flat plain wall which was the intent of this requirement in the NRA standards. Therefore we are requesting a variance to allow the use of these alternate materials/colors. 2. Other Facades Visible from ROW • The ordinance also states...."Along all other facades visible from a right-of-way, there shall be some architectural relief or wall recession or projection every sixty (60') feet as described herein." • In addition, the Ordinance states "All building facades that are visible from a right-of-way shall consist of a minimum of one or more of the following building materials. " The only facade of Kohl's visible from a right-of-way will be a portion approximately 80 feet long that is 400 feet from SH30. We believe that this portion of the Kohl's building should not be subject to these two requirements because of its distance from SH30 and because of the landscaping that will be added to the parking lot islands at the rear of the center. We will be creating an evergreen hedge row that will grow between 4'-6' tall at the rear of the center to help screen the rear of the buildings. We will also be utilizing paint of the same color as the front facade to paint the rear of the building and all appurtenances 2 integral color. It is Kohls policy to utilize a color coating on all split faced block in an effort to seal the block from water penetration and protect it from UV degradation. The product that Kohl's has found to be effective in preventing water penetration into their store walls is not available in a clear color. The color pigment in the product helps with UV stabilization of the split faced block. We would therefore request a variance to this requirement if that is what would be necessary to allow us to use the color coating on the block. Culpepper Elevations Section 7.9 - Non-Residential Architectural Standards C. Building Mass/Design — 1 . Front Facade • Relief every 45ft —The ordinance states that there shall be...."architectural relief every forty-five (45') feet to provide visual interest by incorporating a minimum of two (2) design elements from the following options: canopies, wall plane projections or recessions with a minimum of four (4') depth, 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." We are requesting that alternate materials/elements be counted toward this requirement. The south end of the main building utilizes both pilasters and decorative lighting which we believe meets the requirement of the (2) architectural elements every 45 feet. This is a request to allow these elements even though they are not itemized in the ordinance. I. Additional Standards for 50,000 SF or greater 1 . Building Mass and Design — The ordinance states that..."Facade articulation (wall plane projections or recessions) is required on the first two (2) stories of the front or main building(s) facade. No more than thirty three (33%) of the front or main building(s) facade shall be on the same continuous geometric plane. ... Wall plane projection or recessions shall have a minimum depth of four (4) feet." The existing Culpepper shopping center does not technically meet this facade articulation requirement. Due to the structural nature of the columns and colonnade on the building, this section will be difficult to meet without significant cost to rework the structural elements of the building. We would like to be allowed to count the colonnade itself as the facade articulation element. This will be a variance request. C. Building Mass/Design — 3. Other Facades Visible from ROW 5 It is our desire to utilize these two methods of screening and softening rather than providing a canopy, pilaster, column, bay window, balcony, porch or awnings on the rear of the building. We also would like to utilize paint on the block walls that currently exist to meet the second requirement of wrapping the visible rear elevation with brick, stone, tinted concrete, etc. As seen on our landscape plan we have provided an evergreen hedge row of wax leaf ligustrum with crepe myrtles provided within the hedge row to help screen the view from SH30 and from Dominik. We would like to provide a combination of fencing and vegetation where feasible at the rear of the Bennigans and University Book Store portions of the Shopping Center. We do understand that this one outparcel building will require some unique design treatments to help screen the existing dumpsters, outside coolers and air conditioning equipment. Because of the constraints in the area this will most likely take the form of fencing. These two buildings will be difficult to screen with vegetation alone because of the tight constraints on available landscape areas. As discussed earlier, we understand the intent of the NRA standards in this regard, and believe that the use of this hedge row with crepe myrtles will provide an aesthetically pleasing alternative to the required architectural elements. Therefore we are requesting a variance to the design requirements for this section. Please let me know if you have any questions. Thank you for all your assistance with this proj•• t. Sim :rely, „ X141 Veronica J.B. or•.n, .E. Managing Partner Cc: Dan Muniza, NewPlan Al Osborne, Osborne & Vane Ed Wong, Wong & Assoc. Jim Eigenshank, Kohls 10