HomeMy WebLinkAboutMisc DESIGN REVIEW BOARD APPEALS & WAIVERS APPLICATION
i O'BANNON'S TAPHOUSE
111 The following specific variations from the ordinance are requested:
4b. Transparency
Ag reduction in the percentage of building transparency required is requested for the
following reasons:
1. The existing building has structural interior walls that abut the façade on an
angle. In these areas,a solid exterior wall is required to cover the wall
ar1 ex intersection. In each of these areas of the proposed façade,a column is provided
as a visual element that enhances a feeling of the natural structure of the
INCORPORATED building as well as provides an attractive solution for the solid wall areas.
511 University Drive East Suite 201
Colle¢e Station, Texas 77840
Phone 979/260-2635 1. The only solid area in the proposed façade that does not cover a structural wall
Fax 979/846-8224 is part of the façade on the south side(closest to University Drive)between the
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demising wall with the adjacent property(Shadow Canyon)and the first bay of
windows.This area poses a unique challenge to the interior layout because the
wall divides the two properties at an angle,leaving the O'Bannon's space with
an acute angle in its far southern corner. Due to an existing built-in booth
structure and other tables,this space would not be very accessible or usable for
customers and servers since it would be located in an extreme corner.The space
is currently being utilized as a storage area. It is proposed to keep this area as a
storage area. However,on the exterior of the building,this area would provide a
public function by serving as a message/display board for O'Bannon's and the
community.The proposed design provides a well-developed area that provides
visual interest and is in keeping with the Irish pub theme in detailing and scale.
1. The existing façade is covered heavily in wood paneling,with three bays of
windows measuring 34"in height. In total,the existing windows provide only
78.75 square feet of transparency(only 27%of the current requirement).The
proposed façade improves transparency by providing 216.8 square feet of
glazing below 8 feet,bringing the total to 74%of the current requirement. In
order to enhance visual variety and daylighting, glazing was added to the
proposed façade above 8 feet wherever possible in the form of transom
windows. When these glazed areas are added to the total transparent square
footage,243 square feet,or 83%of the transparency requirement is achieved.
1. Working within existing building conditions,we have attempted to maximize
the transparency of the proposed façade while creating a design that is
appealing,human-scaled,and community-oriented.The concept of the Irish pub
derives from the tradition of a community gathering place,and our proposed
façade design presents a public face that will appeal to the public and serve the
public(as in the community message board and the inviting feel in general).
Although the traditional pub as observed in Ireland and throughout the U.K.
often has small windows to increase the feeling of intimacy inside the building,
we have aimed to provide as much transparency as possible while
simultaneously providing detailing and variety to preserve the sense of a
homegrown,authentic,neighborhood pub.
1. This waiver request for a reduction in the percentage of transparency required is
based on the exception as described in the UDO Article 5.6 Design Districts,
Section 14.d.,which states that such a reduction may be granted if,"it can be
proven ... that inherent site characteristics constrain the proposed project from
meeting the requirements herein."
4e. Exterior Building Materials
An alteration in the percentage of required building materials is requested for the
following reason:
1. As stated in UDO Article 5.6 Design Districts,Section 14.h.2,a substitution in
building materials may be allowed if,"the material is an integral part of a
themed building(example 50's diner in chrome)."The traditional Irish pub is
not only a theme,but also a functional and architectural typology that has
countless precedents dating back several hundreds of years.The materials
required to create this themed look are materials that are acceptable by the
current standards(plaster/stucco,wood),but the thematic use of them calls for a
different ratio of materials than the current standard.
Traditional pub architecture consists of a smooth yet richly detailed façade
applied to a variety of building types.Although a variety of materials is found
on the upper floors of these buildings,the area that defines the intimate street-
level space around the windows and doors of the pub is almost always made of
wood or a smooth cast metal that has the appearance of wood. Common
architectural details found widely in traditional pub facades include columns and
pilasters(usually fluted),brackets,molding,paneling,entablatures with
decorative frieze,cornices,wood-paneled entry doors,and transoms.The fine
detailing of these elements require that they be made of wood.The long-
standing building tradition of the Irish pub theme requires that these elements be
made of wood.
1. The proposed façade design would be constructed to resemble a stucco/plaster
façade upon which architectural elements(pilasters,columns,moldings,etc.)are
applied.This design is in keeping with the authentic mode of construction of the
Irish pub since the pub's architecture typically includes a detailed wooden
façade and/or wooden architectural elements such as panels and pilasters applied
to it.
1. The unifying material that extends across the parapet and surrounds all window
bays is plaster/stucco.This use of material is acceptable by the current
standards;however,because of the extent of detailing necessary to create the
Irish pub theme,the amount of plaster/stucco is reduced due to the increased
presence of columns,pilasters,panels,and molding.
2. The proposed façade provides variety and visual interest within a purposeful,
appropriately scaled and detailed theme.The current standard's requirement for
25%brick,stone,marble,or granite does not enhance the visual language of the
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pub theme;thus,we would like to provide the sual interest and sense of
tradition intended by the requirement by using the traditional wooden elements
(pilasters,panels,etc.)of the Irish pub to convey the thematic and architectural
idea of a pub.
5a. On-street Parking
A waiver from the requirement regarding on-street parking is requested for the
following reason:
1. UDO Article 5.6 Design Districts,Section 5.a states,"existing head-in parking
that requires backing maneuvers into a right-of-way shall be removed with all
proposed development,redevelopment,rehabilitation,and façade projects within
any Northgate district."The existing O'Bannon's property has metered head-in
parking along the front sidewalk across the extent of the property. Because the
City of College Station does not intend to remove this head-in parking at this
time,we ask for a waiver from this requirement.
9a. Street Trees
A waiver in the requirement regarding street trees is requested for the following
reason:
1. Given that the existing sidewalk is 8 feet wide from the front of the building to
the curb,any trees planted adjacent to the back of the curb would be constrained
in their immediate growth by the building façade's canopy,which will overhang
the sidewalk area by 5-6 feet. Because of the physical constraint presented by
the existing dimensions and need(and requirement)for a canopy over the
sidewalk,we request a waiver from this requirement.
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DESIGN REVIEW BOARD APPEALS &WAIVERS AIICATION
O'BANNON'S TAPHOUSE
The following colors have been selected for O'Bannon's facade.The colors and percentages
of accent colors are within the acceptable palette,so we do not need a waiver regarding
color. However,for the Design Review Board's reference,the colors selected are:
TAcceptable colors from the City's palette:
arkitex SW 6006 Black Bean
to LIS) O
INCORPORATEDBrevity SW 6068 Brown
511 University Drive East Suite 201 SW 6142 Macadamia
College Station, Texas 77840
Phone 979/260-2635 SW 6181 Secret Garden
Far 979/846-8224
w w w.a r ki t o x.c om
The following accent colors have been selected from the Sherwin Williams palette,and do
not occupy more than 10%of the total façade:
SW 6601 Tanager(red)
SW 6445 Garden Grove(green)
la-ci I of
DESIGN REVIEW BOARD APPEALS & WAIVERS APPLICATION
O'BANNON'S TAPHOUSE —I0.40
The following colors have been selected for O'Bannon's facade. The
colors and percentages
of accent colors are within the acceptable palette, so we do not need a waiver regarding
color. However,for the Design Review Board's reference,the colors selected are:
the Acceptable colors from the City's palette:
ar i ex SW 6006 Black Bean/
STUDIO
INCORPORATED SW 6068 Brevity Browt7l►
511 University Drive East Suite 201 SW 6142 Macadamia✓
College Stalin, Texas 77840
Phone 979/260.2635 SW 6181 Secret Garden./
Fax 9791846-8224
w w w.ark it ez.c a xn
The following accent colors have been selected from the Sherwin Williams palette,and do
not occupy more than 10%of the total façade:
SW 6601 Tanager(red)
SW 6445 Garden Grove(green)