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HomeMy WebLinkAboutMinutes ~~ D ~~ Project Review Committee Meeting -Joe's Crab Shack The project is proposed on University Dr. in the Overlay district. The property is zoned C-B which defines the permitted uses.. The overlay has an added level of restriction and review by the PRC. Sections 8 19 D and E.of the Zoning Ordinance, state: "D. BUILDING AESTHETICS: Building colors shall be harmonious with the existing manmade or natural environment, and only compatibte accent colors shall be used All colors shall be approved by the PRC. Elevation drawings and color samples must be provided by the applicant. " "E. SIGNS: Signs shall include no more than three colors and two lettering styles. At least one of the colors must match the predominant colors of the building. Freestanding signs shall be limited to the restrictions of Table I, but shall not exceed the height of the building. No flags, pennants, banners or other wind driven devices will be permitted except fora 30 day period during the opening of an establishment.- " Attached signage with or without copy and/or logo are interpreted by the staff to be part of the building aesthetics and therefore fall under the PRC review. Staff also interprets that if the PRC feels justified in exceeding the allowable number of colors and/or lettering styles for signage that this can be determined by the PRC without need for consideration by any other body. Outside business activity is limited in the underlying C-B district. In the Purpose statement of Section 7.22 it states: "...Only limited outside business activity is allowed Out side business activity is defined as outside display of merchandise for sale but does not include outside storage of merchandise. Outside business activity locations are permitted only in areas no further than S0 feet, from the building where the primary business is located and are not. allowed in areas out in the parking lot. Outside business activity is not permitted within SO feet from any adjacent roadway. " Staff interprets the roadway to be the edge of pavement and- not. the right-of--way line. In this case the restaurant owners should make sure. that the widemn~ of University I)r. is taken into considerationand the measurement is taken from what ~rll be the new ,, roadway. ;, One of the questions the applicants have is whether the outside playground constitutes outside business activity. This play area is adjacent to the building^where outside seating is proposed. It is .obvious that outside seating falls within the definition of business activity. The play area is not. so clear. My opinion is, that because it is part of the overall business and is an amenity that is offered, that it should fall within the overall definition ~° and be regulated as any other outside business activity. This may be up for debate. In any case I would say it could not be closer than the 40 foot building setback. Applicant has questions about the awnings so the PRC may want to discuss the colors. Number of Signs: The entire center is allowed 2 freestanding signs at present since the property is divided into Z lots. Overlay regulates height. If the owner wants more than 2 signs, the property will have to be platted and the staff could support 1 for the Mamott and all the retail, 1 for each pad up front. on University Dr., but no more than 4 overall. PRC should discuss colors and ideas about how future signage should be handled since this is one overall project being proposed. Sand in the play area may be something the PRC wants to discuss. Is it part of the building aesthetics? I think so. Most recent ord. revision that changed role of PRC to appeal in event of site plan appeal did NOT intend for the more subjective review required in the overlay to become staff review only. Intention was to keep PRC (as newly defined with 3 Commissioners) in this role. Staff was unclear about this until recent discussions prompted by Joe's Crab Shack. Therefore, there are sites on Univ. Dr. that the PRC did NOT review over the last year because staff reviewed the colors and materials. f ~i ~ § E..~ 4J Project Review Committee Meeting -Joe's Crab Shack The"project is proposed on University Dr. in the Overlay district. The property is zoned C-B which defines the permitted uses. The overlay has an added level of restriction and review by the PRC. Sections 8.19 D. and E.of the Zoning Ordinance, state: ' "D.` BUILDING AESTHETICS: Building colors shall be harmonious with the existing manmade or natural environment, and only compatible accent colors shall be used All colors shall be approved by the PRC. Elevation drawings and color samples must be provided by the applicant. " "E. SIGNS: Signs shall include no more than three colors and two lettering styles. At least one of the colors must match the predominant colors of the building. Freestanding signs shall be limited to the restrictions of Table I, but shall not exceed the height of the building. No flags, pennants, banners or other wind driven devices will be permitted except fora 30 day period during the opening of an establishment. " Attached signage with or without copy and/or logo are interpreted by the staff to be part of the building aesthetics and therefore fall under the PRC review. Staff also interprets that if the PRC feels justified in exceeding the allowable number of colors and/or lettering styles for signage that this can be determined by the PRC without need for consideration by any other body. Outside business activity is limited in the underlying C-B district, In the Purpose statement of Section 7.22 it states: "...Only limited outside business activity is allowed Out side business activity is defined as outside display of merchandise. for sale but does not include outside storage of merchandise. Outside business activity locations are permitted only in areas no further than SO feet from the building where .the. primary ` business is locatedand are not allowed in areas out in the parking lot. Outside business activity is not permitted within SO feet from any adjacent roadway. " Staff interprets the roadway to be the edge of pavement and not the right-of--way line. In this case the restaurant owners should make sure that the widening of University Dr. is taken into consideration and the measurement is taken from what will be the new roadway. One of the. questions the. applicants have is whether the outside playground constitutes outside business activity. This play area is adjacent to the building where outside seating is proposed. It is obvious that outside seating falls within the definition of business activity. The play area is not so clear. My opinion is, that because it is part of the overall business and is an amenity that is offered, that it should fall within the overall definition and be regulated as any other outside business activity. This may be up for debate. In any case I would say it could not be closer than the 40 foot building setback. Applicant has questions about the awnings so the PRC may want to discuss the colors. Number of Signs: The entire center is allowed 2 freestanding signs at present since the property is divided into Z lots. Overlay regulates height. If the owner wants more than 2 signs, the property will have to be platted and the staff could support l for the Marriott and all the retail, 1 for each pad up front on University Dr., but no more than 4 overall. PRC should discuss colors and ideas about how future si na a should be handled since g g this is one overall project being proposed. Sand in the play area. may be something. the PRC wants to discuss. Is it part of the building aesthetics? I think so. Most recent ord. revision that changed role ofPRC to appeal in event of site plan appeal did NOT intend for the more subjective review required in the .overlay to become staff review only. Intention was to keep PRC (as newly defined with 3 .Commissioners) in this role. Staffwas unclear about this until recent discussions prompted by Joe's Crab Shack. Therefore,. there are sites. on Univ. Dr. that the PRC did NOT review over the last year because staffreviewed the colors and materials. ~ F $ •., 3 ~ .. _.. ._ _.. ..., ..,.~ ~..v ' ! 1 ~..~~ 1 v f g~ 7f 4 ~ - //-r 1~ .. ~" ,: ~ ~~~ ~ ~T° t ~ 9 ~ ~.~` F :. ff ~'~ f ,~ c m t . . , `s.1 E ,._,,.._ .,... .... ~ ~ ~ P ~ ._ ~, ~ ~ . ~ ri .-- ws.-w~',a~..~m..~ ., ,~ _.a , t" ~ 5 i ~ e _:.,..~. ~ .,n... m,_ .,.- ._._.......V. .... ......_,. ..._.. _. ,.. .. _......_...... _ .. ... ........ m._ ...~,: ...,,... ~,-,.~ . .:. ,..... ..«.a . ...u.,,aw r,. .. . .~,.~ - _,_. c, . .= . w iE " .., .,.x,.x.. A.-„e.~ ~ -~ , d-..... w ...._.... ~~, ,...,.r .,.~.,..,.._ e _. ~... w.~„~.... _ ,,. ~i k ' ~ ~' ` ~ F ~~ .s. tt ,.~.... _._~. _ ~ / „i i .4..~-a ! / 1 e 1. L '~ ~V ~1 3~,SG ~.~.e1_.,~ - _ ~. ~~° _rj'/... 1.., _~ _... ~~ i _ d v..s..._ ~ ' ~ .. p ~ ~ ~ ,r ,' `J'[ a ~ _ ~ j +:, r ~l ~~ ~ ..~ 3 / .~F i /' COLLEGE STATION P: O. Box 9960 1101 Texas Avenue College Station, TX 77842 Tel: 409 764 3500 PROJECT REVIEW COMMITTEE REPORT June 1, 1998 TO: Don Rakoski, Landry's .Seafood Restaurants, Inc. 1400 Post Oak Blvd., Suite 1010, Houston, TX 7705b Gary Mullins, Landry's Seafood Restaurants, .Inc. 1400 Post Oak Blvd., Suite 1010, Houston, TX 77056 FROM: Project Review Committee James Massey, P&Z Chairman Steve Parker, P&Z Commissioner Winnie Garner, P&Z Commissioner Others Attending Natalie Ruiz, Assistant Development Coon na~ Shirley Volk, Development Coordinator Jane Kee, City Planner Sabine McCully, Senior Planner Debra Charanza, Staff Assistant Paul Kaspar, Graduate Civil Engineer SUBJECT: Building Aesthetics and Freestanding Sign -Joe 's Crab Shack; proposed restaurant to be located on Lo't' 2, Block 1 of the One Lincoln Place Subdivision along thee. south side of University Drive East in front of the Cedar Creek Condominiums. Two Project Review Committee meetings were held recently to discuss the building aesthetics and the freestanding sign for the proposed Joe's Crab Shack. The following is a summary of those two meetings in which the proposals were approved. Fa°iday, May 20, 1998 Landry's representative Don Rakoski .presented the building elevations and explained the following elements: _ The wood railing around the porch area will be either a light green or t:n colored stain instead of the standard red color. Instead of the multi-colored exterior light fixtures, they will all be one color. v The siding will be a muted white washed color. Commissioner Garner moved to approve the elevations of the building as presented including the attached signage and outside activity area. Commissioner Parker seconded the motion which passed unopposed {3 - 0). The Committee asked that the applicant look at redesigning the freestanding sign to comply with the Overlay District .regulations. The next Committee meeting was scheduled for Friday, May 29, 1998 to discuss the modified freestanding sign. Home of Texas A&M .University PRC Report Joe 's Crab Shack Page 2 of 2 Friday, May 29, 1998 Landry's representative Gary Mullins presented the modified freestanding sign. The Committee determined that white and black. are neutral colors and are not counted as one of the three colors allowed on the sign.. Commissioner Garner moved to approve the freestanding sign as proposed with the following conditions: The color of the arrow and the "crab shack" letters .must match. They can either s be the proposed yellow, orange or white color. The outline of the arrow must be in white or match the orange or yellow color of the arrow. No flashing lights are allowed. The yellow light bulb should be replaced to either ® match the color of the arrow or be white in color. ® The height of the sign cannot exceed the. ridge line of the building. Commissioner Parker seconded the motion to approve the freestanding sign with the above menti®ned conditions which passed unopposed (3 - 0). COORDINATE SITE PLAN APPROVAL AND FUTURE SUBMITTALS WITH ASSISTANT DEVELOPMENT COORDINATOR NATALIE RUIZ AT (409) 764-3570, APPEAL PROCESS: An applicant may appeal the decision of the Project Review Committee to the Planning .and Zoning Commission within five .days after the PRC Committee meeting. Failure to appeal the PRC action shall constitute a contractual acceptance of all conditions imposed, and a waiver .and surrender of all complaints, defects, or potential invalidity, whether under state or federal law. An applicantappeaing the decision of the PRC shall file ten copies of the final site plan as approved by the PRC, showing all changes and. requirements imposed by the PRC, and accompanied by a wntten explanation of those items being appealed. Until said copies are on file, no further development approval shall occur, and no further action by the Commission shall take place. An applicant may appeal only certain aspects of site plan review, and in the. absence. of discretionary review by the Commission, or review pursuant to a petition, all other. aspects of the site plan shall be final. Any notice of appeal shall state with particularity the aspects which are to be :appealed. Coordinate appeal process through Assistant Development Coordinator Natalie Ruiz at {409) 764-3741. __.~_` ~.~ .--~~ .._._.e ~-. ., e ~, ~ _~ .~ _ ~. ~ R Project Review Committee Meeting -Joe's Crab Shack The. project is proposed on University Dr. in the Overlay district. The property is zoned C-B which defines the permitted uses. The overlay has an added level of restriction and review by the PRC, Sections 8.19 D. and E.of the Zoning Ordinance, state: "D. BUILDING AESTHETICS: Building colors shall be harmonious with the existing manmade or natural environment, and only compatible accent colors shall be used All colors shall be approved by the PRC. Elevation drawings and color samples must be provided by the applicant. " "E. SIGNS: Signs shall include no more than three colors and two lettering styles At least one of the colors must match the predominant colors of the building. Freestanding signs shall be limited to the restrictions of Table I, but shall not exceed .the height of the building. No flags, pennants, banners. or other wind driven devices will be permitted except fora 30 day period during the opening of an establishment. " Attached signage with or without copy and/or logo are interpreted by the .staff to be part of the building aesthetics and therefore fall under the PRC review. Staff also interprets that if the PRC feels justified in exceeding the allowable number of colors and/or lettering styles for. signage that this can be determined by the PRC without need for consideration by any other body. Outside business activity is limited in the underlying C-B district. In the Purpose statement of Section 7.22 it states: "...Only limited outside business activity is allowed Out side business activity is defined as outside display of merchandise for sale but does not include outside storage of merchandise. Outside business activity locations are permitted only in areas no further than SD feet from the .building where the primary business is located and are notallowed in areas out in the parking lot. Outside business activity is not permitted within SO feet from any adjacent roadway. " Staff interprets the roadway to be the edge of pavement and not the right-of--way line. In this case the restaurant owners should make sure that the widening of University Dr. is taken into consideration and the measurement is taken from what will be the new roadway. One of the questions the applicants have is whether the outside playground constitutes outside business activity. This play area is adjacent to the building where outside seating is proposed. It is obvious that outside seating. falls within the definition of business activity. The play area is not so clear. My opinion is, that because it is part of the overall business and is an amenity. that is offered, that it should fall within the overall definition and bE:regulated as any other outside business activity. This maybe up for debate. In any case I would say it could not be closer than the 40 foot building setback. t~pplicant has questions about the awnings so the PRC may want to discuss the colors. Number of Signs: The entire center is allowed 2 freestanding signs at present since the property is divided into 2 lots. Overlay regulates height. If the owner wants more than 2 signs, the property will have to be platted and. the staff could support 1 for the Marriott and all the retail, 1 for each pad up front on University Dr., but no more than 4 overall. PRC should discuss colors and ideas about how future signage should be handled since this is one overall-project being proposed. Sand in the play area may be something the PRC wants to discuss. Is it part of the building aesthetics? I think so. Most recent ord. revision that changed role of PRC to appeal in event of site plan appeal did NOT intend for the more subjective review required in the overlay to become staff review only. Intention was to keep PRC (as newly defined with 3 Commissioners) in this role. Staff was unclear about this until recent discussions prompted by Joe's Crab Shack. Therefore, there are sites on Univ. Dr. that the PIZC did NOT review over the last year because staff reviewed the colors and materials. ~~. ~. ~ ~~ ~ ~ ~~~._ ~_d~, m ~ . a__ .e- _ ~d u ed~n .~.~ a ~_ ~~~ . _. . ..._ ~. ~ .~.... 2._.~,... ~. _ z