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HomeMy WebLinkAboutMinutes~~--~30 AGENDA TI'EM NO. 7: Consideration. of three restaurant developments proposed for the Wolf Pen Creek Corridor, Lots 2, 3, and 4 of the West Wolf Pen Creek Subdivision, along the sough side of Harvey Road. (98-430, 98-438, & 98-439) City Planner Kee presented these items and informed the Commission that the Design Review Board had been working with three separate. restaurant developments that would be adjacent to each other in the Wolf Pen Creek Corridor. -They would be located along Harvey Road just east of and adjacent to the former Sneakers/the Christmas Store location. Two of the three restaurants, Kona's Steakhouse and Johnny Carino's Italian Restaurant, are owned by the same company,. -The third restaurant is a Sonic. The three restaurants were presented together because of their relationship to each other. Color and material samples, photographs and similar design information were on display at this meeting. Ms. Kee explained that the Commission must determine whether these uses meet the intent of the WPC Master Plan as designed. Restaurants. are permitted uses in the district but their design and orientation are at the Design Review Board and Commission's discretion. The presented site plans were revised per the Design Review Board's comments and direction. There were some additional revisions that either were not reviewed or were not approved. by the DRB. Mr. Paul Clarke, Clarke and Wyndham, explained that there will be a fourth restaurant to be reviewed at a later date. The Commission reviewed each restaurant plan separately. SOI~]IC Mr. Bill Koehler, Municipal Development Group, explained that he is the project manager for the Sonic Restaurant. MDG is coordinating the site. design and engineering on these tracts.. Mr. Greg Taggart, also with MDG, is the project manager for the Johnny Carino's_ Italian Restaurant and Kona's Steakhouse. Mr. Koehler explained that they have taken the necessary steps to deal with the discretionary items the Design Review Board recommended. Commissioner Rife asked if the design of Sonic would be the same as all. other Sonics. Mr. Koehler said that the color scheme has been modified, the structure is slightly different, more attention has been given to the landscaping, and it is proposed to have dining. areas in the back of the site. These items are different from the typical Sonic sites. Mr. Ray Corkran, owner of Sonic Drive-ins, approached the Commission and explained that the dining J` area would have seating for approximately 30 patrons with two ordering stations. The dining area is very similar to the existing Sonic on South Texas Avenue in College' Station, with the exception that there are two dining areas on this proposed restaurant. nmissioner Maloney asked where the .customers could park to access the dining area. Mr. Corkran lained that there would not. be additional parking for the dine-in area, they would have to park in the (s. The rear dining area was designed primarily to satisfy the suggestion of the DRB to address the .-traffic area along the creek. Commissioner Rife was curious. if the changes in the color schemes were done to be more consistent with the .Wolf Pen Creek Master Plan. Mr. Corkran said that the DRB requested'that' he colors be changed. to blend better with the area. Commissioner Rife asked if the cone shaped lighting elements :were going to be used; they were brought up as a concern by the DRB. Ivir. Corkran said' that the cones were. included on the plan because he was not aware of the DRB concerns prior to submittal of the revisions. He _said that these cones could`be elinunated easilyifthe Commission'and DRB agree not to allow them. P&Z Minutes October 1, .1998 Page S of 9 I~ Design Review Board Chairman Henryson explained that the DRB requested reducing the red and yellow in the color schemes. She said the DRB would probably agree with her to recommend removing the red cones. Mr. Corkran said the cones were mainly aesthetics and could be eliminated without a problem. Commissioner Rife asked Ms. Henryson if the DRB was satisfied with all the changes Sonic has made to their plan and asked if the DRB felt. this. type of development would fit into the Wolf Pen Creek Master Plan vision. Ms. Henryson said that most of the DRB thought this development would be consistent with the Master Plan, but others preferred a more non-vehicle, pedestrian oriented plan, but overall they seemed satisfied with the proposal. Commissioner Maloney expressed his concern about the distance between the dumpster storage and the rear dining area, and he asked what would be done to eliminate the odor from the dumpster. Mr. Koehler said the distance would be approximately thirty feet. Mr. Corkran said that he has never had an odor problem at any of the other Sonic locations. He said that because there is no other Sonic with rear dining, he could not make a comparison of odor being a problem with the dining area. He explained that Sonic. takes precautions by bagging up food before. throwing it in the dumpster. The dumpster is emptied approximately five times per week and the dumpster area (along with the entire facility) is steam cleaned. regularly.. Mr. Koehler said that the dumpster storage: building would be built with the same design and materials as the. main building. Commissioner Maloney was concerned that possible odor would prevent people from using the rear dining area and asked if there would be any place to move the dumpster if a problem developed. Mr. Corkran said that this development (with the rear dining) was an exception to the original layout of Sonic Restaurants and .did not think there would be another location for .the dumpster. The dumpster was previously located' closer to the back parking and the DRB requested it be moved to the present location because of their concern of odor. Chairman Massey asked if the restrooms would be .easily accessed. Mr. Corkran explained that there would be a designated walkway for the bathroom, but that pedestrians from the rear dining area would have to cross two flows of traffic. The Commissioners asked if there had been any consideration of designating parking in the back for rear dine-in customers. Ms. Henryson said that during review of the first plan, the DRB recommended removing the rear parking area... Commissioner Mooney was concerned with the safety of children when parking in the stalls having to cross traffic flows to utilize the dining area.. Chairman Massey expressed his concern also for pedestrian safety and asked for clarification of the distance between the sidewalk and the drive-thru. Mr. Koehler` said that there was approximately 5 feet. Commissioner Rife asked Ms. Henryson what the DRB's preference was for the proposed 6' high cedar fence versus the vegetated 6' buffer (for the transition between Sonic and Sneakers). Ms. Henryson said that the buffer change was noted on a set of plans after DRB review. The DRB decided against cedar fencing. Ms. Henryson explained that the DRB had only reviewed the location of the.. dumpster, but the elevations were not reviewed. She said a couple of things being presented tonight were different than when the DRB reviewed the. plans. The iron fencing and: decking was different.. She- said the original plan showed wood decking and fencing and she was. pleased that this was changed. to the concrete decking because'of their concern for food. and trash falling between the wood. _ ~~ Commissioner Maloney asked if speed bumps had been considered to slow -the traffic for safety of pedestrians. Mr. Corkran said that speed bumps. were installed`at the south College Station location and __ could be added to the plan. P&ZMinutes October 1, 1998 Page 6 of 9 Paul Clarke said that drive-thrus are allowed in the Wolf Pen Creek District. He said that if there was -- concern with this Sonic would be willing to remove it. Commissioner Mooney felt that the Wolf Pen Creek corridor was designed to be available to everyone. He thought it was a good idea to have a variety of eating establishments in the area to accommodate all of its visitors. KONA' S & JOHNNY CARINO' S Mr. Charles Mercer, Representative for Kona's Steakhouse and 7ohnny Carino's Restaurant, explained that these two restaurants are designed .for casual family dining with a medium price range. The buildings are proposed to be positioned to best suit the greenbelt area between the two restaurants. He explained that Kona's is a ranch-style building. with earth tones; Carino's is acountry=Italian style building also with earth. tone scheme. Their desire is to preserve as many existing trees as possible but still meet the parking requirements. Mr. Greg Taggart, Municipal. Development Group,. explained that he is the project manager for these two restaurants. He felt that these developments would be the beginning of future developments in the Corridor. Chairman Massey said that he .remembered from the DRB review that the sidewalks along Highway 30 would be placed away from the highway and somehow connect across the tributary. Mr. Taggart explained that the plans include the ordinance required- sidewalks because the developers are scheduled to meet with staffto discuss development of the greenbelt on Lot 4 and the internal sidewalk. The sidewalks on the existing plan may be changed after the meeting. Commissioner Maloney asked for buffer details between Kona's and Sonic. Mr. Taggart said that the buffer issue has been discussed extensively with bRB and staff, and has proposed tiered parking (represented as compact car spaces), and a large traffic island, which provides an additional physical buffer. Since the. plan has compact car spaces, it has allowed the developers to recover an additional 6 to 8 feet of grass area. The larger parking spaces are closer'to Harvey Road. Mr. Taggart said that the intent is to have a smooth grade transition between Sonic and Kona's. Mr. Mercer said that the buffers being used were not trying to separate Kona's from Sonic but to break up the solid concrete areas. Ms. Henryson said that the DRB was concerned with keeping park-like, natural image rather than having the landscaping so straight and uniform. Commissioner Mooney asked .what they were proposing for pedestrian access. Mr. Taggart said that there is a 6' shaded walkway in front of Kona's. The plans for pedestrian access to the park will be to tie in the Kona's sidewalk to the walkway within the park. Mr. Mercer showed a sample of the roof. Ms. Henryson .said that the DRB expressed concern with color.. Mr. Mercer said that the: roof was selected because it goes` with' architectural scheme .and it would not rust or become discolored. Mr. Taggart said that the sidewalk for Casino's would be the .same as Kona's but this will be determined at he meeting with staff. _ Mr. Taggart pointed out that a tree protection plan will be provided with the Building Permit plans. P&Z Minutes .October 1, 1998' Page 7 of 9 Mr. Ray Corkran from Sonic approached the Commission to explain that they have made every effort to be in compliance with the City and that they. are. willing to accommodate any concerns for. a safe, clean, pleasant and odor free development. The Commissioners came to a consensus to consider each restaurant with separate motions and to have the DRB review the. items still not addressed. The DRB was directed to make the necessary decisions and only have the Commission review the decision if there is controversary with certain items. Commissioner Maloney felt that as long as the DRB is satisfied with the site plan for Johnny Carino's and there is agreement among the DRB, the applicant, and staff, he felt the plan should be accepted. MOTIONS Commissioner Rife moved to approve the site plan for Johnny Casino's Restaurant with all Staff and DRB .comments and recommendations including allowing the DRB to make the final decision on the sign package. Commissioner Maloney seconded the motion which passed unopposed (7-0). Commissioner Garner moved to approve the site plan for Kona's Steakhouse. with Staff and DRB comments and recommendations including the following: • Signage - to be reviewed later by DRB and not go back to Planning and Zoning Commission • Metal Roof -acceptable • Sidewalk. -Work with. staff in designing tributary area to include moving the sidewalk from SH 30 further west into property. • Landscape Screening -Area behind dumpster and transformer should be a continuous screen. • The transition between Kona's and Sonic at the rear should be dealt with by breaking the .line of site with a planting buffer of shrubs and trees. as is proposed between the parking area of the two sites. Commissioner Parker seconded the motion which passed unopposed (7-0). Commissioner Rife made a motion to approve the Sonic site plan with staff and DRB conditions, comments and recommendations, with the condition that the DRB approve or make determinations on all items not yet reviewed and including the following: • The outside rear patio will be a slab rather than a deck, the furniture matching the green color of the building and the wrought iron fence; • Speed bumps will be added to the circulation aisle to slow traffic moving by the outside rear seating area; • The transition between Kona's and Sonic should be dealt with. by breaking the line of site with a planting buffer of shrubs and trees as is proposed between the parking area of the two sites; • Signage, the storage building and the front brick wall shall be reviewed later by DRB without going back to the Planning and Zoning Commission; • Sonic shall not use the cone elements. Commissioner Mooney seconded the .motion. Commissioner Kaiser said he would'be voting against this motion for several reasons, the first being that he does not think the safety issues have -been adequately addressed; and the second being that he does not think. a .drive-in restaurant is an appropriate use in this special. zoning .district because it does not fit in with the vision of the district. _t PBrZMinutes October 1, 1998 Page 8 of 9 Commissioner Rife said that he had originally felt that way also, but had changed his mind at this meeting and thinks now that the City must address all. possible users of this park. Commissioner Kaiser said he still disagrees, but would like to commend the Sonic people for the efforts they have made in trying to address all the concerns and recommendations made by the reviewing bodies. He added that he understood there is no way to please everyone and he simply cannot support this development. ~~ ~_~ Commissioner Mooney stated that he thinks developing the Sonic restaurant at this location actually embraces the stepdown zoning recommended in the Comprehensive Plan. Commissioner Maloney said he agreed. .Commissioner Parker said he applauds the Sonic people and MDG for the efforts made to address all concerns. Commissioner Garner said this type of diversity would be .good in the azea and thinks the Commission should allow these three developments to begin after the DRB has made the final decisions. Chairman Massey said that while there is an apparent interest in having such a restaurant in the Wolf Pen Creek district, he appreciates the efforts made to address all recommendations, but he disagrees that the changes and work done have addressed all problems. He went on to say that he thinks a "Sonic is a Sonic" and this project has only created an additional outdoor seating area, and still has not addressed the safety questions. Chairman Massey felt there has been very little creative thinking done to develop this site as part of WPC. He thought the design does little more than. drop a typical Sonic restaurant into this. prime WPC location. The restaurant is oriented only to the Harvey access point, with the WPC access being secondary. and referred to as the "back side" of the site. He told the other Commissioners that throughout the DRB review process, Sonic's design team was asked to separate the drive-in traffic from the pedestrian raffic, but they never provided a design to address this safety problem. He also has concerns regarding the. closeness of the dumpster to the outdoor eating area. He is unsure as to whether the distance was sufficient to separate the odors of the dumpster from the exterior seating. he stated that, in his opinion that the integrity of the Wolf Pen. Creek district has not been adequately addressed and he would be unable to support this project. There was no more discussion so votes were cast on the motion to approve. The motion carried by a vote of 5-2 with Chairman Massey and Commissioner Kaiser voting against. AGENDA ITEM NO. S: Other Business. There was no other business. AGENDA ITEM NO. 9: Adjourn. Commissioner Pazker moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Maloney seconded the motion which passed unopposed (7-0) ATTEST:. StaffAssistant, Debra Chazanza P&Zl~nutes October 1, 1998 Page 9 of 9 WOLF. PEN CREEK DESIGN REVIEW BOARD MEETING March 25, 1999 TO: Ray Corkran, 829 S. Sm Houston Avenue, Huntsville, Texas 77240 FROM: Design Review Board Kay Henryson, DRB Member Phillip Kelby, DRB Member .Ohara Ragland,. DRB Member James Massey, P&Z Chairman Steve Parker, P&Z Commissioner Ron Kaiser, P&Z Commissioner Others. Attending: Brdgette George, Asst.. Development Coordinator Sabine McCully, 'Senior Planner SUBJECT: Sonic Restaurant Signage - pr a sign r a restaurant located on Lot 2, West Wolf Pen Creek,. {Case file A Wolf Pen Creek Design Review Board meeting was held on Wednesday, March 24, 1999 to review the above-mentioned signage proposal. Mr. Corkran provided acomputer-generated rendition .showing the proposed sign and building colors. The rendition showed that the sign was gray, but Mr. Corkran informed the Board that the actual .color is tan, just a shade lighter than the building color. The green on the sign will match the building's green trim. The words "America's Drive-In" will be white. The sign will be lit from the inside, no peons will be on the. sign. Chars Ragland. inquired about the location of the sign, because the rendition showed it next to the building. Mr. Corkran stated that it will be closer to the street. It was showed close to the building in the drawing for comparison .purposes only Kay Henryson motioned to accept the proposed sign. The motion was seconded by Steve Parker, Ron Kaiser abstained. The motion passed (5-0-1). WOLF PEN CREEK DESIGN REVIEW BOARD October 9, 1998 TO: Ray Cochran, Sonic 829 South Sam Houston Avenue, Huntsville, TX 7340 William Koehler, MDG 2551' Texas Avenue S, Ste A, College Station, TX 77840 Paul Clarke:, Clarke & Wyndham 3608 East 29th.. Street, Bryan, TX.77802 FROM: Design Review Board Kay Henryson DRB Chairman. Philip Kelby, DRB Member Chara Ragland, DRB Member George. McLean,. DRB Member James Massey, P&Z Chairman Jane Kee, City Planner Veronica :Morgan, Assistant City Engineer Others. attending: Shirley Volk, Development Coordinator SUBJECT: Sonic Drive-In Restaurant -Storage Building, Front Screening Wall and Signage; proposed' restaurant development along. the south side of Harvey Road, just-west of the Woodstock condominiums. in the Wolf Pen Creek zoning district (lot 2 of-the West Wolf Pen Creek subdivision). {98-430) A Design Review Board meeting was held on Tuesday, October 6,.1.998 to review the proposal as described in the Subject, as directed by the Planning & Zoning Commission on October 1, 1998. A motion was made by Chara Ragland to approve the storage building. built to match the main building and with the transformer to be screened from the drive, with the transformer pad set outside the turning radius to accommodate large fire equipment, and away from the curb as required by the Electrical Division.. Philip- Kelby seconded the motion which was. approved unanimously: A motion was made by Philip Kelby to approve the -brick wall to match the color of the building with white crepe myrtles. Charla Ragland seconded the motion which carried unanimously. A motion was made by Phlip:Kelby to approve the: signage with a white background, and if with brick to match the building color,-and if poles are used, with poles to be black, white, tan or green.. The motion was seconded by Chara Ragland and carried unanimously. The applicant can move forward with submittal of building plans: forreview, .but permits will not be issued until the requirements of the final plat are completed and the plat is filed for record' with Brazos County. AGENDA. ITEM NO. 7: Consideration of three restaurant developments proposed for the Wolf Pen Creek. Corridor, .Lots 2, 3, and 4 of the. West: Wolf Pen Creek Subdivision, along the sough - side of Harvey Road. (98-430, 98-438, & 98-439) City Planner Kee presented these-items and informed the Commission that the Design Review Board had been working with. three separate restaurant developments that would be adjacent to each other in the Wolf Pen Creek Comdor. They. would be located along Harvey Road just east of and adjacent to the former Sneakers/the Christmas Store location. Two of the three restaurants, Kona's Steakhouse and Johnny Carino's Italian Restaurant,. are owned by the .same company,. The third restaurant is a Sonic. The three restaurants were presented together because. of their relationship to each other. Color and material samples, photographs and similar design. information were on display at this meeting. Ms. Kee explained that the Commission must. determine .whether these uses meet the intent of the WPC 1Vlaster Plan as designed. Restaurants are permitted uses in the. district but their design and orientation are at the Design Review Board and Commission's discretion. The presented site plans ..were- revised per the Design Review Board's comments and .direction. There were some additional revisions that either were not reviewed or'were not approved by the DRB. Mr. Paul Clarke, Clarke and Wyndham, explained that there will be a fourth restaurant to be reviewed at a later date. The Commission reviewed each restaurant plan. separately. SOrIIC Mr. Bill Koehler, Municipal Development Group, explained that he is the project manager for the Sonic Restaurant. MDG is coordinating the site design and engineering. on these tracts. Mr. Greg Taggart, also with MDG, is the project manager for the Johnny Casino's Italian Restaurant and Kona's Steakhouse. NIr. Koehler. explained. that they have taken the necessary steps to deal with the discretionary items the Design Review Board recommended. Commissioner Rife asked if the design of Sonic would be the same as all other Soncs. Mr. Koehler said that .the color scheme .has been modified, the structure is slightly different, more attention has been given to the landscaping,. and it is proposed to have dining areas. in the back ofthe site. These items are different from the typical Sonic sites. Mr. Ray Corkran, owner of Sonic Drive-ins, approached the Commission and explained that the dining area would have seating for approximately 30 patrons with two ordering stations. The. dining area is very similar to the existing Sonic on South. Texas Avenue in College Station, with the exception that there are two dining areas on this. proposed restaurant. Commissioner Maloney asked where the customers could park to access the dining area. Mr. Corkran explained that there would not be additional parking for the dine-in area, they would have to park in the stalls. The rear dining area was designed primarily to satisfy the suggestion of the DRB to address the rear traffic area along the creek. Commissioner .Rife was curious if the changes in he color schemes were done to be more consistent with the Wolf Pen Creek Master Plan. Mr. Corkran said that the DRB requested that- the colors be changed to blend better with the area. Commissioner Rife asked if the cone shaped lighting .elements were going to be used; they were brought up as a concern by the DRB. Mr. Corkran said. that the cones were included. on the plan because he was not aware of the DRB concerns prior to submittal. of the revisions. He said that these cones could be eliminated easily if the Commission and DRB agree. not to allow them. P&ZMrnutes October 1, .1998 Page S of 9 Design .Review Board Chairman Henryson explained that the DRB requested reducing the red and yellow in the color schemes. She said the DRB would' probably agree with her to recommend removing the red cones. Mr. Corkran said the cones were mainly aesthetics and could be eliminated without a problem. Commissioner Rife asked Ms. Henryson if the DRB was satisfied with all the changes Sonic has made to their plan and asked if the DRB felt this type of development would fit into the Wolf Pen Creek Master Plan vision. Ms. Henryson said that most of the DRB thought this development would be consistent with the Master Plan, but :others preferred a more non-vehicle, pedestrian oriented plan, but overall they seemed satisfied. with. the proposal. Commissioner Maloney expressed his concern about the distance between the dumpster storage and the rear dining area, and he asked what. would be done to eliminate the odor from the dumpster. Mr. Koehler said the distance would be approximately thirty feet. Mr. Corkran said that he has never had an odor problem at any of the other Sonic. locations. He said that because there is no other Sonic with rear dining, he could not make a comparison of odor being a problem with the dining area. He explained that Sonic takes precautions by bagging up food before throwing it in the dumpster. 'The dumpster is emptied approximately five. times per'week and the dumpster area (along with the. entire facility) is steam cleaned regularly. Mr. Koehler. said that .the. dumpster storage building would' be built with the same design and materials as the main building. Commissioner. Maloney was concerned that possible odor would prevent people from using the rear dining area and asked if there would. be any place to move the dumpster if a problem developed. Mr. Corkran said that this development .(with the rear dining) was an exception to the original layout of Sonic Restaurants and did not think there would be another location for the dumpster. The dumpster was previously located closer to the back parking and the DRB requested it be moved to the present location because of their concern of odor. Chairman Massey asked if the restrooms would be easily accessed. Mr. Corkran explained that there would be a designated walkway for the bathroom, but that pedestrians from the rear dining area would have to cross two flows of traffic. The. Commissioners asked if there had been any consideration of designating parking in the back for rear dine-in customers. Ms. Henryson said that during review of the first plan, the DRB recommended removing the rear parking area. Commissioner Mooney was concerned' with the safety of children. when parking in the stalls having to cross traffic flows to utilize the dining: area. Chairman Massey expressed his concern also for pedestrian safety and asked for clarification of the distance. between fhe sidewalk and the drive-thru. Mr. Koehler said that there was approximately 5 feet. Commissioner Rife asked Ms. Henryson'what the DRB's preference was for the proposed 6' high cedar fence versus the vegetated 6' buffer (for the transition between Sonic and Sneakers).. Ms. Henryson said that the buffer change was noted on a set of plans after DRB review. The DRB decided against cedar fencing. Ms. Henryson explained that the DRB .had only reviewed. the location. of the dumpster, but the elevations were not reviewed. She said a couple of things being presented tonight were different than when the DRB reviewed the plans. The iron fencing and decking was different. She said the original plan showed wood decking and fencing and she was pleased that this was changed to the concrete decking because of their concern for food and trash falling between the wood. Commissioner Maloney .asked if speed 'bumps had. been considered to .slow the traffic for safety of pedestrians. Mr. Corkran said that speed bumps were installed at the south College Station location and could be added to the plan. P&Z111inutes October 1, 1998 Page 6 oj9 Paul Clarke said that drive-thrus are allowed` in the Wolf Pen Creek District. He said that if there was concern with this Sonic would be willing to remove it. Commissioner Mooney felt that the Wolf Pen Creek corridor. was designed to be available to everyone. He thought it was a good idea to have a variety. of eating establishments. in the area to accommodate all of its visitors. KONG'S & JOHNNY CARINO' S Mr. Charles Mercer, Representative for Kona's Steakhouse and Johnny Carino's Restaurant, explained that these. two .restaurants are designed for casual family dining with a .medium price range. The buildings are proposed to be positioned to best suit the greenbelt area between the two restaurants. He .explained that Kona's is a ranch-style 'building with earth tones;. Casino's is acountry-Italian style building also with earth tone scheme. Their desire is to preserve as many existing trees as possible but still meetthe parking requirements. Mr. Greg Taggart, Municipal Development Group, explained that he is the. project manager for these two restaurants. He felt that these developments would be the beginning of future developments in the Comdor; Chairman Massey said that he remembered from the DRB review that the sidewalks along Highway 30 would be placed away from the highway and somehow connect across the tributary. Mr. Taggart explained that the plans include the ordinance required sidewalks because the developers are scheduled to meet with staffto discuss. development of the greenbelt on Lot 4 and the internal sidewalk. The sidewalks on the existing plan maybe changed after the meeting. Commissioner Maloney asked for buffer details between Kona's and Sonic. Mr. Taggart said that the buffer issue has been. discussed .extensively with DRB and staff, and has proposed: tiered. parking (represented as compact car spaces), and a large traffic island, which provides an additional physical buffer. Since the plane has compact car spaces, it has allowed the developers to recover an additional 6 to 8 feet of grass area. The larger parking spaces are closer to Harvey Road. Mr. Taggart said that the intent is to have a smooth grade transition between Sonic and Kona's. Mr. Mercer -said that the buffers being used were not trying to separate Kona's from Sonic but to break up the solid. concrete areas. Ms. Henryson, said. that the DRB was concerned with keeping park-like, natural image rather than having the landscaping so straight and uniform. Commissioner.Mooney asked what they were proposing for pedestrian access. Mr. Taggart said that there is a 6' shaded walkway in. front of Kona's. _ The plans for pedestrian access to the park will be to tie in the Kona's sidewalk to the. walkway within the park. Mr. Mercer showed. a sample. of the roof. Ms. Henryson said that the DRB expressed concern with color.. Mr. Mercer said that the roof was selected because. it goes with architectural scheme and it would not rust or become discolored. Mr. Taggart said that the sidewalk for Casino's would be the same as Kona's, but this will be determined at the meeting with staff.. Mr. Taggart pointed out that a tree protection plan will be provided with the Building Permit plans. P&Z Minutes October 1, 1998 Page 7 of9 Mr. Ray Corkran from Sonic approached the Commission to explain that they have made every effort to be in compliance with the City and that they are willing to accommodate any concerns for a safe, clean, pleasant and odor free development. The Commissioners came to a consensus to consider each restaurant with separate motions and to have the DRB review the items still not .addressed. The DRB was directed to make the necessary decisions and only have the Commission review the decision if there is controversary with certainitems: Commissioner Maloney felt that as long as the DRB is satisfied with the site plan for 7ohnny Carino's 'and there is agreement among the ORB, the applicant, and staff, he felt the plan should be accepted. MOTIONS ..Commissioner Rife moved to approve the site plan for Johnny Casino's Restaurant with all Staff and IDRB comments and recommendations including allowing the DRB to make the final decision on the sign package. Commissioner Maloney seconded the moti©n which passed unopposed (7-0). Commissioner Garner moved to approve the site plan for Kona's Steakhouse with Staff and DRB comments and recommendations including. the. following: • Signage - to be reviewed later by DRB and not go back to Planning and ZoningCommission • Metal Roof =acceptable • Sidewalk -Work with staff in designing tributary area to include moving. the sidewalk from SH 30 further west into property. • Landscape Screening -Area behind dumpster and transformer should be a continuous screen. • The transition between Kona's and Sonic at the rear should be dealt with by breaking the line of site with a planting buffer of shrubs and trees as is proposed between the parking area of the. two sites. Commissioner Parker seconded the motion which .passed unopposed (7-0). Commissioner Rife. made. a motion to approve the Sonic site plan with staff and ;ORB conditions, comments and recommendations, with the condition that the DRB approve or make determinations on all items not yet reviewed and including. the following: • The outside rear patio will be a slab rather than a deck, the furniture matching the green color of the building and the wrought iron fence; • Speed bumps will be added to the circulation aisle to slow traffic moving by the outside rear seating area; The transition between Kona's and Sonic should be dealt with by breaking: the line of site with a planting buffer of shrubs and trees as is proposed between the parking area of the two sites; Sgnage, the storage .building and the front. brick wall shall be reviewed later by DRB without going back to the Planning and Zoning Commission; Sonic shall not use the cone elements. Commissioner Mooney seconded the motion. Commissioner Kaiser said he would be voting against this motion for several reasons, the first being that he does not think the safety issues have been adequately addressed;. and the second being that he does not think adrive-in restaurant is an appropriate use in this special zoning district because it does not fit in with the vision of the district. P&ZMinutes October I, 1998 Page $ of 9 Commissioner Rife said that he had originally felt that way also, but had changed his mind at this meeting. and thinks now that the City must address all possible users of this park. Commissioner Kaiser said he still disagrees, but would like to commend the Sonic people for the efforts they have made in trying to address all the concerns and recommendations: made by the reviewing. bodies_ He added that he understood there is no way to please everyone and he simply cannot support this development. Commissioner .Mooney. stated that he thinks developing the .Sonic restaurant at this location actually embraces the stepdown zoning recommended in the Comprehensive Plan. Commissioner Maloney said he agreed. Commissioner Parker said he applauds the Sonic people and MDG for the efforts made to address all concerns. Commissioner Garner said this type of diversity would be .good in the area and thinks the Commission should allow these three. developments to begin after the DRB has made the final decisions. Chairman Massey. said that while there. is an apparent interest in having such a restaurant in the Wolf Pen Creek district,. he appreciates the .efforts made to address all recommendations, but he disagrees that the changes and work done have addressed all problems. He went onto say,that he thinks a "Sonic is a Sonic" and this project has only created an additional outdoor seating .area, and still has not addressed the safety questions.. Chairman Massey felt. there has been. very little creative thinking done to develop this site as-part of WPC. He thought. the design does little more than drop a typical Sonic restaurant into this prime WPC location. The restaurant is oriented only to the Harvey access point, with the WPC access being secondary and referred to as .the "back side" of the site. He told the other Commissioners that throughout the DRB review process, Sonc's design team was asked to separate the drive-in traffic from the pedestrian traffic, but they .never provided a design to address this safety problem. He also has concerns regarding the closeness. of the dumpster to the outdoor eating area.. He is unsure as to whether the distance was sufficient to separate the odors of the dumpster from the exterior seating.. he stated that, in his opinion that the integrity of the Wolf Pen.. Creek district has not been adequately addressed and he would be unable to support this project. There was no more discussion so votes were cast on the motion to approve. The motion carried by a vote of 5-2 with Chairman Massey and Commissioner Kaiser voting against. AGENDA ITEM NO.8: Other Business. There was no otherbusiness. AGENDA FTEM NO. 9: Adjourn. Commissioner .Parker moved to adjourn the meeting of the. Planning and. Zoning Commission. Commissioner Maloney seconded. he motion which passed unopposed (7-0) ATTEST: Staff Assistant,. Debra Charanza P&Z mutes Qctober 1, 1998 Page 9 of 9 AGENDA ITEM NO. 7: Consideration of three restaurant developments proposed for the Wolf Pen Creek Corridor, Lots 2, 3, and 4 of the Vest Wolf Pen Creek Subdivision, along the sough side of Harvey Road.. (98-430, 98-438, & 98-439) City Planner Kee presented these items and informed the Commission that the Design Review Board had been working with three .separate restaurant developments that would. be adjacent to each other in the Wolf Pen Creek Comdor. They would be located along Harvey Road just east of and adjacent to the former Sneakers/the Christmas Store location. Two of the three restaurants, Kona's Steakhouse and Johnny Carino' Italian. Restaurant, are owned by the same company,. The third restaurant is a Sonic. The three restaurants were presented together because of their relationship to each other. Color and material samples, photographs and similar design information were on display at this meeting. Ms. Kee explained that .the Commission must determine whether these uses meet the intent of the WPC Master Plan as designed.. Restaurants are permitted uses in the district but their design and 'orientation are at the Design Review 'Board and Commission's discretion.. The presented site plans were revised per the Design Review `Board's comments and direction..: There were some additional revisions that either were not reviewed or were not approved by the DRB. Mr. Paul Clarke,. Clarke and Wyndham, explained that there will be a fourth restaurant to be reviewed at a later date. The Commission reviewed each restaurant plan separately SOTIIC Mr. Bill Koehler, Municipal Development Group, explained that he is the project manager for the Sonic Restaurant. MDG is .coordinating the site design and engineering on these tracts. Mr. Greg Taggart, also with MDG, is the project manager for the Johnny Carino's Italian Restaurant and Kona's Steakhouse. Mr. Koehler explained that they have taken .the necessary steps. to deal with the discretionary items the Design Review Board recommended. Commissioner Rife asked. if the design of Sonic wouldbe the same as aII other Sonics. Mr. Koehler said that the color scheme has been modified, the structure is slightly different, more attention has been given to the landscaping, and it is proposed to have dining areas in the back of the site. These items are different from the typical Sonic sites. Mr. Ray Corkran, owner of Sonic Drive-.ins, approached the Commission and explained that the dining area would have seating for approximately 30 patrons with two ordering stations. The dining area is very similar to the existing Sonic on .South Texas Avenue in College Station, with the exception. that there are two dining areas on this proposed restaurant. Commissioner Maloney asked where the customers could park to access the dining area. Mr. Corkran explained that there would not be additional parking. for the dine-in area, they would have to park in the stalls. The rear dining area was designed primarily to satisfy the suggestion of the DRB to address the rear traffic area along the creek. Commissioner Rife was curious if the changes in the color schemes were done to be more consistent with the Wolf Pen Creek Master Plana Mr. Corkran said that the DRB requested that the colors be changed to blend better with the area. Commissioner Rife asked if the cone shaped lighting elements were going to be used; they were brought up as a concern by the DRB. Mr. Corkran said that the cones were included on the plan because he was not aware of the DRB concerns prior to submittal of the revisions. _He__said that these .cones could be eliminated easily if the Commission and DRB agree. not to allow them. P&Z Minutes October 1, 1998. Page S of 9 Design Review Board Chairman Henryson explained that the DRB requested reducing the red and yellow in the. color schemes. She said the DRB would probably agree with her to recommend removing the red cones. Mr. Corkran said the cones were mainly aesthetics and could be eliminated without a problem. Commissioner Rife asked Ms. Henryson if the DRB was satisfied with all the changes Sonic has made to their plan and. asked. if the DRB .felt this type of development would fit into the Wolf Pen Creek Master Plan vision. Ms. Henryson said that most of the DRB thought this development would be consistent with the Master Plan, but others preferred a more non-vehicle, pedestrian oriented plan, but overall they seemed satisfied with the proposal. Commissioner Maloney expressed his concern about the distance between the dumpster storage and the. rear dining area, and he asked what would be .done to eliminate the odor from the dumpster. Mr. Koehler said the distance would be approximately thirty feet. Mr. Corkran said that he has never had an odor problem at any of the other Sonic locations. He said that because there i no other Sonic with rear dining, he couldnot make a comparison of odor being a problem with the dining area. He explained that Sonic takes precautions by bagging up food before throwing it in the dumpster. The dumpster is emptied approximately five dimes per week and the dumpster. area (along with the entire facility). is steam cleaned regularly. Mr. Koehler said that the dumpster storage building would be built with the same design and materials as the main building. Commissioner Maloney was concerned that possible odor would prevent people from using the rear. dining area and asked if there would be any place to move the dumpster if a problem developed. Mr. Corkran said that this development (with the rear dining). was an exception to the original layout of Sonic Restaurants and did not think there would be another location for the dumpster. The dumpster was previously located closer. to the back'parking and the DRB requested it be moved to the present location because of their concern of odor. Chairman Iviassey asked if the restrooms would be easily accessed. Mr. Corkran explained that there would be a designated walkway for the bathroom, but that pedestrians from the rear dining area would have to cross two flows of traffic. .The .Commissioners asked if there had been any consideration of designating parking in the back for rear dine-in customers. Ms. Henryson said Ghat during review of'the first plan, the DRB recommended removing the rear parking area. Commissioner. Mooney was concerned with .the. safety of children when parking in the stalls having to cross traffic flows to utilize the dining area. Chairman Massey expressed his concern also for pedestrian safety and asked for clarification of the distance between the sidewalk and the drive-thru. Mr. Koehler said that there was approximately 5 feet. Commissioner Rife asked Ms. Henryson what the DRB's preference was .for the proposed 6' high cedar fence versus the vegetated 6' buffer (for. the transition between Sonic and Sneakers). Ms. Henryson said that. the buffer change was noted on a set of plans after DRB review. The DRB decided against cedar fencing. Ms. Henryson explained that the DRB had only reviewed the location of the .dumpster, but the elevations were not reviewed.. She said a couple of things being presented tonight were different than when the DRB reviewed the plans.. The iron fencing and decking was different. She said the original plan showed. wood decking and fencing and she was pleased that this. was changed to the concrete decking because of their concern for food and trash falling between the wood. Commissioner Maloney asked if speed bumps had been considered to slow the traffic for safety of pedestrians. Mr. Corkran said that speed bumps were installed at the south College Station location and __ ---- could be added to the plan. P&Z Minutes October 1, 1998 Page 6 of 9 Paul Clarke said that drive-thrus are allowed in the Wolf Pen Creek District. He said that if there. was - concern with this Sonic would be willing to remove it. Commissioner Mooney felt that the. Wolf Pen Creek corridor was. designed to be available to everyone. He thought it was a good idea to have a variety of eating establishments in the area to accommodate all of its visitors. KONG'S & JOHNNY CARINO' S Mr. Charles Mercer, Representative for Kona's Steakhouse and Johnny Carino's Restaurant, explained that. these two restaurants. are designed for casual family dining with a medium price range. The buildings are proposed to be positioned to best suit the greenbelt area between the two restaurants. He explained that Kona's is a ranch-style building with earth tones; Carino's is a country~Italian style building also with earth tone scheme. Their desire is to preserve as many existing trees as possible but still meet the parking requirements. Mr. Greg Taggart, Municipal Development Group, explained that he is the project manager for these two: restaurants. He felt that these developments would be the beginning of future developments in the Corridor. Chairman Massey said .that he remembered from the DRB review that the sidewalks along Highway 30 would be placed away from the highway and somehow connect across the tributary. Mr. Taggart explained .that the plans include the ordinance .required. sidewalks because the developers are scheduled to meet. with staffto discuss development of the greenbelt on Lot 4 and the internal sidewalk. The sidewalks on the existing plan may be changed after the meeting. Commissioner Maloney asked for buffer details. between Kona's and Somc. Mr. Taggart said that the buffer issue .has been discussed .extensively with DRB and staff, and has proposed tiered parking (represented as compact car spaces), and a large traffic island, which provides an additional physical buffer. Since the plan has compact car spaces, it has allowed the developers to recover an additional 6 to 8 feet of grass area. The larger parking spaces are closer to Harvey Road. Mr. Taggart said that the intent... is to have a smooth grade transition between Sonic and Kona's. Mr. Mercer said that the buffers being used. were not trying to separate Kona's from Sonic but to break up the solid concrete areas.. Ms. Henryson said that the IDRB was concerned with keeping park-like,. natural image rather than having the landscaping. so straight and uniform. Commissioner Mooney asked what they were proposing. for pedestrian access. Mr. Taggart said that there is a 6' shaded walkway in front of Kona's. The plans for pedestrian access to the park will be to tie in the Kona's sidewalk to the walkway within the park. Mr. Mercer showed a sample of the roof. Ms. Henryson said that the DRB expressed concern with color..- Mr. Mercer. said that the roof was selected because it goes with architectural scheme and it would not rust or become discolored. Mr. Taggart said that the sidewalk for Carino's would be the same as Kona's, but this will be determined at the meeting with staff. _ Mr. Taggart pointed out that a tree protection plan will be provided with the Building Permit plans. P&Z Minutes October 1, 1.998 Page 7oj9 Mr. Ray Corkran from Sonic approached the Commission to explain that they have made every effort to be in compliance with the City and .that they are willing to accommodate any concerns for a safe, clean, pleasant and odor free .development. The Commissioners came to a consensus to consider each restaurant with separate motions and to have the DRB review the items still not addressed. The DRB was directed to make the necessary decisions and only have the Commission review the decision if there is controversary with certain items. Commissioner Maloney felt that as long as the DRB is .satisfied with the site plan for Johnny Carino's and there is agreement among the DRB, the applicant, and staff, he felt the plan should be accepted. MOTIONS Commissioner Rife moved to .approve the site plan. for Johnny Carino's Restaurant with all Staff and DRB comments and recommendations.. including allowing the DRB to make the final. decision on the sign package. Commissioner Maloney seconded the motion which passed unopposed (7-0). Commissioner Garner moved to approve the site plan for Kona's Steakhouse with Staff and DRB comments and recommendations including the following: • Signage - to be reviewed later by DRB and not go back to Planning and Zoning Commission • Metal Roof -acceptable • Sidewalk -Work with staff in designing tributary area to include moving the sidewalk from SH 30 further west into properly. • Landscape Screening -Area behind dumpster and transformer should be a continuous screen. • The transition between Kona's and Sonic at the rear should be dealt with by breaking the line of site with'. a planting buffer of shrubs and trees as is proposed between the parking area of the two. sites. Commissioner Parker seconded the motion which passed unopposed (7-0). Commissioner Rife made a motion to approve the Sonic site plan with staff and DRB conditions, comments and recommendations, with the condition that the DRB approve or make determinations on all items not yet reviewed and including the following: • The outside rear patio will be a slab. rather than a deck, the furniture matching the green color of the building and the wrought iron fence; • Speed bumps will be added to the circulation aisle to slow traffic moving by the outside rear seating area; • The transition between Kona's and .Sonic should be dealt with by breaking the line of site with a planting buffer of shrubs and trees as is proposed between the parking area of the two sites; • Signage, the storage. building and the front brick wall shall be reviewed later by DRB without going back to the Planning and Zoning Commission; • Sonic shall not use the cone elements. Commissioner Mooney seconded the motion. Commissioner Kaiser said he would be voting against this motion for several reasons, the first being that he does not think the safety issues have been adequately addressed; and the second being that he does not think adrive-in restaurant is an appropriate use in this special zoning district because it does not fit in with the vision of the district.. P&Z Minutes October 1, 1998 Page 8 of9 Commissioner Rife said that he had originally felt: that. way also, but had changed lus mind at this meeting and thinks now that the City anust address all possible users of this park. Commissioner Kaiser -- said he still disagrees, but would like to commendthe Sonic people for the efforts they have made in ~ trying to address all the. concerns and recommendations made by the reviewing. bodies. He added that he understood there is no way to please everyone and he simplycannot-.support this development. Commissioner Mooney stated that he thinks developing. the Sonic restaurant at this location actually embraces the stepdown zoning recommended in the Comprehensive Plan. Commissioner Maloney said he agreed. Commissioner Parker said he applauds the Sonic people and MDG for the efforts made to address all concerns. Commissioner Garner said this type of diversity would be good in the area and thinks the Commission should allow these three developments to begin. after the DRB has made the final decisions. Chairman Massey .said that while where. is an apparent interest in having such a restaurant in the Wolf Pen Creek district, he appreciates the efforts made to address all recommendations, but he disagrees. that the changes and work done have addressed all problems. He went on to say that he thinks a "Sonic is a Sonic" and this project has only created an additional outdoor seating area,; and still has not addressed the safety questions. Chairman Massey felt there has been very little creative thinking done to develop this site as part of WPC. He thought the design does little more than drop a typical Sonic restaurant into this prime WPC location. The restaurant is oriented only to the Harvey access. point, with the WPC access being secondary and referred to as the "back side" of the site. He t®ld the other Commissioners that throughout the DRB review process, Sonic's design team was asked to separate the drive-in traffic from the pedestrian traffic, but they never provided a design o address this. safety problem. He also has concerns regarding he closeness of the dumpster to the outdoor eating-area. He is unsure as to whether the distance was sufficient to separate the odors of the dumpster from the exterior seating. he stated that, in his opinion that. the integrity of the Wolf Pen :Creek district has not been adequately addressed and he would be unable to support this project. There was no more discussion so votes were cast on the motion to approve. The motion carried by a vote of 5'-2 with Chairman Massey and Commissioner Kaiser voting against. AGENDA ITEM NO. 8: Other Business. There was no other business. AGENDA ITEM NO. 9: Adjourn. Commissioner Parker moved to adjourn the meeting of the Planning .and Zoning Commission. Commissioner Maloney seconded the motion which passed unopposed (7-0) {ATTEST: kJ ~ ~: ~~~ Staff Assistant,. Debra Charanza P&ZMinutes October 1, 1998 Page 9 of9 DRB Report Sonic Drive-In Case #98--130 Page 2 of S ys ~'.~~$' /+ .lam ~~~:ff; {~f~ _ ~ d CONDITIONS OF APPROVAL ~ ~~'" ~' U~~. ~ ~~"~ ~"~' ~,-~` Ct.~ ~ C DiscretionarxItems cont.): ``"` The seating area to the rear of the site should. be modified as follows: C - `~ ®Re-oriented and shifted towards the creek as far away from the dumpster as possible. C ~" ~ _ The pedestrian access to the creek should go around the seating area. Pedestrians should not have to walk through the seating area in order to access the creek. ~~ - ~ ®The landscaping in this area should be more sporadic instead of the "rows" of hedges „~Yy ~~~'~~~ to provide a more natural setting. ~ ~'= ` ~' ^ ~~- ic~~ ~u-{~erou~ C ~~~ ~( ..) The green color as depicted in the pictures from the. Sonic in Missouri City should be used ~ ~'`"~~ ~~~°`~, without the triangular shaped roof structures. ~`~`' `~'E`~ ~.~ Cl~;ZCF(~ The adobe colored stucco will be used on the main building. The mechanical equipment ® and doorway located along the. rear of the building will also be painted to match the building. C.~ '~ Angled planter boxes should be placed along the .rear of the building from the corner of ~~_3 the handicap: ramp to the corner of the building to helpacreen the mechanical equipment. (The. planter boxes should be angled in order to maintain a clear pedestrian access in this area and provide as much screening of the mechanical equipment as possible.) Ordinance Requirements: Site Plan Related ~~~~ The landscape berm shown along Harvey Road will need to have at least 21' of width for ~-3 it to be 3' tall and maintainable. If screening. is to be accomplished as per the landscape plan, remove the "landscape screen berm" note and all references to a berm. C. ~ ~'~ The "brick .pavers" to be located in the entrance median must match the red color and texture' of the proposed stamped and dyed concrete to be used in the walkways on the Sonic site. (Change the notation on the site plan to reflect what is proposed; for example, "stamped .and dyed concrete" instead of "pavers".) L~ Show the concrete pad for the proposed bicycle rack. 5~ ~.r'~U ~ Revise the submittal date. ~' ~ ~( Note and label the current floodway and floodplain locations per the new Nathan D. Maier C L-Z study as proposed to FEME1. ~~ The water line will be constructed through the 25' access easement (under pavement) and ~I ~,~,~~ ~.i_~~~that easement will be converted to an access and public utility easement on the final plat. C C - i Clearly label the existing and proposed lines.. and their sizes and where the two will be tied s together. DRB Report Sonic Drive-In Case #98-430 Page 3 of S CONDITIONS OF APPROVAL Ordinance Requirements Site Plan Related (cont.): The dumpster enclosure must meet the following requirements: ~E-~_ Be elevated at or above the 100 year floodplain elevation.. If this elevates the pad much above 1', the pad needs to be enlarged and encompass steps up into the dumpster' area for employees. ~,1' Depending upon the elevation, the screening fence may need additional softening as it could potentially be 10' - 12' high.. (Staff will make this determination once the final grading plan`is approved.) ~- ~C"~ Minimum of a 12' x 12' concrete pad. (' ~ -`~ Provide gates to screen. the dumpster from Harvey Road. _ The DRB authorized staff to .approve the transformer .location and any additional screening with the following guidelines: ~~ L-~ Per the utility meeting, the transformer should be located near the Sonic dumpster. L '~ The location, screening and potential retaining wall should fit into the general area and C t-3 ® take into consider the continuity of all four sites and their orientation to the creek/park area. ~ ~' '~1U~at~Ckt. C ~I ~ ~ ~-:.: t` ~~%N }~~ CL~~l~' U S ~-"~ ~ J~~:-C. T TC.' " ~.. _ ! ~ h '. j. ~L "'~. !~ ;~.r` I i '+ i-t ~ t o>v L'„ t ~ 1~ 1- ~~,~ tom. L=C~4 P~ f~~:, H I T ~ ~ S S ~~ ~ /Yl ~ i ~ ~' ~.c - ~ There should be adequate screening from the creek. Landscape Plan Related C'r- ~ The two cedar elms and 4 white tree crepe myrtle's may, count, toward the Streetscape point requirements. 3~~T N ~--t=_'~ ~-!~ !--"iL e.`' `nP `' ~ ~1'~` c C E-Z The elevations shown on the landscape plan do not match the elevations shown on the site L~-3 plan. Make sure that the elevations are the same on every plan. i.AN ~~~~~!' ~, ~~~! ;J `-->'1+~= L~', Li ~ lu ~=~" 1-`t ~'1 ~. L_Z ~`ii xl T l 1;~~ `~ c Y~ E i~~ l Tt~ ~ i iE,~ ~~; `T1j ~ i C J~ ~. Non-Site..,Plan Related.• S~_~=--'; ! Qr:.. ', ~~ t2 1 c ~ ~I t~> r~/ ~.~~. !`~C ~'CC .. , (~;ZC Fl ~ The exterior, furniture including tables, trash containers, etc. to be located at the rear of the property must: be anchored properly. Non-Site'Plan Related (cont.): ~~' ~~~`~ Backflow prevention will be needed on the irrigation system. k'~~"~ ` ` 'Provide the grease trap and size on the plumbing plan. DRB Report Sonic Drive-In Case #98-430 Page 4 of S CONDITIONS OF APPROVAL Ordinance Requirements Grading Plan Related.• (~~_~ How will the rear of the site be graded on your property? It appears the proposed 3:1 `i P ~c AL slopes will not work given the small amount of property remaining. ~~ i i~c0 Show proposed retaining walls on the grading plan: The walls may match that of the ® existing retaining. walls in the Amphitheater. Any alternative colors or materials must be reviewed further by the DRB. C~c..- j Transition the. grades between the Christmas Store & Sonic and Sonic & Kona's so that ~ E _ ~ they work better together. The transition between sites should be more gradual for continuity. Lc -'~ There is a potential for Sonic and Kona's to work together on a joint drainage ~~-~ arrangement. Since both sites have to provide underground drainage, they could share m L ~ ~ ~ the underground storm sewer and coordinate the location of the outfall ~~c%'f2il'i `_,~i.:'~=C i~kC.`#=lL:. ':. ~% `~~ ~`v«JJ7~ 6! i ~ i~ ~~ I ~ 1-} (,' I )-...i 1 `t C'L~i~ 1 ~~; C ~ ! G tt,, Mr. Kelby seconded the motion to approve the development proposal with the above mentioned conditions which passed (6 - 1). Mr. Massey voted in opposition to the motion. Mr. Massey expressed concern with the integration between the creek and the Sonic site and the overall .orientation to the creek. He .stated that there are still conflicts with vehicular and pedestrian traffic. The following. is a list of comments and concerns expressed by staff and/or utility company representatives at the DRB meeting: Comments/Concerns: A final plat is required prior to issuance of a building permit. (We still need a mylar of the ® revised preliminary plat that meets all of the Planning and Zoning Commission conditions and reflect the latest approved driveway location.) _ FEMA submittal is currently pending awaiting information from a FEMA library request. No development permits will be issued until FEMA adoption of the new floodway and floodplain lines.. Jc~ ~"~~~~' The proposed fire lane in its entirety must be installed and accepted. prior to combustibles i'.C - ~ being stored. on site. (If the. turning. radii interior. to the site can meet the minimum requirements for emergency vehicles,. you may have the option of striping a temporary internal fire lane until the complete fire lane is constructed offthis properly.) A separate permit will be required for the irrigation system by a licensed irrigator. ~;~-'1 Before a Certificate of Occupancy is issued for the Sonic restaurant, the existing curb cut to the west, at the old Sneakers site, must be closed. (This is a condition of granting the proposed curb cut. on the Sonic property.) ~_ DRB Report Sonic Drive-In Case #98-430 Page S of S Comments/Concerns (cont.): Per the utility meeting with staff, the easement over the existing sanitary sewer line must ® be abandoned by the City Council by separate instrument. A TxDOT permit is required for the driveway and any. utilities that may be constructed ® within the Harvey Road right-of--way, L' C,-~ ~ Per the utility .meeting, the electrical division. will want to install an electrical duct system ~~" ~ across. the rear of this property under the drive aisle area within a 20' easement for future burying of the overhead lines. along Harvey Road. The work will need to be coordinated c~(2t tiv with construction of the proposed development. The developer is responsible for 20% of 5 i i ~ the cost for providing electrical service to the property. The developer .installs conduit ~~~~~ and pours .transformer pad per city .specifications and requirements. The developer will also .need. to provide easements for any on site electrical infrastructure. Provide the electrical load data and service voltage requirements. Show the existing electrical line along the :front of the' property and any power poles. Coordinate electrical service details and the .location of the padmount transformer with Electrical Operations Coordinator °Tony Michalsky at (409) 764-3660: For' gas service, provide. a gas .equipment list broken down by appliance and a rating for ® each piece of gas equipment before a service line can be run or a meter is set to serve this restaurant. There is not change' for the service line if we are allowed to install the service before any lime stabilization or paving is in place.: We also reserve the right to determine the meter. location. For more information, contact David L. borough with Texas Utilites/Lone Star Gas Company at (409) 7742527, :office; (409) 220-5455 mobile; or e- mail at "ddorougl@tueleetric.com". Since the electrical layout has changed for this development and the electrical .conduit is m being relocaxed to the rear, coordinate telephone service requirements/changes with G.T.E.: Representative Laverne Akin at (409) 821-4723. SUBMIT THE FOLLOWING INFORMATION NOON ON TUESDAY, SEPTEMBER 15, 1998 TO BE INCLUDED IN THE PLANNING AND .ZONING COMMISSION PACKETS FOR THE MEETING ON THURSDAY, OCTOBER 1, 1998: 10 copies of the revised site plan; 10 copies of the revised landscape plan; and, 1 copy of this report with. each item checked off that was addressed with the revisions. If there are comments that you are not able to address, submit a letter addressing those items to be reviewed by staff and forwarded to the Planning .and Zoning Commission for their consideration. The Commission meeting on Thursday, October 1, 1998 will be at 7:00 p.m. in the City Hall Council Chambers at 1101 Texas Avenue South. Coordinate future submittals with Assistant Development Coordinator Natalie Ruiz at (409} 764-3570. WOLF PEN CREEK DESIGN REVIEW BOARD REPORT September 4, 1998 TO: Ray Corkran; Sonic 829 S. Sam Houston, Avenue, Huntsville, TX 77340 William Koehler, Municipal Development Group 2551 Texas Avenue South, Ste A, College Station, TX 77840 i Paul Clarke; Clarke & Wyndham 3608 East 29th Street, Bryan, TX 77802 FROM: Design Review Board Kay Henryson; DRB Chairman Philip Kelby, DRB Member M tuber Chara Ra land DRB e g George McLean, DRB Member James Massey, P&Z Chairman .Jane Kee, City Planner Veronica Morgan, Assistant City Engi r Others Attending Natalie Ruiz, Assistant Development Coordi to Tony Michalsky, Electrical Operations Coordinator ' Jennifer Reeves; Electrical Line Designer SUBJECT: .Site Plan -Sonic Drive-In Restaurant; proposed. restaurant development to be ~'~ constructed along he south side. of Harvey Road, just west of the Woodstock ~!, condominiums in the Wolf Pen Creek zoning district, lot 2 of the West Wolf Pen '' Creek Subdivision. (98-430) A Design Review Board (DRB) meeting.. was held Wednesday, September 2, T998 to discuss the above mentioned restaurant. Mr. Koehler and Mr. Corkran presented two alternatives to the drive-thra configuration and the Qutdoor seating area to the rear of the property (alternatives B-1 and B-2). Mr. Corkran also presented a color: scheme from an existing Sonic in Missouri City with a brick facade-and green trim. The red color traditionally found at Sonic was only used in ~' the freestanding sign. ~~ After much discussion, the DRB reached a consensus on the. following items: _ Alternative B-2 is preferred with the extension of the raised island along the rear of the site, at the drive-thru ordering area, to include the crosswalk. 61 ' Add a bicycle rack near the rear seating area. Sonic DRB 9/2/98 Case #98-430 Page 2 of 2 Consensus cont.): Use the green color as depicted in the pictures from the Sonic in Missouri City. Adobe colored stucco is preferred. to the red brick facade because it blends in better with the adjoining restaurants. _ The yellow color should be eliminated- from all signage and replaced with a white background. The entrance drive should be modified to address staff's concerns with the alignment including interior traffic circulation. Screen. the rear of the building :(primarily. the mechanical equipment) from the creek area. _ Clarify the buffer between the Sonic development and the property to the west. (How do the two. sites relate to each other?) 1 The DRB also expressed concern with. the surface drainage. from the subject .property to Wolf Pen ~ Creek (especially over the .proposed hike and bike trails). Staff suggested that the surface ~ drainage-be eliminated and put underground. DRB Member Ragland voiced her concern with a drive-in restaurant in the Wolf Pen Creek :area and the vehicular nature of the business not meeting the intent of the ordinance and Master Plan. The applicant. agreed to submit the revised site, landscape. and grading plans for further review by staff and the DRB. THE DRB WILL MEET AT 9:00 A.M. ON WEDNESDAY, SEPTEMBER 9, 1998 IN TIC CITY HALL TRAL~IING ROOM TO CONSIDER THE. REVISED SITE PLAN. COORDINATE FUTURE SUBMITTALS WITH ASSISTANT DEVELOPMENT COORDINATOR NATALIE RUIZ AT (409) ?64-3570. WOLF PEN CREEK DESIGN REVIEW BOARD REPORT September 11, 1998 TO: Ray Corkran, Sonic 829 South Sam Houston Avenue, Huntsville, TX 77340 William Koehler,. Municipal Development Group. 2551 Texas Avenue South, Ste A, .College Station, TX 77840 Paul Clarke, Clarke & Wyndham 3608 East 29th Street, Bryan, TX 77802 FROM: Design Review Board Kay Henryson, DRB Chairman Philip Kelby, DRB Member Chars Ragland, DRB Member George McLean, DRB Member lames Massey,.. P&Z Chairman Jane Kee, City. Planner Veronica Morgan, Assistant City Engine r Others Attending Natalie Ruiz, Assistant Development Coord' a Tony Michalsky, Electrical Operations Coordinator Jennifer Reeves, .Electrical Line Designer Shirley Volk, Development Coordinator Ric Ploeger, Assistant Director of Parks Pete Vanecek, Senior Parks. Planner SUBJECT' Site Plan -Sonic Drive In Restaurant; proposed restaurant development to be constructed along. the south side of .Harvey Road, just west of the Woodstock condominiums in the Wolf Pen Creek zoning district, lot 2 of the West Wolf Pen Creek Subdivision. (98-430) A Design Review Board (DRB) meeting was held Wednesday, September 9, 1998 to discuss the above mentioned restaurant.. Ms. Ragland moved to recommend. approval of the development proposal with: the following conditions: CONDITIONS OF APPROVAL Discretionary Items: _ The DRB directed the applicant to provide some variety and screening to transition :between. the Sonic property and the existing building to the west. _ The yellow color should be eliminated from all signage and replaced with a white background. DRB Report Sonic I~z~ive-ln Case #98-430 Page 2 of S CONDITIONS OF APPROVAL Discretionary Items.(cont.): _ The seating-area to the rear of the site should be modified as follows: Re-oriented and shifted towards the. creek as far away from the dumpster as possible. _ The pedestrian access to the. creek should go around the seating area. Pedestrians should not have to walk through the seating area in order to access the creek. _ The landscaping. in this. area should be more sporadic instead of the "rows" of hedges to provide a more natural setting. _ The green color as depicted in the pictures from the Sonic in Missouri City should be used without the triangular shaped roof structures. _ The adobe. colored stucco will be used on the main building. The mechanical equipment and doorway located along the rear of the building will also be painted to match the building. _ Angled planter boxes should be placed along. the rear of the building from the corner of the handicap ramp to the corner of the building to help screen the mechanical equipment. (The planter boxes should be angled in order to maintain a clear pedestrian access m this area and provide as much screening of the mechanical equipment as possible.) Ordinance Requirements:. Site Plan Related _ The landscape berm shown along Harvey Road will need to have at least 21' of width for it to be 3' tall and maintainable. If screening is to be accomplished as per the landscape plan, remove the "landscape screen berm" note and all references to a berm. The "brick .pavers" to be located in the entrance median .must .match the red color and texture of the proposed stamped, and .dyed. concrete to be used in the walkways on the Sonic site. {Change.-the notation on the ite plan to xeflect what is proposed; for example, "stamped and dyed concrete" instead of "pavers".) Show the concrete pad for the proposed bicycle rack. Revise the submittal date. _ Note and label the current floodway and floodplain locations per the new Nathan D. Maier study as proposed to FEMA. _ The water line wily be constructed through the 25' access easement :(under pavement) and that easement will be converted to an access and public utility easement on the final plat. - Clearly label the existing and proposed lines and their sizes and where the two will be tied together. DRP .Report Sonze Drive-ln Case #9&-430. Page 3 of S CONDITIONS OF APPROVAL Ordinance Requirements Site Plan. Related (cont.): _ The dumpster enclosure must meet the following requirements: _ Be elevated at or above the 100 year floodplain elevation.. If this elevates the pad much. above 1', the pad. needs to be enlarged and encompass steps up into the dumpster area for employees: Depending upon .the elevation, the screening fence: may need additional softening as it could potentially be 10' - 12' high. (Staff will. make this determination once the final grading. plan is approved.) Minimum of a 12' x 12' concrete pad. _ Provide gates to screen the dumpster from Harvey Road. The DRB authorized staff to approve the transformer location and any additional screening with the following guidelines: _ Per the utility meeting, the transformer should be located near the Sonic dumpster. The location, screening and potential retaining wall should fit into the general area and take into consider the continuity of all four sites and their orientation to the creek/park area. There should be adequate screening from the creek. Landscape Plan Related The two cedar elms and 4 white tree. crepe myrtle's may count toward the Streetscape point requirements. The elevations shown. on the landscape plan do not snatch the elevations shown on the site plan. Make sure that the elevations are the same on every plan, Non-Site Plan Related.• _ Thee exterior furniture including tables, trash containers, etc. to be located. at the rear of the property must be anchored properly. Non-Site Plan Related (cont.): - Backflow prevention will be needed on the irrigation system.. _ Provide the grease trap and size on the plumbing plan. DRl3 Report Sonic Drive In Case #98-430 Page 4 of S CONDITIONS OF APPROVAL Ordinance Requirements Grading Pdan Related.• _ How will the .rear of the site be graded on your. property? It appears the proposed 3:1 slopes will not work given the small amount of property remaining. Show proposed retaining .walls on the grading plan.. The walls may match that of the existing retaining walls in the. Amphitheater. Any alternative colors or materials must be reviewed further by the DRB. Transition. the grades between the Christmas Store & Sonic and Sonic & Kona's so that they ..work better together. The transition between sites should be more gradual for continuity. There is a potential for Sonic and Kona's to work together on a joint drainage arrangement. Since both sites. have to provide underground drainage, they could share m the underground storm sewer and coordinate the location of the outfall. Mr. Kelby seconded the motion to approve the development proposal with the above mentioned conditions which passed (6 - 1). Mr. Massey .voted in opposition to the motion. Mr. Massey expressed concern with the integration between the creek and the Sonic site and the overall orientation to the creek. He stated that there. are still conflicts with vehicular and pedestrian traffic. The following is a list of comments and concerns. expressed by staff and/or utility company representatives at the DRB meeting: Comments/Concerns: A final plat is required prior to issuance of a building permit. (We still need a mylar of the revised preliminary :plat that meets all. of the Planning and Zotung Commission conditions and reflect the latest approved driveway location.) FEMA submittal is currently pending awaiting information from a FEMA library request. No development permits will be issued until FEMA adoption of the new floodway and floodplain lines.. The proposed fire lane in its entirety must be installed and accepted .prior to combustibles being stored on site. (If the turning radii interior to the site can meet the minimum requirements for emergency vehicles, .you may have the option of striping. a temporary internal. fire lane until the complete fire lane is constructed off this: property. ) A separate .permit will be required for the irrigation system by a licensed irrigator. _ Before a Certificate of Occupancy is issued for the Sonic restaurant, the existing curb cut to the west, at the old Sneakers site, must be closed, (This is a condition of granting the proposed curb -cut on the Sonic property.). DRB Report Sonic :Drive-In Case #98-430 Page S of 5 Comments/Concerns ..cont. _ Per the utility meeting with staff, the easement over. the existing sanitary sewer line must be abandoned by the City Council by separate instrument. _ A TxDOT permit is .required for the driveway and any utilities that may be constructed within the Harvey Road right-of-way. _ Per the utility meeting, the electrical division will want to install. an electrical duct system across the rear of this .property under the drive aisle,area within a 20' easement for future burying. of the overhead lines along Harvey Road. The work will need to be coordinated with construction of the proposed development. The developer is responsible. for 20% of the cost. for providing electrical. service to the property. The developer installs conduit and pours transformer pad per city specifications and requirements. The developer will also need to provide. easements for any on site electrical infrastructure. Provide the electrical load data and service voltage requirements. Show the existing electrical line along the front of the property and any power poles. Coordinate electrical service details and the: location of the -padmount transformer with Electrical Operations Coordinator Tony Mchalsky at-(409) 764-3660: _ For gas service, provide a gas equipment .list broken down by appliance and a rating for each piece of gas equipment before a .service line can be run or a meter is set to serve this restaurant. There is not change for the service -line if we are allowed to install the service before any lime stabilization or paving is in place. We also reserve the right to determine the .meter location. For more information, ..contact. David L. borough with Texas Utilities/Lone SStar Gas Company at (409) Z74-2527, office; (409) 220-5455 mobile; or e- mail at "ddorougl@tuelectriacom". Since the electrical layout has changed for this development and the electrical conduit is being: relocated to the rear, coordinate telephone service requirements/changes with G.T.E. Representative Laverne Akin at (409) 821-4723. SUBMIT THE. FOLLOWING INFORMATION NOON ON TUESDAY, .SEPTEMBER 15, 1998 TO BE INCLUDED IN THE PLANNING AND ZONING COMMISSION PACKETS FOR THE MEETING ON THURSDAY, OCTOBER 1,1998; r 10 copies of the revised site plan; _ 10 copies of the revised landscape plan; and, _ 1 copy of this. report with each item checked off that was addressed with the revisions. If there are comments that you are not able to address, submit a letter addressing those items to ~e reviewed by staff and forwarded to the .Planning .and Zoning Commission .for their consideration. The Commission meeting on Thursday, October 1, 1998 will be at 7:.00 p.m. in the City Hall Council. Chambers at 1101 Texas: Avenue South. Coordinate future. submittals with Assistant Development Coordinator Natalie Ruiz at (409) 764-3570.