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HomeMy WebLinkAboutMinutes~'~ - X3'8 ~(~n~- AGENDA ITEM NO. 7: Consideration of three restaurant developments proposed for the Wolf Pen Creek Corridor, Lots 2, 3, and 4 of he 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 Casino'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. SONIC 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... 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 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 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 he plan because he was not aware of the DRB concerns prior o submittal of the revisions.. He ;said that these cones could: be eliminated easily if the Commission and` DRB agree not to allow them. P&ZMinutes 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 wciuld 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 aproblem 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 he elevations were note 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 he 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 flan. P&Z~nutes 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 Johnny Casino'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 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 beguuiing 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 maybe changed after the meeting. Commissioner Maloneyasked 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 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 intenfis 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. Theplans 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 Canna'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 of 9 ', i ', 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 acconunodate 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.. Thee 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 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. bevoting 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 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 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 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 other business. AGENDA ITEM N0. 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: ~''n, l._. :Staff Assistant,. Debra Charanza a P&Z~nutes T October 1,.1998 Page 9 of 9 '1fs43~ AGENDA `ITEM NO. 7: Consideration. of three restaurant developments proposed for the Wolf Pen Creek Corridor, Lots 2, 3, and 4 ofthe 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 threerestaurants, Kona's Steakhouse and Johnny Casino's Ttalian 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 theDRB. 1VIr. 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 Casino'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 thee. 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 he 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 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 I)RB 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 elrrunate 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 he 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 hat 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 Qf 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 5' 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 Stationlocation and could be added to the plan. PBcZMinutes October I, 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. KONA' 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 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 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. than 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 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 DRB was concerned with keeping park-like, natural image rather than having the landscaping so straight and uniform. Convnissioner Mooney asked what they were proposing fore 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 6e 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 wilding Permit plans. P&Z Minutes October I, 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. i ~ ~~ r~, ' .-0 Q T'he 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 o 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 dewalk 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 notyet reviewed and includingthe 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. Conunissioner 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 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 parka 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 toted-that he thinks. developing the Sonic restaurant at thin 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 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,. Sonc's design team was asked to eparate 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 Woff 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 an 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. Comrrussioner Parker moved to adjourn the meeting of the Planning.. and Zoning Commission: Commissioner. Maloney seconded 'the motion which passed unopposed (7-0) ATTEST: StaffAssistant, Debra Charanza P&Z~~rutes October 1, 1998. Page 9 of 9 ~'. s COLLE E STATL~N G P. O. Box 9960 .1101 Texas Avenue College Station, TX 7742 Tel: 409 764 3500 ~~~ LI's~ W®LF PEN CREEK DESIGN REVIEW BOARD REPORT September 11, 1.998 TO: Charles Mercer, Fired Up, Inc, 3555 R: R. 620 South, Austin, TX 78734 Greg Taggart, 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 Chara Ragland, DRB Member George McLean, DRB Member James Massey,,P&Z Chairman Jane Kee, City Planner Veronica Morgan, Assistant.. City Engineer , Others Attending. Natalie Ruiz, Assistant Development Coordin to Tony Michalsky, Electrical Operations Coor ma or Jennifer Reeves, Electrical Line Designer Shirley Volk, Development Coordinator Ric Ploeger, Assistant .Director of Parks Pete Vanecek, Senior Parks Planner SUBJECT: Site Plane.- Kona's Steak House; proposed. restaurant totaling 7800 square feet to be constructed. along the south side of Harvey Road, just.. west of the Woodstock condominiums' in the Wolf Pen .Creek zoning. district. The total site is 1.8 acres, lot3 of the West Wolf Pen Creek Subdivision. (98-438) 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 sign. package, including freestanding and attached signage will come back to the DRB in the future for review and approval. Home ofiTexas A&M University ~c Kona's Stea& House DRB Report Case ~ 98-438 Page 2 of 5 CONDITIONS OF APPROVAL Discretionary Items (cont.Z ,/' A few DRB members .expressed concern with the. galvanized metal roof and suggested an alternative such as an anodized metal roof.. The applicant agreed to see if there was an alternative. he .could .agree to and still meet the corporate identification criteria. The DRB agreed to .have the metal roof come back to the DRB at a later date for approval or the applicant. could go on to the Commission and allow them to make the final decision. L. . ,/ ~ Along the parking area abutting the Sonic site,. alternate full size and compact parking ® spaces to gain depth for landscaping to help break up the straight linear design. ~/ ~ ~ Along the parking area abutting the creek, lose a couple of parking spaces or exchange for compact car parking and enlarge the raised parking island to protect some existing trees. There appears to be too much pavement in this area and. what is oriented to the>creek is parking lot. ~'''~ - / Protect the existing trees along Harvey Road by shifting the islands toward the building. ~~ ~~~~ The straight. line access easement may need to curve somewhat to accomplish this shift. nn~ indiuc{'~d Ox.. Reflect the proper location of the access easement on the revised: preliminary plat and ~lan~S -~.e5 µu51 .subsequent final plat. (Be aware of where the water line. is being constnacted so that the i ~ `.~ ~~ ~,a~c~onstruction does not damage the existing: trees to be saved.) rtsi~.ciiak. i5 ~/ ~ 'j Move the rear parking area away from the sidewalk by mstallmg a radius rather than a ~ -}b tx. fc5i~, ~r'ati+~..- square corner. The sidewalk should also be screened at this location, Move the parking ~~.,~ ~.~lot away from the sidewalk and increase .the screening between the sidewalk along the y creek and the parking' lot to help screen the dumpster. l,ondy~ ~ ~' Pr®vide additional screening along the rear parking row. SZ-~. L. ~.s 4~(a~ , ~~d y •lv bc. ~'~ Place the electrical, transformer near the dumpster and adequately screen. Make sure that b~ ~,y,,r there is a 4' clearance around the transformer for future maintenance. Per the utility 5i~ ~1 meeting, put the switch gear near the transformer location. Ordinance Requirements: Sate Plan Related Clearly label the landscape and site plan in the title blocks. (Both the site and landscape plans must match.) -- G~.i rc(¢5 u~(a-K,~i ~i'cxf a -cur- o~ ~«.r ki nq K off- ~ ~ut.rl~ ~uu.F ~~ ®~ As per the preliminaryplat, show vehicular access for maintenance vehicles to get to the creek on either lots 1, 2 or 3. ~. ~~ ~~..~~ ~ ~a G~ ~/~? ~' ~ Label the. correct dumpster location. (The. dumpster location to the rear of the restaurafit is not accessible by our sanitation vehicles as shown. The location shown along the rear parking row, screened. by the cluster..of existing post oak trees,. is acceptable; however, gates are not required. at this location. The dumpster .pad must be a minimum of 12' x 12'.) ~~si~ D ~~ s r -4.~ o. ~ -=~ w~L ~" t-GL ~~'urry~ ~i f4~- ~ N i~ ~~~ ~~ Y cv~aQ a s c,~ e ~/ s c y ~~ />~~ c9-,1: ~(a F, ~ '~ ~u ~ 'Zl J~ !C~ e, t/. ~Ga ~~ w~ z : ~ .s' >o~t - /4 -rte; 1 Kona 's Steak House DRB Report Case. #9838 Page 3 of S CONDITIONS OF APPROVAL Ordinance Requirements: Site Plan Related (cont.) '/' ~ The raised end .island at the end of the 20 parking spaces and adjacent to the Sonic site must extend to cover the back of the parking row. r ~ ~ Dimension the minimum. parking lot setback along. Harvey Road. (It must be a minimum of 6'.) ,/ ~ Provide a vicinity map. /______ ~ .Note and abel the current floodway and floodplain locaxions per the new Nathan D. Mazer ® study as proposed to FEMA. / ~ Provide a parking legend that includes... the number of parking spaces required and provided. The water line will be constructed through the 2~' access easement (under pavement) and that easement will be converted to an access and public utility easement on the final plat. ~ .Label the dotted line that runs :perpendicular to Harvey Road between the proposed restaurant and the common property'line with lot 4. ~' The 5'_wide crushed granite pathways must be 10' wide concrete pathways. S~ ~- ~-- qy~s -"C ~ ~~ ~. Revise the rear area of lot Z to show the new Sonic. layout and how the two sites will ® integrate. t~ Provide a utility demands legend for domestic water,. irrigation and sanitary sewer. ~/ Show allmeter locations. Meters must be located in public utility easements or right~of- ® way. The .City will size the meters based on the. utility demands provided. // The sidewalk. along State Highway 30 must extend to the ends of property. (Staff suggested that this sidewalk be incorporated. into the tributary area as a feature. Staff also expressed an interest in working v~nth the applicant on a joint agreement for the development. of the tributary area_ A future meeting will be_t~ P~t1~~ *~ das~,~c this possibility at a future date.) Label the lines at the rear of property: =~ Label the fire hydrant on State ~gtrway30-~s-pro-p~~a. ~ Show and label the fire line and fire department connection. Show the location of all existing and proposed utilities. Label the size of the sanitary sewer line on Harvey Road and show the location of the "to be abandoned" sewer lines. . Kona 's Steak HDilse DRB Report Case # 98-438 Page 4 of S CONDITIONS OF APPROVAL Ordinance Requirements: Site flan Related (cont.) The'dumpster pad must be elevated at or above the 100 year floodplain elevation. If this ® elevates pad much above 1', the pad needs to be enlarged and encompass steps up into the dumpster area. for employees. Screen fence may need additional softening as it could potentially be 10' - 12' high. (The dumpster shall not be within 20' of the minimum reservation line.) S ~ ~ lJ o~-c ~: ®~ The drivewayshould be totally contained within the access easement.. Landscape Plan Related• Existing trees must be protected during construction. 1Vlodify the r 'sed parking islands to save the 24" and 26" post oak trees. railing Plan Related.• ~/ The grading plan does not show the dumpster location as the site plan does. till drainage must be subsurface to the..creek. ~ s ~o ~-~- ~ ~,.-.~~ ~ (~ Mr. Kelby seconded the motion to approve the development proposal with the above mentioned conditions which: passed (7 - 0). 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 pernut. (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 locaxion.) 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, including the portions off this properly, and fire ® hydrant must be installed and accepted prior to combustibles being stored on site. A TxDOT permit is required for the driveway and any utilities that may be constructed ® within the Harvey Road nght-of-way. i B N t Kona 's Steak House a DRB Report Case # 98-438 Page S of S a Comments/Concerns (cont.): 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 groperty. 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 (ine 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 gasequipment 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 UtilteslLone Star Gas Company at (409) 774-2527, office; (409) 220-545:5 mobile; or e- mail at "ddorougl@tuelectric.com". Since. the electrical layout has changed for this development and the electrical conduit is 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 IIV 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 o~ that was addressed with the revisions. I, f there are comments that you are not able to address, submit a letter addressing those items to be reviewed by sta, ff 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 1.101. Texas. Avenue South. Coordinate future submittals. with Assistant Development .Coordinator Natalie Ruiz at (409) 764-3570. ~.~--_ p ~ r STAFF REVIEW NOTES ..~.cc..~. ~C~z~--~--- Kona's Restaurant Case #98-438 a 7~ie site plan submitted on Wednesday, August 26, 1998 was not reviewed. Instead, the site plan, with the landscaping information, submitted on Tuesday, September 1, .1998 was reviewed The two lams did not match `inyse~veral areas; so, staff reviewed the most recent submittal. Discretionary Items: _ Can we do something besides a 2' - 3' wide grass strip between Kona's and Sonic that is more appealing? ® Is yehic lar access for maintenance. vehicles being dedicated on Kona's or Sonic? Ordinance Requirements: Site Plan Related ~ ~ '~""~' ~ l The dumpster location to the rear of the .rest rant. is not accessible by our sanitation vehicles. The location shown. along the re ,parking row, screened by the cluster of existing post `oak trees, is acceptable; however, gates are not required. The durnpster pad must be a minimum of 12' x 12'. (Label the. correct dumpster location.) _ There must be raised end islands at the ends of the parking. rows at the rear of the building. The raised islands must be long enough to extend o the end of the parking space. ''(The: raise isl d that ties into he land ped ar to the east can be a nunimum ~ of 90 square feet. ~, The raised end .island at the end of the 20-parking, spaces and adj nt to the Sonic site must extend to cover the back. of the parking row. ~ ~~~,~ 1~~ r' Dimension the minimum parking lot setback :along Harvey Road. (It must be a minimum / of 6'.) 1/ Provide a vicinity map. Note and label the current floodwa :and flood lain locations. $~ y p -;~f~Y~ Provide a parking legend that includes .the number of .parking spaces 'required and ® provided. ow o ote the to d'acent d stin~~poosit~e d_riv~s~.~__,, Label the dotted. line that runs perpendicular to Harvey Road between the proposed restaurant and the common property line with lof 4. The 5' wide crushed granite pathways must be 10' wide concretepathwayse $~ Label the rectangular-shaped.: portion of the building that is closest to .lot 4. How. is this building oriented to the. creek? Kona s Restaurant Case # 98-438 Page 2 of 3 Ordinance Requirements (cont.:. _ / Site Plan Related / Revise the rear area of lot 2 to show the new Sonic layout and how the two sites will integrate. Provide a utility demands legend for domestic water, irrigation and. sanitary sewer. Show all meter locations.. Meters must be located in public utility easements or right-of- way. The City will size the meters based on the utility demands provided How do people parked i}~, the,tw spac s sest to the. creek. (labeled with @ "2") get out? ~ -'°~ C /n/ ~- f~ 1~~ L~'~~2~ r The sidewalk'. along State Highway 30 must extend to the ends of property. ~ ~ ~,~,~'~~,~.-,Q,'r~,~ ~,- Label the lines at the rear of property. G~-~-~ •~`~~~ Is the fire hydrant on State Highway 30 proposed? ~'" ~~ . , U ,~,, ~~~ `T~ Show and label the fire line and fire department connection. 'aa - (,1~~~~ - `'~~-'' The dumpster pad must be elevated at or above the 100 year. floodplain elevation. If this ~~~,.. elevates pad much above 1 ;.the pad needs to be enlarged and encompassed steps up into ,i the dumpster area for employees. Screen fence may need additional softening as it could'-~'~'~u~~, potentially be' 10' - 12' high. (The dumpster shall not be within 20' of the minimum gip, reservation line.) Show the location of all existing and proposed utilities. Label .the size of the sanitary sewer line on Harvey Road and show the location of the "to be abandoned" sewer lines. Grading Plan Related.• }~ The grading plan does not show the dumpster location as the site. plan does. How will drainage be carried to the creek? 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 Zomng Commission conditions.) _V 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, including the portions off this property, and fire hydrant must be installed and accepted prior to combustibles being stored on site. Kona s Restaurant Case ~ 98-438 Page 3 of 3 Comments/Concerns: _ The electrical division will want to install an electrical duct system .across the front of this property within the proposed 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 tot he property. The developerinstalls 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 Utilities/Lone Star Gas Company at (409) 774-2527, office;'(409) 220-5455 mobile; or e- mail at "ddorougl@tuelectric.com". _ Provide a 20' public utility easement along Harvey Road. The developer is responsible for providing and placing one 4" conduit with pull stung from the outside building termination to the 20' utility. easement along Harvey Road. The conduit shall ell up 4' at the outside building termination and ell up 6" in the easement. The outside building termination must be within 20' of power; if not, the developer is responsible for providing and placing a 8' x 5/8" copper .ground rod at the base of the ternnation. For more information contact Laverne Akin at (409) .821-4723: for conduit placement, telephone requirements and a future .occupancy date. SUBMIT 10 COPIES OF THE REVISED SITE AND LANDSCAPE PLANS BY NOON ON TUESDAY, SEPTEMBER 15, 1998 TO BE INCLUDED 1N THE PLANNING AND ZONING COMMISSION PACKETS FOR THE MEETING ON THURSDAY, OCTOBER 1, 1998. THE MEETING 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. r c.~ - ~ ~~,~~~'- ~~~-~~~ _ Revise the rear area of lot 2 to show the new Sonic layout. and how the two sites will integrate. ~ r. ~ ~r ir_r~. ~,,o ~. ,~.,~_ _ ~ '~ r ~ Provide a utility demands legend for domestic water,. imgation and sanitary sewe . i - i ~ ~ w ~ ,;, Non-Site Plan Related.• •J C.. " ~ y r p.~ . ~y _ , ' ~"' 6Y~ ~, 4 P ~ Grading Plan Related '~ r _ ~, ,. p~ 9. A s. ~ A; E' ~ ~-~ ra v ~ F t°`t _ .. ~ N q.: ,. . / ~ ~ , .,, ' 1 s~ ~ x.. k°' mN\ Comments/Concerns• , w _ ~ ,,~ ~, . , ~~ , ~~ .~ . ~. ~ , .~. .. , r f the A final plat is regwired prior to issuance of la building permit. (We still need a myla o lat that meets all of the Plannin and Zonin Commission conditions.) revised relimina $ g rY p p INCLUDE INFO. ON THE STATUS OF THE FEMA STUFF AND THAT NO DEVELOPMENT PERNIITS MAY BE ISSUED UNTIL ADOPTED BY FEMA. The proposed fire lane in its .entirety, including the .portions off this property, and fire hydrant must be installed and accepted prior to combustibles being stored on site. ' _ The electrical division will want to install an electrical duct. system across the front of this property within the .proposed 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 tot he .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 electrcal .service details and the location of the padmount - 60• 1 real 0 erations Coordinator Ton. Michals at 409 764 36 .transformer with E ect p y ky ( ) _ For gas service,. provide a gas equipment list broken down by appliance and a rating for h ice of as a ui ment before a service line can be run or a meter is set to serve this ac e e P g q p restaurant. There is not change for the service hne if we-are allowed to install the service before an lime .stabilization or paving: is in place. We also. reserve the right to deternune y ' r h with Texas L Do ou n 'ntact Davtd F r more mformatio co the.. meter location. o g - ffi: 409 220-5455 moble• or e- m an at 409 774.2527 o ce Utilities/Lone Star .Gas Co p y ( ) , ( ) , mail at'"ddorougl@tuelectric.com". Provide a 20' public: utility easement along Harvey Road. The developer is responsible for providing and. placing one 4" conduit with pull stnng from-the outside building termination ' The conduit shall ell u 4' at the. outside m n alon Harve Road. 0 flit. ea e e t to the 2 ut s p y g Y building termination and ell up 6"_in the easement. The outside building termination must be within 20' of power; if-not, the developer is responsible for providing and placing a 8' x 5/8" .copper ground .rod at the base of the tennmation. For more information contact Laverne Akin at 409 821-4723 for conduit placement, telephone :requirements and a ( ) future occupancy date. SUBMIT 10 COPIES OF THE REVISED SITE AND LANDSCAPE PLANS BY NOON ON TUESDAY, SEPTEMBER 15, 1998 TO BE INCLUDED IN THE. PLANNING AND ZONING COMMISSION PACKETS FOR THE MEETING ON THURSDAY, OCTOBER 1, 1.998. THE MEETING WILL BE AT ?:00 P.M. IN THE CITY HALL COUNCIL CHAMBERS AT 1 L01 TEXAS. AVENUE SOUTH. COORDINATE FUTURE SUBMITTALS 409 764-3570. INATOR NATALIE RUIZ AT VELOPMENT COORD ( ) I TANT DE WITH ASS S I i L WOLF PEN CREEK DESIGN REVIEW BOARD REPORT September 11, 1998 TO: Charles Mercer, Fired Up, Inc. 3555 R. R. 620 .South, Austin, TX 78734 Greg. Taggart,. 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 Chara Ragland, DRB Member George McLean, DRB Member James Massey, P&Z Chairman Jane Kee,.. City Planner veronica Morgan, Assistant City Engineer Others Attending ' Natalie Ruiz, Assistant Development Coordin o Tony Michalsky, Electrical Operations Coordinat Jennifer Reeves, Electrical Line Designer Shirley Volk, Development Coordinator Ric Ploeger, Assistant Director of Parks .Pete Vanecek, Senior Parks'Planner SUBJECT: Site Pdan - Kona's Steak House; proposed restaurant totaling 7800 square feet to be constructed along the south side of Harvey Road, just west of the Woodstock condonuniums in the Wolf Pen Creek zoning district. The total site. is 1.8 acres, lot 3 of the West Wolf Pen Creek Subdivision. (98-438) 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 sign package, including freestanding and attached sgnage will come back to the DRB in the future for review and approval.. Kona's Steak House DRB Report Case # 98-438 Page 2 of S CONDITIONS OF APPROVAL Discretionary Items (cont.l: _ A few DRB members expressed. concern with the galvanized metal roof and suggested an alternative such as an anodized metal. roof. The applicant agreed to see if there was an alternative he could agree to and still..meet the corporate identification criteria. The DRB agreed to have the metal roof come back to the DRB at a later date .for approval or the applicant could go on to the Commission and allow them to make the final .decision. _ Along he parking, area abutting, the Sonic site, alternate full size and compact parking spaces to gain. depth for landscaping to help break up the straight linear design. Along: the parking area abutting the creek, lose a couple of parking spaces or exchange for compact car parking and enlarge,the raised parking island to protect .some existing trees. There appears to be too much pavement in this area and what is oriented to the creek is parking lot. _ Protect the existing: trees along Harvey: Road by shifting the islands toward the building. The straight line access easement. may need to curve somewhat to accomplish this shift. Reflect the proper location of the access easement. on the revised preliminary plat and subsequentfinal plat.: (Be aware of where the water line is being constructed so that the .construction does not damage: the existing trees to be saved } _ Move the rear parking area away from the. sidewalk by installing a radius rather than a square; corner. Thee sidewalk should also be screened at this location, Move the parking lot away from the sidewalk and increase the screening between the sidewalk along the creek and the parking lot to help screen the dumpster. Provide additional screening along the rear parking row. _ Place the electrical transformer near the dumpster and adequately. screen. Make sure that there is a 4' clearance around the transformer for future maintenance. Per the utility meeting, put the switch gear near the transformer. location. Ordinance Requirements: Site. Plan Related Clearly .label. the landscape ..and site plan in the itle blocks: .(Both the site and. landscape plans must match.) _ As per the preliminary plat, show vehicular access. for .maintenance vehicles to get to the creek on either lots 1, 2 or 3. _ Label the correct dumpster location. (The dumpsterlocation to the rear of the. restaurant is not accessible by our sanitation vehicles as shown. The location shown along the rear parking raw, screened by the cluster of existing .post oak trees, is acceptable; however, gates are not -required at this location. The dumpster pad .must be a minimum of 12' x 12'.) Kona 's Steak House DRB 12eport Case #98-438 Page 3 of S CONDITIONS OF APPROVAL Ordinance. Requirements: Site Pdan Related (cont.) The. raised end island at the end of the 20 parking spaces and adjacent to the Sonic site must extend to cover the back of the parking row. _ Dimension the minimum parking lot setback along Harvey Road. (It .must be a minimum of 6' Provide. a vicinity map. _ Note and label the'current floodway and floodplain locations per the new Nathan D. Maier study as proposed to FEMA. _ Provide a parking legend that includes .the number of parking spaces required and provided: The water line will be constructed through the 2S' access easement (under pavement) and that easement will be converted to an access and. public utility easement on the final plat. Label the dotted line that. runs perpendicular to Harvey Road between the proposed restaurant and the common property line with lot 4. The 5' wide crushed .granite pathways must be 10' wide concrete pathways: _ Revise the rear area of lot 2 to show the new Sonic layout and how the two sites will integrate. Provide a utility demands legend for domestic water, irrigation and sanitary sewer. Show all meter locations. Meters must be located in public utility easements or right-of- way. -The City will size the meters based on the utility demands provided. _ The sidewalk along State Highway 30 must emend to the ends of property. (Staff suggested that his sidewalk be incorporated. into the tributary area as a feature. Staff also expressed an interest in working with the applicant on a joint agreement for the development of the tributary area. A future. meeting will be scheduled to discuss this possibility at a future date.) Label the lines at the rear of property. Label-the fire hydrant on State Highway 30 as proposed. Show and label the fire line and fire department connection.. Show the location of all' existing and proposed utilities. Label the size_ of the sanitary ewer line on Harvey Road and show the location of the "to be abandoned" sewer lines. Kona's Steak Hause DRB Report Case #98-438 Page 4 of S CONDITIONS OF APPROVAL Ordinance. Requirements: Szte Plan Related (cont.) _ The dumpster pad must be elevated at or above the 100 year floodplain elevation.. If this elevates pad much above. l', the. pad needs to be enlarged and encompass steps up •into the dumpster area for employees. Screen fence may need additional softening as rt could potentially be 10' - 12' high. (The dumpster shall not be within 20' of the minimum reservation line.) The driveway should be totally contained within the access easement. Landscape Plan Related.` - Existing :trees must be protected during construction. _ Modify the .raised. parking islands to save the 24" and 26" post oak trees. Grading Plan Related.• - The grading plan does not show the dumpster location as the site plan does. All drainage must be subsurface to the creek. Mr. Kelby seconded the motion to approve the development proposal with the above mentioned conditions which passed (7 - 0). "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 Zomng 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, including the. portions off this .property, and fire hydrant-must be installed and acceptedprior to combustibles being stored on site. A TxDOT permit is required for the driveway and any utilities that may be constructed within: the Harvey Road right-of--way. I~ona's Steak House DRB Report Case #98-438 .Page S of S Comments/Concerns (cont.): 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 situ 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 Utilities/Lone Star Gas Company at (409) 774-2527, office; (409) 220-5455 mobile; or e- mail at"ddorougl@tuelectria.com". 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 PLANING AND .ZONING COMMISSION PACKETS FOR THE MEETING ON THURSDAY, OCTOBER 1, 1998: i 10 copies of the revised site .plan; _ 10 copies of the revised landscape plan; and, _ 1 copy of this report with each item checked ofd 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.. c; STAFF REVIEW NOTES Kona's Restaurant Case #98-438 i The site plan submitted on.Wednesday, August 26, 1998 was not reviewed. Instead, the site plan, with the landscaping information, submitted on Tuesday, September 1, 1998 was reviewed. The two plansdid not match in several areas; sa, staff reviewed the most recent submittal. Discretionary Items: Ii Can we do something besides a 2' - 3' wide grass strip between Kona's and Sonic that is more appealing? Is vehicular access for maintenance vehicles being dedicated on Kona's or Sonic? Ordinance Requirements`. Site Plan Related The dumpster. location to the rear of the restaurant is not accessible by our sanitation vehicles, The location shown along the rear parking row, screened by .the cluster of existing post oak trees, is;acceptable; however, gates are not required. The dumpster pad must be a minimum of 12' x i2'. (Label the correct dumpster location.) There must be raised end islands at he ends of the parking rows at the rear. of the building. The raised islands must be long.. enough to extend to the end of the parking space. (The raised island that ties :into the landscaped area to the east can be a minimum of 90 square feet.) The raised end island at the end of the 20 parking spaces and adjacent to the Sonic site must extend to cover the back of the parking row. Dimension the minimum parking lot setback along Harvey Road. (It must be a minimum of 6' Provide a vicinity map. Note and label the current floodway and. floodplain locations. Provide a parking egend that includes the number of parking spaces required and provided. Show or note the location of adjacent .proposed and existing opposite drives. Label the dotted line .that runs perpendicular to Harvey Road between the proposed restaurant and the common property line with lot 4. The 5' wide crushed. granite pathways must be 10' wide concrete pathways. _ Label the rectangular-shaped portion of the building that is closest to lot 4. How is this building oriented to the creek? x Kona's Restaurant Case # 98-438 Page 2 of 3 ~~ Ordinance Requirements (cont. I Site Plan Related Revise the. rear area of lot 2 to show the new Sonic layout and how the two sites will integrate. Provide a utility demands legend for domestic water, irrigation and sanitary sewer. Show all meter locations. Meters must be .located in public utility easements or right-of- way. The City will .size the meters based on the utility demands provided. ~'~ _ How do people.. parked in the .two spaces closest. to the :creek {labeled with @ "2") get out? i The sidewalk along State Highway 30 must extend to the ends of property. Label the lines at the rear of property. _ Is the fire hydrant on State Highway 30 proposed? Show and label the fire line and fire departmentconnection. i The dumpster pad mush be elevated at or above the 100 year floodplain elevation. If this ~ elevates. pad much above 1', the pad needs to be enlarged. and encompassed steps up into ~ the dumpster area for employees. Screen fence may need additional softening as it could potentially be 10' - 12' high. {The dumpster shall not be within 20' of the minimum reservation line.) ~ _ Show the location of all e~sting and proposed utilities. Label the size of the sanitary ~~~ sewer line on.Harvey Road and show the location of the "to be abandoned" .sewer lines. Grading Plan Related.' The grading plan does not show the dumpsterlocation as the site plan does. How will drainage be carried to he creek? CommentslConcerns: i 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.) 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, including the portions off this property, and fire hydrant must be installed and accepted prior to combustibles being stored on site. Kona s Restaurant Case #98=438. Page 3 of 3 Comments/Concerns: The electrical division will want to install an electrical duct system across the front of this ..property within the proposed 20' easement. for future burying: of the overhead lines along Harvey Road. The work will need to be coordinated with construction of the proposed h evelo er is res onsible for 20% of the cost for providing electrical development. Ted p p n f rmer ad er cit service tot he property. The developer installs conduit and pours tra s o p p y specifications and requirements. The developer will also need to provide easements for any on site electrical infrastructure. Provider the electrical load data and service voltage requirements. Show the existing electrical line along the .front of the property and any r oles. Coordinate. electrical service details and the location of the padmount powe p transformer with Electrical Operations Coordinator Tony Michalsky at (409) 7643660: 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 ilizaton or avin is in lace.. We also reserve the ri ht to determine before an lime stab g p g p I~'~ y the meter location. For -more information,. contact David L. borough .with Texas Utilities/Lone Star Gas Company at (409) 774-2527, office; (409) 220-5455 mobile; or e- mail at "ddorou 1 tuelectric.com". g ~ Provide a 20' public utility-easement along Harvey Road. The .developer is responsible for providing and .placing. one 4" conduit with pull string from the outside building termination '~ to the 20' utility easement along Harvey Road. .The conduit shall. ell up 4' at the outside building termination and ell up 6" in the easement. The outside building termination must in and lacin a 8 x be within 20 of power; if not, the developer is responsible for prow d g p g 5/8" copper ground rode at the base of the termnation: For more information contact Laverne Akin at (409) 821-4723 fore conduit placement,. telephone requirements and a ~ fixture occupancy date. SUBMIT 10 COPIES OF THE REVISED SITE AND LANDSCAPE PLANS BY NOON ON TUESDAY, SEPTEMBER 15 1998 TO BE INCLUDED IN THE PLANNING AND ZONING COMMISSION PACKETS FOR THE MEETING ON THURSDAY, OCTOBER 1, 1998_ THE MEETING 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. I COLLEGE STATION P. O. Bax 9360 1101 l'exas Avenue College Station, TX 77842 Tel: 409 764 3500 WOLF PEN CREEK DESIGN REVIEW BOARD MEETING February 17, 1999 TO: Charles Mercer, Fired-Up Ina, 3555 RR 6Z0 South, Austin, TX, 78734 Mark Ferguson, Contemporary Landscape Services, 106 North Ave., Bryan, TX, 77801 FROM: Design Review Board Kay Henryson, bRB Member Bill Trainor,. DRB Member George McLean, DRB Member Ohara Ragland, DRB Member James Massey, P&Z Chairman Steve Parker, P&Z Commissioner Ron Kaiser, P&Z Commissioner Others Attending: Natalie Ruiz, Development Coordinator Bridgette George, Asst.. Development. Coordinato Jessica Jimmerson, Staff Planner Nanette Manhart, Mapping Specialist SUBJECT: Kona's Steakhouse landscape Platt. ~ restaurant located on 1.838 acres, Lot 3, West Wolf Pen Creek on Harvey Road (98-438). The Wolf Pen Creek Design Review Board. met.. on Wednesday, February 17, to discuss landscaping at Kona's Steakhouse. Members. of the Board:. expressed to .the representatives of Kona's their unhappiness that the Owner's Contractor had disregarded the Board's recommendations and the City's requirements. concerning the protection and barricading of trees noted to remain on the approved site plan. The City had an exhibit of .photographs .showing the conditions on site at the time the City notified the Owner of non-compliance.. Areas of potential tree damage included the location of the job trailer, a waterline trench within 3-4 feet of a protected .tree at entrance of the site, grading within the area which should have been barricaded based on the 1 foot per :caliper inch requirement of the ordinance, fill. placed on top of the root area of trees and damage to bark due to construction equipment. It was felt by the DRB that moving .the trailer at this- time would probably cause more damage than leaving it in the existing location. Kay Henryson stated that barricades which have since: been added to the site are not effective as they are too close to the tree trunk and need to be extended out to the .drip line of he tree: It was also .noted that the soil added during rough grading and located within this drip line should be removed by hand to natural. grade immediately or additional damage could occur. Home of Texas A&M University ,~ Natalie Ruiz stated that.. barricades must now be in place prior to the issuance of a clearing and grubbing permit. She stated that staff will physically visit the site prior to issuing the permit. It was discussed that it may be necessary to be more specific about the location of barricades, grading done within the .drip line, etc.., and that there. was not an existing tree ordinance. Katy Henryson suggested that this .problem. could be addressed by the Wolf Pen Oversight Committee since the protection of existing trees was a prime concern of the DRB, not only on private property but on property where grading might be done by City personnel in the park .areas and by other Contractors on the Conference Center property. In reviewing options suggested by the Owner and Owner's Landscape Architect in the event that the protected trees cannot be saved, Chara Ragland voiced her concern that installing new 15-20 .gallon trees on the site in locations too close to the existing trees could also disturb the already stressed root systems. It was also discussed that the location of the irrigation lines and'the amount of water used could also post a risk. She suggested that the Owner look carefully at the irrigation plan and use xeriscaping where possible. She also noted that removing all of the undergrowth within the. drip line during rough grading also stresses the trees, particularly when not done by hand. Mark Ferguson voiced concern that the city's existing streetscape ordinances are sometimes in conflict with saving the' existing trees due to the need to water sod and other. plantings. whose needs are different than those of the trees. It was. also discussed that the DRB has been urging property owners in the. area.-not to rely heavily on linear plantings .along parking areas but to looks at more natural groupings of plants. It was noted that the parking areas facing the sreekside currently show such lineal plantings and the Owner. was told that the Board would be happy to review changes in that area to blend more naturally with the park/creek area. It was recognized that this might mean suggesting a variance to the ordinance as written. The consensus of the Board members present was for the following actions to take place: Barricades for protected trees should be extended to the drip lines; soil added during grading. should be removed by hand in this area; scarred trees should be painted where damaged by equipment. Natalie Ruiz. stated. that .the trees located on City :property adjacent to Kona's should also be barricaded by Kona's Contractor such that they would not be damaged by the construetion. Mrs. Henryson noted that other valuable trees designated to remain should. also be barricaded,. even if the points were not needed to meet the landscape ordinance on all of Owner's properties. Mr. Mercer stated that he would go to the site following the meeting to insure .that these requirements are met by the Contractor. He will also resubmit a..landscape plan to the DRB which will include limited planting and watering. around existing trees in an effort to offset the damage dome. Natalie Ruiz noted that there was a change in the location of the Kona's water line which will impact the area between Kona's and Johnny Casino's. Mrs. Henryson expressed concern that constructing the water line in this area could also impact the natural trees and requested that City personnel also be required to barricade and protect trees in this area and that the DRB be able to review. construction here as well. WPC Design Renew Board 1B-Feb-89 Page 2 of 2 V STAFF REVIEW NOTES `J ~ ~ Via': Kona's Restaurant V ~ ~~ ~~ ~ti*~' ,~ ~~ ~. Case #98-438 The site plan suhmitted on Wednesday, August 26, 1998 was not reviewed. Instead, the site plan, with the Ianclseaping information, submitted on Tuesday, September I, 1998 was reviewed. The two plans did not match in several areas; so, staff reviewed the most recent submittal. _~ ~<~, ;c x_~ ,~~ _iY' ---_. -__ Discretionary Items: 3 ~ ,.~,~~ Ca~,a~ ~ ~~~ ~ - ~~~ ~ ~<<-, ~. U 1 -- In \I~~ Cu~~ ~~-- Q ~ ~ Y~`°u..~.-~.e.t~ou.-u2 V ~~ c_~ c w Ordinance Requirements: Site Plan Related _ The dumpster location to the rear of the restaurant is not accessible by our sanitation vehicles. The location shown along the rear parking row, screened by the cluster of existing post oak trees, is acceptable; however, gates are not required. The dumpster pad must be a minimum of 12' x 12'. (Label the correct dumpster location.) _ There must be raised end islands at the ends of the parking rows at the rear of the building. The raised islands must be long enough to extend to the end of the parking space. (The raised island that ties into the landscaped area to the east can be a nvmmum of 90 square feet.) _ The raised end island at the end of the 20 parking spaces and adjacent to the Sonic site must extend to cover the back of the parking row. _ Dimension the minimum parking lot setback along Harvey Road. (It must be a minimum of 6'.) Provide a vicinity map. Note and label the current floodway and floodplain locations. _ Provide a parking legend that includes the number of parking spaces required and provided. Show or note the location of adjacent proposed and existing opposite drives. _ Label the dotted line that runs perpendicular to Harvey Road between the proposed restaurant and the common property line with lot 4. The 5' wide crushed granite pathways must be 10' wide concrete pathways. _ Label the rectangular-shaped portion of the building that is closest to lot 4. How is this building oriented to the creek? u~ ~~~ ~U coo ~. l ~~~'~-~ti~ ~ a~2~ s ~.wa COLLEGE STATION P. O. Box 9960 1101 Texas Avenue College Station, TX 77842 Teh. 409 764 3500 ~~o~ WOLF PEN CREEK DESIGN REVIEW BOARD MEETING ~ ~~ ~ ~~ ~,~g ~~ February 17, 1999 TO: Charles Mercer, Fired-Up Inc., 3555 RR 620 South, Austin, TX, 78734 Mark Ferguson, Contemporary Landscape Services, 106 North Ave., Bryan, TX, 77801 FROM: Design Review Board Kay Henryson, DRB Member Bill Trainor, DRB Member George McLean, DRB Member Chara Ragland, DRB Member James Massey, P&Z Chairman Steve Parker, P&Z Commissioner Ron Kaiser, P&Z Commissioner Others Attending: Natalie Ruiz, Development Coordinator C~~~ Bridgette George, Asst. Development Coordinato Jessica Jimmerson, Staff Planner Nanette Manhart, Mapping Specialist SUBJECT: Kona's Steakhouse landscape Plan ~ restaurant located on 1.838 acres, Lot 3, West Wolf Pen Creek on Harvey Road (98-438). The Wolf Pen Creek Design Review Board met on Wednesday, February 17, to discuss landscaping at Kona's Steakhouse. Members of the Board expressed to the representatives of Kona's their unhappiness that the Owner's Contractor had disregarded the Board's recommendations and the City's requirements concerning the protection and barricading of trees noted to remain on the approved site plan. The City had an exhibit of photographs showing the conditions on site at the time the City notified the Owner of non-compliance. Areas of potential tree damage included the location of the job trailer, a waterline trench within 3-4 feet of a protected tree at entrance of the site, grading within the area which should have been barricaded based on the 1 foot per caliper inch requirement of the ordinance, fill placed on top of the root area of trees and damage to bark due to construction equipment. It was felt by the DRB that moving the trailer at this time would probably cause more damage than leaving it in the existing location. Kay Henryson stated that barricades which have since been added to the site are not effective as they are too close to the tree trunk and need to be extended out to the drip line of the -tree. It was also noted that the soil added during rough grading and located within this drip line should be removed by hand to natural grade immediately or additional damage could occur. Home of Texas A&M University ~' Natalie Ruiz stated that barricades must now be in place prior to the issuance of a clearing and grubbing permit. She stated that staff will physically visit the site prior to issuing the permit. It was discussed that it may be necessary to be more specific about the location of barricades, grading done within the drip line, etc., and that there was not an existing tree ordinance. Kay Henryson suggested that this problem could be addressed by the Wolf Pen Oversight Committee since the protection of existing trees was a prime concern of the DRB, not only on private property but on property where grading might be done by City personnel in the park areas and by other Contractors on the Conference Center property. In reviewing options suggested by the Owner and Owner's Landscape Architect in the event that the protected trees cannot be saved, Chara Ragland voiced her concern that installing new 15-20 gallon trees on the site in locations too close to the existing trees could also disturb the already stressed root systems. It was also discussed that the location of the irrigation lines and the amount of water used could also post a risk. She suggested that the Owner look carefully at the irrigation plan and use xeriscaping where possible. She also noted that removing all of the undergrowth within the drip line during rough grading also stresses the trees, particularly when not done by hand. Mark Ferguson voiced concern that the city's existing streetscape ordinances are sometimes in conflict with saving the existing trees due to the need to water sod and other plantings whose needs are different than those of the trees. It was also discussed that the DRB has been urging property owners in the area not to rely heavily on linear plantings along parking areas but to looks at more natural groupings of plants. It was noted that the parking areas facing the creekside currently show such lineal plantings and the Owner was told that the Board would be happy to review changes in that area to blend more naturally with the park/creek area. It was recognized that this might mean suggesting a variance to the ordinance as written. The concensus of the Board members present was for the following actions to take place: Barricades for protected trees should be extended to the drip lines; soil added during grading should be removed by hand in this area; scarred trees should be painted where damaged by equipment. Natalie Ruiz stated that the trees located on City property adjacent to Kona's should also be barricaded by Kona's Contractor such that they would not be damaged by the construction. Mrs. Henryson noted that other valuable trees designated to remain should also be barricaded, even if the points were not needed to meet the landscape ordinance on all of Owner's properties. Mr. Mercer stated that he would go to the site following the meeting to insure that these requirements are met by the Contractor. He will also resubmit a landscape plan to the DRB which will include limited planting and watering around existing trees in an effort to offse~: one damage done. Natalie Ruiz noted that there was a change in the location of the Kona's water line which will impact the area between Kona's and Johnny Carino's. Mrs. Henryson expressed concern that constructing the water line in this area could also impact the natural trees and requested that City personnel also be required to barricade and protect trees in this area and that the DRB be able to review construction here as well. WPC Desjgn Review Bwid IS-Feb-88 PSge 2 0( 2 `' ~-~,!. ~ ~~ ~~~x ~~ ,~~~.~ ~~ ~o-~`~ °,. ~_~~ ~~ ('~ U ~~ ~;-~~ ,ce,. ~7 ~~~~~~ ~~.sF . , U~ ~- ~~,.~ ~a~