HomeMy WebLinkAbout00072816MEMORANDUM
May 28, 2002
TO: Planning and Zoning Commission
FROM: Jennifer Reeves
Email: jreeves @ci.college - station.tx.us
SUBJECT: SPECIAL DISTRICT REVIEW for TACO BELL (SDSP)
Item: Discussion and possible action on a Special District Review for Taco Bell
located at 310 Harvey Rd. (SDSP), consisting of facade changes and three new
attached signs. (02- 00500079)
Applicant: Bryan Euwer
Staff Recommendations: The recommendation from the Wolf Pen Creek
Design Review Board and Staff is for approval.
Item Summary: On May 15, 2002, the Wolf Pen Creek Design Review Board
(DRB) considered the proposal for facade changes to the Taco Bell located at
the corner of Harvey Rd. and George Bush East. The changes will consist of
repainting the exterior of the building as well as adding tile to the lower portion of
the building and installing three attached signs, each one being 20 -sq. ft in area.
The (WPC) Design Review Board passed the motion 6 -0 to approve as
submitted.
Chairman Kay Henryson mentioned how the extension on George Bush East
Drive has improved the visibility of the Taco Bell site. Chairman Henryson stated
that where the new bridge is located, there would eventually be pedestrian and
bicycle trails, and encouraged Taco Bell to work with the City of College Station
on incorporating into the trail system as it is developed. The applicant for Taco
Bell was very receptive of the idea and has been put in contact with the city's
Design Consultant for Wolf Pen Creek to see how they can tie into the proposed
trail system.
Attachments:
1. Area map
2. Application
3. Current pictures of the facade
4. Picture of facade after improvements
5. Site Plan
6. Minutes from the May 15 th Wolf Pen Creek Design review Board meeting
7.21 DISTRICT WPC WOLF PEN CREEK DEVELOPMENT CORRIDOR
The Wolf Pen Creek Development Corridor is defined by the metes and bounds description
found in the attached Exhibit A.
A. PURPOSE
This district is designed to encourage development in a predominantly open and
undeveloped area with drainage erosion and flooding problems. It is designed to encourage
the public and private use of Wolf Pen Creek as an active and passive recreational area
while maintaining an appearance consistent with the Wolf p en Creek Master Plan.
Development should enhance and preserve property values in the Corridor.
B. USES
The following uses are permitted:
Retail sales & services with no outside storage of merchandise.
Personal services.
Cleaners with no on- premise cleaning (drop off & pick up only).
Professional offices.
Financial institutions.
Photographer's studios.
Travel agencies or tourist bureaus.
Art galleries.
Music or dance studios.
Restaurants.
Hotels /motels.
Night clubs, taverns, bars.
Theaters or motion picture houses.
Arenas or coliseums.
Apartments built under the restrictions of the R -6 zone.
Other uses may be allowed as conditional uses b the Planning & Zoning Commission
upon recommendation by the Design Review Board•
REVIEW PROCESS
All development pro ects pro osed within the corridor shall be reviewed by the Design
Review Board (DN . The 1 shall be a body appointed by the City Council and shall
consist of (1) one registered architect (2) one business person, (3) one membe.�
knowledgeable in aesthetic judgment, (45 one landowner or developer in the Wolf Pen
Creek Corridor, (5) one citizen at large, and the voting members of the Project Review
Committee, being a committee established by the City s Zoning Ordinance. The DRB
shall be supported by the same technical staff as the Project Review Committee. The initial
term of office shall be two (2) years for the business person and the architect and three Q
years for the expert in aesthetic udgment, the citizen at large, and the landowner. 1
terms thereafter shall be for three ( years.
Zoning Ordinance Page 7 - 30
The DRB, in reviewing each proposal, shall consider the City's land use and development
codes, the Wolf Pen Creek Corridor Study and Master Plan, and the standards and olicies
herein provided. Standards and policies herein take precedence over other applicable codes
and ordinances where conflict exists.
The following factors and characteristics, which affect the appearance of a development,
will govern the Design Review Board's evaluation of a design submission:
Conformance to the City's land use and development codes and this ordinance.
Logic of design.
Exterior space utilization.
Architectural character.
Attractiveness.
Material selection.
Harmony and compatibility.
Circulation — vehicular and pedestrian.
Maintenance aspects.
The DRB shall make recommendation to the Planning & Zoning Commission regarding
each proposal for development in this district.
Appeals from decisions of the Planning & Zoning Commission shall be to the City Council.
Applicants appealing must do so in writing and within ten (10) days of the Planning &
Zoning Commissions decision. Appeals shall be submitted to the office of the City
Secretary. The City Secretary's off shall schedule a hearing of the appeal before the
Council within thirty (30 days from receipt of the letter of appeal.
(As amended Ordinance No. 2214 dated October 10, 1996)
D. REQUIREMENTS FOR DEDICATION/DEVELOPMENT OF DRAINAGE AND
PEDESTRIAN ACCESS WAYS
The developer shall preserve the natural setting of the creek while conveying the 100 -year
flood waters of the fully developed Wolf Pen watershed in a natural appearance. No
channel of concrete or similar material shall be allowed.
The developer or property owner may reclaim the flood fringe subsequent to reclamation
plans approved by the City Engineer. Flood fringe areas not reclaimed by the developer
may be acquired by the City through dedication or purchase at market value for flood plain
land.
The floodway and the minimum reservation line as defined in the Wolf Pen Creek Master
Plan shall be indicated on the site plan. Upon development of the propert y and at the option
of the developer the floodway and the minimum reservation line shalt either be dedicated to
the City for drainage and public open space use or be improved by the developer to
conform with the standards of the Development Corridor which may include, but not be
limited to (a) cleaning and removal of brush; (b) bank stabilization; (c) erosion control; (d
no extensive channel work; and e) pedestrian walkways, lighting and access easements. A
E Ian for the improvement of t is area shall be approved by the Planning & Zoning
ommission based on the recommendation of the Design Review Board. Cross sections as
shown in the Wolf Pen Creek Master Plan shall be used in designing improvements unless
otherwise approved by the P &Z. If developed privately the developer or property owner
may submit the improvements to City for dedication and, if accepted, the ity will
maintain those facilities to the same standards as public development along the creek.
E. DEVELOPMENT OF PROPERTIES IN THE CORRIDOR
Criteria have been developed to establish a checklist of those items that affect the physical
aspect of the environment of the Wolf Pen Creek Corridor. Pertinent to appearance is the
design of the site, building and structures, planting, signs, street hardware, and
miscellaneous other objects that are observed by the public.
Zoning Ordinance Page 7 - 31
These criteria are not intended to restrict imagination, innovation, or variety, but rather to
assist in focusing on design principles, which can result in creative solutions that will
develop satisfactory visual appearance within the city, preserve taxable values, and
promote the public health, safety, and welfare.
In order to create and then reserve a distinctive atmosphere and character in the Wolf Pen
Creek Development Corridor the following elements shall be considered in the review of
all projects and proposals for development:
Lighting:
On -site lighting shall be positioned to reduce glare and undesirable light. A listing of
acceptable fixtures and lights will be made available and will be those typical fixtures and
lights used by the City's Parks and Recreation Department. Sodium fights shall not be
installed or used in the Wolf Pen Creek Corridor. Li hting to provide security or crime
prevention or as a requirement for insurance shall be allowed.
Exterior lighting shall be part of the architectural concept. Fixtures, standards and all
exposed accessories shall be harmonious with building design.
Garbage:
On -site garbage collection points shall be identified on the site plan. Owners shall be
encouraged in the joint use of property garbage collection agreements. Collection points
may also act as vehicular access points for park maintenance vehicles.
Building service areas and garbage collection points shall be screened from the creek
corridor, trail system, parking areas, and dedicated streets and shall not be within 20 feet of
the minimum reservation line. Screening shall consist of living plant materials.
Utility Service:
All new utility services or upgradin of existing services shall be installed underground by
the developer according to City standards.
Relationship of Buildings to Site:
The site shall be planned to accomplish a desirable transition with the streetscape and to
provide for adequate planting, safe pedestrian movement, and parking areas.
Site planning in which setbacks and yards are in excess of zoning restrictions is encouraged
to provide an interesting relationship between buildings.
Parking areas shall be treated with decorative elements, building wall extensions, plantings. ,
berms, or other innovative means so as to screen parking areas from view from public
ways.
The height and scale of each building shall be compatible with its site and existing (or
anticipated) adjoining buildings.
Setbacks shall meet those of the C -1 General Commercial district for all commercial uses.
Relationship of Buildings and Site to Ad'oining Area:
Adjacent buildings of different architectural styles shall be made compatible by such means
as screens, sight breaks, and materials.
Attractive landscape transition to adjoining properties shall be provided.
Harmony in texture, lines and masses is re uired. Monotony shall be avoided.
Joint vehicular access agreements from dedicated streets are encouraged and may be
required by the P &Z upon recommendation of the DRB.
Park access easements for vehicular and pedestrian traffic shall be indicated on the site plan.
Elevation drawings showing the side of the building facing the park space shall be provided
at the DRB meeting.
Zoning Ordinance Page 7 - 32
Screening of service yards and other places that tend to be unsihtly shall be accomplished
b use o walls, fencing, planting, or combinations of these. creening shall be equally
effective in winter and summer.
In areas where general planting will not prosper other materials such as fences, walls, and
pavinggs of wood, brick, stone, gravel, and cobbles shall be used. Carefully selected plants
shall be combined with such materials where possible.
Signs:
Commercial projects shall follow the requirements of the C -1 General Commercial District
in Section 12 and multi- family projects shall follow the requirements of Apartment I.D.
signs in Section 12 in addition to meeting the following:
Every sign shall be designed as an integral architectural element of the building and site to
which it principally relates.
Every sign shall have good scale and proportion in its design and in its visual relationship
to buildings and surroundings.
The colors, materials, and lighting of every sign shall be restrained and harmonious with
the building and site to which it principally relates.
The number of graphic elements on a sign shall be held to the minimum needed to convey
. the sign's major message and shall be composed in proportion to the area of the sign face.
Each sign shall be compatible with signs on adjoining premises and shall not compete for
attention.
Identification signs of a prototype design and corporation logos shall conform to the criteria
for all other signs.
Miscellaneous Structures and Street Hardware:
Miscellaneous structures and street hardware shall be designed to be part of the
architectural concept of design and landscape. Materials shall be compatible with
buildings, scale sharl be good, colors shall be in harmony with buildings and surroundings,
and proportions shall be attractive.
Lighting in connection with miscellaneous structures and street hardware shall meet the
criteria applicable to site, landscape, buildings and signs.
Maintenance:
Continued good appearance depends upon the extent and uality of maintenance. The
choice of materials and their use, together with the types of finishes and other protective q
measures, must be conducive to easy maintenance and upkeep.
Materials and finishes shall be selected for their durability and wear as well as for their
beauty. Proper measures and devices shall be incorporated for protection against the
elements, neglect, damage, and abuse.
Provision for washing and cleaning of buildings and structures, and control of dirt and
refuse, shall be included in the design. Configurations that tend to catch and accumulate
debris, leaves, trash, dirt, and rubbish shall be avoided.
Major maintenance activities that occur after a project is complete shall be reviewed by the
Design Review Board. These activities include any exterior paintm - other than minor
touch -up, replacement of light fixtures or standards, major fence or landscape work of
replacement. The intent here is to insure that the development standards of this ordinance
are maintained throughout the life of a project.
Zoning Ordinance Page 7 - 34
Building Desi n:
Architectural style is not restricted. Evaluation of the appearance of a project shall be based
on the quality of its design and relationship to surroundings.
Buildings shall have good scale and be in harmonious conformance with permanent
neighboring development.
Materials shall have good architectural character and shall be selected for harmony of the
building with adjoining buildings.
Materials shall be selected for suitability to the type of buildings and the design in which
they are used. Buildings shall have the same materials, or those that are architecturally
harmonious, used for all building walls and other exterior building components wholly or
partly visible from public ways.
Materials shall be of durable quality.
In any design in which the structural frame is exposed to view, the structural materials shall
be compatible within themselves and harmonious with their surroundings.
Building components, such as windows, doors, eaves, and parapets, shall have good
proportions and relationships to one another.
Colors shall be harmonious and shall use only compatible accents.
Mechanical equipment or other utility hardware on roof, ground or buildings shall be
screened from public view with materials harmonious with the building, or they shall be so
located as not to be visible from any public ways.
Monotony of design in single or multiple building projects shall be avoided. Variation of
detail, form, and siting shall be used to provide visual interest. In multiple building
projects, variable siting or individual buildings may be used to prevent a monotonous
appearance.
Landscaping:
Landscape elements included in these criteria consist of all forms of planting and
vegetation ground forms, rock groupings, water patterns, and all visible construction
except buildings and utilitarian structures. In addition to the requirements of Section 11 all
landscaping shall meet the following:
Where natural or existing topographic atterns contribute to beauty and utility of a
development, they shall be preserved and Modification to topography will be
permitted where it contributes to good appearance.
Grades of walks, parking spaces, terraces, and other paved areas shall provide an inviting
and stable appearance for walking and, if seating is provided, for sitting.
Landscape treatment shall be provided to enhance architectural features, strengthen vistas
and important axes, and provide shade.
Unity of design shall be achieved by repetition of certain plant varieties and other materials
and by correlation with adjacent developments.
Plant material shall be selected for interest in its structure, texture, and color and for its
ultimate growth. Plants that are indigenous to the area and others that will be hardy,
harmonious to the design and of good appearance shall be used.
In locations where plants will be susceptible to injury by pedestrian or motor traffic, they
shall be protected by appropriate curbs, tree guards, or other devices.
Parking areas and traffic ways shall be enhanced with landscaped spaces containing trees or
tree groupings.
Where building sites limit planting, the placement of trees in parkways or paved areas is
encouraged.
Zoning Ordinance Page 7 - 33
MEMORANDUM
May 28, 2002
TO: Planning and Zoning Commission
FROM: Jennifer Reeves
Email: jreeves @ci.college - station.tx.us
SUBJECT: SPECIAL DISTRICT REVIEW for TACO BELL (SDSP)
Item: Discussion and possible action on a Special District Review for Taco Bell
located at 310 Harvey Rd. (SDSP), consisting of facade changes and three new
attached signs. (02- 00500079)
Applicant: Bryan Euwer
Staff Recommendations: The recommendation from the Wolf Pen Creek
Design Review Board and Staff is for approval.
Item Summary: On May 15, 2002, the Wolf Pen Creek Design Review Board
(DRB) considered the proposal for facade changes to the Taco Bell located at
the corner of Harvey Rd. and George Bush East. The changes will consist of
repainting the exterior of the building as well as adding tile to the lower portion of
the building and installing three attached signs, each one being 20 -sq. ft in area.
The (WPC) Design Review Board passed the motion 6 -0 to approve as
submitted.
Chairman Kay Henryson mentioned how the extension on George Bush East
Drive has improved the visibility of the Taco Bell site. Chairman Henryson stated
that where the new bridge is located, there would eventually be pedestrian and
bicycle trails, and encouraged Taco Bell to work with the City of College Station
on incorporating into the trail system as it is developed. The applicant for Taco
Bell was very receptive of the idea and has been put in contact with the city's
Design Consultant for Wolf Pen Creek to see how they can tie into the proposed
trail system.
Attachments:
1. Area map
2. Application
3. Current pictures of the facade
4. Picture of facade after improvements
5. Site Plan
6. Minutes from the May 15 Wolf Pen Creek Design review Board meeting