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HomeMy WebLinkAboutStaff Report DESIGN REVIEW BOARD P-MUD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Prochazka, Planner Report Date: January 6, 2006 E-mail: jprochazka@cstx.gov Meeting Date: January 13, 2006 For BENJAMIN KNOX GALLERY (CPDD) (05-00500225) A Concept Plan shall be required prior to any development of property zoned Planned Mixed-Use District(P-MUD). Zoning District: P-MUD Planned Mixed Use District Location: Property generally bound by University Drive, Nimitz Street, and Macarthur Street. Applicant: Benjamin Knox, property owner Item Summary: The proposal includes a mix of uses on the property including an art gallery and associated storage, specialty retail, limited restaurant, studio space, and private living quarters. P-MUD zoning requires that both the residential component and non-residential component makes up at least 20 percent of the overall land uses within the development. The total square footage of the development is 6,990 square feet. The residential component must consist of at least 1,398 square feet to meet this requirement. No dimensional variations are being sought. Item Background: The Comprehensive Plan designates this area for Redevelopment and recommends a mixed use redevelopment pattern in areas in close proximity to the University. Both Nimitz and Macarthur are local streets with residential properties along them. The College Heights area was platted as a residential subdivision prior to annexation. This area was originally zoned for single family use. Over time, the lots fronting on University Drive became commercial, larger lots became general commercial and smaller lots became less intense commercial districts. The property was rezoned A-P and R-2 many years ago to allow for redevelopment to a higher density residential and to allow limited commercial uses. Lot 1A was again rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003 Lot 1A was rezoned to amend the approved concept plan and other PDD elements. The property was zoned P-MUD in 2005 to allow for expansion of the Gallery, which includes a mix of uses. Parks and Recreation Board Recommendations: N/A Greenways Program Manager Recommendations: N/A Administrator Recommendations: Staff recommends approval of the Concept Plan. Because of the proximity to existing single-family residential development, the Design Review Board must ensure that the approved Concept Plan is sensitive to the existing housing in the area. Review Criteria: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area. Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum requirements for this development shall be those stated in the Unified Development Ordinance for C-1 General Commercial. Attachments: 1. Application 2. Concept Plan 3. City Council minutes DESIGN REVIEW BOARD P-MUD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Prochazka, Planner Report Date: January 20, 2006 E-mail: jprochazka@cstx.gov Meeting Date: January 27, 2006 For BENJAMIN KNOX GALLERY (CPDD) (05-00500225) A Concept Plan shall be required prior to any development of property zoned Planned Mixed-Use District (P-MUD). Zoning District: P-MUD Planned Mixed Use District Location: Property generally bound by University Drive, Nimitz Street, and Macarthur Street. Shea Applicant: Benjamin Knox, property owner Item Summary: This item came before you on January 13, 2006, and was tabled at that time. Since the last meeting, the applicant has submitted a revised plan. The following revisions have been made: • The residence/studio building has been moved further to the north. The Design Review Board has the ability to approve a specific range of building heights for this location. The adjacent R-2 zoning allows for a maximum height of 35 feet. • An additional building has been shown on the property. The applicant is asking for modification to the setback requirements to allow for'Building D' to be located adjacent to the public alley. Staff supports this modification because the two properties, even though split by the alley, are being developed as a single building plot. • The total square footage of the development has increased from 6,990 square feet to 8,168 square feet (P-MUD zoning requires that both the residential component and non-residential component makes up at least 20 percent of the overall land uses within the development. The residential component must consist of at least 1,634 square feet in order to meet this requirement.). The exact size of the residential component has not been included on the Concept Plan, but is assumed to be the entire residential/studio space as shown on the Concept Plan. If any portion of this structure is to be used for a purpose other than personal residence, a parking variation will be needed. Staff does not recommend that a waiver be granted to parking in this case because Nimitz and Macarthur are local streets with residential properties fronting on them. In the case that the provided parking did not meet the needs of the gallery and accessory uses, any over flow parking would have to be absorbed by the surrounding neighborhoods. A Concept Plan is intended to be more 'conceptual' in nature and does not generally show the level of detail included in this plan. The approved site plan will have to meet all • =3 • OjOr1I5 CtS P/Wkit 35 1( --Q-Ls(74,k0 • I() ,1 byiNst cakt;) 1,00661--(CA' ' \AS-- 211\ck. -o p n i- t l..i • c. n -1 Air .4nn n s. . .. ,. AA A, L i.a.L.,,n. DESIGN REVIEW BOARD P-MUD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Prochazka, Planner Report Date: January 20, 2006 E-mail: jprochazka@cstx.gov Meeting Date: January 27, 2006 For BENJAMIN KNOX GALLERY (CPDD) (05-00500225) A Concept Plan shall be required prior to any development of property zoned Planned Mixed-Use District (P-MUD). Zoning District: P-MUD Planned Mixed Use District Location: Property generally bound by University Drive, Nimitz Street, and Macarthur Street. Applicant: Benjamin Knox, property owner Item Summary: This item came before you on January 13, 2006, and was tabled at that time. Since the last meeting, the applicant has submitted a revised plan. The following revisions have been made: • The residence/studio building has been moved further to the north. The Design Review Board has the ability to approve a specific range of building heights for this location. The adjacent R-2 zoning allows for a maximum height of 35 feet. • An additional building has been shown on the property. The applicant is asking for modification to the setback requirements to allow for'Building D' to be located adjacent to the public alley. Staff supports this modification because the two properties, even though split by the alley, are being developed as a single building plot. • The total square footage of the development has increased from 6,990 square feet to 8,168 square feet (P-MUD zoning requires that both the residential component and non-residential component makes up at least 20 percent of the overall land uses within the development. The residential component must consist of at least 1,634 square feet in order to meet this requirement.). The exact size of the residential component has not been included on the Concept Plan, but is assumed to be the entire residential/studio space as shown on the Concept Plan. If any portion of this structure is to be used for a purpose other than personal residence, a parking variation will be needed. Staff does not recommend that a waiver be granted to parking in this case because Nimitz and Macarthur are local streets with residential properties fronting on them. In the case that the provided parking did not meet the needs of the gallery and accessory uses, any over flow parking would have to be absorbed by the surrounding neighborhoods. A Concept Plan is intended to be more 'conceptual' in nature and does not generally show the level of detail included in this plan. The approved site plan will have to meet all other site plan requirements not specifically granted modification by the Board. This plan has not been reviewed for site plan compliance. Generally, the Board may consider and approve the following: • The location and relationship of the various land uses; • A range of building heights; • Bulk or dimensional variations (community benefits and/or innovative design concepts must justify any variation request); • The general location of parking areas; and • Special features of the development. Item Background: The Comprehensive Plan designates this area for Redevelopment and recommends a mixed use redevelopment pattern in areas in close proximity to the University. The College Heights area was platted as a residential subdivision prior to annexation. This area was originally zoned for single family use. Over time, the lots fronting on University Drive became commercial, larger lots became general commercial and smaller lots became less intense commercial districts. The property was rezoned A-P and R-2 many years ago to allow for redevelopment to a higher density residential and to allow limited commercial uses. Lot 1A was again rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003 Lot 1A was rezoned to amend the approved concept plan and other PDD elements. The property was zoned P-MUD in 2005 to allow for expansion of the Gallery, which includes a mix of uses. Parks and Recreation Board Recommendations: N/A Greenways Program Manager Recommendations: N/A Administrator Recommendations: Staff recommends approval of the Concept Plan. Because of the proximity to existing single-family residential development, the Design Review Board must ensure that the approved Concept Plan is sensitive to the existing housing in the area. Review Criteria: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area. Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum requirements for this development shall be those stated in the Unified Development Ordinance for C-1 General Commercial. Attachments: 1. Application 2. Concept Plan DESIGN REVIEW BOARD STAFF REPORT Project Manager: Jennifer Reeves Report Date: January 3, 2006 Email: jreeves@cstx.gov Meeting Date: January 27, 2006 For CHASE BANK (DRB) (05-00500229) All proposals involving site development or redevelopment in the Northgate District shall require a review subcommittee of the Design Review Board (DRB). Zoning District: NG-1 Core Northgate Location: 301 College Main Applicant: Marshall Pyle, State Sign Corporation Item Summary: The applicant is proposing two new attached signs for 301 College Main to replace the existing signage. The proposed signs are approximately twenty-two square feet each, for a total of forty four square feet. According to Section 7.4.1 Attached Signs, the applicant is allowed two and a half times the length of their main entry facade. The main entry facade is one hundred and twenty five feet in length, which allows for 312.5 square feet in area. The signs are well within the allowable area requirement and the same colors (blue & white) are being proposed, thus staff is recommending for approval of this request. Item Background: The existing Bank One has recently merged with JP Morgan Chase. The new signage will be replacing the existing signage. This building is listed as low priority on the Historic Resource Survey. Issues/Items for Review: 1. Signage • Type • Design 2. Placement Supporting Materials: 1. Location Map 2. Application 3. Copy of attached sign proposal DESIGN REVIEW BOARD STAFF REPORT Project Manager: Trey Fletcher, Senior Planner Report Date: 1-20-2006 Email: ffletcher@cstx.gov Meeting Date: 1-27-2006 For POTBELLY SANDWICH WORKS (05-00500240) Zoning District: NG-1, Core Northgate Location: 409 University Drive Applicant: Michael Puckett, Potbelly Sandwich Works Item Summary: Potbelly Sandwich Works is proposing to occupy a portion of the structure being University Bookstore. The applicant is proposing to remodel the existing storefront by cladding the exterior with hardi-panel lap siding to resemble wood siding. The existing canopy is proposed to remain, but a new glass storefront and door underneath will be installed. Item Background: The commercial building was constructed about 1940 and is listed as a low priority in Northgate Historic Resources: A Comprehensive Survey March, 1995. The present use is University Bookstore. Issues / Items for Review: 1. Architectural character • Style: As referenced in the Summary above, the proposal would substantially alter the middle portion of the existing commercial style building. The Northgate Design Guidelines (NDG) states that "the architectural character of the Northgate District should remain historic (circa 1940-1950) and future development should be sensitive to the elements." The proposal does maintain the vertical proportion of the existing façade with the parapet wall, but removes horizontal continuity with the remainder of the building. • Mass and Scale: The recessed entry as currently configured appears to be modified in the proposal with the recessed entry extending across a greater portion of the façade. The recessed area is approximately 8' deep and would be designed to accommodate outdoor dining tables. Recessed entries are desirable elements, but it is an alteration of the existing historical context. The structural columns now integrated into the wall, are proposed to be clad with hardi-panel. The proposal seeks to maintain the existing rigid canopy that spans the full width of the building. This concept fulfills the intent of the Northgate Design Guidelines with regard to awnings and canopies. • Color: The color scheme proposed complies with recommendations within the NDG for the proposed façade application, but is not consistent with the remainder of the building. The NDG state that "building color shall be in the context of the entire block or area." • Building Elements: As referenced above, the applicant is proposing to remodel the existing storefront by cladding the exterior with hardi-panel lap siding to resemble wood siding. Per the NDG, materials should be similar to those used throughout the district. Masonry materials (stone & brick) are preferred, but other materials may be considered by the board, such that they appear similar in character to those used in the district. While the proposal may be considered appropriate, the façade of the Domino's lease space and the residual of the University Bookstore space will remain unchanged at this time, consistent with the original structure. 2. Site design • Building orientation complies with objectives of the NDG. • No changes are planned to the existing site design. 3. Landscaping requirements • A landscape plan is required for projects involving site development or redevelopment and shall be reviewed by the DRB. Site development includes by definition, change of use. To fulfill this requirement, at least one-third of the length of the frontage onto a public street shall incorporate landscape/streetscape improvements. Based on the storefront length, the required length for this improvement is 11 feet. • Improvements shall include planter boxes, indoor window plantings where sidewalks are too narrow for outside plantings, seating benches, light features, trash receptacles, decorative railings and other elements featured in the Streetscape Plan. A landscape plan will be available for review in conjunction with the elevation submitted at the time of the meeting. 4. Dumpsters are located at the rear of the building and shall be screened. 5. Bicycle parking requirements • Bicycle parking is required for projects involving site development or redevelopment. Site development includes by definition, change of use. A minimum of two bicycle parking spaces per business plus one additional space for each 1000 square feet of floor area above 2000 square feet shall be required. The increased recessed area should allow amble area to accommodate this requirement. 6. Signage • The signage proposed consists of an internally illuminated sign that is 59.76 square feet. This is in compliance with Section 7.4 Signs of the UDO; however, the Northgate Design Guidelines strongly discourages illuminated plastic signs and wood or metal is recommended. Based on the materials submitted with the application, none of the types of signs that are encouraged are being considered, including: icon or graphic signs, window signs, hanging signs, flush mounted signs, and perpendicular signs. The Domino's sign next to this space consists of external illumination from the canopy. Letters exceeding 14" in height are also discouraged. Staff recommends the sign materials be altered in conformity with the NDG, with projected lighting from the canopy or above the sign as feasible. Supporting Materials: 1. Location Map 2. Application 3. Copy of front elevation 4. Copy of sign details 5. Copy of siding material and color data sheets DESIGN REVIEW BOARD P-MUD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Prochazka, Planner Report Date: January 20, 2006 E-mail: jprochazka@cstx.gov Meeting Date: January 27, 2006 For BENJAMIN KNOX GALLERY (CPDD) (05-00500225) A Concept Plan shall be required prior to any development of property zoned Planned Mixed-Use District (P-MUD). Zoning District: P-MUD Planned Mixed Use District Location: Property generally bound by University Drive, Nimitz Street, and Macarthur Street. Applicant: Benjamin Knox, property owner Item Summary: This item came before you on January 13, 2006, and was tabled at that time. Since the last meeting, the applicant has submitted a revised plan. The following revisions have been made: • The residence/studio building has been moved further to the north. The Design Review Board has the ability to approve a specific range of building heights for this location. The adjacent R-2 zoning allows for a maximum height of 35 feet. • An additional building has been shown on the property. The applicant is asking for modification to the setback requirements to allow for'Building D' to be located adjacent to the public alley. Staff supports this modification because the two properties, even though split by the alley, are being developed as a single building plot. • The total square footage of the development has increased from 6,990 square feet to 8,168 square feet (P-MUD zoning requires that both the residential component and non-residential component makes up at least 20 percent of the overall land uses within the development. The residential component must consist of at least 1,634 square feet in order to meet this requirement.). The exact size of the residential component has not been included on the Concept Plan, but is assumed to be the entire residential/studio space as shown on the Concept Plan. If any portion of this structure is to be used for a purpose other than personal residence, a parking variation will be needed. Staff does not recommend that a waiver be granted to parking in this case because Nimitz and Macarthur are local streets with residential properties fronting on them. In the case that the provided parking did not meet the needs of the gallery and accessory uses, any over flow parking would have to be absorbed by the surrounding neighborhoods. A Concept Plan is intended to be more 'conceptual' in nature and does not generally show the level of detail included in this plan. The approved site plan will have to meet all other site plan requirements not specifically granted modification by the Board. This plan has not been reviewed for site plan compliance. Generally, the Board may consider and approve the following: • The location and relationship of the various land uses; • A range of building heights; • Bulk or dimensional variations (community benefits and/or innovative design concepts must justify any variation request); • The general location of parking areas; and • Special features of the development. Item Background: The Comprehensive Plan designates this area for Redevelopment and recommends a mixed use redevelopment pattern in areas in close proximity to the University. The College Heights area was platted as a residential subdivision prior to annexation. This area was originally zoned for single family use. Over time, the lots fronting on University Drive became commercial, larger lots became general commercial and smaller lots became less intense commercial districts. The property was rezoned A-P and R-2 many years ago to allow for redevelopment to a higher density residential and to allow limited commercial uses. Lot 1A was again rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003 Lot 1A was rezoned to amend the approved concept plan and other PDD elements. The property was zoned P-MUD in 2005 to allow for expansion of the Gallery, which includes a mix of uses. Parks and Recreation Board Recommendations: N/A Greenways Program Manager Recommendations: N/A Administrator Recommendations: Staff recommends approval of the Concept Plan. Because of the proximity to existing single-family residential development, the Design Review Board must ensure that the approved Concept Plan is sensitive to the existing housing in the area. Review Criteria: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area. Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum requirements for this development shall be those stated in the Unified Development Ordinance for C-1 General Commercial. Attachments: 1. Application 2. Concept Plan