HomeMy WebLinkAboutStaff Report DESIGN REVIEW BOARD
STAFF REPORT
Project Manager: Trey Fletcher, Senior Planner Report Date: 1-20-2006
Email: tfletcher@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