Citation in context
January 20, 2015 — Meeting Minutes
Cited passage
MINUTES
The minutes of the January 5, 2015 meeting were presented for approval. Sally Cohn noted a needed correction in the following paragraph on Page 6: “Sally Cohn noted that the pergola stops several feet inside the planter and suggested bringing the planter out to make it seem more integrated; she stated that this seems like an afterthought and not well thought out.” The sentence should read: “Sally Cohn noted that the pergola stops several feet inside the planter and suggested bringing the pergola out to make it seem more integrated; she stated that this seems like an afterthought and not well thought out.” The minutes were then approved, as amended, after having been previously distributed to each member.
2 SITE PLAN REVIEW/ARCHITECTURAL REVIEW – NEW SINGLE FAMILY RESIDENCE – 142 NORTH BEMISTON AVENUE
Lauren Strutman, project architect, was in attendance at the meeting. Denny Donnelly, seller, Dean Tiber, contractor and David Volz, civil engineer, were also in attendance.
Susan Istenes explained that this is a request for review of the site plan associated with the proposed construction of a new 4,422-square-foot single-family residence (not including the basement) with a below grade, front-loading garage. The height of the proposed residence is +/- 31-feet 7.9-inches as measured from the average existing grade to mean height of the roof. The plans show the HVAC units located on the north side of the residence and screened by a wood frame lattice fence. Trash will be stored in a 52-square-foot trash enclosure located beneath the front porch adjacent to the garage. The existing impervious coverage on site is 0 percent. The new plans increase the impervious coverage to 46.8 percent, which is below the maximum allowable impervious coverage of 55 percent. The proposed impervious coverage for the required front yard is 49.3 percent, which exceeds the allowable 45 percent. In instances where an applicant can demonstrate just cause, the Plan Commission has the authority to approve a modification of up to an additional 5 percent of the impervious coverage requirements. According to the applicant, the proposed project exceeds the allowable front yard impervious coverage because the walkway extends from the front steps of the house to the public sidewalk, rather than to the driveway because the driveway has a 12 percent slope. Staff is of the opinion that the requested front yard coverage modification is relatively minor and that the applicant has demonstrated just cause. The existing storm water runoff, according to the MSD 15 year, 20 minute calculation, is 0.32 cubic feet per second (CFS). The proposed runoff is 0.48 CFS, which represents an increase in 0.16 CFS. To mitigate the increase in storm water runoff, downspouts on the south, east, and north sides of the home will be piped to a dry well in the rear yard. The two downspouts on the front of the home and the trench drain at the garage will be piped to two pop-up bubblers in the front yard. The Public Works Department has reviewed the site plan and finds all aspects of the storm water plan acceptable. The proposed landscape design features a variety of trees, shrubs, perennials, and ground cover suited for this region. There aren’t any trees currently on the site, and the plan proposes 28-caliper-inches of new deciduous trees including Dragon Lady Holly, Columnar English Oak, Heritage River Birch, Thundercloud Plum, and Prairie Fire Crabapple. Two existing street trees measuring 24-caliper-inches each may be impacted during construction, and are shown to be protected and preserved per City guidelines. The City’s contracted landscape architect is of the opinion that the proposed trees are suitable for the site, and recommends that a single tree protection fence enclosure be used around the existing street trees instead of two separate enclosures as shown on the plans. According to the applicant, the seller of the subject property is discussing a resolution with the neighbor to the north regarding an existing metal fence that encroaches onto the subject property. The applicant intends to remove the existing fence so that the construction fence can be erected on the lot line, and after construction, the metal fence will be relocated on the lot line. The site and landscape plan should be revised accordingly once a resolution has been met. The site plan states that all driveways, sidewalks, curbs and gutters are to be installed in accordance with the standards prescribed by the Public Works Department. Exterior
MINUTES
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD
JANUARY 20, 2015
The City Plan Commission/Architectural Review Board of the City of Clayton, Missouri, met upon the above date at 5:30 p.m. Upon roll call, the following responded:
Present: Chairman Steve Lichtenfeld Craig Owens, City Manager Mark Winings, Aldermanic Representative Jim Liberman Ron Reim Sally Cohn Josh Corson
Absent: None
Also Present: Susan M. Istenes, AICP, Planning Director Louis Clayton, Planner Kevin O’Keefe, City Attorney
Chairman Lichtenfeld asked that everyone who wishes to address the Commission to step up to the podium and speak loudly and clearly and to be sure that the green light on the microphone is on for proper recording. He also asked that all cell phone ringers be muted and that conversations take place outside the meeting room.
MINUTES
The minutes of the January 5, 2015 meeting were presented for approval. Sally Cohn noted a needed correction in the following paragraph on Page 6: “Sally Cohn noted that the pergola stops several feet inside the planter and suggested bringing the planter out to make it seem more integrated; she stated that this seems like an afterthought and not well thought out.” The sentence should read: “Sally Cohn noted that the pergola stops several feet inside the planter and suggested bringing the pergola out to make it seem more integrated; she stated that this seems like an afterthought and not well thought out.” The minutes were then approved, as amended, after having been previously distributed to each member.
The site plan states that all driveways, sidewalks, curbs and gutters are to be installed in accordance with the standards prescribed by the Public Works Department. Exterior
3 lighting is proposed at all doors and the garage. All exterior lights will be 75 watts or below. Susan stated that the proposed home is compatible with surrounding homes in the neighborhood. Storm water will be adequately managed on site, and the landscape plan provides for a variety of new trees, shrubs, and groundcover that is suitable for the area. The height, setbacks, and impervious coverage as proposed are in conformance with the requirements of the R-3 One and Two Family Dwelling District, and that the project meets the criteria for site plan approval. Staff recommends approval with the condition that the applicant revise the site and landscape plans to show a single tree protection fence enclosure around the existing street trees, and the proposed relocation of the existing metal fence, to be approved by staff prior to the issuance of a building permit.
Ms. Strutman presented the proposed site plan to the members. She introduced the seller, civil engineer and builder to the members; noting that they are available to answer questions if needed. She stated the house is pretty straightforward, with a front entry tuck-under garage. She noted the locations of the walkway (and the reason for the requested increase in front yard coverage), trash area and HVAC units. The proposed landscape plan was also presented.
Chairman Lichtenfeld commented that it is nice to see the narrow driveway at the street. He asked if the vehicles will be able to be maneuvered.
Mr. Volz replied “yes”; noting the preservation of the two street trees.
Ms. Strutman commented that the house was pushed further back on the lot.
Chairman Lichtenfeld asked for an explanation of the drainage.
Mr. Volz indicated that the site now flows south to north; he stated that the amount of runoff to the street will be reduced by almost half of what exists today. He noted a large portion of the yard and house will drain to the drywell.
Chairman Lichtenfeld asked if this will improve the situation for the property to the north.
Mr. Volz replied “yes; by almost half.”
Jim Liberman asked if the house to the north had water issues.
Mr. Volz indicated that he did not believe so; that mostly, the water that ran onto their property was from their site, which will lessen with the drywell.
Ron Reim asked how long the lot has been vacant.
Mr. Donnelly replied “about 12 years”. He added that he acquired the property in 1980 and that he’s been a Clayton resident since 1976; living at 141 Linden Avenue since 1969. He stated
He added that he acquired the property in 1980 and that he’s been a Clayton resident since 1976; living at 141 Linden Avenue since 1969. He stated
4 that he rented out the subject property for 15-20 years after which he demolished the structure. He added that he has come to a point in his life where he needs to move on.
Mark Winings asked why there is a specific coverage regulation for front yards.
Louis Clayton indicated that although the Code does not specify (except in the UDD), it is likely to maintain open green space.
Jim Liberman asked about the generator.
Mr. Volz stated that it has a 2 hour minimum run time.
Mr. Tiber stated that they don’t yet have the specs, but it is a fairly small piece of equipment.
Josh Corson asked where the generator will be placed on the lot.
Ms. Strutman stated that they did not know yet.
Sally Cohn asked about the possibility of adding an arbor or something across the garage to add the illusion of greenery.
Ms. Strutman stated that she’s sure the owners will put something on the front garage terrace.
Sally Cohn asked what happens to the evergreen hedge on the north side of the house.
Mr. Donnelly indicated that he believes that’s the area being discussed with the neighbor and that he believes they will be removed and replaced with new plantings once construction is complete.
Ron Reim asked the applicant if there would be a problem implementing a condition of approval.
Sally Cohn noted a reference made on the plans and asked if they could avoid trenching.
Mr. Volz stated those two street trees are critical and that to protect those two trees, the water line will be bored.
Sally Cohn asked about the gas and sanitary lines.