Citation in context
May 7, 2018 — Meeting Minutes
Cited passage
The motion was seconded by Craig Owens and unanimously approved by the Board. SITE PLAN/ARCHITECTURAL REVIEW – SINGLE FAMILY RESIDENTIAL - FRONT YARD WALL
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Tom Wall, project architect, was in attendance at the meeting.
Anna Krane explained that the project consists of the replacement of front yard retaining walls located along the west property line, re-grading, landscaping and new patio and walkway installations. Impervious coverage is limited to 55 percent of the total lot area in the R-2 Zoning District. The existing impervious coverage on site is 23.29 percent. The new plans increase the impervious coverage to 25.98 percent. Front yard coverage is not increased with the proposed plan. Sections of the existing driveway will be replaced with landscaping and the rear yard path will be reconstructed. The existing storm water runoff, according to the MSD 15-year, 20 minute storm calculation is 0.78 cubic feet per second (CFS). The proposed runoff is 0.80 CFS, which represents a 0.02 CFS increase. Part of the proposed site alterations includes connecting the house downspouts and driveway trench drain to five-flow well systems located around the front and rear yards. The storm water plan has been reviewed and deemed acceptable. The proposed landscape plan provides an updated planting design of trees, shrubs, perennials and groundcover. One street tree located north of the existing driveway apron was recently removed by the City, not in connection with the proposed site alterations project. There is 11,782 square feet of existing canopy coverage on site with 967 square feet being removed. The replacement requirement is 4,250 and a surplus of 10,114 square feet of canopy coverage is provided on site. The plan meets the native tree requirement with 38.9 percent native. Some minor revisions are needed to the landscape plan per the City’s contracted landscape architect’s review letter dated April 18, 2018. These revisions will be reviewed for compliance under the Building Permit. Planner Krane indicated that staff recommends approval as submitted with the condition that the applicant come into compliance with the recommendations of the City’s landscape architect (on contract) contained in a letter dated April 18, 2018.
Joanne Boulton asked if the landscape issues have been addressed.
Anna Krane indicated that those items will be addressed during the building permit review.
Hearing no further questions or comments, Brian Maguire made a motion to approve the site plan per staff recommendations. The motion was seconded by William Liebermann and unanimously approved by the members.
The architectural aspects of the project were now up for review.
Anna Krane explained that the proposed design and material of the retaining walls is consistent with the Architectural Review Board’s preference for masonry walls in the front yard. Both walls step down in height from the existing house toward the public sidewalk. The northern wall is perpendicular to the public sidewalk, which mitigates the visual impact of the wall near the west property line. The north wall also creates the new trash enclosure area with solid wood gates. The southern wall curves from the southwest corner of the house toward the west property line. A landscape area is provided between the wall and the public sidewalk, which is consistent with the
north face.
of Architectural Review Board approval.
Mr. Hawatmeh indicated that he had removed the lit building sign and the one on the corner and he is not replacing them.
Ron Reim commented that Morton’s (former restaurant tenant) had the same canopy with lettering on both sides plus two more signs. He believes the canopy looks good and asked staff how out of compliant this request is.
Anna Krane indicated that one, 6.7 square foot sign is allowed per Code and they have three, 9.2 square foot signs.
Joanne Boulton stated that she’s okay with the front facing sign/lettering; however, the two on the sides are over the top.
Mr. Hawatmeh informed the members that he has spent $100,000.00 bringing the space to Code.
Ron Reim asked if he could have more signage.
Anna Krane stated he could have a wall sign.
Mr. Hawatmeh stated he would give up the wall sign for the canopy as requested/installed.
Anna Krane indicated that the Board could impose a condition of approval that the tenant not be allowed any additional signage.
City Attorney Karr concurred that this Board can approve this application for modification with a condition that no additional signage be allowed.
Hearing no further questions or comments, William Liebermann made a motion to approve the application as requested with the condition that no more signage be allowed; however, if the applicant replaces the canopy/awning, it must come into compliance with the sign ordinance at which time the applicant could pursue approval of a wall sign. The motion was seconded by Craig Owens and unanimously approved by the Board.
SITE PLAN/ARCHITECTURAL REVIEW – SINGLE FAMILY RESIDENTIAL - FRONT YARD WALL
The southern wall curves from the southwest corner of the house toward the west property line. A landscape area is provided between the wall and the public sidewalk, which is consistent with the
10 Architectural Review Board’s preferences. The southern wall supports a new stairway with a black decorative metal railing leading from the driveway to the rear yard and creates a new landscaping area. Staff is of the opinion that the walls are compatible with neighborhood character and the existing house. A new exposed aggregate driveway is proposed in the same location as the existing driveway. New rear entry concrete stairs are proposed with the exposed foundation clad in grey stone to match the retaining walls. A new black canvas awning is proposed over the rear entry door. A slightly elevated concrete patio is proposed at the southeast corner of the house. The exposed foundation of the patio will be clad in grey stone. A stone stepping path is proposed connecting the new rear entry to the new patio. Staff is of the opinion that the proposed design and materials are compatible with neighborhood character and the existing house and recommends approval of the project as proposed.
A color rendering of the proposed project was presented to the Board.
William Liebermann commented that it looks great and emphasized that he likes it when existing properties are enhanced.
Hearing no further questions or comments, Brian Maguire made a motion to approve as submitted. The motion was seconded by William Liebermann and unanimously approved by the Board.
SITE PLAN REVIEW – REVISION TO PREVIOUSLY APPROVED PLANS INSTITUTIONAL (KOL RINAH)
Dave Cooperstein, Kol Rinah, was in attendance at the meeting.
Anna Krane explained that the applicant previously appeared before the Plan Commission and Architectural Review Board on October 2, 2017 and received approval for a proposed addition and site alterations to the subject property. On October 24, 2017, the applicant received approval from the Board of Aldermen for a Conditional Use Permit to operate a daycare facility at the subject property and to allow parking in the front yard setback. Since the approvals were granted for the original proposal, the applicant has made modifications to the site plan impacting total lot impervious coverage. The site is currently developed with a 32,311 square foot church building and a 2,230 square foot accessory structure. The property is surrounded by residential land uses to the north, east (across Hanley Road) and west, and office uses to the south (across Maryland Avenue). The applicant proposes to renovate the interior of the existing building and to construct a new 9,456 square foot addition for a total building area of 41,929 square feet. The existing accessory structure will be demolished. The existing parking lot will be reconfigured to include 24 spaces. The parking lot will be accessible from Hanley Road and Linden Avenue. Requested modifications to the previously approved site plan include a straight edge to the north parking lot as opposed to the previous saw cut design and installation of rubber groundcover in the recessed play areas located at the west and southeast corners of the building. The proposed changes result in an increase of impervious coverage on site. The on–site parking lot will be accessible from Hanley
The proposed changes result in an increase of impervious coverage on site. The on–site parking lot will be accessible from Hanley
11 Road and Linden Avenue. The entrance from Hanley Road provides access to a one-way drive aisle, behind the building and exiting onto Linden Avenue. The northern curb line of the parking spaces has been revised from a saw cut (zig-zag) pattern to a straight line. The proposed revision does not impact the function of the parking spaces or drive lane. The existing storm water runoff, according to the MSD 15 year, 20 minute calculation, is 2.486 cubic feet per second (CFS). The proposed runoff is 2.827 CFS, which represents an increase of 0.294 CFS. A rain garden basin is proposed to mitigate the increase in differential run-off. The storm water plan has been reviewed and deemed acceptable. Impervious coverage in the R-2 Zoning District is limited to 55 percent of the total lot area and 45 percent of the front yard area. The Plan Commission has the authority to approve up to an additional 5 percent of impervious coverage, resulting in a maximum total lot coverage allowed of 60 percent. The proposed project will increase the amount of impervious coverage on site from 48.92 percent to 59.18 percent. The proposed front yard coverage is 22.67 percent. The previously approved site plan proposed 54.93 percent total impervious coverage. Planner Krane indicated that staff’s recommendation is to approve as requested.
Joanne Boulton asked for an explanation of the changes from the original approval.
Mr. Cooperstein explained that they would like to install a rubber ground cover material for the two recessed play areas, which increases the impervious coverage percentage, as well as revising the approved zig-zag pattern to a straight pattern for the northern curb line of the parking spaces in an effort to make some of their neighbors happy.
A brief discussion regarding the one-way drive aisle ensued.
Joanne Boulton thanked the applicants for being a good neighbor.
Ron Reim asked if these revisions affect drainage.
Anna Krane replied “no”.
William Liebermann noted that he would support Kol Rinah reverting back to angled parking if in the future they desire to do so.
Anna Krane stated that is something that could be administratively approved. She noted that the need for this Commission’s consideration this evening is for the request for increased lot coverage.
Hearing no further questions or comments, Brian Maguire made a motion to approve the request as submitted. The motion was seconded by Craig Owens and unanimously approved by the members.
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