Citation in context
November 7, 2016 — Meeting Minutes
Cited passage
Ms. Berry stated that they hope to replace all existing windows.
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Hearing no further questions or comments, Ron Reim made a motion to approve with the condition that staff give final approval of finish materials/colors prior to building permit issuance. The motion was seconded by William Lieberman and unanimously approved by the Board.
Chairman Lichtenfeld asked when they plan to begin the project.
Ms. Berry replied “next year”; noting that fundraising is needed for this project.
CONCEPTUAL PRESENTATION/REVIEW – 8321 MARYLAND AVENUE
Mark Naylor, Roberts Group, architect, was in attendance at the meeting.
Susan Istenes explained that the 0.81-acre site is located on the north side of Maryland Avenue, between Crandon Drive and Lancaster Drive and is currently used as a surface parking lot. In October of 2013, Site Plan and Architectural Review approval was granted to the then owner, 5/3 Bank, in order to construct a 5/3 Bank branch and boutique retail space. A conditional use permit was also granted to allow for a bank drive through lane. The property was never developed and it was later sold to Regions Bank. The proposed project consists of the construction of a 2,700 square foot bank branch and 3,000 square feet of retail space in two separate buildings; and a 29 space parking lot and a remote drive through, located north of the two buildings. Access to the site will be from Lancaster Drive and Crandon Drive. The proposed buildings are primarily constructed of brick veneer and aluminum storefront windows at the street level, with EIFS and black metal panels on the top half, divided by a metal canopy and/or a brick solider course depending upon the elevation. The south elevation of the bank building has glazing on approximately 46-60 percent of the face with a two- story aluminum storefront window system at the east end. The west end has limited glazing and is comprised primarily of brick veneer and EIFS. The retail building elevation is primarily storefront windows at street level and EIFS and brick veneer on the top half. The roofs of both buildings are flat, ranging in height from 19-23 inches. Although not specified, based on the concept rendering submitted with the application, it appears that the canopy structure over the drive-through lane will be constructed of brick veneer and EIFS to match the principal structures. The property is located in the Maryland Gateway District as identified in the Downtown Clayton Master Plan. The vision for the Maryland Gateway District is to create a lower density mixed use district that provides an iconic gateway into Downtown Clayton while respecting the northern residential neighborhood and the civic uses to the south. The property has a zoning designation of Maryland Gateway Overlay District, with a base zoning of C-1 Neighborhood Commercial District. The project will be developed under the property’s current zoning classification of C-1. A bank drive through is permissible in the C-1 zoning district, provided a Conditional Use Permit is obtained, therefore, site plan approval, Architectural Review Board approval and the approval of a Conditional Use Permit will be required before the project can be constructed. The Maryland Gateway Overlay Zoning District standards incorporate specific design standards applicable to the Architectural Review Board. For
Paz indicated that she would not have purchased her property if she had known this was going to happen. Hearing no further questions or comments, Chairman Lichtenfeld called for a motion.
13 Ron Reim made a motion to approve the site plan with the requested lot coverage of 59.06% pursuant to the three staff recommendations . The motion was seconded by Craig Owens and unanimously approved by the voting members (5-0).
The Conditional Use Permit request was now up for consideration.
Joanne Boulton asked if the day care will have religious context.
Rabbi Arno replied “yes” ; however, half of the children who attend the day care are not Jewish.
Ron Reim asked about the parking variance.
Mr. Feder explained that the Board of Adjustment granted them a variance for on-site parking with the stipulation that they maintain a parking agreement for off-site parking from Friday evenings through Sunday evenings. They have arranged for off-site parking at the Pierre Laclede Building.
Ron Reim asked what will happen if the Synagogue needs more parking during the week for weddings, funerals, etc.
Mitch Schenker with Washington University indicated that cars can be parked on their property at Jackson and Forsyth; they have a 5-10 year arrangement.
Mr. Feder stated that they can use the US Bank lot also.
Joanne Boulton questioned how many people will use these parking areas rather than the neighborhood.
Hearing no further questions or comments, Joanne Boulton made a motion to recommend approval of the Conditional Use Permit to the Board of Aldermen as requested. The motion was seconded by William Lieberman and unanimously approved by the members.
The architectural aspects of the project were now up for review.
Joanne Boulton stated that they did a great job with the building.
Susan Istenes noted that there are no major changes. She stated that the project includes an interior remodel and a three-story, 5,675 square foot addition in front of the existing building, including a new entry plaza and replacement windows and doors on all elevations. The existing shape and form of the building will largely remain intact. The south or front elevation of the addition will be placed on the front of the existing south elevation (with the exception of the existing sanctuary building) and will be comprised of brick to match the existing building. The west side of the building will feature a gray brick accent wall and gray brick will surround new windows on the east side. An additional entry on the west side of the front of the building will be constructed with three
The west side of the building will feature a gray brick accent wall and gray brick will surround new windows on the east side. An additional entry on the west side of the front of the building will be constructed with three
14 metal framed doors and curtain wall glazing and a metal clad entry canopy (color not specified). The third story existing glazing on the front of the sanctuary will be replaced with clear glass. The second story windows and the second and third story accent windows will be replaced with spandrel glass. The entry level of the sanctuary will feature a ground level sunken patio and new aluminum windows and doors. Limestone trim material will comprise 8 percent of the front façade and 6 percent of the east elevation. Aluminum Curtainwall or windows will comprise 55 percent of the front façade, 15 percent of the rear, 28 percent of the west elevation and 10 percent of the east elevation. The roof of the sanctuary will be replaced with new architectural asphalt shingles, weathered wood in color. Limited changes to the north, east and west facades include the replacement of windows and the placement of bike racks on the west façade, with a covered area comprised of a metal roof and steel posts. The height of the proposed addition is 25 feet 10.75 inches and matches the existing height of the structure (excluding the sanctuary). The existing height of the sanctuary is 16 feet 4 inches from the average grade to the peak of the roof. The remainder of the roof will remain a flat roof; however, mechanical screening comprised of metal architectural louvers will be erected on the east and west sides to screen proposed mechanical equipment from all sides. The surface parking lot will be modified to include a total of 34 spaces. The total size of the structure including the additions is +/- 37,986 square feet. Whenever a building or use constructed or established after April 14, 1959 is changed or enlarged in floor area, parking spaces shall be provided on the basis of the enlargement or change. On July 7, 2016, the Board of Adjustment approved a 108 parking space variance from the required 142 spaces to allow 34 parking spaces on-site, with the condition that the property owner maintains 130 off-site parking spaces in the form of a lease agreement for their exclusive use from Friday evenings through Sunday evenings. The applicant has submitted proof of a lease agreement for the 130 off-site parking spaces. The parking spaces are located within 500 feet of the subject property and therefore qualify as onsite parking. Based on the City’s Bicycle Parking Regulations, the project is required to provide eight bicycle racks and sixteen are provided. Eight of the bike racks are covered. Director Istenes noted that staff is of the opinion that the design and materials of the addition are compatible in terms of mass, height, and design with existing nearby structures. The expanse of glass on the south elevation is somewhat monolithic; however, the planned landscape improvements and lawn areas should help soften the building’s appearance. There is an existing wood fence to the rear which will remain, and coupled with the planned landscaping should help mitigate impacts related to back of building activities and the planned driveway entrance and that staff recommends approval with the condition that the color of the metal clad entry canopy, window and door frames and roof covering the bike racks shall be compatible to the building materials as determined by the Architectural Review Board.
Chairman Lichtenfeld asked if most of the changes being made are to the south elevation.
Ms. Berry replied “yes”.
Joanne Boulton asked if all the windows on the north façade will be replaced.
Ms. Berry stated that they hope to replace all existing windows.
The Maryland Gateway Overlay Zoning District standards incorporate specific design standards applicable to the Architectural Review Board. For
16 reference, a copy of these standards is included with this staff report. In summary, the development of this site will be subject to those additional architectural standards and other site plan review design standards set forth in the overlay district. This project will require a thorough staff review as part of the Site Plan review; Architectural review and Conditional Use permit process. The project will be reviewed and is subject to comments by the Planning, Public Works, and Fire Departments, and also the City’s contracted consultants for landscaping, architecture, storm water management, traffic and parking. Staff recommends that the Plan Commission/ Architectural Review Board consider the proposal and provide input. This is conceptual review only and therefore any comments made in this report or at the meeting, either by the applicant, staff, or the Board/Commission members, are not binding. Staff offers the following comments based on the conceptual plans presented:
Planning
design of the southwest corner of the building and site be enhanced to include a more prominent architectural and/or gateway feature.