MINUTES

CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD

NOVEMBER 6, 2017

CITY HALL COUNCIL CHAMBERS

The City Plan Commission/Architectural Review Board of the City of Clayton, Missouri, met on the above date at 5:30 p.m. Upon roll call, the following responded:

Present: Steve Lichtenfeld, Chairman Craig Owens, City Manager Joanne Boulton, Aldermanic Representative Ron Reim William Liebermann Brian Maguire Scott Wilson

Absent:

Also in Attendance: Kevin O’Keefe, City Attorney Susan M. Istenes, AICP, Planning Director Anna Krane, Planner

Chairman Lichtenfeld welcomed everyone to the meeting and asked that all cell phones be turned off and that conversations take place outside the meeting room.

MINUTES

The minutes of the October 16th meeting were presented for approval. The minutes were approved after having been previously sent to each member.

ARCHITECTURAL REVIEW –ADDITION TO SINGLE-FAMILY RESIDENCE – 7100 WYDOWN BOULEVARD

Bruce Michelson, owner, and Pavel Ivenchuk, project architect, were in attendance at the meeting.

The minutes were approved after having been previously sent to each member. ARCHITECTURAL REVIEW –ADDITION TO SINGLE-FAMILY RESIDENCE – 7100 WYDOWN BOULEVARD

Bruce Michelson, owner, and Pavel Ivenchuk, project architect, were in attendance at the meeting.

2 Susan Istenes explained that this is a request for the construction of a 1,450-square-foot rear 2- story addition to be located off of the existing attached garage and will cover a portion of the garage. The existing attached garage extends beyond the side yard setback and therefore, is considered a legal non-conforming structure. In order to maintain legal non-conforming status, the garage cannot be significantly altered and the non-conformity cannot be increased. The proposed addition is located within the buildable area and meets the side yard setback. The roof of the garage will be altered for construction of the addition; however, the new roof line is sloped and will replace the existing parapet wall, reducing the height of the structure where it encroaches into the setback. Because the proposed work will not increase the non-conformity, staff believes the proposed project does not result in a loss of legal non-conforming status for the existing garage. The existing home has a primary building material of white stucco with an accent material of red brick. The home features white casement windows and red clay roof tiles. The proposed rear addition will also be constructed of white stucco with red clay roof tiles to match the existing house. The addition roof line will mimic the roof line of the existing house. Casement windows are featured on all four elevations of the addition to match the style of the existing house. The addition also includes a basement level. Two extended window wells are proposed along the south and east elevations of the addition. The window wells will be surrounded with a metal railing. The applicant is proposing a new concrete patio off of the southeast corner of the addition as well as a concrete walkway connecting the existing patio to the mudroom located in the proposed addition. Staff is of the opinion that the design and materials of the addition are compatible with the character of the existing house. Impervious coverage on the lot will be increased with the proposed project. Existing total lot impervious coverage is 21.5 percent. In the R-2 zoning district, total lot coverage is limited to 55 percent. The proposed total lot coverage is 24.1 percent, which is below the maximum allowed. The proposed addition does not require Site Plan Review; however, it does have a potential impact to existing trees in the area. There are multiple large existing trees adjacent to the proposed addition located on the subject property and on the neighboring property to the west. The City’s contracted landscape architect visited the site to assess the potential impacts and has made multiple recommendations for tree protection. The following is the City’s contracted landscape architect’s analysis: “The subject of the report is a large Oak in the backyard of 7112 Wydown Boulevard. With on-site observation and measurements from aerial photography, the canopy of the tree and its critical root zone is estimated to be 15’ into the yard of 7100 Wydown Boulevard. The proposed addition is planned to be constructed at the required 15’ setback. However, access and construction activities will be within the critical root zone between the addition and the property line/fence. A grading plan has not been provided, but the existing grade in the critical root zone should not be lowered or raised in this area. It is recommended that a Certified Forester/Arborist be obtained by the homeowners of 7100 Wydown Boulevard to create a tree protection plan and to implement tree protection measures. This plan will include pre-construction protection measures (such as root pruning, plywood, mulching, etc.) and post construction measures/maintenance (aeration, fertilizer treatments, etc.). It appears that the height of the addition will not be in conflict with the overhanging canopy; however, there are dead branches that should be removed before construction begins as they will be difficult to access after the addition is constructed.” Director Istenes noted that the project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District and

The machine does not match the style or color palette of the bank building; however, it does resemble the existing drive-through machine. Walk- up ATM machines are commonly found attached to the façade of bank buildings and less

4 commonly seen as separate structures on the site. Staff recognizes that the unique form of the bank building presents a challenge to adding a machine into the façade; however, the isolated proposed location will detract from the existing site environment. The existing drive-through ATM is setback from the street and still appears out of scale and out of place. The proposed machine is significantly closer to the public realm and therefore the impacts will be greater. The existing site serves as an appropriate transition between the residential neighborhood to the west and commercial district to the east. The site integrates medium sized tree and landscaping that creates a connection to Shaw Park, located south of the site. Staff is of the opinion that the proposed ATM is not compatible in terms of materials, scale, design or location with the existing site or surrounding area. Staff does not support the request to locate the proposed walk-up ATM on the site and recommends denial.

Ms. Burant indicated that the bank attempted to add an ATM to the drive-thru about a year ago but was turned down. She noted that the building does not lend itself to an interior ATM; however, the bank representatives are open to a kiosk redesign and wants to work with the City to come up with an agreeable solution.

Chairman Lichtenfeld asked if there was a walk-up ATM on the northwest side of the building (he referred to Sheet L1).

Ms. Burant stated that she’s not sure how that would work with the landscaping and access and that the bank assumed that people would park in the lot and walk to the machine.

Chairman Lichtenfeld noted that there’s no walkway from the lot to the proposed machine.

Ms. Burant stated that they are still working on that.

Joanne Boulton asked why the ATM that Chairman Lichtenfeld referred to is no longer there.

Ms. Burant indicated that she did not know.

Chairman Lichtenfeld stated that attaching it to the building would be a better solution.

Joanne Boulton indicated that her personal preference is for a lower profile machine; attached to the building in the same location as the former one.

Ron Reim stated that he agreed and the lighting would be better for a machine attached to the building.

Joanne Boulton asked the applicant if she wanted to table this.

Ms. Burant replied “yes”.

Ms. Burant replied “yes”.

5 Hearing no further questions or comments, Craig Owens made a motion to table this to give the applicant time to consider other options. The motion was seconded by Joanne Boulton and unanimously approved by the members.

SITE PLAN/ARCHITECTURAL REVIEW/LOT CONSOLIDATION PLAT – 7501 MARYLAND AVENUE & 7500-7520 WESTMORELAND AVENUE (CENTENE UNIVERSITY & CHILD CARE EDUCATION CENTER)

Due to a conflict of interest, Ron Reim recused himself and did not participate in any discussion and/or vote with regard to this project.

Bob Clark, Clayco, and Eli Hoisington, project architect with HOK were in attendance at the meeting.

Susan Istenes read the majority of the staff report for the site plan portion of the project as follows:

The subject properties are bounded on the north side by Westmoreland Avenue, on the east by Jackson Avenue and on the south by Maryland Avenue. The properties are zoned R-2 Single Family Dwelling District and total 126,018 square feet. The site is currently developed with a 38,399 square foot school building. The property is surrounded by residential land uses to the north, east (across Jackson Avenue) and west, and office uses to the south (across Maryland Avenue). On September 12, 2017, the Board of Aldermen approved a Conditional Use Permit requested by Centene, owner under contract, allowing use of the property as a daycare and corporate education facility. The applicant is now proposing site alterations to prepare the property for those uses. The applicant proposes to renovate the interior of the existing building and to construct multiple additions totaling 21,921 square feet, resulting in a total building area of 60,320 square feet. The applicant also proposes to demolish 2,814 square feet of the existing building. The existing parking lot will be expanded to include 85 spaces and a drop-off circle will be added along Maryland Avenue to include 5 parking spaces. The parking lot and drop-off area will be accessible from Maryland Avenue. The property is shown on the Clayton Master Plan as Single Family Residential; however, the property has been developed and used for a school since prior to the construction of the existing Maryland School in 1931. It is not unusual to find institutions located within or on the periphery of residential neighborhoods. Staff is of the opinion that the project generally complies with the Clayton Master Plan. The proposed development is generally compatible with adjacent land uses and buildings. The applicant proposes to bring life back into a vacant building, which has begun to come into disrepair. The general function of the existing site is being maintained with the upgrades. Maryland Avenue will serve as the main access route for both uses of the building. South of the subject property, across Maryland Avenue, is a surface parking lot and office uses. The subject property is surrounded by single family residences on all other sides. By focusing vehicle traffic onto Maryland Avenue, the potential impact of increased vehicle trips is kept away from the residential areas. The proposed site design also focuses the density on the southern portion of the site and reserves larger landscaped and open areas on the northern portion of the site. Staff is of the opinion that the proposed site plan is compatible with the