June 6, 2022 — Meeting Minutes
MINUTES CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD June 6, 2022 CITY HALL CHAMBERS/ZOOM MEETING
The City Plan Commission/Architectural Review Board of the City of Clayton, Missouri, met on the above date at 17:30 hours at the CITY HALL CHAMBERS/via ZOOM meeting. Upon roll call, the following responded:
PRESENT Steve Lichtenfeld, Chairman Ira Berkowitz, Aldermanic Representative (left meeting at 6:53 p.m.) David Gipson, City Manager Carolyn Gaidis Bob Denlow Kami Waldman Helen DiFate
ABSENT
ALSO IN ATTENDANCE Anna Krane, Director of Planning and Development Stephanie Karr, City Attorney
MINUTES The minutes from May 16, 2022, were approved.
DISCUSSION 1. STORAGE USE Consideration of a request by Mark Mehlman for a presentation and discussion of indoor storage uses not currently allowed in commercial districts within the City.
Mark Mehlman made a presentation about his interest in purchasing the property addressed 889 S Brentwood Boulevard and converting the existing building into a high-end storage facility. The Plan Commission discussed the potential impacts of a Text Amendment to add storage as an allowed use in the City’s Zoning Regulations.
OLD BUSINESS 1. 750 WENNEKER DRIVE – ARCHITECTURAL REVIEW – EXTERIOR ALTERATION Consideration of a request by Bryan Law, Applicant, on behalf of James Zeng, Owner, for the review of the design and materials associated with the location of roof mounted solar array systems.
The applicant was not present and there was not a representative for the request present.
Carolyn Gaidis motioned to table to June 21, 2022. Bob Denlow seconded the motion, and the Board approved unanimously.
1. 7808, 7814-7820 FORSYTH BOULEVARD, 4-8, 10, 14-16, 18-22 SOUTH CENTRAL AVENUE – REZONING – NEW MIXED-USE Consideration of a request by David W. Kehm, HDA Architects, Applicant, on behalf of Steve Metherd, MG Clayton Acquisition, LLC, Owner, for a recommendation to the Board of Aldermen for the rezoning of the above addresses from HDC High Density Commercial District and Northeast Downtown Overlay District to Planned Unit Development to allow for the construction of a new mixed-use development including hotel, condominium, retail, event, and structured parking uses.
2. 7808, 7814-7820 FORSYTH BOULEVARD, 4-8, 10, 14-16, 18-22 SOUTH CENTRAL AVENUE – PLANNED UNIT DEVELOPMENT – NEW MIXED-USE Consideration of a request by David W. Kehm, HDA Architects, Applicant, on behalf of Steve Metherd, MG Clayton Acquisition, LLC, Owner, for a recommendation to the Board of Aldermen for the rezoning of the above address to Planned Unit Development to allow for the construction of a new mixed-use development including hotel, condominium, retail, event, and structured parking uses.
3. 7808, 7814-7820 FORSYTH BOULEVARD, 4-8, 10, 14-16, 18-22 SOUTH CENTRAL AVENUE – SITE PLAN REVIEW – NEW MIXED-USE Consideration of a request by David W. Kehm, HDA Architects, Applicant, on behalf of Steve Metherd, MG Clayton Acquisition, LLC, Owner, for the review of the Site Plan associated with the construction of a new mixed-use development including hotel, condominium, retail, event, and structured parking uses.
Anna Krane summarized the Staff Report, which covered the Rezoning, Planned Unit Development, and Site Plan Review. Staff’s Recommendation is to recommend approval of the Rezoning and Planned Unit Development to the Board of Aldermen with the following conditions: 1. Streetscape plan to be approved by Public Works prior to commencing installation activities. Irrigation tap and controller placement to be approved by the Public Works Superintendent. Location and spacing of street trees and street lights shall be approved by the city engineer. 2. Any encroachments of private improvements (i.e. overhead awnings) into the public right of way shall require a use & maintenance agreement. 3. Note 1 on sheet C6.0 is incorrect. New dark bronze, aluminum streetlights with 3000 K LED lights are to be used. Old poles to be delivered to Clayton Municipal Garage at 8300 Shaw Park Drive. 4. New manholes located within the street surface are to be located outside the vehicle wheel path, preferably move to the parking lane. 5. On the landscape plan, two proposed species, Greenspire Lindens and Autumn Fest Sugar Maple, are susceptible to disease and damage from de-icing chemicals. Please replace with any of the following species: Columnar Oak, Kentucky Coffeetree, Miyabe Maple, Amur Maackia, Dawn Redwood, or Zelkova. 6. On the landscaping plan, Item number 8 in the Notes states "Soil Mix in Tree Wells to be CU Structural Soil”. CU soil should only be used as sidewalk subgrade. The planting mix in the tree well should be a mix of between 50/50 and 70/30 soil to compost ratio. This is usually marketed as “Garden Mix”. 7. From the traffic impact study: the developer should develop a plan for the internal circulation of the garage under both entry and exit scenarios to ensure no conflict points within vehicle paths are created, which would lead to unsafe operating conditions where vehicles are attempting to cross between the lower residential parking and upper commercial parking.
8. From the traffic impact study: turning templates and sight distance triangles at the entrance and alley intersections are to be shown on the supplemental drawings to verify that vehicles can maneuver safely and efficiently through the intersections with adequate visibility based on the posted speed limits and physical restrictions. 9. From the traffic impact study: verify with turning templates that delivery trucks can reasonably access the proposed loading docks, and that a trash collection vehicle can properly maneuver in the loading area to service the compactors/bins. 10. From the traffic study: approval of the valet operations shall be incorporated into the City's approval ordinances as a mandatory condition. A detailed plan of valet operations shall be submitted and subject to Public Works approval. In particular the areas of concern are the use of retail valet zone on Central Ave directly adjacent to a through/right-turn lane and non-valet patrons attempting illegal U-turn movements into/out of the valet area to access the drop off area. 11. A temporary bicycle and pedestrian path shall be established and maintained during demolition and construction. 12. Add 16 bicycle racks to the development with the location and design provided with submission for building permits. 13. Public art on the property shall include at a minimum a monumental piece at the entry and several complementary pieces along the front pedestrian walk. A specific plan or rendering of the public art shall be submitted to the Public Art Advisory Committee and the Board of Aldermen for approval. In the event such artwork does not merit 3 points and the applicant does not make timely changes, the PUD development plan shall be reconsidered by the Board of Aldermen. 14. All signage shall comply with Chapter 425. Signage, unless a separate sign district specifically for this project is developed and approved by the Architectural Review Board. 15. Lighting facilities shall comply with applicable City codes and shall be arranged in a manner which will protect roadways and neighboring properties from direct glare or other interference. 16. Signage shall be located adjacent to the valet zones to differentiate the hotel and guest valet from the residential valet.
The applicant presented the revised plans. Ira Berkowitz left the meeting during the presentation and did not participate in the discussion or motion. The PC discussed the proposed project. Carolyn Gaidis motioned to recommend approval of Items 1 – 3 with staff recommendations and to recommend awarding 38.5 public benefit points. Bob Denlow seconded the motion, and the Board approved unanimously.
4. 7808, 7814-7820 FORSYTH BOULEVARD, 4-8, 10, 14-16, 18-22 SOUTH CENTRAL AVENUE – ARCHITECTURAL REVIEW– NEW MIXED-USE Consideration of a request by David W. Kehm, HDA Architects, Applicant, on behalf of Steve Metherd, MG Clayton Acquisition, LLC, Owner, for the review of the design and materials associated with the construction of a new mixed-use development including hotel, condominium, retail, event, and structured parking uses.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve with the following condition: 1. The garage mural shall be submitted to the Public Art Advisory Committee for review and approval prior to installation.
The ARB discussed the proposed development. Carolyn Gaidis motioned to approve with staff’s recommendation. Bob Denlow seconded the motion, and the Board approved unanimously.
NEW BUSINESS 1. 716 FRANCIS PLACE – ARCHITECTURAL REVIEW – EXTERIOR ALTERATION Consideration of a request by Robert Cormier, Owner, for the review of a proposed front yard retaining wall.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve with the following condition: 1. The block wall system shall be revised to include at least three different size blocks, a varying color pattern, and tumbled or rolled edges.
Carolyn Gaidis motioned to approve Alternative Compliance with the condition that the top courses of the retaining wall are compliant with the Architectural Guidelines and the bottom two courses can remain as previously installed. Bob Denlow seconded the motion, and the Board approved unanimously.
2. 7439 BUCKINGHAM DRIVE – ARCHITECTURAL REVIEW – EXTERIOR ALTERATION Consideration of a request by Bob Lapides, Applicant, on behalf of Richard Perrin and Jacqueline Payton, Owners, for the review of the design and materials associated with the construction of a covered front porch.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve with the following conditions: 1. The covered porch shall be revised to extend a maximum of five feet into the front yard setback. 2. The exposed foundation of the new porch shall be clad in brick or raised planter beds shall be installed to screen the exposed concrete sides. 3. The existing walkway shall be replaced with the same color concrete as used on the new porch and steps. 4. Provide confirmation of total lot and front yard lot coverage as part of the submission for a Building Permit.
The ARB discussed the project. Concerns raised included that the roof design was overpowering the front elevation and not compatible with the character of the house, clarifying the use of colored concrete, and that the proposed layout did not conform to the front yard setback requirements. David Gipson motioned to table to a date uncertain. Carolyn Gaidis seconded the motion, and the Board approved unanimously.
3. 7923 FORSYTH BOULEVARD – CONDITIONAL USE PERMIT – RESTAURANT Consideration of a request by Jim Kellogg, Applicant/Tenant, for the review of a Conditional Use Permit for a shared ghost kitchen providing carry-out restaurant service.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to recommend approval of the Conditional Use Permit to the Board of Aldermen with the following condition:
1. The applicant shall obtain and maintain a curbside pickup zone permit, or equivalent, for the life of the restaurant.
Carolyn Gaidis motioned to recommend approval with the staff recommendation and the condition that the applicant is responsible for keeping the sidewalk area clean from trash and debris. Bob Denlow seconded the motion, and the Board approved unanimously.
4. 7801 FORSYTH BOULEVARD – CONDITIONAL USE PERMIT – DRIVE-THROUGH Consideration of a request by Amanda Norris, Applicant/Architect, on behalf of M1 Bank, Owner, for review of a Conditional Use Permit to allow for the continued use of a drive through in a new location and the addition of a second lane.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to recommend approval of the Conditional Use Permit to the Board of Aldermen with the following condition: 1. Place a directional sign adjacent to the drive-through entrance stating, “drive-through entrance only” or similar wording.
Tyler Stephens, Core10, made a short introduction on behalf of the project. Carolyn Gaidis motioned to recommend approval with staff’s recommendation. Bob Denlow seconded the motion, and the Board approved unanimously.
5. 7801 FORSYTH BOULEVARD – ARCHITECTURAL REVIEW – EXTERIOR ALTERATION Consideration of a request by Amanda Norris, Applicant/Architect, on behalf of M1 Bank, Owner, for review of the design and materials associated with exterior renovations to the existing building and site.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve the proposed renovations with the following conditions: 1. All replacement street trees shall be coordinated with the City per City standards and permit requirements, prior to the issuance of a building permit. Honey Locust Trees are susceptible to disease and should be replaced with a variety of Seedless Kentucky Coffee tree. 2. Any proposed landscaping in the right-of-way shall be coordinated with the City and any required permits and use and maintenance agreements shall be obtained before the issuance of a Building Permit. 3. Right-of-way permits shall be obtained prior to any work in the right of way. 4. The right-of-way shall be constructed per City Streetscape Standards and the pavers in the right-of-way shall not be installed. 5. The patio along the east side of the building shall be replaced with a landscaped area per the 2020 design and the railing adjacent to the landscaped area shall be removed.
Carolyn Gaidis motioned to approve with staff’s recommended conditions 1 – 4. Bob Denlow seconded the motion, and the Board approved unanimously.
ADJOURNMENT The meeting adjourned at 8:50 p.m.