May 16, 2022 — Meeting Minutes
MINUTES CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD May 16, 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 David Gipson, City Manager Bob Denlow Kami Waldman Helen DiFate
ABSENT Ira Berkowitz, Aldermanic Representative Carolyn Gaidis
ALSO IN ATTENDANCE Anna Krane, Director of Planning and Development Stephanie Karr, City Attorney
MINUTES The minutes from May 2, 2022, were approved.
NEW BUSINESS 1. 20 RIDGEMOOR DRIVE – ARCHITECTURAL REVIEW – EXTERIOR ALTERATION Consideration of a request by Pedro Soares, Owner, for the review of the design and materials associated with the replacement of a retaining wall extending into the front yard.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve as submitted.
Bob Denlow motioned to adopt the Staff Recommendation. Helen DiFate seconded the motion, and the Board approved unanimously.
2. 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.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve with the following conditions: 1. The six solar panels proposed on the front-facing (west) slope are relocated to the rear-facing (east) slope north of the chimney. 2. All references on the plan documents to the “City of St. Louis” as having authority or jurisdiction over the property shall be revised to say the “City of Clayton.”
The ARB discussed the project. Concerns raised included the visibility of the front facing panels and the fact that front facing panels are not allowed by the existing regulations. The ARB elected to table the item to the next agenda to allow the applicant to consider pursuing a variance, submitting support for an alternative compliance request, or additional time for the City’s Sustainability Committee to make a recommendation. Rob Denlow motioned to table to June 6, 2022. Helen DiFate seconded the motion, and the Board approved unanimously.
3. 14-A NORTH MERAMEC AVENUE – CONDITIONAL USE PERMIT – RESTAURANT Consideration of a request by Ashley Morrison, Applicant/Tenant, for the review of a Conditional Use Permit for a restaurant measuring 1,550 square feet and known as Ivy Café.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve as submitted.
Bob Denlow motioned to adopt the Staff Recommendation. Helen DiFate seconded the motion, and the Board approved unanimously.
4. 8210 KINGSBURY BOULEVARD – SITE PLAN REVIEW – NEW RESIDENTIAL Consideration of a request by Linda Clark, MRM Manlin Development Group, Applicant, on behalf of 8140 Kingsbury LLC, Owner, for the review of the design and materials associated with a new 4,570 square-foot, two-story single-family residence.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve with the following condition: 1. Revise the civil demolition plan to include the tree protection fencing located in the front yard in addition to the fencing in the right-of-way, with a note that the fencing must be in place prior to the start of any demolition or grading operations.
Bob Denlow motioned to adopt the Staff Recommendation. Helen DiFate seconded the motion, and the Board approved unanimously.
5. 8120 KINGSBURY BOULEVARD – ARCHITECTURAL REVIEW – NEW RESIDENTIAL Consideration of a request by Linda Clark, MRM Manlin Development Group, Applicant, on behalf of 8140 Kingsbury LLC, Owner, for the review of the design and materials associated with a new 4,570 square-foot, two-story single-family residence.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve as submitted.
Bob Denlow motioned to approve with the following conditions: 1. Revise the front elevation and grading to lower the house by a minimum of 18 inches and provide a maximum of 3 steps leading to the front door. 2. Add transom windows to the second floor projection on the east façade (master bath shower area). Helen DiFate seconded the motion, and the Board approved unanimously.
6. 8250 FORYSTH BOULEVARD – PLAN COMMISSION REVIEW – PLAT Consideration of a request by Grimes Consulting, Inc., Applicant, on behalf of Steve Metherd, Midas Enterprises, Owner, for review of a Lot Consolidation Plat for a mixed-use planned development.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve with the following conditions: 1. That the applicant provides a mylar (with the surveyor’s signature and the property owner’s signature) for the appropriate City of Clayton signatures per the Subdivision Ordinance requirements after Board of Aldermen approval; and 2. That the applicant files the plat with the St. Louis County Recorder of Deeds office and submit proof of filing to the City within 30 days of Board of Aldermen approval.
Bob Denlow motioned to adopt the Staff Recommendation. Helen DiFate seconded the motion, and the Board approved unanimously.
PUBLIC HEARING 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.
The public hearing was opened at 1 hour, 30 minutes into the meeting, approximately 7:01 p.m. 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", soil mix in tree wells shall not 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.
The PC discussed the proposed project. The public hearing was closed at 3 hours, 27 minutes into the meeting, approximately 8:58 p.m. Concerns raised included width of sidewalks, the public access and use of the 7th floor terrace, architectural details, the comparison of the proposed massing to the context buildings in the area, and the number of points to assign to the requested public benefits. The PC decided to hold-off on a motion for Items 1 – 3 until after the presentation and consideration of Items 4 and 5.
After presentation for Items 4 and 5, Bob Denlow motioned to table Items 1 – 3 and 5 to June 6, 2022. Helen DiFate seconded the motion, and the Board approved unanimously.
4. 7808, 7814-7820 FORSYTH BOULEVARD, 4-8, 10, 14-16, 18-22 SOUTH CENTRAL AVENUE – PLAN COMMISSION REVIEW– PLAT Consideration of a request by Stock & Associates Consulting Engineers, Inc., Applicant, on behalf of Steve Metherd, MG Clayton Acquisition, LLC, Owner, for review of a Lot Consolidation Plat for a mixed- use planned development.
Anna Krane summarized the Staff Report. Staff’s Recommendation is to approve with the following conditions: 1. That the applicant provides a mylar (with the surveyor’s signature and the property owner’s signature) for the appropriate City of Clayton signatures per the Subdivision Ordinance requirements after Board of Aldermen approval; and 2. That the applicant files the plat with the St. Louis County Recorder of Deeds office and submit proof of filing to the City within 30 days of Board of Aldermen approval.
Bob Denlow motioned to adopt the Staff Recommendation. Helen DiFate seconded the motion, and the Board approved unanimously.
5. 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. Concerns discussed included presenting a materials palette and enhancements to the top of the building and roof line. Bob Denlow motioned to table Items 1 – 3 and 5 to June 6, 2022. Helen DiFate seconded the motion, and the Board approved unanimously.
ADJOURNMENT The meeting adjourned at 9:30 p.m.