October 19, 2020 — Meeting Minutes
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD VIRTUAL ZOOM MEETING MONDAY, OCTOBER 19, 2020 17:30 (05:30 PM)
CALL TO ORDER
The meeting was called to order by Chairman Lichtenfeld at 17:30.
ROLL CALL
Chairman Steve Lichtenfeld, City Manager David Gipson, Aldermanic Representative Richard Lintz, Carolyn Gaidis, Robert Denlow, George Hettich, and Helen DiFate answered roll call.
ALSO IN ATTENDANCE
Stephanie Karr, City Attorney Susan M. Istenes, AICP, Planning Director
APPROVAL OF MINUTES
CAROLYN GAIDIS – MOTION TO APPROVE THE MINUTES OF 9/21/2020, AS SUBMITTED AND 10/05/2020, AS AMENDED.
2 OLD BUSINESS
92 ABERDEEN PLACE – ARCHITECTURAL REVIEW BOARD – EXTERIOR ALTERATION/RENOVATION
Director Susan M. Istenes summarizes the following staff report: “This item was continued from the meeting of October 5. On October 7, the applicant submitted a landscape plan to the City. The plan shows one existing tree to be removed, however the species is not identified. The plan also shows the addition of a variety of trees, shrubs, annuals and perennials that will compliment the design of the new pool house and garage and are suitable for the area.
The 53,540 square foot site is located on the west side of Carrswold Drive and backs up to Wydown Boulevard on the south. The property has a zoning designation of R-1 Large Lot Single Family Dwelling District. The proposed project consists of the construction of a single-story pool house/lounge and detached garage addition. The existing attached garage will be converted to living area.
There are multiple properties in the surrounding area with accessory structures. The proposed pool house meets the side and rear yard setback requirements for accessory structures. The lot is 224 feet deep on the north side and the garage addition is setback approximately 170 +/- feet from the front property line. The proposed location is screened from the north, south and east by the existing solid fence. The proposed pool house/lounge and garage is similar in style and uses the same building materials as the existing house. Staff is of the opinion that the proposed pool house and garage addition is compatible with the neighborhood character.
Total lot impervious coverage is limited to 55 percent in the R-1 Zoning District. The proposed project will increase impervious coverage on site to 37.09 percent, which remains below the maximum allowed. Accessory structure footprints are limited to 35 percent of the required rear yard. The proposed pool house footprint covers approximately 27.5 percent of the required rear yard.
The primary building material of the proposed pool house is off white brick veneer to match the existing house. The roof materials are proposed to be asphalt and will match the existing color used on the principal structure. The garage and pool house will be connected to the main house by a covered breezeway with roof shingles to match the existing. The breezeway will utilize brick columns and a planter wall made from the materials of an existing retaining wall on site, which will be relocated. Wood clad white casement windows will be installed, and picture windows will be installed in the proposed dormers above the garage doors. The garage doors will be 10 panel doors, white in color. Multi-panel sliding glass doors will provide access to the pool deck from the pool house. The doors will match the finish of the window frames. Pool equipment will be stored inside, and an air conditioning unit will be located to the rear of the garage and screened by an existing wood fence. Staff is of the opinion that the proposed design and materials are compatible with the existing house and neighborhood character.
The applicant is proposing to add a spa on the south side of the existing inground pool which is in the rear yard. It will be surrounded by a stamped, concrete pool deck. There is an existing solid wood fence along both sides and the rear property lines that will remain. The applicant is proposing to modify an existing stone retaining wall to align it with the building wall of the proposed pool house. Staff believes the material of the retaining walls is compatible with the existing house on the property.
The project as proposed is in conformance with the requirements of the R-1 Large Lot Single Family Dwelling District and the Architectural Review Guidelines. Staff is of the opinion that the proposed pool house and garage is compatible in terms of mass, height and design with the existing house and surrounding neighborhood.
3 STAFF RECOMMENDATION IS TO APPROVE AS SUBMITTED.
THOMAS ROOF – APPLICANT
TR – Addresses the Board and explains the project and offers to answer questions.
CAROLYN GAIDIS – MOTION TO APPROVE AS SUBMITTED
RICHARD LINTZ – SECOND.
BOARD UNANIMOUSLY VOTES TO APPROVE WITH STAFF RECOMMENDATION. 7-0
8125 FORSYTH BOULEVARD – ARCHITECTURAL REVIEW BOARD – NEW HOTEL
Director Susan M. Istenes summarizes the following staff report: “The information in this update reflects the change in design that was submitted by the applicant based on comments provided at the September 21, 2020 ARB meeting. The changes to the design and materials of the building are as follows:
1. Amended the primary building material from metal panels and EIFS to Belden Brick brown in color.
2. Enlarged/elongated the windows on the north and south sides of the front elevation.
3. Limited the use of EIFS material to accent material at the roof line of the center front elevation and as a nominal accent material on the front elevation.
4. Angled the sides of the building along the front elevation and added glazing that wraps around the sides of the building for approximately 50 percent of the side wall areas.
5. Reduced the height of the wall surrounding the seating area on the west elevation.
6. Modified the rear elevation to utilize approximately 75 percent brick and glazing and 25 percent EIFS.
7. Limited color palate to three colors
8. Removed the screen feature at the top of the roof of the front elevation and replaced with solid EIFS material with a trim cap at the top. 9. Added a brick trash enclosure with metal gates at rear of structure.
The applicant did not modify the footprint of the structure to be consistent with the curved street geometry, as suggested by the Architectural Review Board.
The project description has not changed.
Staff Analysis: The proposed changes are consistent with the building materials and architectural style of the buildings in the surrounding neighborhood. The modification to the sides of the structure have provided some relief in terms of addressing the building’s relationship to the curved street geometry by creating additional articulation at the sides of the building and eliminating the large blank side walls through the additional use of
4 glazing. The first two stories of the front elevation have tall, two story windows separated by brick wall areas. This design and the brick material provide architectural and visual continuity on the street frontage at the ground level with the existing office buildings to the east and west. The larger more elongated windows on both sides of the front elevation eliminate the previous design’s monotonous overuse of the same window style.
STAFF RECOMMENDATION IS APPROVE AS SUBMITTED.
DAVID ROBERT (DR) – APPLICANT
DR– Explains the changes to the Board and offers to answer questions.
RICHARD LINTZ – MOTION TO APPROVE WITH EFIS BEING CHANGED FROM WHITE TO LIMESTONE.
GEORGE HETTICH – SECOND
CAROLYN GAIDIS – NAY, ALL OTHERS AYE.
BOARD VOTES TO APPROVE WITH ONE CONDITION. 6-1
950 FRANCIS PLACE – ARCHITECTURAL REVIEW BOARD – SPECIAL ANTENNA
Director Susan M. Istenes summarizes the following staff report: “Consideration of a request by Megan Flower, an agent on behalf of AT&T, for the review of the design and materials associated with proposed changes to existing telecommunications antenna equipment on a building rooftop. Article XXVI of the Zoning Regulations require Architectural Review Board approval of telecommunications antenna applications which create a visible change to the property. The purpose of the project is to enhance broadband connectivity and capacity to the existing eligible wireless facility. As part of the proposal, the applicant will remove four AT&T RRU (remote radio unit); two for the Gamma Sector and a total of two for the alpha and beta sector. The other AT&T antenna radio heads in that area will remain. The radio heads that will be removed will be upgraded and replaced for a total of four radio heads.
The 950 Francis Place building currently contains several antennas from multiple carriers.
All the work will occur within an existing area that is already screened with a white FRP screen wall on top of the roof. No groundwork is proposed with this project.
The proposed location and design of the new radio heads are not visible from Interstate 170 or Brentwood Boulevard and they will be screened by an existing FRP screen wall.
STAFF RECOMMENDATION IS TO APPROVE AS SUBMITTED.
MEGAN FLOWER (MF) - APPLICANT
MF – Addresses the Board to answer questions.
5
CAROLYN GAIDIS – MOTION TO APPROVE AS SUBMITTED.
RICHARD LINTZ - SECOND.
BOARD UNANIMOUSLY VOTES TO APPROVE AS SUBMITTED. 7-0
7641 WYDOWN BOULEVARD – PLAN COMMISSION – CONDITIONAL USE PERMIT
Director Susan M. Istenes summarizes the following staff report: “The subject property is located on the north side of Wydown Boulevard just east of the Wydown Boulevard Hanley Road intersection. The property has a zoning designation of C-1, Neighborhood Commercial. The owner of AKAR restaurant would like to add a covered dining area outside, in order to expand the number of seats. The proposed cover/structure is being considered through a separate application for Architectural Review Board approval.
The indoor restaurant space measures 400 square feet and the outdoor space measures approximately 525 square feet. The restaurant will have a maximum of 40 seats (16 indoor and 24 outdoor). Because the applicant plans on having additional seats for outdoor dining and the restaurant is no longer primarily for carry out purposes, the Conditional Use Permit needs to be updated to reflect the current business operation ( the applicant’s existing permit was transferred administratively as a carry out restaurant with 12 seats).
The restaurant will be open seven days a week from 4:00 p.m. until 9:00 p.m. The restaurant concept is a full- service sit-down restaurant open for dinner. The applicant already has a full liquor license. Delivery service from the restaurant is not proposed.
The applicant is proposing deliveries to the restaurant be made one time per week through the back door of the building on the alley. Trash will be stored in dumpsters located in the rear of the building. The applicant does not intend to participate in a recycling program.
Conditional uses are those types of uses that are considered to be desirable, necessary or convenient to the community but which by their nature can create additional traffic volume, parking demand beyond the development's capacity, and/or a detrimental impact on adjacent or neighboring properties due to noise, pollutants or other characteristics associated with that particular use. Restaurants are permitted in this zoning district subject to approval of a conditional use permit as per Article VII of this Chapter and the following criteria:
1) The proposed use is compatible with surrounding uses and with the surrounding neighborhood; >> The proposed restaurant is located along a pedestrian oriented block. The surrounding land uses include restaurants, retail and multi-family residential. The proposed use appears to be compatible with surrounding uses. 2) The comparative size, floor area and mass of the proposed use and/or proposed structure are appropriate and reasonable in relation to adjacent structures and buildings on surrounding properties and in the surrounding neighborhood; >> The proposed size of the restaurant is 400 square feet inside and approximately 525 square feet outside. It is smaller than other full-service restaurant spaces along Wydown Boulevard;
6 however, this is an existing space and building with a massing that is compatible with the surrounding neighborhood. 3) The proposed use will not adversely affect the general appearance of the neighborhood due to the location of the proposed use on the parcel of ground or due to the materials used in the construction of any proposed buildings being greatly dissimilar to surrounding appearances of buildings or due to the architecture of any proposed building being of such nature as to create visual disharmony within the neighborhood; >> Exterior alterations are proposed in the form of an enclosed outdoor space created by extending a canopy out from the existing entrance into the patio area and attaching a fabric structure with a membrane roof to the canopy to create covered outdoor seating. These improvements are being considered under a separate application for the Architectural Review Board’s consideration. 4) The proposed use will not adversely affect the neighborhood in terms of water runoff, noise transfer or heat generation due to significant amount of hard surfaced areas for buildings, sidewalk, drives, parking and service areas; >> At this time, staff does not anticipate adverse effects with respect to water runoff, noise transfer or heat generation. 5) The frequency and duration of various indoor and outdoor activities and special events associated with the proposed use will not have a deleterious impact on the surrounding area; >> The applicant does intend to have an outdoor dining area. Outdoor dining for restaurants along Wydown Boulevard is common and encouraged to help establish activity in this area of the City. The applicant has an existing outdoor dining permit. Staff does not believe that operations associated with the proposed restaurant will have negative impacts on the surrounding area. 6) The proposed use is likely to remain in existence for a reasonable length of time and not become vacant or unused and whether such use involves the presence of unusual, single-purpose structures or components of a temporary nature; >> The proposed use does not involve single-purpose structures or temporary components. 7) The proposed use complies with the standards of the Zoning Code and good planning practices; >> Staff is of the opinion that the use complies with the Zoning Code. 8) The landscape plan for premises to be occupied by the proposed use is adequate in regard to the creation and maintenance of landscaped areas and the use of buffers for screening of the use; >> The structure and patio are built to the sidewalk along Wydown Boulevard. Shrubs will be planted in planters that are placed around the outdoor dining area. No additional landscaping is proposed as part of this project. 9) The impact of projected vehicular traffic volumes and site access is not detrimental with regard to the surrounding traffic flow, pedestrian safety and accessibility of emergency vehicles and equipment;
7 >> Existing site access is adequate and there are no proposed changes. >> Deliveries to the restaurant will be made using the rear door. Staff is of the opinion that the delivery vehicles should use the parking area behind the building, located off of the alley to the rear. 10) The proposed use complies with the parking requirements as set forth in the Zoning Code and does not add parking demand that cannot adequately be handled by on-site off-street parking; >> Because the restaurant is located outside of Downtown Clayton, parking is required for employees. The applicant has secured four parking spaces in the nearby lot at the Westway Dry Cleaner located at 500 S. Hanley Road. Proof of the parking agreement has been submitted to the City and was found to be satisfactory. 11) The number of transit movements on abutting streets and on minor streets in the neighborhood to be generated by or associated with the proposed use will not cause significant increases in hourly or daily traffic levels; >> The proposed use is not likely to affect transit movements. 12) The proposed use will not significantly increase demands on fire and Police protection services in excess of the individual demands of adjacent land uses and whether the proposed use will not present any real or potential fire or public safety hazard; >> Staff is of the opinion that there will not be a significant increase in demand for fire and police protection services. 13) Added noise levels generated by activities associated with the proposed use will not adversely impact the ambient noise level of the surrounding area and neighborhood; >> Outdoor dining on the street is popular and staff does not believe the proposed restaurant will adversely impact the ambient noise level of the surrounding area. 14) The activities associated with the proposed use will not generate obnoxious odors to the detriment of the surrounding area; >> Staff does not anticipate that the restaurant will generate obnoxious odors. 15) The intensity, duration or frequency of lighting associated with the proposed use will not adversely impact adjacent properties or significantly increase the ambient level of night light in the neighborhood; >> There is no additional exterior lighting proposed. 16) Where a proposed use has the potential for adverse impacts, sufficient measures have been or will be taken by the applicant that would negate, to an acceptable level, such potentially adverse impacts. (Ord. No. 5814 §1(9.9), 4-27-04) >> At this time, there does not appear to be adverse impacts associated with the proposed use.
8 Staff is of the opinion that the proposed restaurant meets the requirements contained in the regulations governing conditional uses. The proposed hours of operation and method of deliveries are consistent with other restaurants in this area. Based on the information regarding the operation of the restaurant as provided by the applicant, staff is of the opinion that the proposed restaurant will be compatible with surrounding uses.
STAFF RECOMMENDATION IS TO RECOMMEND APPROVAL TO THE BOARD OF ALDERMEN AS SUBMITTED.
BERNNIE LEE (BL) – APPLICANT/ RESTAURANT OWNER ROBERT HU (RH) – APPLICANT’S TRANSLATOR
BL – Addresses the Board to answer questions and explains why he needs more seating. The current restaurant only allows for 8 seats.
CAROLYN GAIDIS – MOTION TO RECOMMEND APPROVAL TO THE BOA AS SUBMITTED
RICHARD LINTZ - SECOND.
BOARD UNANIMOUSLY VOTES TO APPROVE AS SUBMITTED. 7-0
7641 WYDOWN BOULEVARD – ARCHITECTURAL REVIEW BOARD – EXTERIOR ALTERATIONS
Director Susan M. Istenes summarizes the following staff report: “The restaurant is located on the north side of Wydown Boulevard in the center tenant space of the building located at the northeast corner of the intersection between Wydown Boulevard and Hanley Road. The property has a zoning designation of C-1 Neighborhood Commercial District. The restaurant owner is proposing to construct an awning and 206 square foot fabric canopy structure with seasonal portable side walls, 13 feet 1 inch in height as measured from the elevation of the existing patio which is approximately 3 feet higher than the sidewalk. The 525 square foot outdoor dining patio is in front of the restaurant, facing Wydown Boulevard. The fabric is made of vinyl and will be black in color.
The existing restaurant is located in a small commercial node surrounded by retail, restaurants and multi-family residential land uses. The applicant is proposing a black barrel style awning with signage on the street facing portion of the awning. The awning projects approximately 20 feet from the front of the building and is approximately 10 feet wide. It will have flat sides with seasonal side walls that are clear vinyl. Three- and one- half inch wide metal supports will be installed to support the structure. The structure will cover the existing outdoor seating area. The 400 square foot indoor restaurant space is setback from the street. The signage proposed on the awning is comprised of white vinyl applied to black fabric. The proposed signage is approximately 15.2 square feet in size and the awning face is approximately 42 square feet square feet in size. The proposed signage is approximately 36 percent of the front area of the awning. The code limits signage on awnings to 15 percent of the portion of the awning facing a street, therefore the applicant is requesting over 2 times more signage area then the code allows. There is an existing window sign on the front of the building. The existing planter bed at the south end of the patio will remain.
There are many restaurants and stores in the same commercial node with awnings; however, most of the awnings are located over entrances and do not extend from the building to any significant degree, preserving the unique architecture and design of the buildings in this area of the City. The nearby Starbucks coffee shop at the corner, in the same building, has an open-air pergola that projects from the building, but the open-air nature and wood
9 construction do not detract from the building’s architecture. The awning and outdoor enclosure as designed, overpower the front of the restaurant space and detract from the appearance of the building and the existing patio areas on neighboring restaurants and businesses. The front yard setbacks in the C-1 district are established by the building frontages. This proposed structure appears to align with the pergola structure on the Starbucks coffee shop to the west. There are no front yard accessory structure setback requirements in the C-1 zoning district.
Finally, the City recently endorsed a temporary outdoor tent program whereby tents could be erected in front of restaurants for purposes of sheltering outdoor dining patrons, on a limited basis. This program runs until March 15, 2021 and allows a maximum tent size of 1,600 square feet. Staff recommends the applicant consider utilizing this program, instead of erecting a permanent structure.
The project as proposed is out of character with and detracts from the architecture of the principal structure and the neighborhood appearance. The proposed signage exceeds the sign code and projects 20 feet from the building, making it dominate the streetscape. Staff is of the opinion that the plan is not compatible in terms of mass, height and design with the surrounding area.
STAFF RECOMMENDATION IS TO DENY THE REQUEST AS SUBMITTED.”
CAROLYN GAIDIS LET THE MEETING LEAVING 6 VOTING MEMBERS.
BERNNIE LEE (BL) – APPLICANT/ RESTAURANT OWNER ROBERT HU (RH) – APPLICANT’S TRANSLATOR RICK GANGLOFF (RG) – SIGN COMPANY
BL – Addresses the Board to answer questions and explains the need to a permanent structure.
Board Members suggest using the City’s emergency tent act.
RICHARD LINTZ – MOTION TO TABLE TO A FUTURE MEETING.
GEORGE HETTICH – SECOND
BOARD UNANIMOUSLY VOTES TO TABLE TO THE ITEM UNTIL FURTHER NOTICE. 6-0
HAVING NO FURTHER BUSINESS BEFORE THE COMMISSION, THE MEETING WAS ADJOURNED AT 18:30.
_______________________________ Recording Secretary