October 21, 2019 — Meeting Minutes
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD COUNCIL CHAMBERS – CITY HALL MONDAY, OCTOBER 21, 2019 1730 (05:30 PM)
CALL TO ORDER
The meeting was called to order by Chairman Steve Lichtenfeld at 1730.
ROLL CALL
Chairman Steve Lichtenfeld, Interim City Manager Janet Watson, Aldermanic Representative Richard Lintz, Ron Reim, Carolyn Gaidis, Robert Denlow, and George Hettich answered roll call.
ALSO IN ATTENDANCE
Stephanie Karr, City Attorney Susan M. Istenes, AIPC, Planning Director Scott Dedert, Planner
CHAIRMAN REQUESTS
Chairman Lichtenfeld asked that all cell phones be turned off and that conversations take place outside the meeting room.
Chairman Lichtenfeld also asks that anyone who speaks please spell out their last name.
APPROVAL OF MINUTES
RON REIM – MOTION TO APPROVE BOTH MINUTES
RICHARD LINTZ – SECOND
BOARD UNANIMOUSLY APPROVES THE MINUTES OF SEPTEMBER 16, 2019 AND OCTOBER 7, 2019.
NOTES
SUSAN ISTENES NOTES THAT THE APPLICANT FOR ITEM 2 HAS REQUESTED TO BE ON THE NEXT MEETING OF NOVEMBER 04, 2019, SO IT WILL NOT BE HEARD TONIGHT.
2 OLD BUSINESS
129 FORSYTH BOULEVARD – SITE PLAN REVIEW – NEW SINGLE-FAMILY HOME
Director Susan M. Istenes summarizes the following staff report: “At the October 7, 2019, Plan Commission meeting, the Plan Commission voted to continue consideration of the Site Plan until the next meeting of October 21, 2019. The Plan Commission found it necessary to have the applicant revise the stormwater plan to prevent additional stormwater runoff spilling over to adjacent properties. As a result, the applicant’s engineer revised site plan and stormwater prevention plan.
The 10,200 square foot site is located on the west side of North Forsyth Boulevard. The property has a zoning designation of R-2 Single-Family Dwelling District and is located in the Clayton Gardens Urban Design District. The proposed project consists of demolition of the existing house and the construction of a 4,770 square foot single-family residence. The height of the proposed residence is 29 feet as measured from the average existing grade to the mean height of the roof.
The purpose of the site plan review process is to provide a review of the following criteria listed below:
1. A project's compatibility with its environment and with other land uses and buildings existing in the surrounding area. >> The surrounding properties contain single-family homes. The project meets the setback, height, and impervious coverage requirements of the R-2 Zoning District and the Clayton Gardens Urban Design District. The proposed height is one foot less than the 30-foot height regulation, the height of the proposed single-family residence is greater than the existing newer single-family residence to the north and the gables on the roof are more than double the size of the gables on the home to the north (135 North Forsyth Boulevard).
2. The location and screening of a project's air-conditioning units and other associated equipment. >> The plans show the HVAC units located along the northern elevation on the rear wall of the home, inset and screened by 3 Hicks Yews and a Red Oakleaf Holly. There is an existing fence located on the neighboring property to the north.
3. The location, adequacy and screening for trash. >> Trash will be stored in an approximately 40 square foot trash enclosure located on the southwest side of the property at the end of the driveway. The enclosure will be constructed of treated wood posts and a metal frame will support wood slats attached to the frame.
4. Provisions for storm surface drainage shall be in accordance with the City’s design standards. Stormwater drainage shall be connected to a storm sewer whenever one is available as determined by the City. Disposal of storm or natural waters both on and off the site shall be provided in such a manner as not to have a detrimental effect on the property of others or the public right-of-way.
Impervious Coverage >> The Clayton Gardens Urban Design District limits impervious coverage to 40 percent of the total lot area and allows an increase in impervious coverage based on the garage placement. For this project, the allowable impervious coverage may be increased to 55 percent for the inclusion of a rear entry detached garage. The existing impervious coverage on site is 37.16 percent. The new plans increase the impervious coverage to 53.3 percent.
3 >> Front yard impervious coverage is limited to 30 percent in the Clayton Gardens Urban Design District. The proposed front yard coverage is 15 percent.
Stormwater Runoff >> The existing stormwater runoff, according to the MSD 15-year, 20-minute storm calculation is 0.557 cubic feet per second (CFS). The proposed runoff is 0.627 CFS, which represents a 0.07 CFS increase. >> Previously, the applicant had a 110 square foot gravel infiltration trench that was 2 feet deep within the front yard. >> Currently, the applicant proposes a 105 square foot gravel infiltration trench that is 4.5 feet deep with the use of a dry well in the rear yard, which means the best management practice (BMP) can handle more and slow stormwater runoff because of the difference of depth and the use of the dry well. >> The front yard no longer has a BMP, but there are two down spouts that discharge 10 feet from the property line and the runoff emits to the street. >> The Commission found that the turnaround driveway would greatly increase stormwater runoff to adjacent properties. As a result, the applicant is proposing a five-inch-wide channel drain with a foam polyolefin grate to be placed at the end of the turnaround driveway to capture additional stormwater runoff that will drain into the dry well. >> The stormwater plan has been reviewed and deemed acceptable by Public Works Department.
5. The applicant is required to submit a separate landscape plan showing existing trees, trees to be removed and trees to be replaced by canopy cover, species and condition. Such plans must reflect City of Clayton preservation standards. >> The proposed landscape plan provides an attractive planting design of trees, shrubs, perennials and groundcover. The tree chart indicates that there is 4,750 square feet of proposed canopy coverage. The canopy coverage requirement is 4,692 square feet; therefore, the proposed canopy coverage is in excess of the minimum requirement by 58 square feet. The plan meets the native tree requirement with 46.7 percent native.
6. The site plan must state that all driveways, sidewalks, curbs and gutters are to be installed in accordance with the standards prescribed by the Public Works Department. >> The site plan states that all driveways, sidewalks, curbs and gutters are to be installed in accordance with the standards prescribed by the Public Works Department.
7. Provision of hookups to public utilities connections shall be installed in accordance with the standards of the Public Works Department. All connections shall be shown on the site plan. >> The location of the gas, sewer and water connections from the main to the house are shown underground in the front yard. The electric line connection will run underground along the northwest corner of the rear yard. The Public Works Department finds the utilities plan acceptable.
8. All developments shall provide adequate lighting to assure safety and security. Lighting installations shall not have an adverse impact on traffic safety or on the surrounding area. Light sources shall be shielded and there shall be no spillover onto adjacent properties >> Exterior lighting is proposed at the front entry door and rear above the garage door. All exterior lights shall be 75 watts or less.
In considering and acting upon site plans, landscape plans and other applicable plans, the Plan Commission shall take the following objectives into consideration:
4
1. Creation of a desirable environment. 2. Promotion of a creative approach to the use of land and related physical facilities resulting in better design and development, including aesthetic amenities. 3. Combination and coordination of architectural styles, building forms and building relationships. 4. Preservation and enhancement of desirable site characteristics such as natural topography, vegetation and geologic features and the prevention of soil erosion. 5. Preservation of buildings which are architecturally or historically significant or contribute to the character of the City. 6. Use of design, landscape or architectural features to create a pleasing environment. 7. Inclusion of special features. 8. Elimination of deteriorated structures or incompatible uses through redevelopment or rehabilitation.
The height, setbacks and impervious coverage as proposed are in conformance with the requirements of the R-2 Single Family Dwelling District and the Clayton Gardens Urban Design District. Stormwater will be adequately managed on site and the landscape plan features plantings that are appropriate for the size of the site and character of the neighborhood. Staff is of the opinion that the project meets the criteria for site plan approval.
STAFF RECOMMENDATION IS TO APPROVE WITH THE FOLLOWING CONDITIONS TO BE REVIEWED AND APPROVED BY STAFF PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
1. TO ENSURE THE FUTURE MAINTENANCE AND OPERATION OF THE DRY WELL, THE APPLICANT SHALL RECORD THE APPROVED SITE PLAN WITH ST. LOUIS COUNTY AND SUBMIT PROOF OF RECORDING TO THE CITY.
2. THE LANDSCAPE BUFFER SURROUNDING THE AIR-CONDITIONER UNITS SHALL BE PLANTED AT A HEIGHT AND WIDTH TO ENSURE THE UNITS ARE COMPLETELY SCREENED PROVIDING AN OPAQUE BUFFER.”
MATT G (MG) – Sterling Company
MG – Addresses the Board but has nothing to add to the staff report.
Chairman Lichtenfeld – Asks that MG go over the drainage plan while pointing to the diagram and explaining the runoff.
RON REIM – MOTION TO APPROVE WITH THE STAFF RECOMMENDATIONS
CAROLYN GAIDIS – SECOND
BOARD UNANIMOUSLY APPROVES
NEW BUSINESS
7710-7730 CARONDELET PLAZA – ARCHITECTURAL REVIEW BOARD – SIGNAGE
Director Susan M. Istenes summarizes the following staff report: “The subject property is located on the south side of Carondelet Avenue west of South Hanley Road. The property contains two office buildings with two parking lots. The applicant is proposing the installation of a ground mounted sign in the northwest corner of the
5 property in front of an existing parking lot.
The proposed ground sign is 24.03 square feet in area and displays the name of five different tenants in silver, white, black and tatami tan. The proposed sign will be made of aluminum including the walls, the base and letters and will not be illuminated. The sign is located along Carondelet Avenue in front of the parking lot on the east side of the front of the building.
SECTION 425.060 OF THE CITY’S SIGN REGULATIONS ADDRESS GROUND SIGN AS FOLLOWS:
A ground sign not to exceed twenty-five (25) square feet in area depicting the name of the building or names of not more than five (5) major tenants, each of which occupies a significant portion of the building, may be erected in lieu of any permitted wall sign, provided the ground sign is designed as a compatible and integral part of a landscaped area or plaza and the size, location, design and construction materials are approved by the Architectural Review Board.
The proposed ground sign will depict only the building’s tenants name. The sign is proposed in a landscaped area as required by the Sign Ordinance, but it is currently devoid of plantings and a landscape plan was not provided with the application for approval. The sign is supported by a steel pole, placed three feet below grade and surrounded by concrete. Staff is of the opinion that the unique design will be compatible with the building and neighboring properties.
STAFF RECOMMENDATION IS TO APPROVE WITH THE FOLLOWING CONDITIONS:
1. THE APPLICANT SHALL SUBMIT A LANDSCAPE PLAN FOR THE ENTIRE GROUND AREA SURROUNDING THE
SIGN. THE PLANTINGS SHALL BE COMPRISED OF EVERGREEN SHRUBS AND ANNUALS AND PERENNIALS, THE
LOCATION AND CONTENT OF WHICH SHALL BE TO THE SATISFACTION OF STAFF. THE PLAN SHALL BE
SUBMITTED WITH THE SIGN PERMIT APPLICATION.”
RON MACKIE (RM) – Sign Crafters
RM – Addresses the Board but has nothing to add to the staff report.
RON REIM – MOTION TO APPROVE WITH THE STAFF RECOMMENDATIONS
CAROLYN GAIDIS – SECOND
BOARD UNANIMOUSLY APPROVES
HAVING NO FURTHER BUSINESS BEFORE THE COMMISSION, THE MEETING WAS ADJOURNED AT 06:00 (18:00).
_______________________________ Recording Secretary