August 20, 2018 — Meeting Minutes
MINUTES
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD
AUGUST 20, 2018
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 Richard Lintz, Aldermanic Representative Craig Owens, City Manager Ron Reim William Liebermann Brian Maguire Carolyn Gaidis
Absent:
None
Also in Attendance: Stephanie Karr, Acting City Attorney Susan M. Istenes, AICP, Planning Director Anna Krane, Planner
Chairman Lichtenfeld asked that all cell phones be turned off and that conversations take place outside the meeting room.
MINUTES
The minutes of the regular meeting of August 6, 2018 were presented for approval. The minutes were approved as presented, after having been previously distributed to the members.
ARCHITECTURAL REVIEW – BANNER COLORS – 212 S MERAMEC AVENUE (CONTINUED)
Josh Goodman, HDA Architects (project architect), was in attendance at the meeting.
2
Susan Istenes explained that This request was previously heard by the Architectural Review Board on August 6, 2018 and was continued to the next meeting to give the applicant time to provide a sample of the banner colors to staff. The details of the previous request have not been changed. On February 5, 2018, a Sign Subdistrict Plan was approved for the subject property. The approved plan included wall signs for the commercial tenant spaces, identification of the apartment use entrance and a series of banners that are permitted to display graphics. The banner colors were approved as fall colors to coordinate with the public art bicycle racks located around the building. The bicycle racks are yellow, orange, red and green. The applicant is now requesting to revise the banner color scheme. A total of 12 banners are allowed on the building. The Sign Subdistrict allows for up to five banners depicting graphics and the remaining banners will be solid colors. The original approval also specified that one base color should be used for all banners depicting graphics and one base color should be used for all solid banners. The applicant is proposing indigo and yellow for the banner colors. The applicant is also proposing that one side of each banner is indigo and the other side of each banner is yellow (banner sample distributed amongst the members for their review).
Director Istenes continued by stating that the Architectural Review Board was specific about the color scheme of the banners being coordinated with the bicycle rack colors in order to create a cohesive corner environment. The yellow color proposed for the banners is coordinated with the bicycle racks, but the indigo/blue color is not and was also not discussed during the original banner approval. There are already blue accents on the building in the window tinting. Staff is of the opinion that the indigo banners would be compatible with the building façade but would not help to connect the bicycle racks with the development. Page four of the plan set submitted by the applicant shows a proof of the potential banners. All graphic banners depict advertising for the apartment use of the building. The approved Sign Subdistrict included banners for the apartment use and the retail uses. Staff requests that the applicant clarifies if the requested revisions include allowing all graphic banners to depict signage only for the apartment use. Staff believes that using all banners to advertise the apartment use would result in over signage for one use and distract from or screen signage for the other uses. The proposed Sign Subdistrict provides uniform signage at the intersection of a developing restaurant node. The proposed signs seem to be of high quality materials and with some modifications, the Sign Subdistrict will complement the building façades and staff recommends approval with the following conditions:
1. The banner fabric shall be fall colors to match the bicycle racks.
2. The graphic banners for the apartment use shall be located on either side of the main entrance.
Mr. Goodman referred to the sample and noted that there will be two graphic banners at the southwest entrance and the remaining 10 are solid colors. He advised the members that most of the bicycle racks have been removed for repairs. A photograph of the bicycle racks was distributed for the members to view.
3 Chairman Lichtenfeld asked that if two-sided banners are approved that only one color be allowed to face the same direction.
Mr. Goodman agreed.
Chairman Lichtenfeld commented that he believes that the members agreed to the proposed placement at the previous meeting.
Richard Lintz asked if the same bicycle racks will be put back up.
Mr. Goodman replied “yes”.
Richard Lintz commented that he’s okay with the proposal.
Chairman Lichtenfeld stated that initially, he wasn’t in favor of the blue, but now that he sees the sample he’s okay with it as well and suggested the motion include the sample blue is to be allowed.
Hearing no further questions or comments, Ron Reim made a motion to approve per the colors per sample presented and with staff recommendation no. 2 that the graphic banners are to be located on either side of the main entrance; the remaining banners are to be solid (2-sided) colors; same color (blue or yellow) to all face same direction. The motion was seconded by Brian Magure and unanimously approved by the Board.
ARCHITECTURAL REVIEW – 6800 WYDOWN BLVD (ANTENNA INSTALLATION)
Joe Markus with Black & Veatch, agent Extenet Systems, was in attendance at the meeting.
Susan Istenes explained that this request is for the proposed installation of a telecommunications antenna on a [replacement] light pole. The proposed project consists of the replacement of an existing light pole with a new light pole with an antenna at the top. The existing light pole is located at the northeast corner of the Fontbonne campus along a driveway extending from Wydown Boulevard. The top of the existing pole is 30 feet above grade. The top of the new pole including antenna is 36.5 feet above grade. The proposed location of the new antenna is adjacent to Wydown Boulevard and highly visible from the public sidewalk. The new pole will look very similar to the existing light pole; but taller. Staff is of the opinion that the proposed antenna and light pole is compatible with the existing conditions and will not negatively impact the neighborhood character and staff recommends approval as requested.
Mr. Markus stated that the new pole is about 4 feet taller than the existing pole and that the telecommunications equipment encompasses less than 2 square feet. A photograph of the existing pole and a photo simulation of the proposed pole with equipment was shown.
4 Chairman Lichtenfeld commented that he had never noticed this pole before.
Craig Owens asked if the replacement pole will also be wood.
Mr. Markus replied “yes”.
Hearing no further questions or comments, Ron Reim made a motion to approve as submitted. The motion was seconded by William Liebermann and unanimously approved by the Board.
SITE PLAN/ARCHITECTURAL REVIEW – NEW CONSTRUCTION – SINGLE FAMILY RESIDENCE – 121 N BRENTWOOD BLVD
Paul Doerner, project architect, was in attendance at the meeting. Also in attendance was Douglas Leipziger, civil engineer for the project.
Susan Istenes explained that since beginning the new house review process, the subject property has been given a new address of 8106 Westmoreland Avenue, according to St. Louis County records. The proposed project consists of the construction of a 6,166 square foot single-family residence with a 1,174 square foot attached, rear-entry garage. The height of the proposed residence is 26 feet 10 inches as measured from the average existing grade to the mean height of the roof. The plans show the HVAC units located along the west side of the house with screening provided by a solid wood fence. Trash will be stored in a 60 square foot trash enclosure located at the south end of the driveway. The trash enclosure will be screened by a wood fence and brick wall. 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 an attached, at-grade, rear-loading garage. The existing impervious coverage on site is 25.23 percent. The new plans increase the total lot impervious coverage to 47.51 percent. Proposed front yard impervious coverage is 24.92 percent. The existing storm water runoff, according to the MSD 20 year, 20 minute calculation, is 0.76 cubic feet per second (CFS). The proposed runoff is 0.942 CFS, which represents a 0.182 CFS increase. Downspouts will be piped to a drywell located at the northeast corner of the property or a drywell located in middle of the lawn courtyard area. The proposed landscape design features appropriate front façade planting and screening. There are 12 existing street trees and no existing trees on the subject property. The landscape plan proposes 7,500 square feet of canopy coverage on site (600 square feet surplus) and meets the native tree requirement with 40.9 percent native trees. The existing street trees along North Brentwood Boulevard will be impacted by the proposed project. A detailed tree protection plan outlines the procedure for protecting the trees during phases of construction. There are some outstanding landscape review comments that need to be addressed prior to issuing of a construction permit. Exterior lighting is proposed at all exterior doors and at the garage. All exterior lights will be 75 watts or less. Director Istenes continued by stating that 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. Storm water will be adequately managed
5 on site, and the landscape plan features a variety of understory trees, ornamental shrubs and perennials 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 and recommends approval of the site plan with the following conditions, to be approved by staff prior to the issuance of a building permit:
1. The applicant shall address outstanding comments in the contracted landscape architect’s review letter dated August 15, 2018. 2. To ensure the future maintenance and operation of the dry wells, the applicant shall record the approved site plan with St. Louis County, and submit proof of recording to the City prior to issuance of the building permit.
A color rendering of the proposed house was presented.
Mr. Leipziger indicated that they are adding drywells; before a good portion of the yard drained toward the west, so inlets are being added to reduce that drainage by approximately 95%.
A brief discussion regarding the drainage ensued.
Ron Reim asked the applicant if they would comply with staff recommendations.
Mr. Doerner replied “yes”.
Carolyn Gaidis voiced concern regarding the trees along the south and their protection and distance from the nearby wall.
Mr. Dorner assured that it will be dealt with properly.
Mr. Leipziger indicated that he believes the City’s landscape architect and the project landscape architect met on-site.
Chairman Lichtenfeld mentioned tree branches hanging over the wall and asked Carolyn if those tree roots could be negatively impacted.
Carolyn Gaidis stated that digging/regrading could impact those tree roots and that it would be a shame to kill those trees. She stated she did not know of a solution other than limiting that wall. She asked if the wall will be hard pruned or rough cut.
Anna Krane indicated that it will be hand cut.
Chairman Lichtenfeld commented that the plans show coverage below 50%, even though it appears to be more. He asked the applicant if they will comply with staff recommendations.
6 Mr. Leipziger replied “yes”.
Hearing no further questions or comments, Ron Reim made a motion to approve the site plan per staff recommendations. The motion was seconded by Brian Maguire and unanimously approved by the members.
The architectural aspects of the project were now up for review.
Susan Istenes explained that the site has been vacant since the demolition of a commercial building in 2016. The existing home to the west (8110 Westmoreland Avenue) was constructed in 2005 and is +/- 2.67 feet shorter than the proposed home (as measured from the mid-point of each roof). The subject property is a corner lot and there is not a house to the east. As required by Section 410.385 of the Clayton Gardens Urban Design District, to avoid tall, blocky building forms, new structures shall incorporate a transition in height and scale through one of six possible techniques. The following permitted technique is used: “Stepping-down to meet the approximate height of the adjacent structure.” The west side of the house steps down to one story. Clayton Gardens has traditionally been dominated by the use of standard size brick in a variety of red tones, although the original brick has been painted in some instances. The primary building material for the proposed home is red brick with secondary building materials of buff cast stone and hardie siding. The limestone will make up a maximum of 15 percent of the front façade and 3 percent or less of the remaining three façades. Hardie siding will make up a maximum of 15 percent of the rear façade, 5 percent of the east façade and 2 percent or less of the remaining two façades. The proposed roof is clad in asphalt shingles, slate grey in color. Sections of metal roof are also proposed with two south facing roof areas reserved for possible solar panels in the future. Black casement windows are proposed. An exposed aggregate driveway is proposed from the alley at the south end of the home that leads to a rear-entry, at-grade attached garage with a black paneled garage door. A 6-foot tall wood sight-proof fence is proposed along the west property line. A 6-foot tall brick privacy wall is proposed along the east side of the driveway and across the south end of the driveway. The brick wall is located in the rear yard of the property and therefore allowed to be 6-feet tall. Landscape buffering is proposed between the wall and the public sidewalk along North Brentwood Boulevard. Black metal gates are proposed along the southern portion of the wall to provide access to the trash enclosure and vehicle access to the garage. The project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District, the Clayton Gardens Urban Design District and the Architectural Review Guidelines. Staff is of the opinion that the design is compatible in terms of mass, height, and design with existing nearby homes and recommends approval as submitted.
Mr. Doerner indicated that the Georgian style house, which is a 2-story house with a 1-story side piece and a 1.5 story connecting wing, has the shape of a “C” to create an inner courtyard that is out of public sight.
Material samples were shown (roof, red brick, windows, stone and Hardie board).
7 Chairman Lichtenfeld commented what a difficult site this site is. He made note of the third floor dormers on the Westmoreland elevation.
Mr. Doerner indicated that there’s just an access panel to gain entry to the attic space and in order to convert that space the trusses would have to be carved out.
Chairman Lichtenfeld asked if the space over the garage could be a second living unit.
Mr. Doerner indicated that there’s no kitchen there.
Chairman Lichtenfeld stated that although the house is larger than others on Westmoreland, the one on North Forsyth that faces Westmoreland is similar in size; he added that the house looks terrific.
William Lieberman commented that it’s a good-looking house.
Ron Reim asked if this house was designed for a specific client.
Mr. Doerner replied “yes”.
Ron Reim stated that it is a large, stand-out house, but nice looking.
Chairman Lichtenfeld reiterated that it’s a nice design on a difficult site.
Hearing no further questions or comments, Ron Reim made a motion to approve as submitted. The motion was seconded by William Liebermann and unanimously approved by the Board.
CITY BUSINESS – DISCUSSION
Chairman Lichtenfeld noted that this Commission previously began taking on specific Articles of the Land Use Code as a discussion item on agendas that were “light”. He indicated that since the last discussion, two new members, Carolyn and Rich, have been appointed. He then solicited ideas from the remaining members on how they wished to proceed.
It was decided that these discussions would be re-vamped and that Rich would tackle “Off-street Parking and Loading Regulations” and Carolyn would tackle “Site Plan Review”. Ron would address General Regulations; Will would address “Non-Conforming Uses” and Brian would address PUDs and SDDs. Staff indicated that they would add another discussion item onto the next “light” agenda.
Chairman Lichtenfeld advised the new members that the Article is presented, discussion is opened and that staff is included in the discussion.
8 Staff reminded the members that the next meeting is September 4th and asked if everyone planned to attend.
Brian Maguire indicated that he may not be able to attend this meeting.
Anna Krane announced that she will be on vacation next week.
Director Istenes wished Kathy Scott a happy birthday.
Having no further business before the Commission this evening, the meeting adjourned at 6:20 p.m.
_______________________________ Recording Secretary