August 6, 2018 — Meeting Minutes
MINUTES
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD
AUGUST 6, 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 Brian Maguire Carolyn Gaidis
Absent:
William Liebermann
Also in Attendance: Stephanie Karr, Acting City Attorney Susan M. Istenes, AICP, Planning Director Anna Krane, Planner
Chairman Lichtenfeld welcomed newcomer Carolyn Gaidis to the Board (replacing Scott Wilson). Chairman Lichtenfeld then asked that all cell phones be turned off and that conversations take place outside the meeting room.
MINUTES
The minutes of the regular meetings of May 7, 2018 and July 16, 2018 were presented for approval. The minutes were approved as presented, after having been previously distributed to the members.
ARCHITECTURAL REVIEW – SIGNAGE – 7676 FORSYTH BLVD (WELLBRIDGE)
Ken Manssouri, architect, was in attendance at the meeting.
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Susan Istenes explained that on June 18, 2018, a Sign Subdistrict Plan was approved for the entire Centene Clayton Campus. The approved plan included a tenant sign option for an interior wall graphic. The unique sign was presented as an option for first floor tenants and was not specifically designed. The interior wall graphic sign is subject to property owner approval as well as Architectural Review Board approval. The subject tenant is a fitness club and will occupy parts of the first, second and third floors along the Forsyth Boulevard frontage. The applicant is proposing a 65 square foot wall sign located in the lobby area of the Wellbridge tenant space. The sign will be constructed of medium grey and dark grey metal and will be internally illuminated. The proposed sign is located on an interior wall, but due to the size and window wall system of the building, it will be highly visible. The sign will be setback from the building wall approximately 30 feet, which will reduce the impact of the large size. The proposed colors and materials are compatible with the building. The sign has received building owner approval. Staff believes that the proposed sign will be compatible with the surrounding character and will serve as an advertising feature as well as a design feature for the tenant space. The proposed sign conforms with the Sign Subdistrict regulations. The proposed sign seems to be of high quality materials and will complement the building façades and staff recommends approval as requested.
Mr. Manssouri thanked the Board for the opportunity to present this proposal. He noted that the sign complied with Wellbridge’s other tenant spaces throughout the Country; however, this location is more focused on a corporate setting. He indicated that the lighting will have a “halo” effect. He asked if there were any questions about the proposal.
Chairman Lichtenfeld referred to additional lighting shown on Sheet 4 of the submitted plans.
Mr. Manssouri indicated that there are additional lights within the lobby that are not part of the sign package.
Richard Lintz asked about the proposed illumination.
Mr. Manssouri stated that the letters are white with overlay in black/gray metal lit to create a halo effect. He indicated that the white lighting will be changed to red for the American Heart Association and pink for the Susan B. Koman foundation. He added that there may also be seasonal color changes; however, the lighting will at most times be white.
Chairman Lichtenfeld asked staff if the lighting needs to be specific.
Susan Istenes indicated that specific colors are preferred.
Chairman Lichtenfeld noted that the colors that are allowed should be included in the motion.
Stephanie Karr suggested that in addition to the colors, she suggested a time limit be included as well.
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Hearing no further questions or comments, Ron Reim made a motion to approve the signage as requested with the condition that other than the requested and allowed red and pink for the mentioned charitable events, staff be provided proposed lighting colors and that they be approved by staff prior to use. In addition, the use of any color other than white not to exceed 30 days. The motion was seconded by Brian Maguire and unanimously approved by the Board.
ARCHITECTURAL REVIEW – BANNER COLORS – 212 S MERAMEC AVENUE
Josh Goodman, HDA Architects (project architect), was in attendance at the meeting.
Susan Istenes explained that on February 5, 2018, a Sign Subdistrict Plan was approved for the subject property which 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. The property (zoned PUD) contains a multi-family apartment building with restaurant/retail space on the first floor. 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 applicant is proposing indigo and yellow for the banner colors. The following table outlines all signage allowed by the approved Sign Subdistrict.
Sign Type Location Use Size Proposed Address Southwest entrance Residential 10.02 sqft Perpendicular, banners (2) West façade Residential 3.5 sqft per face Wall – inline tenant ID sign Southwest tenant space; west façade Retail 28 sqft Wall – corner tenant ID sign Northwest tenant space; west façade Retail 40 sqft Address Northwest tenant space; west façade Retail 10.02 sqft Wall – inline tenant ID sign Northwest tenant space; north façade Retail 28 sqft Perpendicular, banners (2) Northwest tenant space; 1 west façade and 1 north façade Retail 3.5 sqft per face Wall – inline tenant ID sign Northeast tenant space; north façade Retail 28 sqft Address Northeast tenant space; north façade Retail 10.02 sqft Perpendicular, banner Northeast tenant space; north façade Retail 3.5 sqft per face
4 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 stated that the reason for the blue and yellow color choice is to tie the bike racks in with the building. He added that the current restaurant tenant does not want to use banners.
Chairman Lichtenfeld asked if the colors as shown on the submittal are a good rendition of the actual colors being requested.
Mr. Goodman stated that the printer quality is good; however; the yellow appears a little more gold.
Chairman Lichtenfeld commented that the yellow is too deep, and the blue is so deep it appears black.
Mr. Goodman stated that he believed they had flexibility with regard to the colors.
Brian Maguire stated that he understands what they are attempting to do; however, these look like Blockbuster colors.
Chairman Lichtenfeld informed Mr. Goodman that this Board needs to see the actual colors.
5 Mr. Goodman informed the members that they would like to use to banners on the Bonhomme Avenue elevation for residential purposes since the restaurant does not want to use them.
Chairman Lichtenfeld asked if they would be solid or with graphics.
Mr. Goodman stated that the two in the center would be solid; the remaining would be for advertising.
After a lengthy discussion regarding all the banners and their locations, Ron Reim asked if staff anticipated a third or fourth color for these banners.
Anna Krane replied “no”; she stated that staff assumed the banners would be the same colors as the bicycle racks.
Craig Owens commented that he wasn’t here for the original {ARB} approvals, but he’s aware that banners were installed before approvals by this Board were granted and that he’s not in favor of increasing the number of banners.
Richard Lintz agreed.
Chairman Lichtenfeld stated that it’s confusing with the residential and restaurant next to each other.
Ron Reim stated that it is his recollection that this Board was attempting to limit the number of advertising banners.
Anna Krane reminded the members that this development is the subject of an approved signage sub-district (maximum of two background colors; one for the solid banners and another for the advertising banners).
Carolyn Gaidis stated that it seems as though the applicant is trying to coordinate the colors with the use.
Chairman Lichtenfeld indicated that up to three retail tenants could have their own signage and as such, he thinks the banners should be the same…he added that he believes more banners are being introduced tonight.
Anna Krane informed the members that the number of banners is the same.
Ron Reim added that the applicant is asking for more advertising banners.
Chairman Lichtenfeld emphasized that the banner colors are important, and this Board needs to see the actual colors.
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Ron Reim suggested tabling this until more information is received.
The members agreed.
Hearing no further questions or comments, Ron Reim made a motion to continue consideration of this request until the meeting of the 20th (samples are required). The motion was seconded by Brian Maguire and unanimously approved by the Board.
CONDITIONAL USE PERMIT – HOTEL USE – 26 NORTH MERAMEC AVENUE (SEVEN GABLES INN)
Jake Horner, agent on behalf of 7 Gables, was in attendance at the meeting.
Susan Istenes explained that the hotel has been operating for many years without a Conditional Use Permit and new ownership has triggered the need to bring the existing hotel into conformance with the Zoning Regulations. The hotel measures 20,794 square feet and contains 32 guest rooms, meeting room space and a restaurant. The restaurant operates under a separate Conditional Use Permit. The new owner is not planning any major changes to the function or operation of the hotel at this time. The hotel and restaurant are located in a building addressed 18 and 26 North Meramec Avenue on the east side of the street. A surface parking lot addressed 23 North Meramec Avenue is located on the west side of the street and is under the same ownership. The surface parking lot provides 18 parking spaces for the hotel. The hotel also uses a valet service. Dumpsters are located at the rear of the building and accessed from the east-west alley. Deliveries will also be made to the southeast corner of the building using the east-west alley. The Zoning Code requires that hotels provide parking spaces at a ratio of 3/4 space for every guest room. With a total of 32 guest rooms, the hotel should provide 24 parking spaces. The existing conditions provide 18 parking spaces and a valet service. Staff is not aware of parking issues related to hotel guests in the area. There are multiple options for public parking and the valet service provides an option for overflow parking. The applicant is requesting approval of a parking waiver for 6 parking spaces in order to continue operating the hotel as it currently exists. Staff supports the request for a parking waiver. Parking requirements directly related to the restaurant space are handled through the separate Conditional Use Permit. The courtyard at the rear of the hotel is adjacent to the outdoor terrace of the apartment building located east of the subject property. Existing noise levels generated by the hotel have not adversely impacted the surrounding area. Staff is of the opinion that the hotel meets the requirements contained in the regulations governing conditional uses. The hotel is compatible in size to other buildings and adequate parking is provided. The proposed hours of operation and method of deliveries are consistent with other businesses in this area. Based on the information regarding the operation of the hotel as provided by the applicant, staff is of the opinion that the business is compatible with surrounding uses and recommends approval of the Conditional Use Permit to the Board of Aldermen with the following condition:
1. There shall be no outdoor music or speakers to amplify music or similar audio.
7 Ron Reim asked if special mention of the parking waiver is necessary.
Susan Istenes indicated that they are welcome to mention approval of the waiver in their motion.
Mr. Horner voiced his appreciation for being able to present the application this evening and noted that he did not recall asking for a parking waiver.
Ron Reim explained that the waiver comes by default.
Mr. Horner asked for reconsideration of the outdoor music, noting that the outdoor patio is an important feature of the hotel.
Anna Krane stated that the courtyard area is separate from the restaurant’s outdoor dining area. She noted that other applicants have requested outdoor music.
Chairman Lichtenfeld voiced concern about the possibility of music being heard by neighboring residents.
Ron Reim asked how open the courtyard area is.
Mr. Horner stated that there is a wall around the courtyard area.
Ron Reim stated that he is also concerned about music disrupting the nearby apartment occupants.
Brian Maguire noted that apartments have moved into downtown Clayton and that he believes Seven Gables had outside music before.
Craig Owens added that music from inside can be heard outside when doors are open, and that the City previously approved outside music/speakers for an establishment across the street although it was never open. He noted that the City does receive complaints from neighbors to the north regarding noise from the downtown area.
Mr. Horner stated that there should be more clarification regarding this issue and again asked for approval for music in the courtyard area.
Ron Reim indicated that although he agreed with Craig, it will be easy at this time for this Commission to recommend approval with staff’s recommendation.
Andrea Kendrick, broker representing the seller, voiced her support of the request for outdoor music. She added that outside music was part of an event that was previously held and that there were no complaints.
8 Hearing no further questions or comments, Ron Reim made a motion to recommend approval of the conditional use permit, which includes a parking waiver, to the Board of Aldermen per staff recommendation. The motion was seconded by Brian Maguire and unanimously approved by the members.
CONDITIONAL USE PERMIT – RESTAURANT – 33 NORTH CENTRAL AVENUE (OPUS)
Jeff Pernikoff, contractor, was in attendance at the meeting.
Susan Istenes explained that the restaurant space measures 2,126 square feet and will have 64 seats. The restaurant will be open Monday through Friday from 10:00 a.m. until 9:00 p.m. and Saturday from 12:00 p.m. until 6:00 p.m. The restaurant will feature a build you own poke bowl menu with beer and wine service. A liquor license will be required. Delivery service from the restaurant is not proposed. Deliveries to the restaurant will be made through the rear entry from the loading docks in the parking garage. Trash will be stored in dumpsters located in the rear of the building. The applicant does intend to participate in a recycling program. Because the restaurant is less than 3,000 square feet, off-street parking for patrons is not required. There is sufficient public parking available within the immediate vicinity to support the demand. Staff is of the opinion that the proposed restaurant meets the requirements contained in the regulations governing conditional uses. The restaurant space is compatible in size to other restaurants and adequate public parking will be available along the street. 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 and recommends approval of the Conditional Use Permit to the Board of Aldermen with the following condition:
2. There shall be no outdoor music or speakers to amplify music or similar audio.
Chairman Lichtenfeld asked about the name of the restaurant.
Mr. Pernikoff stated he didn’t know about the name, but the food is like sushi in a bowl and that this will be the first in St. Louis.
Chairman Lichtenfeld asked where within the building this restaurant will be located.
Mr. Pernikoff indicated that it will be mid-block next to Smoothie King.
Ron Reim commented that he’s happy to see a new food type in Clayton.
9 Hearing no further questions or comments, Ron Reim made a motion to recommend approval of the conditional use permit to the Board of Aldermen per staff recommendation. The motion was seconded by Carolyn Gaidis and unanimously approved by the members.
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Carolyn Gaidis asked about outside music.
Richard Lintz stated that it’s been discussed at the Board level; one Alderperson in particular would like to see more nightlife,
Craig Owens stated that this group can initiate an ordinance amendment to address this issue.
Chairman Lichtenfeld asked what the next step would be.
It was determined that the Board can discuss.
Chairman Lichtenfeld announced that Kathy Scott will soon be retiring from the Planning Department.
Having no further business before the Commission this evening, the meeting adjourned at 6:35 p.m.
_______________________________ Recording Secretary