May 21, 2018 — Meeting Minutes

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MINUTES CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD MAY 21, 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 Craig Owens, City Manager Brian Maguire Joanne Boulton, Aldermanic Representative

Absent: Scott Wilson Ron Reim William Liebermann

Also in Attendance: Susan M. Istenes, AICP, Planning Director Anna Krane, Planner

CONDITIONAL USE PERMIT - GENERAL CUP 6500 FORSYTH BLVD. Cheryl Adelstein, Washington University asked that this item

2 be removed from the agenda. They are not ready to present but will return later to present Washington University's plans for the continued redevelopment of the South 40 to the Architectural Review Board and Plan Commission.

Craig Owens made a motion to remove this item from consideration. The motion was seconded by Joanne Boulton and was unanimously approved by the Board.

CONDITIONAL USE PERMIT - RESTAURANT CUP 222 SOUTH MERAMEC AVENUE Adrian Trenell and Jeff Solomon, architect were in attendance at the meeting. Susan Istenes explained that the property is located on the east side of South Meramec, between Shaw Park Drive and Bonhomme Avenue. Current zoning designation is HDC or high density commercial. It is located in the Central Station TOD Transit Overlay District. The restaurant space measures 778 square feet. The applicant is not proposing any exterior alterations. The intent of the restaurant is for a coffee shop with grab and go food. The restaurant will be open seven days a week, 8:00 a.m. to 2:00 p.m. and the applicant is not requesting a liquor license. Delivery service from the restaurant is not proposed. The applicant will bring supplies to the restaurant, as needed.

3 Deliveries to the restaurant are not proposed. Trash will be stored in existing dumpsters, located in the rear of the building and the applicant intends to participate in a recycling program. The property provides one off-street parking space, which is proposed for use as employee parking only. The block does not have food or coffee options and the shop will fill a void for residents and employees in the area and appears to be compatible with surrounding uses. Staff is of the opinion that the proposed floor area is reasonable given the nature of the proposed coffee shop. Staff does not anticipate negative impacts to surrounding properties. In terms of traffic and parking, the existing site access is adequate and there are no proposed changes. Because of the restaurant's size, off-street parking for patrons is not required. There is adequate public street parking and nearby parking garage. Staff recommends approval of the conditional use permit as requested. Steve Lichtenfeld asked about deliveries to the shop. Adrian Trennell stated that he will bring supplies as needed. Joanne Boulton recommended that the shop amend its hours of operation to open at 7:00 a.m. versus 8:00 a.m., which the applicant agreed to change. Joanne Boulton made a motion to recommend approval of the conditional use permit to the Board of Aldermen, modified to begin at 7:00 a.m., otherwise

4 as submitted. The motion was seconded by Brian Maguire and unanimously approved by the members.

ARCHITECTURAL REVIEW BOARD - SIGNAGE 801 SEMINARY PLACE Director Istenes explained that this 68.8 acre property has a zoning designation of R2, single-family dwelling district. The subject 44,346 square foot library building is located north of Founders' Way, just east of Seminary Place. On December 19, 2016 the Architectural Review Board approved renovations to the library, including exterior signage. Renovations have almost been completed. The applicant has since revised the signage plans for the building, now proposing two wall signs measuring 103.6 square feet. One sign to be located on the north elevation and one on the south elevation, just below the roof line. The proposed signage exceeds the allowable square footage by approximately 195 square feet and is located above the first floor ceiling height. The applicant is requesting a sign modification to install the proposed signage that does not conform with the city's sign regulations. Staff's recommendation is to approve the project as proposed with the following condition and that is that no lighting shall be permitted for the south elevation wall sign. Mawson Haug from Concordia Seminary and Gary Gross from Zigland Sign.

5 Mawson Haug is requesting special dispensation for the size of the sign due to the long donor name they are accommodating. Mr. Lichtenfeld commented that he felt the sign was tasteful and seemed to be right in that location. Joanne Boulton commented that she agreed and the building looks very well done. Mr. Haug is in agreement with staff's recommendation for no lighting on the south elevation wall side. Brian Maguire made a motion to approve. The motion was seconded by Craig Owens and unanimously approved by the Board.

CONCEPTUAL REVIEW - 8120 STRATFORD Conceptual review for a new single-family residence with a front-entry garage. The 6,250 square site is located on the south side of Stratford Drive, between North Brentwood Drive and North Forsyth Boulevard. The property is zoned R2, single family in the Clayton Gardens Urban Design District. The proposed project consists of the demolition of the existing house and the construction of a new house, with a below grade, front-entry garage. The Clayton Gardens Urban Design District regulations state that front loading, below grade garages are strongly discouraged and shall be prohibited unless they are featured on 51 percent or more of

6 the homes on the block. Stratford Drive does not meet the 51 percent requirement to allow front entry, below grade garages. The applicant has applied for conceptual review in order to receive feedback from the Architectural Review Board regarding alternative compliance prior to submitting complete plans for review. The project requires a thorough staff review prior to being placed on a Plan Commission and Architectural Review Board agenda. Staff recommends that the Architectural Review Board consider the proposal and provide input. This is conceptual review only and any comments made are not binding. To approve an alternative approach, the Plan Commission or Architectural Review Board must find that the proposed alternative approach accomplishes the intent of the design standards equally well or better would an approach which complies with the design standards. Lauren Stutman, architect, David Bowles and Larry Bahrbelt, homeowner Ms. Stutman requests variance due to the unusual topography on the lot, which has a steep upward slope, lot size and shape. The upward slope is a total of 12.44 feet from where driveway meets the street to the rear of the lot. This creates a hardship and why they are asking for the variance. The north side of Stratford slopes downward and therefore, it is very easy to do a side or rear garage. The south side

7 slopes up and is quite different, which is why the existing homes on this side of the block have front-entry garages. The current block face has 50 percent of their homes with front-entry garages or garages that were front entry and converted to open carports. Joanne Boulton noted that the carports are actually porticos that you drive through to the back, where there is a garage. The architect is proposing a number of techniques to minimize the appearance of the front-entry garage. Garage doors are pulled back from front yard setback by five feet. The face of the house is extended two feet over the top of the garage door, so that it is more recessed. The driveway slopes down with an eight percent slope towards the garage and then a curved brick retaining wall obscures about half of the garage door when viewed from the street. Six foot side yard setback as opposed to five foot. The proposal is in compliance with the impervious coverage on the lot and the garage is under 50 percent of the home's facade. The garage door will be painted the same color as the brick to minimize the appearance. The homeowners have talked to the neighbors on each side and they have raised no objection to the front-entry garage. The garage is extra deep to facilitate maneuvering the car in the left bay out. The proposed house is 3,255 square feet. Mr. Bowles commented that the lot's width of 50 feet prohibits a side entry

8 garage and the 12 feet rise prevents a rear-entry garage without huge retaining walls and creating quite a bit of disturbance. Mr. Bahrbelt speculated that the slope and topography are what led to the original contractors building such a high concentration of front-entry garages on the south side of the street. Chairman Lichtenfeld commented the color rendering seems to show more of the garage. Ms. Stutman explained that that was an artist rendering and what she submitted was an accurate view of how the retaining wall would extend in front of the garage door. Chairman Lichtenfeld commented that in viewing the context of the neighborhood, there are a lot of existing houses in there. This has less depth for the proposed garage than the house two houses to the east with the long, deep retaining wall system. Three new houses on North Brentwood, just to the east of here, on the east side and two have front-entry garages that are treated very similar to this. Chairman Lichtenfeld inquired about an existing street tree, which Ms. Stutman stated will stay in place. They are maintaining the driveway curve cut exactly where it is now. Chairman Lichtenfeld commented that the tree was not listed on the site plan. Ms. Stutman pointed it out, although it was difficult to see. Chairman Lichtenfeld does not have a problem with this front-entry garage but noted that the house is higher on the first floor

9 level than either house to the east or the west, assuming that is to achieve the eight percent grade into the driveway. Ms. Stutman stated they mitigated that slight height difference in the top of the roof by putting a putting a one foot greater side yard setback on each side and they are well within the code on height difference. Brian Maguire noted that it is a 3 12 roof and inquired whether the shingle could accommodate that. Ms. Stutman stated that the main pitch that we use is the minimum with architectural shingles. Joanne Boulton stated that she does not like front entry garages, doesn't think they are appropriate in the Clayton Urban Design District. Ms. Stutman replied that she wouldn't be asking for the variance if it weren't for the unique circumstance of this lot. Mr. Bahrbelt stated that there are three new homes, one actually being built. So when they moved in, they knew that there was a front-entry garage there. That's what is there now. Brian Maguire noted, regarding height, that the roof face is different than most of the others along there. Ms. Stutman stated that most of the new homes have built with that. Brian Maguire stated that the flat roof seemed consistent

10 along most of those homes and this would be a variation from that. David Zimmerman lives across the street and he doesn't see any problem with this house. He agrees that it is the grade. He thinks they are replacing a front garage with a front garage. The houses that had been torn down on the north side all had front garages, so he thinks it would have been at 51 percent. He thinks that roof fits in much better than the new ones that are in there now or are getting built now. The new ones now are much higher than their neighbors and look much more massive than their neighbors. This one, at least, is in proportion. He doesn't see a problem with it. Sally Cohen, 6464 Ellenwood believes that it is important to maintain the character of the neighborhoods, a pedestrian community and seeing garages and cars is not pedestrian friendly. Unknown Voice: Noted that if you put a garage in the back, then you get into the impervious coverage and that's more of a problem with all of the new homes. They are taking up all of the land. If you were to put in a portico and put a garage in the back, there is going to be no -- it is going to exceed the impervious coverage. He thinks this is the best option, if you want a home that is an improvement as far as size, more appropriate for the neighborhood.

11 As this is for conceptual review only, there is nothing to vote on.

ARCHITECTURAL REVIEW BOARD ALTERATION/EXTERIOR RENOVATION - 1 MARK TWAIN CIRCLE

The site is 195,000 square feet and located southwest of Clayton High School, adjacent to Shaw Park. A portion of the project area is on City of Clayton property and there is ongoing discussions regarding an agreement on use of city property. Agreement will need to be in place prior to the issuance of any construction permits. The property is zoned R2 single family. It is currently made up of a grass baseball field with metal viewing bleachers. The proposed project consists of the installation of a synthetic turf field in the same location as the existing baseball field, new fence enclosure, new dugout structures and the construction of a 913 square foot, two-story concession stand and press box. The height of the proposed building is twenty-seven feet above existing average grade. The new scoreboard will be reviewed at a future date. Standard black chain link fencing will be used to enclose most of the field. A two-and-a-half-foot tall red Cordoba stone CMU wall with safety netting, measuring thirty-two feet tall will wrap home plate between the dugouts. The dugouts, concession stand and press box will be constructed of red

12 and beige brick, cast stone, Cordoba stone and a metal roof. The applicant proposes to replace the field lights. The applicant is not proposing any changes to the orientation of the existing baseball field or access points. Two trees will be removed and replaced on site. In terms of criteria for review and compatibility, the proposed design and building materials for the baseball field renovation include elements of design compatible with the newer and older building styles found in the surrounding area. This area has a concentration of civic and community buildings and uses, including the Center of Clayton, Clayton High School, the School District of Clayton administrative building and Shaw Park facilities. Structures in this area have been constructed and remodeled over generations with evidence of the design trends throughout the years remaining to create a unique blend of styles. Brick is a dominant feature of most existing structures and the proposed design will include different colors of brick, as seen across the existing buildings. More modern design patterns where the bricks are proposed, which staff believes will be compatible, while still providing an accent element. Metal roofs are proposed, which are also compatible with the newer structures throughout the park. The Enterprise Pavilion located east of the site features complementary shapes and similar building materials. Staff is of the opinion that

13 the proposed design is a creative way to blend traditional and modern styles. The existing service drive located along north and west boundaries of the project area will be resurfaced with asphalt and slightly reconfigured, but will generally remain as they appear. The area wrapping southwest of the dugouts and press box will be concrete. The concrete will match the City's standard mix. The project proposes collecting runoff from the turf field and connecting to an existing storm sewer. This will require approval from MSD and the applicant has begun that process. In terms of the fences and walls, an eight-foot-tall chain link fence is proposed to enclose the baseball field. The metal fence design is similar to the fencing along the two baseball fields located east of the subject field. Safety netting ranging in height from 16 feet to 32 feet is proposed along the southeast and west sides of the field. The safety netting is specifically designed for athletic fields. Red Cordoba stone, approximately two-and-a-half feet tall are proposed along the southwest and west sides of the field to act as the backstop behind home plate. The interior side of those walls facing the field will be lined with padding and the exterior face will be the red stone. Staff is of the opinion that the proposed fences and walls are compatible with the proposed site design and surrounding area. The applicant is proposing to replace existing field

14 light poles. The new lights will go in the same locations, but will feature upgraded lights with shields. The spillover of light onto adjacent properties will be reduced from the existing conditions. Staff feels that the design and materials of the proposed field are compatible in terms of height, mass and design with nearby structures. The use of red brick as the primary building material is compatible with adjacent buildings, while the proposed roof and secondary building materials introduce modern design elements. Staff's recommendation is for this board to approve with the following condition: That the applicant shall provide proof of approval from MSD for the stormwater sewer connection prior to the issuing of a building permit.

Eric Wilson and Jen Carlson with Bond Architects, Brian, landscape architect and Mary Jo from the school district Jen Carlson discussed the project and the existing site. Chairman Lichtenfeld asked what portion is City owned and school district. Jen Carlson explained that part of the project sits on City property and Clayton School District property. There are several easements that run through the property. She believes home plate is where City and school property are. Joanne Boulton asked which is City and which is school. Jen Carlson identified towards the south as the City and towards the north is Clayton. Chairman Lichtenfeld

15 noted that the bulk of the issue is in school district property and Jen Carlson agreed. Jen Carlson discussed the access drive. They have met with the fire marshal and will adhere to his weight limit requirements for concrete, width turning radiuses that he requires to get around the baseball field. We are going to keep that access the same. Brian, the landscape architect discussed the synthetic turf and drainage plan to handle the water on the turf by tying into MSD storm sewer. Joanne Boulton asked what plan B was. If they don't grant permission, then on other projects they have stored the water under the field and would slowly release it back into the system. They will follow MSD's requirements. They have retained it under the field and also have used infiltration trenches under the field. Jen Carlson stated that only the concession stand/press box will be two stories. Joanne Boulton inquired how to access the viewing decks. Jen Carlson explained that it was only for filming purposes, not for spectator seating and would be accessed through the press box. Jen showed the floor plans for the concession stand/press box. Chairman Lichtenfeld inquired that the public would never enter the space and Jen Carlson confirmed. Jen Carlson elaborated on the red brick locations. On the back side, park side, there are striations. There will be a clay stone product for the

16 backstop. Joanne Boulton asked about the cushion piece, tearing over time. Eric Wilson stated the cushion will be on the field side, for safety. It is on a Z clamp and if it wears out after three or four years, you take it off and put a new one back on. Jen Carlson stated that most of the backstop is going to be hidden by padding. It is a more durable surface. It is a stone/clay product, technically both, called Spec-Brik, with rear modular brick in all other locations. Chairman Lichtenfeld asked that Jen Carlson relate the colors of the brick to what is around it? So a field trip was taken by Midwest Brick, to match the bricks in a complementary color. Some of the colors have been discontinued and some are still available. They are trying to get the same tone as what is over there. The existing buildings at Clayton High School have approximately six different colors of brick, depending on which year an addition was put on. So Jen Carlson is aiming for a traditional design in a little more modern way. Joanne Boulton asked for clarification on the dugouts with the stone. Jen Carlson is proposing to put the stone on the interior face, where the players are sitting, for durability and also the wall. The outside will match. Joanne Boulton inquired about the scoreboard. Jen Carlson stated that the existing scoreboard will be upgraded, but

17 located in the same spot. Brian explained that all sports lighting is going to LED for cost savings and efficiency. An added benefit is the ability to control the field of light with the shields and have a better light quality. Joanne Boulton asked if there was any housing around. Chairman Lichtenfeld stated there is not. Chairman Lichtenfeld commented that he liked the colors of the brick but thought it was very dark in the rendering and in the elevations and seemed darker than the high school or any of the surrounding service buildings. Jen Carlson illustrated the two brick colors which are a traditional red. Joanne Boulton asked if both of the buildings will have that at the base. Jen Carlson said they would like to run the traditional red brick all the way down. They would like to do what they call the chocolate but it will also help to keep dirt and grime off of the building versus a lighter colored brick. The traditional red brick colors were pulled from existing buildings. A maple colored brick is similar to what is there and most of Center of Clayton is actually more of a salmon or orange color, which is visible from home plate. Brian Maguire thought the brick looked like Z brick and Joanne Boulton thought it felt busy. Chairman Lichtenfeld agreed and would like to see fewer colors and to lighten it up. Upon inspection, the high

18 school buildings seemed to be lighter. Jen Carlson felt that the colors were more orange than the traditional reds. Mary Jo Gruber, CFO for School District of Clayton explained that the newest building is the darker color, then it goes to the light and then it goes to the red, on the new building. The library building is actually a dark brown, so they are actually darker than lighter, if you are on the back side of the building. The front of the building, there is more of your natural red, that's the 1950s building, but the newer buildings actually have a lot of dark in them. Standing in between, in the mechanical courtyard and look towards the baseball field and towards the back of the school, it is dark browns, reds and then oranges on Center of Clayton, which is actually where we have pulled all of these colors from. Joanne Boulton doesn't think it is too dark, just too busy. Brian Maguire inquired whether the ARB was tasked with continuity in all of these buildings. Chairman Lichtenfeld stated that the board can ask the applicant to do so. The board will not dictate the actual color. The design is up to the applicant, which the board reviews. Jen Carlson stated regarding the stripes that one of the goals is to give Adzick Field its own identity, using materials right next door in a modern way. Chairman Lichtenfeld doesn't have a problem with the stripes if it could be simpler, it would hold up better and be a little

19 stronger than it is right now. Joanne Boulton stated the color pattern is busy, that the improvements are creating an identity and going forward, what is going to look good in 15 years? Chairman Lichtenfeld likes the overall massing, sloped roof, openness on the front. We would leave it up to the applicant, as the designer, to respond to comments on the color, the striations and things like that. The padding on the low brick wall, would that be a complementary color or do you have a choice? Brian stated that there is a choice in color. A complementary color or a school color, possibly a blue or even black. They will work with the school district on that. Mary Jo Gruber stated that they would probably not go with a school district color because they do joint use the field and they try to promote the other teams that use it, as well. With those two comments, then Chairman Lichtenfeld would like to see it as a complementary color to the rest of the building. Brian Maguire asked whether the whole white thing on the rendering was going to be uninterrupted concrete. Is it going to be broken up with bricks? Eric Wilson stated that currently it is concrete to satisfy fire access, for fire and ambulance. If they could get bricks on the ground, possibly donor bricks. If they can stand up to the weight of the fire truck and weight of the ambulance, they would be open to looking into that. Jen Carlson stated there will be a small

20 planting area behind each dugout. The depth of that area is not yet determined and will be contingent on the fire marshal's needs. Brian Maguire would like to see some patterns to break it up in some way. Eric Wilson said they can definitely look into that. Brian Maguire asked if there was going to be any signage on the padding. Eric Wilson and Jen Carlson said no signage. Joanne Boulton asked to see the standing seam metal roof sample, which is used on the newer pavilions in Shaw Park. Chairman Lichtenfeld asked if it would be the same dimension. Jen Carlson was not sure if the sample was the same dimension, but their roof would be. Joanne Boulton confirmed that that was the color that they are proposing. And it will be used on the dugouts, as well. Chairman Lichtenfeld mentioned staff's recommendation with condition of proof of approval from MSD for the storm sewer connection prior to any building permit issuance. And Jen Carlson confirmed their agreement to adhere to that condition. Chairman Lichtenfeld then reiterated the concerns about color, striation, relating to the other buildings, as well as the horizontal concrete. Joanne Boulton asked about the different colored turf. Brian stated that most of the turf will be green except for warning track on the outfield. Joanne Boulton asked whether the fence would be located at the far end of the warning track, which Brian confirmed. Chairman Lichtenfeld asked

21 whether there were different types of green. Brian explained that there are different types of turf that they have. There are two different types of grass there, to designate infield to the outfield. Jen Carlson added that they are trying to keep a green infield, so that when you are playing field hockey, there is not a lot of brown on the infield, that could distract you. Joanne Boulton asked whether the infield will be a darker green, which Jen Carlson confirmed. Chairman Lichtenfeld asked whether the pitcher's mount was raised. Brian explained that the maintenance staff will bring the temporary mound out, as needed. Joanne Boulton asked about striping for field hockey. Brian explained that it can be striped a couple of different ways. Permanently striped, which may be a distraction to the baseball player but temporary marking can also be made. Locators can be placed in the field and then you pull you string line and paint the line. The temporary stripes can last a week up to six months. Joanne Boulton asked about overlap in seasons. Brian stated that baseball is played in the spring and field hockey is played the opposite season. It could also be used for softball, as well. Softball is a fall sport in Missouri. So there may be some overlap with softball and field hockey, at times. Brian Maguire asked about the material in the infield, the dirt and expressed concern that it had been linked to cancer

22 in the past. Eric Wilson dispelled that theory and stated that there has been no proof to date that any infields have given anybody any cancer. Mary Jo Gruber stated that the field will also be used by Parks and Rec for youth soccer, in the outfield, but the final surface has not been selected, so it has not been determined whether it will have a rubber infill or a natural infill. It will still be the synthetic grass. The infill will be determined at a later date. Gay Field currently has lines for each sport that are played on it and they are permanent. Chairman Lichtenfeld reiterated that there is a staff recommendations and some concerns from the board regarding the concrete, brick color, simplicity, et cetera. Joanne Boulton made a motion to approve with the following conditions: Applicant shall provide proof of approval from MSD for the storm sewer connection prior to issuing of a building permit. Simplify the brick color on the buildings, on the outside of the buildings. Concrete may get some pattern or something to make it more interesting, other than flat concrete. Padding color will be complementary to the bricks and no signage on the padding. Chairman Lichtenfeld said regarding the concrete and the brick, we would like you to come back and show it to the staff and if they deem it has to come back to the ARB, then we will go that direction. Jen Carlson asked for clarification about the stamped concrete because on

23 their past projects in the districts, there have been issues. Everything that was stamped has been sanded down and removed. Another issue is cost. Stamped and colored concrete increase the cost and the project has a very tight budget. Chairman Lichtenfeld said that they would lead it up to them to see what they could fit in and come back. Joanne Boulton suggested possibly a border. Jen Carlson said that they will look into the options. Craig Owens suggested that they come back in two or three weeks with some reaction to the comments. Brian said coming back in three weeks is a definite possibility. It won't kill the schedule. It is easy to change the pattern and the color of the brick. Brian will work with Jen Carlson and Eric Wilson and ensure that they are on the same process. Anna mentioned that they can get started on permits in the intervening time, to stay on ultimate schedule. Joanne Boulton rescinds her motion. Craig Owens made a motion to table the matter until June 4th. Joanne Boulton seconded the motion and it was unanimously approved by the Board. Susan Istenes discussed lunch and learn dates.

Having no further business before the Commission this evening, the meeting adjourned at 7:00 p.m.

___________________________ Sara E. Tom