May 7, 2018 — Meeting Minutes
MINUTES
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD
MAY 7, 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: Ron Reim, Acting Chairman Joanne Boulton, Aldermanic Representative Craig Owens, City Manager William Liebermann Brian Maguire
Absent:
Steve Lichtenfeld, Chairman Scott Wilson
Also in Attendance: Stephanie Karr, Acting City Attorney Susan M. Istenes, AICP, Planning Director Anna Krane, Planner
Acting Chairman Reim welcomed everyone to the meeting and asked that all cell phones be turned off and that conversations take place outside the meeting room.
MINUTES
The minutes of the April 16, 2018 meeting were presented for approval. The minutes were approved, after having been previously distributed to each member.
ARCHITECTURAL REVIEW – FRONT YARD FENCE – SINGLE-FAMILY RESIDENCE – 745 GLENRIDGE
Stephen & Pamela Elias, owners, were in attendance at the meeting.
2 Susan Istenes explained that the request is for the installation of a 1.67 foot tall wrought iron fence along the eastern (front) property line. The design and materials of the [partially installed] fence are consistent with the Architectural Review Board’s preference for ornamental or decorative fencing in front yards and compatible with neighborhood character. The proposed fence will be an accent feature for updated landscaping along the front yard of the subject property. The fence is below the maximum height allowed within 20 feet of an intersection and will not act as a visual barrier for sight distance. Director Istenes stated that staff recommends approval as requested.
Mr. Elias stated he had nothing to add, except to say he had begun installation already as he did not realize he needed this Board’s approval first.
Joanne Boulton indicated the fence is lovely.
Hearing no further questions or comments, William Liebermann made a motion to approve as submitted. The motion was seconded by Brian Maguire and unanimously approved by the Board.
CONDITIONAL USE PERMIT – FITNESS CENTER (WELLBRIDGE) – 7676 FORSYTH BOULEVARD
Lauren Talley representing Cushman Wakefield was in attendance at the meeting.
Susan Istenes explained that the applicant is proposing that Wellbridge Athletic Club and Spa occupies approximately 40,000 square feet of the building. Wellbridge Athletic Club and Spa includes individual fitness areas, group fitness rooms, a pool, a childcare area, a spa and a juice bar. The proposed hours of operation are 5:30 a.m. to 10:00 p.m. Monday through Friday, and 7:00 a.m. to 7:00 p.m. on Saturday and Sunday. Shared parking for the building is provided in the attached parking garage. Director Istenes noted that staff is of the opinion that the proposed health and fitness club meets the requirements contained in the regulations governing conditional uses and the proposed use is compatible with surrounding uses. Staff does not believe that noise associated with this use will be disruptive to the surrounding properties and that the on-site parking provided in the attached garage will be sufficient to meet demand and therefore, staff recommends approval of the conditional use permit as requested.
Ms. Talley commented that Wellbridge will only be open until 9 p.m. on Fridays.
Ron Reim asked if the operation will be similar to the existing operation.
Ms. Talley replied “yes”.
Joanne Boulton asked about parking.
Ms. Talley indicated that they have an arrangement with the property owner to the north and with the owners of US Bank for parking until construction of the garage is complete.
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Hearing no further questions or comments, William Liebermann made a motion to recommend approval of the conditional use permit to the Board of Aldermen as requested. The motion was seconded by Brian Maguire and unanimously approved by the members.
CONDITIONAL USE PERMIT – MONTESSORI SCHOOL/DAYCARE FACILITY – 6611 CLAYTON ROAD/6602 ALAMO AVENUE
Brian Schnuck, partner and Guy Barnett, Vice-president of Higher Ground, were in attendance at the meeting. Also in attendance was Margaret Malewski, Director of Expansion of Higher Ground and Brian Ivy, project architect.
Director Istenes explained that this is a request for a Conditional Use Permit to allow the operation of a Montessori school and daycare. The subject property is located on the north side of Clayton Road between St. Rita Avenue and Concordia Lane. The 13,000 square foot site has a zoning designation of C-2 General Commercial District and is located in the Clayton Road Urban Design District. The site is currently developed with a 19,232 square foot multi-tenant office building and four surface parking spaces. The property is surrounded by residential land uses to the north and east and commercial uses to the south and west. The applicant proposes to renovate the interior of the existing building, to construct a rear addition for an elevator and a 4,596 square foot rooftop deck, front yard alterations including retaining walls and modifications to the existing building entrances and exits. The existing parking area will be reconfigured to include the elevator addition and one accessible space off of the east-west alley located north of the property. The surface parking lot at 6602 Alamo Avenue will provide additional parking for the subject property. The surface parking lot property is zoned R-5 Medium-Low Density Multiple Dwelling District. The proposed daycare will occupy 18,700 square feet and provide programs for infants through pre-kindergarten. The daycare will operate from 7:00 a.m. until 6:00 p.m. Monday through Friday. Parking for the building is provided in the surface parking lot with access from St. Rita Avenue. The proposed surface lot provides 25 parking spaces. The proposed site plan shows two options for daycare drop off circulation. The subject property only includes one parking space directly adjacent to the building. The remainder of the off-street parking is located northeast of the building on the surface parking lot addressed 6602 Alamo Avenue. The applicant is proposing to use the surface parking lot for drop off cuing. The applicant is proposing access to the surface parking lot through two curb cuts along St. Rita Avenue. Cars will line up in the drive lanes of the parking lot and then exit into the east-west alley located south of the parking lot. Staff is of the opinion that the proposed drop off will provide adequate cuing for cars. St. Rita Avenue is a one way road and the two entrance points to the surface parking lot will help prevent cars from backing up onto the road. The proposed circulation pattern of sending existing cars toward the east-west will help the flow of traffic continue and keep cars away from the residential streets to the north. The applicant is also proposing to use the surface parking lot of a commercial property located west at 6633 Clayton Road. The western parking lot can be accessed from Clayton Road with cars then exiting onto the east-west alley located north of the parking lot. The proposed use will generate more traffic than currently generated by the empty building;
4 however, based on the use proposed, the trips generated will likely not negatively impact the residential neighborhood. Per the Zoning Code, 12 onsite parking spaces should be provided for the proposed daycare based on the rate of one parking space per classroom. The applicant is proposing to provide 26 parking spaces. The applicant has stated that staff of the daycare will require a minimum of 20 parking spaces. Director Istenes indicated that staff recommends approval of the Conditional Use Permit to the Board of Aldermen with the following conditions: 1. Use of the surface parking lot shall be restricted to the hours of 5:00 a.m. through 7:00 p.m., Monday through Friday.
2. The trash enclosure located on the surface parking lot shall be relocated to the south property line.
3. A minimum 6 foot wide landscaped buffer shall be maintained along St. Rita Avenue between the public right-of-way and any surface parking.
4. A landscaped buffer a minimum depth of the front yard setback shall be maintained along Alamo Avenue. The front yard setback shall be the average existing front yard setback as determined by a block face study performed by the applicant.
5. No curb cuts are permitted along Alamo Avenue.
6. A row of evergreen shrubs shall be maintained along the north edge of the surface parking lot a minimum height to screen car headlights.
7. A 6 foot tall solid screen fence shall be maintained along the west property line of the parking lot, but not beyond the front yard setback of Alamo Avenue.
8. No light poles are allowed on the surface parking lot.
9. No lights, other than those required for egress or emergency lighting, shall be permitted on the roof deck.
10. Exterior lights shall be directed/shielded so as not to spill light onto adjacent properties.
Mr. Schnuck stated that they are okay with the conditions; however, they will lose parking spaces if they create the recommended setback.
Anna Krane stated that the project currently conforms with no front yard parking.
A lengthy discussion regarding traffic/drop-offs and pick-ups ensued. Parking was also discussed in detail.
5 Ron Reim voiced his concern about the use of the lot and the use of St. Rita to gain access to Alamo Avenue.
Anna Krane reminded everyone that St. Rita is one-way and everyone leaving the lot now has to use the residential area.
A discussion regarding the number of parking spaces; who and when they would be used ensued.
Barbara Nauert, 6607 Clayton Road, voiced her opposition to the proposal. She distributed photos and written comments to the members and asked that her opposition be made part of the record.
Mimi Deen, 6610 Alamo, voiced opposition as well.
Maggie Baisch voiced her support of the proposal; noting that as a parent, she’s excited to see another day care facility in the area and as an administrator, safety is the number one priority.
Ted Fischer, 6615 Alamo Avenue, voiced his strong concern for the safety of the children.
Mehrdad Sehi, 6601 Clayton Road, voiced his objection to the proposal.
Counsel for Ms. Nauert asked if this proposal eliminates public use of the alley.
Other objections were received.
Mr. Schnuck commented that there is a lot of incorrect information out there; they would never engage in something that would be harmful to a child.
Ron Reim commented that with regard to the alley, people with garages use the alley to access them.
Mr. Ivy presented a proposed site plan and explained the traffic flow.
Mr. Schnuck asked for more time; he stated he’s confident he can address the concerns.
Joanne Boulton suggested keeping pedestrians off the alley. She asked they they also provide the number of students and staff.
Ron Reim asked if they are Missouri state licensed.
Mr. Barnett replied “yes”; adding that they also have their own standards.
Ron Reim asked if they’ve met with the state licensing reps.
6 Mr. Barnett indicated that they have begun dialogue with them.
Ron Reim recommended they speak with them before coming back.
Joanne Boulton stated that she wants to know the number of students.
Ron Reim informed the applicants that the City may place a restriction within the Conditional Use Permit.
Hearing no further questions or comments, William Liebermann made a motion to table consideration of this application until the second meeting in June in order to provide the applicant more time to respond to concerns. The motion was seconded by Ron Reim and unanimously approved by the members.
Brian Maguire made a motion to table the architectural review portion of this proposal until the second meeting in June (June 18). The motion was seconded by Craig Owens and unanimously approved by the Board.
NOTE: Director Istenes left the meeting (7:10 p.m.)
ARCHITECTURAL REVIEW – SINGLE FAMILY RESIDENTIAL - FRONT YARD FENCE – 8101 EDINBURGH
Laura & Jorik Ittmann, owners, were in attendance at the meeting.
Anna Krane indicated that the proposal is to allow the installation of a 6-foot high wood privacy fence along the eastern and northern property lines. The proposed fence will be setback approximately 8 feet from Francis Place and will not extend beyond the front wall of the house along Edinburgh Drive. Historically, the Architectural Review Board has considered requests for front yard fences that are not in conformance with the zoning requirements. For instance, 6 foot tall ornamental or decorative fences (not solid wood, chain link or vinyl) have been approved on secondary front yards of corner lots when a sufficient landscape buffer is provided along the street and the fence style and location is consistent with neighborhood character. The proposed design and materials of the fence are not consistent with the Architectural Review Board’s preference for ornamental or decorative fencing in front yards. The proposed front yard fence style and location is also not compatible with neighborhood character. The majority of corner lots in the Clayshire Neighborhood do not have fences enclosing the secondary front yards. The lots that have enclosed the secondary frontage are located adjacent to other corner lots with the same context. The secondary front yard of the subject property is located adjacent to the primary front yards of the homes along Francis Place. Staff is of the opinion that the proposed fence should be constructed of iron/metal and limited to a maximum of 4 feet tall to be consistent with the Architectural Review Board preferences, Zoning Regulations and neighborhood character. Supplemental screening can be provided with landscaping. Staff believes that the lawn area between the proposed fence and the
7 street is consistent with neighborhood character, but landscaping can be installed if the owner desires and staff recommends that the fence shall be limited in height to 4 feet and shall be constructed of a decorative iron or metal to be approved by staff prior to the issuance of a fence permit.
The Ittmanns presented a photo of a metal fence they can install and indicated their willingness to comply with the recommended 4 foot height limitation.
Brian Maguire stated he’s not opposed to a wood fence.
Jonathan Waller, 707 Francis Place, stated his support of the proposal with staff recommendations.
Hearing no further questions or comments, Brian Maguire made a motion to approve per staff recommendations. The motion was seconded by Craig Owens and unanimously approved by the Board.
ARCHITECTURAL REVIEW – SIGNAGE (REQUEST FOR MODIFICATION TO SIGN ORDINANCE)– COMMERCIAL – 7822 BONHOMME (COPIA II)
Amer Hawatmeh, restaurant owner, was in attendance at the meeting.
Anna Krane explained that the applicant has installed a projecting awning on the north elevation over the entrance to the restaurant tenant space of Copia. The awning is constructed of black fabric and features a 9.2 square foot sign on each of the north, east and west faces. The awning signage was installed without a Sign Permit and does not meet the City’s Sign Code, therefore the applicant is requesting a sign modification. The following awning sign is permitted by the Sign Code: “Advertising signs, logos or emblems may be applied to the surface of an awning provided the total area of such advertising does not exceed fifteen percent (15%) of the area of the awning parallel to an adjacent street.” The north awning face is on a street frontage; however, the east and west awning faces are not, and therefore only the north face is permitted to display signage per the code. Based on the area of the awning, one 6.7 square foot sign on the north awning face would be allowed per the code. The awning projects beyond the front wall of the building, creating three faces as opposed to one face parallel to the street as typically seen with awnings in the downtown area. As proposed, the awning will feature more signage than allowed per the City’s sign code. The awning signage will also be located closer to the street than adjacent tenant wall signs, and therefore will be significantly more visible and not in competition with other signage. Staff is of the opinion that maintaining the signage proportion to the awning face, as dictated by the sign code, is important to creating a compatible appearance with the downtown area and the street character. The awning signage should be reduced to one 6.7 square foot sign located on the north face. Planner Krane stated that it is staff’s recommendation is to approve with the following conditions:
8 1. The applicant shall revise the proposed sign to be a maximum of 6.7 square feet on the north face. 2. The applicant shall remove the signage from the east and west faces. 3. The applicant shall bring the awning signage into compliance within 45 days of the date of Architectural Review Board approval.
Mr. Hawatmeh indicated that he had removed the lit building sign and the one on the corner and he is not replacing them.
Ron Reim commented that Morton’s (former restaurant tenant) had the same canopy with lettering on both sides plus two more signs. He believes the canopy looks good and asked staff how out of compliant this request is.
Anna Krane indicated that one, 6.7 square foot sign is allowed per Code and they have three, 9.2 square foot signs.
Joanne Boulton stated that she’s okay with the front facing sign/lettering; however, the two on the sides are over the top.
Mr. Hawatmeh informed the members that he has spent $100,000.00 bringing the space to Code.
Ron Reim asked if he could have more signage.
Anna Krane stated he could have a wall sign.
Mr. Hawatmeh stated he would give up the wall sign for the canopy as requested/installed.
Anna Krane indicated that the Board could impose a condition of approval that the tenant not be allowed any additional signage.
City Attorney Karr concurred that this Board can approve this application for modification with a condition that no additional signage be allowed.
Hearing no further questions or comments, William Liebermann made a motion to approve the application as requested with the condition that no more signage be allowed; however, if the applicant replaces the canopy/awning, it must come into compliance with the sign ordinance at which time the applicant could pursue approval of a wall sign. The motion was seconded by Craig Owens and unanimously approved by the Board.
SITE PLAN/ARCHITECTURAL REVIEW – SINGLE FAMILY RESIDENTIAL - FRONT YARD WALL
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Tom Wall, project architect, was in attendance at the meeting.
Anna Krane explained that the project consists of the replacement of front yard retaining walls located along the west property line, re-grading, landscaping and new patio and walkway installations. Impervious coverage is limited to 55 percent of the total lot area in the R-2 Zoning District. The existing impervious coverage on site is 23.29 percent. The new plans increase the impervious coverage to 25.98 percent. Front yard coverage is not increased with the proposed plan. Sections of the existing driveway will be replaced with landscaping and the rear yard path will be reconstructed. The existing storm water runoff, according to the MSD 15-year, 20 minute storm calculation is 0.78 cubic feet per second (CFS). The proposed runoff is 0.80 CFS, which represents a 0.02 CFS increase. Part of the proposed site alterations includes connecting the house downspouts and driveway trench drain to five-flow well systems located around the front and rear yards. The storm water plan has been reviewed and deemed acceptable. The proposed landscape plan provides an updated planting design of trees, shrubs, perennials and groundcover. One street tree located north of the existing driveway apron was recently removed by the City, not in connection with the proposed site alterations project. There is 11,782 square feet of existing canopy coverage on site with 967 square feet being removed. The replacement requirement is 4,250 and a surplus of 10,114 square feet of canopy coverage is provided on site. The plan meets the native tree requirement with 38.9 percent native. Some minor revisions are needed to the landscape plan per the City’s contracted landscape architect’s review letter dated April 18, 2018. These revisions will be reviewed for compliance under the Building Permit. Planner Krane indicated that staff recommends approval as submitted with the condition that the applicant come into compliance with the recommendations of the City’s landscape architect (on contract) contained in a letter dated April 18, 2018.
Joanne Boulton asked if the landscape issues have been addressed.
Anna Krane indicated that those items will be addressed during the building permit review.
Hearing no further questions or comments, Brian Maguire made a motion to approve the site plan per staff recommendations. The motion was seconded by William Liebermann and unanimously approved by the members.
The architectural aspects of the project were now up for review.
Anna Krane explained that the proposed design and material of the retaining walls is consistent with the Architectural Review Board’s preference for masonry walls in the front yard. Both walls step down in height from the existing house toward the public sidewalk. The northern wall is perpendicular to the public sidewalk, which mitigates the visual impact of the wall near the west property line. The north wall also creates the new trash enclosure area with solid wood gates. The southern wall curves from the southwest corner of the house toward the west property line. A landscape area is provided between the wall and the public sidewalk, which is consistent with the
10 Architectural Review Board’s preferences. The southern wall supports a new stairway with a black decorative metal railing leading from the driveway to the rear yard and creates a new landscaping area. Staff is of the opinion that the walls are compatible with neighborhood character and the existing house. A new exposed aggregate driveway is proposed in the same location as the existing driveway. New rear entry concrete stairs are proposed with the exposed foundation clad in grey stone to match the retaining walls. A new black canvas awning is proposed over the rear entry door. A slightly elevated concrete patio is proposed at the southeast corner of the house. The exposed foundation of the patio will be clad in grey stone. A stone stepping path is proposed connecting the new rear entry to the new patio. Staff is of the opinion that the proposed design and materials are compatible with neighborhood character and the existing house and recommends approval of the project as proposed.
A color rendering of the proposed project was presented to the Board.
William Liebermann commented that it looks great and emphasized that he likes it when existing properties are enhanced.
Hearing no further questions or comments, Brian Maguire made a motion to approve as submitted. The motion was seconded by William Liebermann and unanimously approved by the Board.
SITE PLAN REVIEW – REVISION TO PREVIOUSLY APPROVED PLANS INSTITUTIONAL (KOL RINAH)
Dave Cooperstein, Kol Rinah, was in attendance at the meeting.
Anna Krane explained that the applicant previously appeared before the Plan Commission and Architectural Review Board on October 2, 2017 and received approval for a proposed addition and site alterations to the subject property. On October 24, 2017, the applicant received approval from the Board of Aldermen for a Conditional Use Permit to operate a daycare facility at the subject property and to allow parking in the front yard setback. Since the approvals were granted for the original proposal, the applicant has made modifications to the site plan impacting total lot impervious coverage. The site is currently developed with a 32,311 square foot church building and a 2,230 square foot accessory structure. The property is surrounded by residential land uses to the north, east (across Hanley Road) and west, and office uses to the south (across Maryland Avenue). The applicant proposes to renovate the interior of the existing building and to construct a new 9,456 square foot addition for a total building area of 41,929 square feet. The existing accessory structure will be demolished. The existing parking lot will be reconfigured to include 24 spaces. The parking lot will be accessible from Hanley Road and Linden Avenue. Requested modifications to the previously approved site plan include a straight edge to the north parking lot as opposed to the previous saw cut design and installation of rubber groundcover in the recessed play areas located at the west and southeast corners of the building. The proposed changes result in an increase of impervious coverage on site. The on–site parking lot will be accessible from Hanley
11 Road and Linden Avenue. The entrance from Hanley Road provides access to a one-way drive aisle, behind the building and exiting onto Linden Avenue. The northern curb line of the parking spaces has been revised from a saw cut (zig-zag) pattern to a straight line. The proposed revision does not impact the function of the parking spaces or drive lane. The existing storm water runoff, according to the MSD 15 year, 20 minute calculation, is 2.486 cubic feet per second (CFS). The proposed runoff is 2.827 CFS, which represents an increase of 0.294 CFS. A rain garden basin is proposed to mitigate the increase in differential run-off. The storm water plan has been reviewed and deemed acceptable. Impervious coverage in the R-2 Zoning District is limited to 55 percent of the total lot area and 45 percent of the front yard area. The Plan Commission has the authority to approve up to an additional 5 percent of impervious coverage, resulting in a maximum total lot coverage allowed of 60 percent. The proposed project will increase the amount of impervious coverage on site from 48.92 percent to 59.18 percent. The proposed front yard coverage is 22.67 percent. The previously approved site plan proposed 54.93 percent total impervious coverage. Planner Krane indicated that staff’s recommendation is to approve as requested.
Joanne Boulton asked for an explanation of the changes from the original approval.
Mr. Cooperstein explained that they would like to install a rubber ground cover material for the two recessed play areas, which increases the impervious coverage percentage, as well as revising the approved zig-zag pattern to a straight pattern for the northern curb line of the parking spaces in an effort to make some of their neighbors happy.
A brief discussion regarding the one-way drive aisle ensued.
Joanne Boulton thanked the applicants for being a good neighbor.
Ron Reim asked if these revisions affect drainage.
Anna Krane replied “no”.
William Liebermann noted that he would support Kol Rinah reverting back to angled parking if in the future they desire to do so.
Anna Krane stated that is something that could be administratively approved. She noted that the need for this Commission’s consideration this evening is for the request for increased lot coverage.
Hearing no further questions or comments, Brian Maguire made a motion to approve the request as submitted. The motion was seconded by Craig Owens and unanimously approved by the members.
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12 Joanne Boulton announced that Rich Lintz will be taking her spot as Aldermanic Representative as of July 1st.
Anna Krane indicated that there will be a “lunch and learn” the second half of June.
Ron Reim stated that he will not be attending the first meeting in June or the first meeting in July.
Brian Maguire asked if seats are filled by an Alternate if a regular member can’t attend a meeting.
Anna Krane replied “no”.
Having no further business before the Commission this evening, the meeting adjourned at 7:55 p.m.
_______________________________ Recording Secretary