April 2, 2018 — Meeting Minutes
MINUTES
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD
APRIL 2, 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 Joanne Boulton, Aldermanic Representative Ron Reim (arrived at 5:45 p.m.) William Liebermann Scott Wilson Brian Maguire
Absent:
Craig Owens, City Manager
Also in Attendance: Stephanie Karr, Acting City Attorney Susan M. Istenes, AICP, Planning Director Anna Krane, Planner
Chairman Lichtenfeld 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 March 19, 2018 meeting were presented for approval. The minutes were approved, after having been previously distributed to each member.
ARCHITECTURAL REVIEW – SIGNAGE/SIGN MODIFICATION – COMMERCIAL – 8020 FORSYTH BLVE (BARRY WEHMILLER)
Bill Behrens, sign contractor, was in attendance at the meeting. Also in attendance was Sandy Phelps, representing Barry Wehmiller.
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Susan Istenes explained that the applicant is proposing the addition of a wall sign on the north elevation for the building owner and tenant, Barry Wehmiller. The wall sign is constructed of aluminum channel letters with acrylic faces. The proposed sign is 21.5 square feet in area and will be internally illuminated. The proposed sign location is above the second floor windows. Based on the tenant’s location within a multi-tenant office building, the following sign is permitted by the Sign Code: “Ground floor office tenants with a substantial glass wall or window area and street frontage may erect a wall sign 12 square feet in area, but not more than 2 such signs shall be permitted for each building frontage.” The proposed sign would be the fourth sign on the north elevation. There is a Barry Wehmiller sign above the building entrance. Midwest Bank Centre currently has a wall sign located just east of the proposed new sign and a sign at the bank entrance. The existing Midwest Bank Centre sign located above the second floor windows recently replaced a sign that had previously been approved for that location. The proposed sign is located above the first floor ceiling height and is also larger than the 12 square feet allowed, both of which require a Sign Modification. The building is setback from the street more than most buildings along Forsyth Boulevard creating a unique courtyard with planting areas. The proposed location of the wall sign is more visible from the street than the existing entry sign due to screening from the existing trees. The location is also consistent with the existing bank sign. Staff supports the proposed sign location above the second floor windows. The proposed size of the wall sign is larger than the code allows and larger than the existing bank wall sign, which is 10 square feet. Staff believes a 12 square foot wall sign that meets the City’s code will be more compatible with the building. Barry Wehmiller occupies adjacent and connected buildings to the west, which also have wall signs that are highly visible from the street. Staff is of the opinion that the proposed sign, revised to meet the 12 square foot maximum area, is compatible with surrounding buildings and wall signs in terms of design and material and therefore, recommends approval with the condition that the sign be revised to be a maximum of 12 square feet.
Ms. Phelps introduced herself and explained that Barry Wehmiller is a multi-billion dollar company with over 300 locations and over 100,000 square feet right here in Clayton; 8020 Forsyth being their corporate office. She stated that the proposed sign will meet their needs.
Mr. Behrens began a PowerPoint presentation. Slides depicting photos of the building were shown as well as an aerial view slide. Mr. Behrens indicated that landscaping obstructs the view of the building and the existing sign is virtually invisible from the street. He noted that their entrance is off Forsyth Boulevard; not Brentwood Boulevard.
Slides depicting the building from various locations were shown. Mr. Behrens indicated that if they are held to a 12 square-foot sign, they won’t put one up.
A slide depicting an accurate rendering of the building with a 12 square-foot sign and with a 25 square-foot sign was shown.
3 Chairman Lichtenfeld suggested dropping the tagline “building a better world” to reduce the size of the sign.
Mr. Behrens stated that the tagline is needed and a 12 square-foot sign is simply too small.
William Liebermann agreed; noting that the sign is set back from the street 65-80 feet.
Joanne Boulton agreed that the tagline is not readable.
After much discussion, Scott Wilson made a motion to approve the sign/sign modification as requested/proposed. The motion was seconded by William Lieberman and received the following vote: Ayes: Ron Reim, Joanne Boulton, William Liebermann, Scott Wilson and Brian Maguire; Nays: Chairman Lichtenfeld.
ARCHITECTURAL REVIEW – NEW CONSTRUCTION – 3-CAR DETACHED GARAGE (SINGLE FAMILY RESIDENCE) 6367 ELLENWOOD
Tyler Stephens, project architect, and Dennis Upshaw, owner, was in attendance at the meeting.
Susan Istenes explained that the proposed project consists of demolition of the existing detached garage and the construction of a 927 square foot, 3-car detached garage. The height of the proposed garage is 15 feet as measured from the average existing grade to the mean height of the roof. All 3- car detached garages are required to go before the Architectural Review Board for review prior to obtaining a Building Permit. The surrounding neighborhood features many properties with detached garages or accessory structures. The proposed garage location is further north, into the rear yard, than the existing garage location. The garage is a minimum of 5 feet from the side and rear property lines, in conformance with setback requirements for accessory structures. The proposed location is screened from the east by the neighbor’s detached garage. The proposed garage is similar in style to the existing house. Staff is of the opinion that the proposed detached garage is compatible with the neighborhood character. Total lot impervious coverage is limited to 55 percent in the R-1 Zoning District. The proposed project will increase impervious coverage on site from 31.4 percent to 38.5 percent, which remains below the maximum allowed. Accessory structure footprints are limited to 35 percent of the required rear yard. The proposed detached garage footprint covers 16.8 percent of the required rear yard. The primary building material of the proposed garage is red brick to match the existing house. White cement board siding is proposed as the accent material for the gable roof ends, which also matches the existing house. The proposed roof is clad in antique slate architectural shingles. White double hung windows and white garage doors are proposed. Staff is of the opinion that the proposed design and materials are compatible with the existing house and neighborhood character. The existing shared driveway will remain along the east property line and will be extended north to the new garage. There is an existing solid wood fence along the north property line. The applicant is proposing to extend the 6 foot tall wood fence along a portion of the east property line, adjacent to the proposed garage. The applicant is proposing a 4 foot tall wrought iron fence along the west edge of the driveway with an electric gate
4 across the driveway. A wrought iron fence is also proposed from the northwest corner of the existing house to the existing wood fence along the west property line. In conclusion, Director Istenes noted that the project as proposed is in conformance with the requirements of the R-1 Large Lot Single Family Dwelling District and the Architectural Review Guidelines; that staff is of the opinion that the proposed garage is compatible in terms of mass, height and design with the existing house and surrounding neighborhood and therefore, staff recommends approval as requested.
Mr. Stephens began a PowerPoint presentation. He noted that this is a fairly simple project - replacing a 2-car garage with a 3-car garage; the R-1 zoned property backs up to Forsyth Boulevard at the east end of Clayton.
Slides depicting an aerial view of the property, house photos, the driveway and existing garage were shown.
Mr. Stephens explained that the new garage will be further back on the lot; more in line with the neighbor’s garage.
A slide depicting the site plan was shown.
Mr. Stephens noted that a new wrought fence and motorized gate is also part of the project.
Elevation drawings were shown.
Joanne Boulton commented that the house has very few remarkable features so adding headers is a good idea.
William Liebermann asked how wide the garage doors are.
Mr. Stephens indicated that they are 9-foot wide and 8-foot tall.
Samples of the proposed materials (brick, clad window and asphalt shingle roof [Slate-line]) were presented.
Joanne Boulton commented that she likes the project.
Ron Reom added that it was well done.
William Liebermann asked if there are stairs leading to the second floor.
Mr. Stephens indicated that there are drop down stairs and the attic truss will allow for storage.
5 Hearing no further questions or comments, Ron Reim made a motion to approve as submitted. The motion was seconded by Scott Wilson and unanimously approved by the Board.
Chairman Lichtenfeld asked when they plan to begin construction.
Mr. Stephens replied “right away”.
SITE PLAN/ARCHITECTURAL REVIEW – NEW CONSTRUCTION – SINGLE-FAMILY RESIDENCE – 7430 WYDOWN BOULEVARD
Lauren Strutman, project architect, was in attendance at the meeting. Others in attendance were Scott Mehlman, developer, David Volz, civil engineer, and Matt Fry, owner.
Susan Istenes explained that the proposed project consists of demolition of the existing house and the construction of a 3,288 square foot single family residence. The height of the proposed residence is 24.1 feet as measured from the average existing grade to the mean height of the roof. The plans show the HVAC units located at the southeast corner of the house with a 4 foot tall wood screen fence. Trash will be stored in a 40 square foot wood trash enclosure located at the southwest corner of the driveway. 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 44.3 percent. The new plans increase the impervious coverage to 52.9 percent. Front yard impervious coverage is limited to 45 percent in the R-2 Zoning District. The proposed front yard coverage is 18.7 percent. The existing storm water runoff, according to the MSD 15 year, 20 minute storm calculation is 0.43 cubic feet per second (CFS). The proposed runoff is 0.46 CFS, which represents a 0.03 CFS increase. The additional runoff will be piped to a dry well system in the front yard. A French drain system is proposed in the rear yard to mitigate surface runoff from adjacent properties. The plan shows the sump pump draining to the dry well system in the front yard. It is the responsibility of the project engineer to ensure the dry well is sized to handle flow from the downspouts and sump pump. The storm water plan has been reviewed and deemed acceptable. The proposed landscape plan provides an attractive planting design of trees, shrubs, perennials and groundcover. There are three street trees and 10,353 square feet of existing canopy coverage on site. The City will be transplanting the street tree that is located where the new driveway apron is proposed. The plan removes 9,449 square feet of canopy coverage, provides a surplus of 1,695 square feet of canopy coverage and meets the native tree requirement with 40 percent native. 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 concluding that the height, setbacks and impervious coverage as proposed are in conformance with the requirements of the R-2 Single Family Dwelling District. Storm water will be adequately managed on site and the landscape plan features plantings that are appropriate for the size of the site and character of the neighborhood. Staff is of the opinion that the project meets the criteria for site plan approval and therefore, recommends approval with the condition that to ensure the future maintenance and operation of the dry well and French drain, the applicant shall record the approved site plan with St. Louis County, and submit proof of recording to the City prior to the issuance of a building permit.
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Ms. Strutman presented a site plan to the members.
Mr. Volz presented a drainage map [existing and proposed] and explained the storm water drainage plan, noting the addition of a front yard drywell that pipes water to the street and a rear yard French drain. He added that there will be less drainage toward the rear neighbor’s as well.
Scott Wilson asked what the drywell system will look like from the street.
Mr. Volz stated that it can’t be seen.
Scott Wilson asked if a system such as this is preferred over connecting to the storm sewer.
Mr. Volz replied “yes” adding that MSD does not like direct connection to the storm sewer; a system like this detains/slows water flor and prevents flooding downstream.
Brian Maguire asked how close to the house a drywell can be.
Mr. Volz replied “very close”.
Scott Wilson referred to the large dead tree that has to be removed.
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.
Because there was no one left in the audience except for the applicants, Susan Istenes spoke only to the proposed home’s compatibility, stating that staff is of the opinion that the proposed design and materials are compatible with the neighborhood character and that the project is in conformance with the requirements of the R-2 Single Family Dwelling District and the Architectural Review Guidelines. Staff is of the opinion that the proposed house is compatible in terms of mass, height, and design with existing nearby houses and recommends approval as submitted.
Ms. Strutman presented a color rendering of the proposed home to the members.
Chairman Lichtenfeld stated that the house is refreshing; different than Lauren’s usual traditional designs.
Samples of the brick, Indiana limestone, roof and windows were presented. Also presented were elevation drawings.
7 Joanne Boulton asked if the windows are casement.
Ms. Strutman replied “yes”.
Ron Reim commented that the height of the second floor windows are shorter than he would expect.
Ms. Strutman indicated that the second floor ceiling height is only 8-feet.
Joanne Boulton commented that she loves the solution for the shared bathroom.
Chairman Lichtenfeld commented that it’s a good-looking house and works well with the house to the east.
Ms. Strutman informed the Chairman that she designed that house as well.
Ron Reim stated that he’s okay with the house not having shutters.
Joanne Boulton asked how close the brick color of this house will be to the house to the east.
Ms. Strutman stated that this is a red brick house; the brick on the house to the east is more of a taupe color.
Hearing no further questions or comments, Ron Reim made a motion to approve as submitted. The motion was seconded by Scott Wilson and unanimously approved by the Board.
SITE PLAN/ARCHITECTURAL REVIEW – NEW CONSTRUCTION – SINGLE-FAMILY RESIDENCE – 656 LANGTON DRIVE
Lauren Strutman, project architect, was in attendance at the meeting. Also in attendance was David Volz, project civil engineer, and the builder, Ken Debrecht.
Because there was no one left in the audience except for the applicants, Director Istenes spoke only to staff’s conclusion 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 Clayshire Urban Design District. Stormwater will be adequately managed on site and the landscape plan features plantings that are appropriate for the size of the site and character of the neighborhood. Staff is of the opinion that the project meets the criteria for site plan approval and recommends approval with the condition that to ensure proper maintenance and operation of the drywell, the applicant is to file the approved site plan with St. Louis County and provide proof of filing to the City prior to issuance of a building permit.
8 Ms. Strutman presented the site plan and introduced the builder, Ken DeBrecht, to the members.
Mr. Volz presented and explained the drainage map (existing and proposed) to the members, noting that drainage to the street and to the north will be reduced. He told the members that at his next appearance, he would bring in photos of installed dry wells and a scale model.
Ron Reim asked about water drainage to the northeast neighbors.
Mr. Volz indicated that the path of the water flow will remain the same; however, there will be less water flow.
Ms. Strutman informed the members that the house to the north is set significantly back on the lot due to the existence of a sanitary sewer line.
Scott Wilson asked how high the indention for the AC unit is.
Ms. Strutman indicated that it goes up to the second floor.
Joanne Boulton stated that she wanted to be sure the area for the AC units was large enough to accommodate a replacement AC condenser in the future if necessary.
Ms. Strutman stated that the area is plenty large at 8 square-feet.
Hearing no further questions or comments, Scott Wilson made a motion to approve the site plan per staff recommendation. The motion was seconded by Ron Reim and unanimously approved by the members.
The architectural aspects of the project were now up for review.
Susan Istenes indicated that the project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District, the Clayshire Urban Design District and the Architectural Review Guidelines. Staff is of the opinion that the proposed house is compatible in terms of mass, height, and design with existing nearby houses.
Ms. Strutman presented a color rendering to the members. She noted that the house is almost all brick; light gray.
Samples of the brick, gray stucco, cast stone, roof and window were presented.
Context elevation drawings were shown.
Chairman Lichtenfeld commented that the house looks good.
9 Ron Reim commented that the house is noticeably larger than others.
Ms. Strutman stated that the back part of the house is predominately one story.
Joanne Boulton stated that this is setting the tone for the neighborhood and noted that this is a deep lot.
Chairman Lichtenfeld said it’s a unique site.
Hearing no further questions or comments, Chairman Lichtenfeld made a motion to approve as submitted. The motion was seconded by William Liebermann and unanimously approved by the Board.
CITY BUSINESS – LAND USE CODE DISCUSSION
The General Provisions Article was the topic of discussion for this evening.
Chairman Lichtenfeld began by stating that he would like to have the Articles assigned ahead of time. He asked the recording secretary to email a list of the Articles that are still in need of discussion to the members. He asked that the members select which Article or Articles they would like to address and provide that information to staff with a copy to him.
A copy of the City’s zoning map was displayed.
Chairman Lichtenfeld commented that he believes all the members understand the purpose of the zoning regulations. He then referenced the various zoning districts within the City, and asked what properties in the City have a zoning designation of “Service District”. Staff indicated that there are only a few properties that have that zoning designation and they are on the far western portion of the City and include where the City’s mulch pile is.
Chairman Lichtenfeld then asked about right-of-way vacations and how the property is split. Director Istenes indicated that typically, areas of vacated property are equally split between owners, unless the vacated portion originally came from one property in which case it would go back to that property.
Chairman Lichtenfeld, referring to the “Violations and Penalties” Article, asked who is an “officer” of the city.
Director Istenes indicated that an officer can be any staff member who deals with code enforcement.
Chairman Lichtenfeld asked about court proceedings.
10 Acting City Attorney Karr indicated that “court” in this instance refers to municipal court; although changes are possible via Senate Bill 572.
Chairman Lichtenfeld asked about Overlay Districts.
Director Istenes indicated that the Overlay and Urban Design Districts are covered in Chapter 410 of the Land Use Code.
Ron Reim referred to the proposed senior living facility on Clayton Road that was just conceptually presented and the expectation of area residents that zoning designations would remain as is.
Acting City Attorney Karr indicated that zoning regulations are constantly changing and that’s a reason protests of a rezoning recommendation by the Plan Commission can be submitted by owners within 185 feet of the property which is the subject of rezoning, in which case, a rezoning approval by the Board of Aldermen would require a super majority vote.
Ron Reim asked if individual condominium owners can file independent protests.
Acting City Attorney Karr replied “yes”.
Having no further business before the Commission this evening, the meeting adjourned at 7:10 p.m. _______________________________ Recording Secretary