October 2, 2017 — Meeting Minutes
MINUTES
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD
OCTOBER 2, 2017
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 Ron Reim William Liebermann Scott Wilson Brian Maguire
Absent: Joanne Boulton, Aldermanic Representative
Also in Attendance: Kevin O’Keefe, 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. He noted that the agenda items will be re-arranged to accommodate schedules.
MINUTES
The minutes of the September 19th meeting were presented for approval. The minutes were approved after having been previously sent to each member.
PUBLIC HEARING – TEXT AMENDMENTS TO ZONING REGULATIONS PERTAINING TO TOWNHOUSES
Chairman Lichtenfeld opened the public hearing.
2 Susan Istenes noted that the City’s definitions and regulations pertaining to townhouses have been modified through the years and are at times inconsistent and/or conflicting. Previous iterations of the Zoning Ordinance specifically listed “Townhouse” in the zoning use tables of the R-4 to R-7 Zoning Districts (Multiple Dwelling Districts) as allowable, provided a Conditional Use Permit was obtained. Because of subsequent modifications to the Zoning Ordinance, “Townhouse” was dropped from the use tables, but references to Townhouses continued to remain in other parts of the regulations (including the “Definitions” section and the “Governing Regulations” section). Consequently, “Townhouse” is defined in the Zoning Regulations, but is not expressly allowed in any zoning district, pursuant to Section 405.130. Based on the current definition, a townhouse may occupy a single platted lot (condominium form of ownership) or multiple platted lots (fee simple form of ownership) as illustrated below. These two ownership types are treated differently by the Zoning Regulations even though when built they are often indistinguishable. Historically, condominium type townhouses have been considered a type of multi-family land use, which is a permitted use in multi-family residential zoning districts (R-4 to R-7) and subject to the minimum lot width and area requirements for multi-family residential units. Townhouses built on individually owned lots (fee simple) historically have required a conditional use permit and each individual lot is subject to the minimum lot width and area requirements for the zoning district. Director Istenes noted that there are existing townhouse developments located in the City; staff proposes revisions to the current Zoning Ordinance definition of townhouse to clarify that a townhouse is a type of multiple-dwelling. This change would make townhouses with a condominium form of ownership (one commonly owned lot) an allowable use in all multiple- dwelling zoning districts (R-4 to R-7), which is consistent with the City’s historic requirements for this type of use. These changes will not affect the intended code requirements for a conditional use permit for townhouses built on individual lots (fee simple). Minor changes are also proposed to Section 405.280 for consistency with the definitional change and a limit to the number of units in a row is also proposed (capped at 5). In general, townhouses are a desirable housing type which is appropriate in multiple family zoning districts. If adopted, the proposed amendments will clarify that town house is a type of multiple-family dwelling and therefore, when all units are built on a single lot, the use is considered a permitted use in all multiple- family zoning districts, which is consistent with the City’s historic requirements for this type of use. The changes do not affect the conditional use permit requirement for Townhomes built on individually owned (fee simple) building lots. Staff does not anticipate negative impacts associated with the proposed text amendments and the proposed changes will make the zoning district regulations consistent with the definition of townhouse and harmonious with the provisions of Section 405.280, which address the requirements for a Conditional Use Permit to develop townhouse dwellings on individual building lots. The changes also set forth development standards for townhouses including a minimum lot width requirement which reflects the minimum lot widths to which existing townhomes have already been developed and caps the number of townhouses that can be located within one building to five (5) in order to ensure the mass of a building remains residential in appearance. Director Istenes stated that staff recommends approval of the text amendments to Chapter 405 (Zoning Regulations) of the City’s Land Use Code to the Board of Aldermen as proposed.
3 Chairman Lichtenfeld stated that he sees no reason to require a Conditional Use Permit for a townhouse project. He asked how larger sites that could accommodate more than 5 units in a row would be handled.
Susan Istenes stated that because the minimum number of combined units is three (two is considered a duplex), there could be 3 and 3 or 4 and 2; she stated that she’s open to contemplating more than 5.
Chairman Lichtenfeld referred to a former application [ultimately withdrawn] for a townhouse project that was submitted and he believes there were more than 5 in a row.
Susan Istenes agreed. She added that she believes the width of those units were also smaller than the minimum width these text amendments propose.
Will Liebermann asked how larger developments would be handled.
Susan Istenes stated that the Planned Unit Development option is available.
Scott Wilson stated that he would hate to shut the door on larger townhome developments.
Susan Istenes indicated that the limit is in an attempt to reduce massing.
Chairman Lichtenfeld referred to the townhouses on Gay Avenue; noting there are three groups of 3 units each. He stated that those units are larger than 20 feet wide.
Susan Istenes stated that these proposed regulations reduce the minimum width from 50 feet.
Ron Reim asked about the Conditional Use Permit (CUP) requirement.
Susan Istenes stated that the former regulations required a CUP for fee simple townhome projects, but not for townhome projects on one lot (condo type ownership), but she could not find rationale for that CUP requirement.
Ron Reim agreed about eliminating the CUP requirement as it just seems to make the application process more complicated than it needs to be.
Chairman Lichtenfeld commented that the proposed regulations seem straightforward and he also sees no need for a CUP requirement. He asked if there were any comments or questions from the audience.
None were received.
4 Scott Wilson made a motion to close the public hearing. The motion was seconded by Ron Reim and unanimously approved by the members.
Scott Wilson made a motion to recommend approval of the text amendments to the Board of Aldermen as requested. The motion was seconded by Ron Reim and unanimously approved by the members.
ARCHITECTURAL REVIEW – RETAINING WALL – 40 ARUNDEL PLACE
Stan Lawton, owner, was in attendance at the meeting.
Susan Istenes explained that the proposed project consists of the installation of a new east-west walkway leading from the driveway to the existing front walk with retaining walls along both sides of the new walkway. The proposed retaining walls are 2 feet tall at the highest point and approximately 14 feet long constructed of stacked limestone. As part of the project, new landscaping is proposed along the top of the wall and front porch. The proposed design and materials of the retaining natural stone wall are consistent with the Architectural Review Board’s preference for masonry walls in front yards. The proposed material matches the primary building material of the existing house. The location of the wall is perpendicular to the public sidewalk and setback from the sidewalk approximately 9 feet. Additionally, the new wall steps down to grade with the highest point being along the new walkway. Staff is of the opinion that the wall is compatible with neighborhood character and the existing house and recommends approval as submitted.
Mr. Lawton asked if there were any questions.
Scott Wilson commented that the wall looks good.
Chairman Lichtenfeld commented that it seems straightforward and will be an improvement.
Hearing no further questions or comments and hearing none from the audience, Will Liebermann made a motion to approve as submitted. The motion was seconded by Scott Wilson and unanimously approved by the Board.
Chairman Lichtenfeld asked the owner when he hopes to construct the wall.
Mr. Lawton replied “within 2 weeks”.
LOT CONSOLIDATION PLAT – 522 EAST POLO/7720 WALINCA TERRACE
No one representing the applicant was at the meeting. City Attorney O’Keefe informed the members that they could proceed regardless, so the Commission decided to consider the application.
5 Susan Istenes explained that the property currently addressed 522 East Polo Drive is 15,638 square feet and contains a single family house and a detached garage. The property currently addressed 7720 Walinca Terrace is 436 square feet and contains a portion of the detached garage that crosses the existing property lines. The proposed plat will consolidate one existing conforming lot and one existing non-conforming lot. The non-conforming lot (7720 Walinca Terrace) was created as a result of vacated railroad right-of-way that was never officially consolidated with another lot, but has historically been maintained by the owner of 522 East Polo Drive. The proposed plat will also reduce the existing non-conformity of the detached garage. The consolidated lot will measure 16,074 square feet. Director Istenes noted that staff is of the opinion that the lot is consistent with the lots located in the immediate area with regard to size, frontage and arrangement and recommends approval to the Board of Aldermen with the following conditions:
1. That the applicant provide a Mylar for the appropriate City of Clayton signatures per the Subdivision Ordinance requirements after Board of Aldermen approval;
2. That the applicant files the plat with the St. Louis County Recorder of Deeds office and submit proof of filing to the City within 30 days of Board of Aldermen approval.
There were no questions or comments and none were heard from the audience.
Craig Owens made a motion to recommend approval of the plat to the Board of Aldermen as proposed. The motion was seconded by Scott Wilson and unanimously approved by the members.
ARCHITECTURAL REVIEW – FRONT YARD RETAINING WALL (ALREADY INSTALLED) – 6472 SAN BONITA AVENUE
Jeff Haring, contractor, was in attendance at the meeting.
Susan Istenes explained that the proposed project consists of the installation of a new retaining wall along the northern property line to level the front yard. The project was constructed without a permit or review from the Architectural Review Board and therefore, the applicant has been asked to retroactively apply. The retaining wall is 3.5 feet tall at the highest point and 60 feet long and constructed of Kirkwood gold stone boulders; it is located directly on the property line against the public sidewalk. As part of the project, new landscaping has been added along the top of wall, but not between the wall and the public right-of-way. The proposed design and materials of the retaining wall are consistent with the Architectural Review Board’s preference for masonry walls in front yards. The location of the wall does not provide space for a landscape buffer between the wall and the public sidewalk; however, the landscaping above the wall and use of natural stone softens the impact on the public sidewalk. Additionally, the new wall curves into the property at the northwest corner to maintain proper sight distance at the crosswalk. The new wall will be a prominent feature at the corner; however, the block features many properties with front yard retaining walls due to the difference in grade between the finished floor height of the home and
6 street. Director Istenes stated that staff is of the opinion that the wall is compatible with neighborhood character and the existing house and recommends approval as installed.
Mr. Haring apologized for not realizing he needed this Board’s approval prior to installing the wall.
Chairman Lichtenfeld stated that the wall looks good.
Scott Wilson asked about setback from the curb/street.
Susan Istenes stated that there is no set standard; landscaping helps soften the appearance of fences and walls and helps lessen pedestrians’ feelings of being closed in while walking down the sidewalk.
Hearing no further questions or comments and hearing nothing from the audience, Will Liebermann made a motion to approve as installed. The motion was seconded by Scott Wilson and unanimously approved by the Board.
SITE PLAN/ARCHITECTURAL REVIEW/AMENDMENT TO CONDITIONAL USE PERMIT – KOL RINAH – 7701 MARYLAND AVENUE
Randi Mozenter, Kol Rinah President, Anna Ives, project architect, and John Faulk, civil engineer, were in attendance at the meeting. Also in attendance was Dan Rosenthal, Kol Rinah Facilities Co- Chairman.
Susan Istenes explained that the applicant previously appeared before the Plan Commission and Architectural Review Board on November 7, 2016 and received approval for a proposed addition and site alterations to the subject property. On December 13, 2016, 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 decided to go in a different design direction and has hired a new architect. With the applicant being a religious institution, the City is limited in its ability to enforce certain regulations including architectural requirements; however, the City’s authority in relation to public safety measures including building codes, fire safety, parking and traffic circulation is not restricted. Staff completed a site plan and architectural review of the proposed project and requested changes. Some of the requested changes were made and others were not. The remaining concerns and unaddressed comments are discussed in the staff reports; however, the City can only compel compliance with public safety concerns. The subject property is located at the northwest corner of Maryland Avenue and Hanley Road, with additional frontage on Linden Avenue. The 1.45 acre site has a zoning designation of R-2 Single Family Dwelling District. 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
7 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. The City’s contracted landscape architect has reviewed the landscape plan and recommends multiple revisions. The landscape plan indicates that all plantings are to be seeded. Seeded grasses and forbs take about three years to reach establishment. Seeding will result in heavy mud and bare conditions on the site for the first few years of the completed project. These conditions often lead to heavy erosion and water runoff. To meet the intent of the landscape ordinance, full-sized plants should be specified for the project to provide a proper landscape. The proposed landscape is also herbaceous and will die back during winter months. Woody shrubs should be added at key locations on the site to provide structure and durability to the topography, such as the parking lot, Hanley Road and Maryland Avenue facades. The project proposes to preserve key existing trees and the character along Maryland Avenue. The site has a total of 345 caliper inches of trees and the proposed project removes 187 caliper inches. The proposed plan has a deficiency of 13 caliper inches. Additional trees can be added or compensation can be paid to the City’s Forestry Fund. The landscape plan meets the requirement for native trees at 68.4 percent native. The on–site parking lot will be accessible from Hanley 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 entrance off of Linden Avenue leads to four parking spaces and a pick up and drop off area on the west side of the building. Off–site parking will be available Friday evening through Sunday evening through a lease agreement with the Pierre Laclede property owners on the south side of Maryland Avenue. Access to this lot is primarily by way of Maryland Avenue. Staff is of the opinion that the circulation system will provide for the convenient and safe movement of vehicles and pedestrians. All driveways, curbs and gutters will be installed in accordance with City standards. The Public Works Department is requiring an 8-foot easement from the back of sidewalk along Maryland Avenue for future streetscape expansion because the existing right-of-way along Maryland Avenue is only 5 feet from back of curb to back of sidewalk. The easement is noted on the proposed site plan. The applicant proposes a 24-space on-site parking lot which will be accessible from Linden Avenue and Hanley Road. The parking lot is located on the north (rear) and west (front) side of the project. On September 7, 2017 the Board of Adjustment approved a 95-parking space variance from the required 119 parking spaces, to allow 24 parking spaces on-site, with the condition that the property owner maintains 130-off-site parking spaces in the form of a lease agreement for their exclusive use from Friday evenings through Sunday evenings. Section 405.240 Front Yard Prohibitions prohibit parking spaces or parking lots to be located within any required front yard except as provided by a conditional use permit. Four parking spaces and the trash enclosure will be located in the front yard under the proposed plan. On December 13, 2016 the Board of Aldermen approved a Conditional Use Permit for the subject property permitting the location of five parking spaces in the front yard area along Linden Avenue. The revised site plan conforms to the conditions of the approved Conditional Use Permit for front yard parking. An ornamental wall and landscaping is proposed between the four front yard parking spaces and Linden Avenue to screen cars and headlights. The dumpster for the proposed project will be located at the northwest corner of the site and screened with a wood fence and landscaping to the north and west sides. No new structures are proposed as part of this project. The addition will be attached to the southwest corner
8 of the existing building and will extend south toward Maryland Avenue, creating a “U” shaped building with a gathering lawn in the middle. The main entrance to the building is oriented toward Linden Avenue. The existing stormwater runoff, according to the MSD 15 year, 20 minute calculation, is 2.486 cubic feet per second (CFS). The proposed runoff is 2.698 CFS, which represents an increase of 0.212 CFS. A rain garden basin is proposed to mitigate the increase in differential run-off. The stormwater 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 proposed project will increase the amount of impervious coverage on site from 48.92 percent to 54.93 percent. The proposed front yard coverage is 22.43 percent. Existing site lighting is to remain. Up-lighting is proposed along the new elevation along with pathway lighting. The proposed lighting will not directed toward adjacent properties. The proposed planting plan is a concern for staff. The landscape plan includes many planting beds with native grasses and flowers, which would provide a pleasant upgrade to the landscaping on the highly visible corner; however, the planting beds are all noted to be seeded. As previously discussed in the landscape section, this will lead to large mud areas on the site for multiple years. The likely unfinished look of the site is not consistent with good planning practices and principles. The large dirt and mud areas combined with the topography of the site would likely lead to continuous maintenance in order to prevent erosion into the public right of way. Staff strongly recommends revision of the planting plan to include full size plantings and woody shrubs to stabilize the planting beds from completion of the project and through different seasons. The landscape concerns discussed have a potentially negative impact on public utilities. The rain garden system is being proposed as mitigation for the increased runoff on site. The capacity and function of the rain garden will not be reached until the plants are established. As the seeds are growing, water will still be channeled to the rain gardens, eroding the edges and likely altering the topography without the stabilizing provided by root systems of grown plants. The potential erosion and mud leaving private property could cause increased maintenance needs along the sidewalks and roads as well as the sewer drain inlets. Director Istenes stated that the proposed project is in conformance with the requirements of the R-2 Zoning District. Storm water will be adequately managed on site. The landscape plan features a variety of native species, grasses and trees; however, the seeded planting plan will take multiple years to establish and most of the plants proposed will die back during winter months. Staff is of the opinion that the project meets the criteria for site plan approval subject to staff to approve with the condition that the landscape plan be revised per comments outlined in the City’s contracted landscape architect’s review letter dated September 27, 2017.
Due to a conflict of interest, Scott Wilson recused himself; he left the member table and did not participate in any discussion and/or vote with regard to this project.
Ms. Mozenter stated that they want to convert the church sanctuary to a synagogue.
Chairman Lichtenfeld noted that there is no walkway on the west end of the parking area which will result in people walking across landscaping.
9 Mr. Faulk stated that they want to channel everyone safely and discourage mid-block access.
Ms. Ives indicated that they wanted the entry completely accessible as she began a PowerPoint presentation.
Slides depicting the proposed site plan and landscaping were shown.
Ron Reim referred to the long walk to the site from the Pierre Laclede parking.
Chairman Lichtenfeld mentioned that the parking at Pierre Laclede is only Friday evenings through Sunday evenings.
Ms. Ives stated that because this is a day care and not a school, arrival times are staggered. She indicated that children must be brought inside; they cannot just be dropped off outside.
Ron Reim commented that the play areas seem small.
Ms. Ives indicated that they are in line with what they have now.
Chairman Lichtenfeld asked to discuss the City’s landscape architect comments.
Ms. Ives indicated that they’ve made some revisions and the issue with the plant size is a cost decision. She informed the members that their landscape architect has stated that the landscaping will be fully developed in 3-5 years.
Craig Owens asked about erosion.
Ms. Ives indicated that she would check with their landscape architect about that as they don’t want the site or area messy, either.
Hearing no further questions or comments and hearing none from the audience, 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 Board.
The architectural aspects of the project were now up for review.
Susan Istenes explained that 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. The primary building material of the existing building is red brick with an accent material of limestone. The building elevations feature frequent and uniformly spaced windows and a flat roof, with the exception of the gable roof above the existing sanctuary. The existing building will largely
10 remain intact. Some windows on the existing sanctuary will be replaced with clear glazing. The main entrance to the existing church sanctuary located at the southeast corner of the building will be replaced with windows, but the opening sizes of the doors will remain the same. The area below the existing door will be excavated to expose the lower level of the building and create a recessed play area for the daycare. The proposed plan also includes excavating an area at the northwest corner of the building to create a sunken patio and expose the lower level of the daycare. New walls are proposed outlining both recessed areas and the four surface parking spaces located along Linden Avenue. The proposed concrete walls will be clad in dark limestone panels and range in height from 3.5 feet to 4 feet above grade. The proposed addition is attached to the southwest corner of the existing building, extending toward Maryland Avenue. The addition will include a below grade level attached to the lower level of the existing building and an at grade level attached to the first level of the existing building. The main level of the addition will feature two story ceiling height. The primary building material of the proposed addition is limestone panels in a dark and a light tone. The dark tone limestone panels measure 6 inches tall by 6 feet long and clad the lower portion of the addition. The light tone limestone panels measure 2 feet tall by 6 feet long and clad the upper portion of the addition. Aluminum storefront entry doors are proposed on the east and west elevations of the new addition. The east elevation will also feature a narrow-vertical window. The proposed rectangular addition does not feature any uniformly spaced windows. The height of the proposed addition is 30 feet 8.75 inches. The height of the existing building, excluding the sanctuary, is 27 feet 2 inches. No changes are proposed to the roof height of the existing building. Perforated metal panels are proposed on the existing flat roof to screen mechanical equipment from all sides. The proposed building material for the new addition does not match the existing building. While the existing building does feature some limestone trim and accents, the large limestone panels proposed do not match the size or tone of the existing stone. The use of light and dark stone panels is a significantly different style to the existing building and does not facilitate a smooth visual transition between new and old. The size of the proposed panels also creates an issue of scale with the existing building and addition. The proposed panels are 6 feet long, which will cause the building material to lose the appearance of stones. Staff recognizes the desire of the applicant to incorporate their own style into the property and reduce the impact of the traditional church architecture; however, the proposed addition seems very out of place in relation to the surrounding context. Revising the color of the light tone panels to match the existing limestone and replacing the dark tone panels with brick veneer would help to bridge the old and new styles. The color would be more compatible and the brick would help create a transition in scale of building materials. The proposed building materials are also not compatible with the surrounding single family homes, which feature a primary building material of brick. While the color palette of the proposed addition may be more compatible with the color palette of surrounding homes, the scale of the panel size and lack of windows to break up the façade eliminates the compatibility. The volume of the addition is rectangular and features a flat roof. While the existing building also features a flat roof, the rectangular form of the existing building is broken up by the uniform window openings. The proposed addition does not feature uniform window opening. With the exception of one window, the proposed addition elevations will not have any openings, creating a very blank-monolithic façade. The lack of window opening makes the contrast in building materials between new and existing even greater. The western elevation of
11 the existing building, along Linden Avenue, only features two windows. The new addition only features a door along the western elevation. The proposed plan is promoting Linden Avenue as the front entry to the site and building; however, this elevation will end up being the most blank leading to a cold appearance. The west elevation also directly faces single family homes. Additional windows should be added to the addition elevations to break up the façades and make the addition more compatible with the existing building and neighborhood character. The applicant is proposing to repave the existing asphalt parking lot. A wood fence is proposed for the trash enclosure at the northwest corner of the site. The fence will match the existing fence along the northern property line. Concrete walls clad in the dark tone limestone panels are proposed to enclose both recessed play areas (at the northwest and southeast corners of the building) and along the gathering lawn (between the addition and the existing sanctuary). A 32.5 square foot wall sign is proposed on the west elevation of the addition. The proposed aluminum letters are halo-lit. According to the City’s Sign Ordinance, religious institutions are permitted one ground sign a maximum of 25 square feet. The proposed wall sign requires a Sign Modification from the Architectural Review Board. The proposed sign letters are only 12 inches tall, but the wide spacing increases the overall square footage of the site. Staff recommends relocating the proposed sign to the south elevation of the addition. This will move the signage from a residential street to a commercial street, where is can be visible from multiple directions along Maryland Avenue. Director Istenes concluded by indicated that staff is of the opinion that the design and materials of the addition are compatible in terms of height with existing and nearby structures, but not compatible in terms of mass and design. The expanse of large limestone panels is monolithic and creates a dark box appearance. There is an existing wood fence along the northern property line, which will remain, and coupled with the planned landscaping should help mitigate impacts related to back of building activities and the planned driveway entrance and staff recommends approval with the following conditions:
1. The applicant shall replace the dark tone limestone panels with brick veneer or smaller size panels. 2. The applicant shall revise the proposed color of the light tone limestone panels to match the color of the limestone on the existing building. 3. The applicant shall add more window openings to the south, east and west elevations of the addition. 4. The applicant shall move the location of the proposed wall sign to the south elevation.
Ms. Ives stated that they approached this with the sanctuary as the centerpiece and expressed their desire for a courtyard area and new worship space.
Samples of the proposed materials were shown and Ms. Ives explained why they are proposing the larger panels.
Mr. Rosenthal stated that the addition needs to be distinct.
12 Chairman Lichtenfeld commented that he likes the placement of the new sanctuary and although he understands staff’s comments, he has no issues with the color of the limestone and although the dimensions of the panels are a bit large, he’s okay with the size as well. He then referred to the joint meeting between the Plan Commission and Board of Aldermen at which the term “inspirational architecture” was used by the Mayor.
Ron Reim commented that he understands the statement they are trying to make and believes this will likely be an inspirational piece.
A brief discussion regarding the proposed sign location ensued.
Ron Reim suggested eliminating the first three staff recommendations and modifying the fourth (sign location).
Chairman Lichtenfeld agreed.
Will Liebermann asked if religious institutions have to adhere to our sign regulations.
Anna Krane informed the Board that signs are not a public safety issue but that it made sense to include it in the report.
Hearing no further questions and hearing none from the audience, Ron Reim made a motion to approve the architectural aspects of the project with the condition that the sign be relocated to the west or south wall. The motion was seconded by Brian Maguire and unanimously approved by the Board.
Director Istenes left the meeting.
The request for an amendment to the Conditional Use Permit was now up for discussion.
Anna Krane explained that the applicant previously appeared before the Plan Commission and Architectural Review Board on November 7, 2016 and received approval for a proposed addition and site alterations to the subject property. On December 13, 2016, 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 decided to go in a different design direction and has hired a new architect. The design changes have resulted in a larger floorplan for the daycare facility and reduced on-site parking, therefore, the applicant is requesting to amend the existing Conditional Use Permit. The subject property is located at the northwest corner of Maryland Avenue and Hanley Road, with additional frontage on Linden Avenue. The 1.45 acre site has a zoning designation of R-2 Single Family Dwelling District. 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
13 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. The proposed amendments to the existing Conditional Use Permit including increasing the square footage of the daycare facility to 5,350 square feet, changing the date of the plans governing maintenance of the property to match the revised plans and reducing the number of on-site parking spaces to 24 spaces. Because the proposed amendment includes increasing the square footage of the use, the amendment requires approval from the Board of Aldermen. Potential impacts of the proposed changes are described in this report. Because of the change in the addition location and size, the floorplan for the lower level of the building, which will house the daycare facility is larger than the original application. The revised addition plan creates a 5,350 square foot daycare facility as opposed to the 3,300 square foot facility originally proposed. Maximum capacity of the new daycare space is 112 children, as opposed to the original 88 children maximum. The applicant proposes to operate a ten classroom Early Childhood Center for infants through pre-Kindergarten. The hours of operation are still 7:30 a.m. to 6 p.m., Monday through Friday and the general operation of the facility has not changed. The applicant has revised the site and create a 24 space parking lot; 4 spaces and the trash enclosure will be located forward of the front setback line. The original plan included 34 parking spaces with 5 spaces located forward of the front setback line. The revised design decreases the encroachment of parking into the front yard area along Linden Avenue. On September 7, 2017 the Board of Adjustment approved a 95 parking space variance from the required 119 parking spaces to allow for a 24 space parking lot. Planner Krane continued by stating that staff is of the opinion that the proposed amendments do not significantly alter the operation of the daycare facility or site. The proposed daycare and front yard parking meet the requirements contained in the regulations governing conditional uses. The required parking spaces will be located on site and are in compliance with the City’s Parking Regulations pursuant to the 95 parking variance granted by the Board of Adjustment. The proposed hours of operation occur during daytime hours and are consistent with nearby business office use hours of operation. There are no pre-programmed classes, so pick-up and drop-off traffic will be somewhat staggered throughout the morning and evening peak hours. Staff is of the opinion that the proposed child care use will be compatible with surrounding uses and that the proposed parking area, located forward of the required front yard setback, will have minimal impact on surrounding properties. Its design and location help facilitate safe site circulation and minimize conflicts between pedestrians and vehicles. It is adequately screened from surrounding properties. Planner Krane informed the members that staff recommends approval of the proposed amendments to the Conditional Use Permit to the Board of Aldermen as requested.
Hearing no questions or comments from the members or the audience, Ron Reim made a motion to recommend approval of the Conditional Use Permit to the Board of Aldermen as requested. The motion was seconded by Will Liebermann and unanimously approved by the Commission.
Chairman Lichtenfeld asked about the project schedule.
14 Ms. Ives indicated that they hope to begin construction the end of March, 2018, and have it complete in 9-12 months.
Scott Wilson stated he would not be at the October 16th meeting. Having no further business before the Commission this evening, the meeting adjourned at 7:05 p.m.
_______________________________ Recording Secretary