May 1, 2017 — Meeting Minutes
MINUTES
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD
MAY 1, 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: Chairman Steve Lichtenfeld Craig Owens, City Manager Ron Reim Josh Corson William Liebermann
Absent: Joanne Boulton, Aldermanic Representative Scott Wilson
Also in Attendance: Anna Krane, Planner Kevin O’Keefe, City Attorney
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 April 17, 2017 meeting were presented for approval. The minutes were approved, after having been previously forwarded to each member.
BOUNDARY ADJUSTMENT PLAT – 8028/8034 CRESCENT DRIVE (continued)
Eric Kirby (Volz Engineering), representing Mr. and Mrs. Orland, property owners, was in attendance at the meeting.
Chairman Lichtenfeld announced that this application was first presented at the last meeting and discussed in length at that time.
2 Anna Krane explained that consideration of this request was postponed at the previous meeting at the request of the City Attorney so that he could come up with conditions of approval. The proposed boundary adjustment plat will move the lot line separating the two parcels back to the originally platted location re-establishing Lot 9 and Lot 10. A lot is a recognized subdivision of property with a written legal description, while a parcel is a quantity of land that is addressed and identified for taxation purposed by St. Louis County. Parcel 1, 8034 Crescent Drive, currently measures 11,214-square-feet and contains a single family residence. Parcel 2, 8028 Crescent Drive, currently measures 3,338-square-feet and is currently vacant. Lot 9 measures 7,200-square-feet and Lot 10 measures 7,352-square-feet. As originally platted, 8034 Crescent Drive would consist of Lot 9 and 8028 Crescent would consist of Lot 10. The parcels have historically been under common ownership and at some time the parcel boundaries were adjusted to create the two parcels as they currently stand. Director Istenes referenced objectives as outlined in the Code, but did not specify them. She explained that the boundary adjustment is compatible with the lots located in the immediate area; however Lot 9 and Lot 10 as originally platted do not meet current minimum lot area requirements of the R-2 Zoning District. Section 405.1880 states that “Where a lot of record established prior to April 14, 1959, has less width or area than herein required in the district in which it is located, such lot shall be considered a conforming lot.” Because Lot 9 and Lot 10 were platted prior to April 14, 1959, they are considered conforming even though they do not meet current area standards. When existing lots are adjusted, the new lots must conform to the minimum lot width and area requirements. Currently parcel 2, 8028 Crescent Drive, does not meet minimum standards for width or area. The applicant is requesting that the boundary be adjusted between 8034 Crescent Drive and 8028 Crescent drive to re-establish the legal descriptions and boundaries as Lot 9 and Lot 10, respectively. The City does not have proof of recording to establish the boundaries of the subject parcels and has determined that an official boundary adjustment plat would need to be approved and recorded to re-establish the original legal descriptions of the subject properties. Re-establishing Lot 9 and Lot 10 will result in two conforming lots. Staff is of the opinion that the proposed boundary adjustment will create two lots consistent with surrounding properties and recommends approval with the following conditions (as edited by the City Attorney):
1. Within nine months of the date of approval by the Plan Commission, the existing house on the property must be either (a) moved or modified so as to comply with the required setback from the relocated boundary line between the two lots, or (b) be demolished. Execution and endorsement of the City’s approval of the plat reflecting the boundary adjustment shall be withheld until the property owner submits satisfactory evidence of compliance with the condition specified above. 2. The applicant shall provide a Mylar for the appropriate City of Clayton signatures per the Subdivision Ordinance requirements. Whereupon compliance with Condition 1, the appropriate officers of the City are authorized to execute and endorse the said plat and authorize its filing with St. Louis County. 3. Within 30 days of compliance with Condition 1, the applicant shall file the plat with the St. Louis County Recorder of Deeds office and submit proof of filing to the City.
3 4. This approval shall expire and be of no further force or effect if the conditions aforesaid are not satisfied within nine months of the date of approval by the Plan Commission. Chairman Lichtenfeld asked if there were any changes made to the plat since last time.
Mr. Kirby replied “no”; he added that this adjustment simply adjusts the lots to be in conformance with how they were originally platted when Davis Place was platted.
Charles Birch, representing 8022 Crescent Drive, spoke against the request, noting that it is the petitioner who created this situation. He added that the Board of Adjustment denied a variance and asked that this be denied as well.
Cheryl Murray, 8035 Crescent Drive, spoke against the request. She referred to the lot not meeting the minimum lot size and that the Board of Adjustment denied the variance.
Ron Reim arrived (5:40 p.m.).
Ms. Murry continued by stating that the lot is way too small and that the neighborhood will have to put up with buildings on these lots and once this is approved, it will set a precedent and will be the demise of Davis Place.
Mr. Kirby reiterated that the Kirby’s accept staff’s recommendations and that this adjustment simply puts the lines back to their original location.
Chairman Lichtenfeld commented that this adjustment will result in one 60-foot lot and another 65- foot lot. He added that the entire Davis Place Subdivision contains a variety of homes and lots over and less than 7,500 square feet (noting that this is a point of information only).
Hearing no further questions or comments, Josh Corson made a motion to approve per staff recommendations. The motion was seconded by Ron Reim and received unanimous approval of those who voted (William Liebermann abstained from this vote).
ARCHITECTURAL REVIEW - 8500 MARYLAND AVENUE (THE BARTON) – PUBLIC ART
David Braswell, Covington Realty Partners, owner/developer, was in attendance at the meeting.
Anna Krane explained that the subject property is located at the southwest corner of Maryland Avenue and Gay Avenue and has a zoning designation of Planned Unit Development. On May 12, 2015, the Board of Aldermen approved plans for a 273,500-square-foot, five-story building located on top of a two-level parking structure. The building is currently under construction and will contain 4,526-square-feet of ground floor retail and live/work units, 229 residential units and 352 parking spaces. A public art piece to be located along Maryland Avenue was approved as part of
4 the public benefits package for the Planned Unit Development. Covington Realty Partners has commissioned artist Beth Nybeck to create a new sculpture to be located near the intersection of Maryland Avenue and Gay Avenue. The proposed sculpture is called ‘Beloved’ and features two stainless steel figures. The exterior will be a polished finish with interior steel support structures. The sculpture will measure 13-feet in height, 8-feet in width (at widest point) and will be mounted to the pavement at grade. Protocol for the approval of public art is for the Public Art Advisory Committee (PAAC) to review and make recommendations to the Architectural Review Board regarding specific art pieces. The Architectural Review Board has the final decision. The PAAC has reviewed the sculpture and recommends approval with one alteration. The original site plan showed the proposed sculpture being located above grade in the planter bed. The PAAC recommended shortening the planter bed in order to mount the sculpture directly on pavement at grade and the applicant accepted the recommendation and provided revised plans with this application. Planner Krane stated that staff recommends approval.
Mr. Braswell presented a model of the proposed art piece, noting its height of 13-feet.
Chairman Lichtenfeld asked if the piece is solid.
Mr. Braswell replied “no”.
Chairman Lichtenfeld asked if it could be dented.
Mr. Braswell replied by stating “not in most cases”.
A brief discussion regarding the sculpture’s proximity with the planter base and monument sign ensued.
Chairman Lichtenfeld commented that is a nice-looking art piece.
Hearing no further questions or comments, Ron Reim made a motion to approve as submitted. The motion was seconded by Craig Owens and unanimously approved by the Board.
Chairman Lichtenfeld asked when they hope to have it installed.
Mr. Braswell replied “hopefully by September”.
ARCHITECTURAL REVIEW – EXTERIOR ALTERATION TO SINGLE-FAMILY RESIDENCE – 210 BRIGHTON WAY
Laura Baebler, project architect, was in attendance at the meeting.
Anna Krane explained that the proposed project consists of the construction of a 138-square-foot front porch, painting the existing brick, construction of an additional chimney and alterations to the
5 roof line, various windows and doors. Exterior alterations will impact all four elevations of the existing home. The existing home has a primary building material of red brick with a secondary material of white Hardi-board siding. The home features white, double-hung casement windows and grey/black asphalt roof shingles. The proposed alterations include painting the brick and exposed concrete foundation a light taupe color. Brighton Way features multiple homes with painted brick or a primary building material color similar to the taupe proposed. Gaps or holes created by alterations to window locations and sizes will be infilled with brick to match the size and pattern of the existing brick. New dark wood stained board and batten shutters are proposed on all four elevations. Homes in the Clayton Gardens UDD are restricted to brick as a primary building material. The UDD also requires a stepped foundation so that no more than 1-foot of concrete foundation is exposed. The existing concrete foundation does not comply with the regulation and has areas of more than 1-foot exposed along the side and rear elevations. By painting the exposed foundation, it will blend more with the brick and staff believes that the visual impacts would be mitigated. Staff is of the opinion that the proposed painted brick and concrete is compatible with the neighborhood character and meets the primary building material regulations of the UDD. The new front porch extends approximately 6-feet from the front wall of the home, encroaching into the front yard setback a maximum of 5-feet as allowed by the zoning code. The proposed porch will add character to the existing home and create depth along the front elevation. While front porches are not found on the majority of homes along the block, the proposed porch will add uniqueness to the existing home, while still being compatible with surrounding properties. The existing roof has gable ends at each side elevation with brick below the roof line. The proposed alterations include rotating the roof line at the northern end of the house, creating gable ends on the front and rear elevations, while maintaining the existing gable end on the south side elevation. The proposed roof change will increase the building height from approximately 15-feet 6-inches to 17-feet 7-inches (as measured from existing grade to the mid- point of the roof). The proposed building material for the area under the new gable ends is light taupe Hardi-board and batten siding. Siding is used in the neighborhood as a secondary material, most often seen under gable roof ends. The proposed board and batten siding is a different application than the commonly found horizontal siding. The proposed siding will be the same color as the painted brick and will not exceed 18 percent of any elevation. Houses in the Clayton Gardens UDD are allowed one accent material that shall not exceed 25 percent of any elevation and wood lap siding is an approved accent material. It is staff’s opinion that the siding is compatible with the neighborhood character. New exposed aggregate concrete walkways are proposed in the front yard connecting the concrete porch to the street and the driveway. The proposed changes will increase front yard impervious coverage to 23.5 percent and total lot impervious coverage to 46.3 percent. In the Clayton Gardens UDD, maximum impervious coverage in the front yard is 30 percent and maximum total lot coverage is 40 percent with additional coverage allowed based on garage location. For this property, an additional 10 percent of coverage is granted for the below grade, rear entry garage. The proposed project will increase impervious coverage on site; however, impervious coverage will remain below the maximum allowed. A temporary wood landing and stair is proposed off of the rear elevation door. The applicant plans to apply for a pool at a later date, at which point a plan for the rear deck will be finalized. The finalized rear deck plan will require a building permit. The AC
6 condenser will remain in the existing location and will be be screened from the public right-of-way and adjacent properties by a solid wood fence, painted to match the house. A trash enclosure is proposed at the end of the driveway and will be screened by the same wood fence, also painted to match the house. The existing retaining wall along the driveway and the existing rear yard fence will remain as they currently exist. Planner Krane continued by stating that the project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District, the Clayton Gardens Urban Design District and the Architectural Review Guidelines, and that staff is of the opinion that the design and materials of the alteration are compatible with the neighborhood and recommends approval as submitted.
Ms. Baebler presented material samples to the members, including Hardie board (taupe), trim/accent material (white), roofing material and taupe paint color.
Chairman Lichtenfeld commented that this will improve the home’s appearance.
Hearing no further questions or comments, William Lieberman made a motion to approve as submitted. The motion was seconded by Josh Corson and unanimously approved by the Board.
ARCHITECTURAL REVIEW – EXTERIOR ALTERATION (FRONT PORCH ADDITION) - SINGLE FAMILY RESIDENCE – 51 ABERDEEN PLACE
Clarence Olson, project architect, was in attendance at the meeting.
Anna Krane explained that the proposed project consists of the construction of a 127.6-square-foot, one-story covered front porch addition that will extend 5-feet beyond the existing front line of the house. The existing home has a primary building material of brick painted grey and a secondary material of grey vinyl siding found on portions of a previous rear addition. The home features white, double-hung casement windows and black asphalt roof shingles. The proposed porch will incorporate the same design and materials to match the existing home. The porch will be centered on the front elevation of the home, extending 5-feet into the front yard. The porch will feature white, wood columns and railings with a shed roof. The roof will be clad in black asphalt shingles to match the house with grey vinyl siding at each end. The vinyl siding will match the existing siding in color, size and installation. The use of vinyl siding must be approved by the Architectural Review Board. The siding will be visible from the public right-of-way, but will match the existing house in color and therefore will not have a significant visual impact. It is staff’s opinion that the proposed porch and materials are compatible with the existing home and will not negatively impact the neighborhood character. The project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District. The applicant is requesting that the Architectural Review Board approve the use of vinyl siding at each end of the new roof. Staff is of the opinion that the design and materials of the addition are compatible with the home and recommend approval as requested.
7 Mr. Olson stated that he is matching the architectural features of the home and that the vinyl, which is less than 10 square feet, will be painted to match.
Chairman Lichtenfeld commented that this is a minimal use of vinyl.
Ron Reim added that vinyl is only being used on the ends.
Chairman Lichtenfeld asked if the porch railings are wood.
Mr. Olson replied “yes”.
Chairman Lichtenfeld commented that he agrees with staff that it will match existing.
Hearing no further questions or comments, William Lieberman made a motion to approve as requested. The motion was seconded by Ron Reim and unanimously approved by the Board.
ARCHITECTURAL REVIEW – ADDITION TO SINGLE-FAMILY RESIDENCE – 906 SOUTH MERAMEC AVENUE
Mike Lewis, contractor, was in attendance at the meeting.
Anna Krane explained that the proposed project consists of demolition of the existing detached garage, construction of an 802.5-square-foot two-story addition to the rear of the existing home and construction of a 505-square-foot detached garage. The existing home has a primary building material of red brick. The home features white, double-hung casement windows and grey/black roof shingles. The proposed addition will incorporate the same design and materials to match the existing home, but will also feature a secondary material of board and batten siding. The building material for the first floor of the two story rear addition is proposed as red brick to match the existing house, while the second floor is proposed as white, Hardi-board siding. The use of board and batten siding will not exceed 25.67 percent of any elevation and will not be used on the front elevation. The Architectural Review Guidelines state that secondary materials should be limited to no more than 25 percent of any elevation, but the Architectural Review Board has the ability to approve the use of the secondary material up to 30 percent of any elevation. Siding is found as a secondary building material on additions throughout the Davis Place neighborhood. Because the proposed secondary material is found in the neighborhood and will be used on a rear addition, not directly visible from the public right-of-way, staff is of the opinion that the proposed board and batten siding is compatible with the neighborhood. The proposed addition elevations show exposed concrete foundation of approximately 2-feet in height. The Architectural Review Guidelines state that new construction should limit exposed concrete to a maximum of 2.5-feet. The proposed exposed foundation is below the maximum allowed. A 380-square-foot cedar-wood deck is proposed off of the rear addition into the rear yard. The deck will encroach into the rear yard setback approximately 3-feet. In the R-2 zoning
8 district, decks at or below the first floor are allowed to encroach up to 12-feet into a rear yard setback. The proposed first floor deck encroaches less than the maximum distance allowed. The proposed plan has 51.4 percent impervious coverage for the total lot. The project does not include changes to impervious coverage in the front yard area. In the R-2 zoning district, maximum total lot impervious coverage is 55 percent. The proposed project is below the maximum allowed impervious coverage. The proposed garage will have a primary building material of red brick to match the existing house and a secondary building material of board and batten siding. The white siding will be located in the area under the eastern gable roof end. The garage will have a white, paneled garage door. The design and materials of the proposed garage match the existing house and proposed addition. Staff is of the opinion that the garage meets the requirements of an accessory structure and is compatible with the neighborhood character. The existing concrete driveway location will remain and the footprint will be extended in the rear yard along the proposed addition. The proposed location of the mechanical equipment is the northeast corner of the existing house. The equipment will be screened from the west and the south by the existing house and the proposed addition. The units will be screened from the east by the proposed deck. The applicant proposes using a 4-foot tall cedar privacy fence to screen the equipment from the north. The proposed 40-square-foot trash enclosure is located north of the proposed detached garage. The enclosure will be constructed of 5-foot tall cedar privacy fencing and meets the area requirements based on the number of bedrooms in the house. Planner Krane stated that the project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District and the Architectural Review Guidelines, and that staff is of the opinion that the design and materials of the addition are compatible with the home and with the neighborhood character and therefore, recommends approval as submitted.
Mr. Lewis stated that staff’s report was very comprehensive.
Ron Reim asked if the deck will allow water to flow through.
Mr. Lewis replied “yes”.
Chairman Lichtenfeld asked the clearance between the bottom of the deck and the ground.
Mr. Lewis replied “between 24 and 30 inches”.
Ron Reim asked the color of the garage door.
Mr. Lewis stated the color will be dark.
Craig Owens asked about the rear stairs.
Mr. Lewis stated that they will go away.
9 Hearing no further questions or comments, Josh Corson made a motion to approve as submitted. The motion was seconded by Ron Reim and unanimously approved by the Board.
Note: Josh Corson left (6:20 p.m.).
ARCHITECTURAL REVIEW – ADDITION TO SINGLE FAMILY RESIDENCE – 37 RIDGEMOOR DRIVE
Dennis Hoelzer, design professional, on behalf of Michael Bude, owner, was in attendance at the meeting.
Anna Krane explained that the proposed project consists of the demolition of 286-square-feet and the construction of a 1,340-square-foot two story addition and a 670-square-foot basement garage addition. The existing home has a primary building material of red brick with an accent material of beige stucco. The home features beige casement windows and red-clay roof tiles. The proposed rear addition is constructed of materials to match the existing building and will have a gable roof with the area under the roof line being stucco with wood trim to match the front elevation. A covered wood deck is proposed along the north side of the addition. The roof will feature wood railings with aluminum balusters. The deck will be at the height of the first floor and at grade a concrete paver patio is proposed. Red brick and accent material of stucco board and batten are common in the Claverach Park neighborhood. The addition is located in an area that is currently impervious with the exception of small greenspace areas. The proposed addition will slightly increase total lot impervious coverage to 37.1 percent. The project does not include any work in the front yard and therefore does not impact front yard impervious coverage. Lots in the R-2 zoning district are allowed a maximum of 55 percent impervious coverage for the total lot. The proposed project is below the maximum coverage allowed. The applicant is not proposing any changes to the footprint of the existing asphalt driveway. The addition will be located in an area that is currently driveway, but the boundary of the driveway will not be extended into the rear yard. The applicant is proposing resurfacing the portion of the driveway beyond the rear of the existing house. The applicant is proposing a new drain located in the middle of the driveway. The drain will be connected to MSD sewer lines. The applicant will need to provide the City with verification of approval from MSD to connect the new drain prior to the issuance of any building permits. Below the two-story addition is a tuck under, two-car garage. The garage will feature two, aluminum, raised panel garage doors, beige in color. The mechanical equipment is currently located along the southern elevation and will remain as is. An additional unit is proposed in proximity to the two-existing mechanical units. There is not currently any screening around the equipment or any screening proposed. Current codes require that mechanical equipment is screened from the public right-of-way and adjacent properties. Proper screening will be required prior to the issuance of a building permit. The applicant proposes storing trash containers under the deck on the paver patio. The trash will be screened from the public right-of-way and from the south by the house. A 3-foot tall retaining wall and the deck stairs will provide screening from the north. The existing stone retaining wall along the southern portion of the driveway will be salvaged and moved south to align with the proposed addition. A concrete retaining wall is proposed along the
10 northern portion of the paver patio, facing the house and below the proposed deck. The retaining wall will support a landscaped area to the north and the existing driveway. The retaining wall will not be visible from the public right-of-way or adjacent properties. It is staff’s opinion that the proposed concrete retaining wall is acceptable and will not negatively impact neighborhood character. The project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District and the Architectural Review Guidelines. Planner Krane stated that staff is of the opinion that the design and materials of the addition are compatible with the neighborhood and recommends approval with the following conditions:
1. The applicant shall provide the City with documentation from MSD verifying approval to connect the proposed driveway drain to MSD sewer lines.
2. The applicant shall provide screening around the existing and proposed mechanical equipment.
Mr. Hoelzer informed the members that the rear addition to be removed will be replaced with a larger lower level garage and a 2-story living space above. He added that a walk-out under the deck will be provided and he asked that they be allowed to utilize brick on the new retaining wall rather than the concrete.
Chairman Lichtenfeld stated that the project and materials look good.
A sample of the clay tile roof was presented.
Hearing no further questions or comments, Ron Reim made a motion to approve per staff recommendations; adding that staff will need to review and approve the HVAC screening material. He noted the retaining wall will be brick as proposed this evening. The motion was seconded by Craig Owens and unanimously approved by the Board.
SITE PLAN REVIEW/ARCHITECTURAL REVIEW – ADDITION TO SINGLE FAMILY RESIDENCE – 20 CARRSWOLD
Jessica Deem, project architect, was in attendance at the meeting.
Anna Krane explained that the existing one-story home measures 4,503-square-feet (not including the basement/garage) and the proposed project consists of the construction of a 3,076-square-foot two story addition and a 100-square-foot basement garage addition. The project also includes an open covered porch, an open uncovered porch and a new patio. The proposed project square- footage is greater than 50 percent of the existing structure square-footage and therefore requires site plan review. The proposed HVAC units are located along the western elevation of the addition. The existing house will screen the units from the street. The proposed addition will screen the units from the east and landscaping will screen the units from the west and north. Trash will be stored in a 58-square-foot trash enclosure located at the northern end of the existing driveway. The enclosure
11 will be constructed of cedar privacy fencing. The existing total lot impervious coverage on site is 27.5 percent. The plans increase the total lot impervious coverage to 35.3 percent, which is still below the maximum allowed impervious coverage of 55 percent. The proposed plans increase front yard impervious coverage from 32.3 percent to 40.4 percent, which is below the 45 percent maximum allowed for front yard coverage. The existing stormwater runoff, according to the MSD 15 year, 20 minute calculation, is 1.70 cubic feet per second (CFS). The proposed runoff is 1.79 CFS, which represents an increase of 0.09 CFS, and therefore on site stormwater mitigation is required. Downspouts from the home will be piped to one of the three drywell systems proposed on the site. A pop-up emitter will be connected to each of the drywells for overflow. The Public Works Department has reviewed and approved the stormwater management plan. It is the opinion of the City’s contracted landscape architect that the landscape plan provides an attractive planting design of trees, shrubs, perennials and groundcover. The existing canopy coverage on site is 27,576-square-feet.There is an overage of 16,843-square-feet of canopy coverage and the landscape plan exceeds the requirement for native trees at 78.6 percent. The landscape plan requires additional revisions to document existing tree canopies and tree protection measures. The outstanding comments can be addressed with revised plans submitted prior to the issuance of building permits. Exterior lighting is proposed at all addition doors and the garage. All exterior lights will be 75 watts or less. Planner Krane continued by indicated that the proposed project is compatible with the existing home and with surrounding homes in the neighborhood. Stormwater will be adequately managed on site and the landscape plan provides for an attractive design with a variety of trees, shrubs and perennials that are suitable for the area. The project meets the requirements of the R-1 Zoning District. Staff is of the opinion that the project meets the criteria for site plan approval and recommends approval with the following conditions, to be reviewed by staff prior to the issuance of a building permit:
1. To ensure the future maintenance and operation of the drywells, 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. 2. The applicant shall revise the landscape plan to address outstanding comments from the contracted landscape architect’s review letter dated April 25, 2017.
Ron Reim asked the nature of the landscape architect’s comments.
Anna Krane informed Ron that the comments relate to the location of tree protection fencing.
Chairman Lichtenfeld commented that the site plan looks good. He asked if the owner had any issue with staff’s comments.
Ms. Deem stated that the owners will comply.
12 Hearing no further questions or comments, Ron Reim 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 existing home has a primary building material of red brick with accent materials of painted wood and limestone. The home features white, double-hung casement windows and grey-slate roof shingles. The proposed addition will be constructed of materials to match the existing building. An open, covered porch is proposed along the east side of the existing house. The porch will be constructed of red brick to match the house with an architectural sheet metal roof, copper in color. The porch foundation will be covered with limestone and concrete stairs with a metal railing will lead from the porch to the side yard. Extending from the covered porch along the side of the addition and into the rear yard is an open, uncovered porch. The existing topography of the site slopes down toward the rear yard. Again, limestone will be used to cover the exposed foundation. As the grade drops, a brick and metal railing system will be added along the porch. The uncovered porch will feature an outdoor cooking area and an outdoor fireplace. The uncovered porch wraps west around the rear of the proposed addition. Along the rear elevation, the basement level is at grade. A new concrete patio will be poured at basement level. The proposed uncovered porch extends approximately 2.5-feet beyond the rear yard setback. In the R-1 zoning district, open, uncovered porches are allowed to encroach into a rear yard setback up to 12-feet. The proposed encroachment is less than the maximum allowed. The proposed rendering on sheet A003 shows a roof over the northeast corner of the open porch. This roof is not being proposed as a part of the current application. A covered porch is not permitted to encroach into a rear yard without a variance and therefore the applicant has chosen to remove the roof from the proposal as depicted in the site plan and architectural elevation drawings. The proposed building addition will include a finished basement, first floor and second floor. The addition will be constructed of red brick and feature architectural elements at the gable roof ends to match the existing front elevation. Limestone will be used as an accent material. A fireplace and chimney will be constructed along the east elevation. White double-hung casement windows will be used to match the existing house along with slate roof shingles. A small, one-story bump out along the northern elevation will be clad in painted wood siding with an architectural sheet metal roof, copper in color. The existing basement, side entry, 3-car garage located on the western elevation will be extended 3-feet 9- inches, up to the side yard setback. The addition will be clad in painted wood siding with an architectural sheet metal roof, copper in color. Red brick and accent materials of limestone and wood siding are common in the Carrswold neighborhood. Together, the accent materials will not exceed 23 percent of any elevation. According to Architectural Review Guidelines, primary building materials of brick or stone should make up at least 75 percent of any elevation. The proposed use of primary and accent building materials meets the requirements outlined in the Architectural Review Guidelines. Staff is of the opinion that the proposed building materials are compatible with the existing structure and with the neighborhood character. There is an existing u-shape asphalt driveway in the front yard and an asphalt driveway along the west property line
13 leading to the garage. The applicant is proposing widening the footprint of the existing u-shaped driveway. The applicant is proposing to expand the driveway width using stamped concrete and leaving the existing asphalt portions of the driveway. Architectural Review Guidelines state allowed driveway materials to be stamped concrete, exposed aggregate or brick pavers. The existing asphalt driveway is not a permitted material; however, the applicant is proposing a permitted material for the new driveway area. Two, white carriage style garage doors will be used for the garage extension. The proposed doors will be similar in style to the existing garage doors, which are to be removed. There are no new fences or retaining walls proposed other than the trash enclosure located at the northern end of the driveway. The trash enclosure will be constructed of cedar-privacy fencing. Planner Krane continued by stating that the project as proposed is in conformance with the requirements of the R-1 Single Family Dwelling District and the Architectural Review Guidelines; that staff is of the opinion that the design and materials of the addition are compatible with the neighborhood and therefore, staff’s recommendation is to approve as submitted.
Ms. Deem presented color renderings and samples of the proposed materials to the Board.
William Liebermann complimented the architect on the thorough and well-designed plans.
Chairman Lichtenfeld asked about the driveway.
Ms. Deem indicated that they plan to keep the asphalt driveway.
Chairman Lichtenfeld asked if the trim will be on the edges of the asphalt.
Mr. Deem replied “yes”.
Hearing no further questions or comments, William Liebermann made a motion to approve as submitted. The motion was seconded by Ron Reim and unanimously approved by the Board.
Chairman Lichtenfeld asked when they hope to begin construction.
Ms. Deem replied “as soon as possible”.
CONDITIONAL USE PERMIT – RESTAURANT – 8143 MARYLAND AVENUE (GARBANZO)
Ed Cherry, representing the restaurant owner, was in attendance at the meeting. Also in attendance was Al Levine, project architect.
Anna Krane explained that the space, formerly occupied by Companion Bakery, measures 1,652- square-feet and will have 46 seats. A 40 seat outdoor dining area is proposed along the Forsyth Boulevard frontage that will be considered by staff at a later time. The applicant is also proposing
14 the addition of a walk-in cooler at the rear of the building, which will be reviewed under the building permit process. The applicant describes the restaurant as “a quick serve casual dining establishment serving Mediterranean food.” The restaurant will be open seven days a week, 11:00 a.m. to 10:00 p.m. Delivery service from the restaurant is not proposed. Deliveries to the restaurant will be made two or three times a week in the morning to the rear of the building. Trash will be stored in existing dumpsters located in the rear of the building. The applicant will participate in a recycling program. The property includes eight off-street parking spaces, which can be accessed off of the alley from Forsyth Boulevard. The applicant proposes using five spaces for employee parking and leaving three spaces for patron parking. Because the restaurant is less than 3,000-square-feet and located in the Central Business District, off-street parking is not required. The property includes 8 off-street parking spaces and the applicant has proposed to use 5 of those spaces for employee parking. Public street parking is provided along Maryland Avenue and Forsyth Boulevard. In addition to the street parking, 3 on-site parking spaces will be available for use by patrons. Planner Krane continued by indicating that staff is of the opinion that the proposed restaurant meets the requirements contained in the regulations governing conditional uses. The restaurant space is comparable in size to other restaurants and adequate public parking will be available along the street and on site. The proposed hours of operation and method of deliveries are consistent with other restaurants in this area. Based on the information regarding the operation of the restaurant as provided by the applicant, staff is of the opinion that the proposed restaurant will be compatible with surrounding uses and recommends approval with the condition that there be no outdoor music or speakers to amplify music or similar audio.
Chairman Lichtenfeld asked about the cooler; noting that there was an exit door there.
Mr. Levine stated that the exit door will remain; a new door will be added to access the cooler from the interior (there will be no access to the cooler from the exterior).
Chairman Lichtenfeld asked if one parking space will be lost as a result.
Mr. Levine replied “no”.
Hearing no further questions or comments, William Lieberman made a motion to recommend approval of the conditional use permit to the Board of Aldermen per staff recommendation. The motion was seconded by Craig Owens and unanimously approved by the members.
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William Lieberman asked if exit issues are something this Commission can address or if those types of issues are addressed during the permit process.
Chairman Lichtenfeld stated that he was simply curious.
15 Having no further business before the Commission this evening, the meeting adjourned at 6:55 p.m.
_______________________________ Recording Secretary