June 1, 2015 — Meeting Minutes
MINUTES
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD
JUNE 1, 2015
The City Plan Commission/Architectural Review Board of the City of Clayton, Missouri, met upon the above date at 5:30 p.m. Upon roll call, the following responded:
Present: Chairman Steve Lichtenfeld Craig Owens, City Manager Mark Winings, Aldermanic Representative Jim Liberman Ron Reim Sally Cohn Josh Corson
Absent: None
Also Present: Susan M. Istenes, Director of Planning & Development Services Louis Clayton, Planner
Chairman Lichtenfeld welcomed everyone to the meeting and asked that all cell phone ringers be muted and that conversations take place outside the meeting room. He asked that everyone speaking this evening to be sure the green light on the microphone is on for proper recording.
MINUTES
The minutes of the May 18, 2015 meeting were presented for approval. Sally Cohn asked that the following revisions/additions be made with regard to the #2 Forest Ridge application: Page 9, add new paragraph to read “Sally Cohn commented that there are only 6 houses in the neighborhood.” Revise existing paragraph further down the page to read: “Sally Cohn questioned why staff wanted an asphalt driveway on Carswold replaced with a different material, but in this case asphalt is allowed, even though an additional 50% is being added. This would represent 1/6 of the homes in the neighborhood” The minutes were approved, as amended, after having been previously distributed to each member.
Mark Winings referred to the special meeting that was held on May 11th, noting that those minutes (transcription as a court reporter was present at that meeting) still need approval.
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Susan Istenes explained that the transcription was just recently delivered to staff and that she would be sure to add approval of it on a future agenda.
CONDITIONAL USE PERMIT, SITE PLAN REVIEW & ARCHITECTURAL REVIEW – NEW RESTAURANT – QDOBA – 6701 CLAYTON ROAD
Aaron Novak representing the owner was in attendance at the meeting. Also in attendance were Peggy Schindler and Sergio Lopez of Qdoba.
Louis Clayton explained that there are three separate agenda items for this project and that he will combine information for the conditional use permit and site plan reviews even though they need to be voted on independently. He noted that this new restaurant project was first presented on April 20, 2015 and was tabled at the request of the applicant. The following changes have been made since the previous presentation:
1. Specified that all public accessible ramps and sidewalks shall be ADA/PROWAG compliant. 2. Relocated the wash-down station from the public right-of-way. 3. Noted the type of bicycle rack that is proposed, and the minimum 3-foot setback from other features (walls, poles, etc.) in compliance with the bicycle parking standards. 4. Specified on the landscape plan that the areas planned for new tree lawn and planting beds along Clayton Road be excavated and backfilled with planting mix. 5. Removed the proposed decorative gravel at the southwest corner of the site and replaced it with grass pavers. 6. Provided additional curb cuts to spread out the water concentration in the Clayton Road landscape bed, and redesign the plantings. 7. Installed a curb around the landscape bed at the northeast corner of the property in addition to one tree. 8. Reconciled conflicts between the civil, architectural, and landscape plans. 9. Deliveries to the establishment shall take place no earlier than 7 a.m. and no later than 9:30 p.m.
Louis stated that the installation of new sidewalks, tree lawn and street trees along Clayton Road is an improvement from the current conditions. The expanded parking lot will be adequately set back from Clayton Road and screened by landscaping as required. With the exception of the minor requests for alternative compliance related to landscaping, staff is of the opinion that the development is consistent with the current zoning code requirements for the C-2 Zoning District and the Clayton Road Urban Design District, and meets the criteria for site plan approval.
Louis noted that remaining issues are related to landscaping; specifically landscaping facing Clayton Road. Louis added that the conditions fronting Clayton Road will be an improvement over existing. He stated that staff recommends approval with the following
3 conditions (changes to the landscape plan) based on comments from the contracted landscape architect:
1. Remove the proposed grass pavers at the southwest corner of the site and replace with concrete our porous pavement. 2. Re-grade the landscape bed to create a long depression and add yard drains or a perforated pipe connected to the storm sewer to take up excess water. 3. The proposed Fothergilla will not provide a dense screen at the parking lot. Between the curb cuts at the high edge of the planting bed, provide additional viburnum or other dense shrub to provide this screen. 4. The Weeping Red Bud is an awkward looking specimen tree and is not desired. 5. Incorporate elements of the old landscape palette like Jane Magnolia in the higher spots in the planting bed. 6. Integrate the proposed Carex into the low spots of the planting bed and pair it with Fothergilla and other perennials on the high spots. 7. Coordinate the rock type and locations between the civil and landscape plan. 8. That a revised plan be submitted per staff approval prior to issuance of the Conditional Use Permit.
The applicants noted that they had nothing to add.
Chairman Lichtenfeld solicited comments and questions from the members.
Craig Owens asked if they had any issues with the recommendations of approval.
Mr. Lopez noted that most of the comments seem to revolve around the landscaping.
Chairman Lichtenfeld informed the applicants that staff would be able to review and approve the revised landscape plan; they would not have to come back to this Board.
A discussion regarding the building elevations took place.
Mr. Lopez stated that they have a picture of the existing building.
Jim Liberman asked about screening the parking lot.
Mr. Lopez indicated that it’s screened by landscaping.
Jim Liberman dittoed his comments he made during the last presentation in that he doesn’t like the parking lot being along the street frontage.
Sally Cohn referenced the rain garden; asking if they are willing to re-grade the bed.
4 Mr. Lopez replied “yes”.
Louis Clayton indicated that the City’s landscape architect (Laurel Harrington) is in attendance this evening.
Sally Cohn stated she liked Ms. Harrington’s recommendations.
Ms. Harrington addressed the Board by stating that the changes are relatively simple and will keep water off the sidwalks.
Jim Liberman asked about the additional curb-cut.
Mr. Lopez stated one was added along Concordia.
Being no further questions or comments and hearing none from the audience, Chairman Lichtenfeld solicited a motion; first for the Conditional Use Permit.
Jim Liberman made a motion to recommend approval of the Conditional Use Permit per staff recommendation. The motion was seconded by Josh Corson and unanimously approved by the members.
The site plan vote was now taken. Sally Cohn made a motion to approve the site plan per staff recommendations. The motion was seconded by Josh Corson and received the following vote: Ayes: Craig Owens, Chairman Lichtenfeld, Mark Winings, Sally Cohn, Ron Reim & Josh Corson. Nays: Jim Liberman.
The architectural aspects of the project were now up for review.
Louis Clayton noted that thisitem was first presented to the Plan Commission/Architectural Review Board on April 20, 2015, and was tabled at the request of the applicant. Based on staff’s recommendations and feedback received at the meeting, the applicant has made the following revisions pertaining to Architectural Review:
1. The aluminum screen, reclaimed wood siding, and orange awnings have been removed. 2. Dark green fabric awnings are proposed. 3. The existing EIFS and rear brick wall to remain will be painted Falcon Brown (an earth tone color). 4. The east wall will be brick (Glen-Gery Genesee or equal). 5. The retaining wall will be faced in brick to match the brick being used on the building.
5 Louis noted that the staff report depicts color renderings of the prior proposal and new proposal. He added that the proposed exterior alterations feature high-quality materials and will give a contemporary update to this traditional commercial building. The overall design is reflective of the adjacent buildings in terms of materials and colors, and with the requested alternative compliance, is consistent with Clayton Road Urban Design District standards. The proposed signage complies with the Sign Ordinance and staff recommends approval as proposed.
Ms. Schindler thanked the members for allowing them to come back. She noted that they’ve now incorporated more neutral tones in the color pallet. She referred to the green awnings and white Qdoba sign. She stated that they hope it meets with the City’s approval.
Ron asked if the boards are further apart on the patio than they are on the screen wall.
Ms. Schindler replied “yes”; noting that they wanted the patio more open.
Color and material samples were shown.
Josh asked about the mortar color.
Mr. Lopez indicated that the intent is to have a darker mortar color.
Being no more comments or questions, Mark Winings made a motion to approve as submitted. The motion was seconded by Ron Reim and unanimously approved by the Board.
AMENDMENT TO PREVIOUSLY APPROVED PLANS - LANDSCAPING – PIERRE LACLEDE – 7701 FORSYTH BOULEVARD
The applicant was not in attendance. Craig Owens made a motion to table this item until a future meeting when the applicant is in attendance. The motion was seconded by Mark Winings and unanimously approved by the members.
Being no further business this evening, the meeting adjourned at 6:20 p.m.
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A small reception in honor of Jim Liberman’s more than 10 years of service to the Plan Commission/ARB was held, as he and his wife are moving out of the state. Jim was presented with a plaque for his more than decade of service to the City and he was wished well by all. His wife and the Mayor were also in attendance.
__________________________ Recording Secretary