April 20, 2015 — Meeting Minutes

MINUTES

CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD

APRIL 20, 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: Acting Chairman Jim Liberman Craig Owens, City Manager Mark Winings, Aldermanic Representative Josh Corson

Absent: Chairman Steve Lichtenfeld Ron Reim Sally Cohn

Also Present: Louis Clayton, Planner Kevin O’Keefe, City Attorney

Acting Chairman Liberman asked that everyone addressing the Commission this evening to step up to the podium and to be sure that the green light is lit on the microphone. He also asked that all cell phone ringers be muted and that conversations take place outside the meeting room.

MINUTES

The minutes of the April 6, 2015 meeting were presented for approval. Acting Chairman Jim Liberman asked that the following corrections be made to the minutes: Page 6; change “context” to “text” (motion to approve condition); Page 17 remove the letter “A” and the number “4” that were inadvertently typed into two words in the middle paragraph. The minutes were then approved, as amended, after having been previously distributed to each member.

SITE PLAN REVIEW/ARCHITECTURAL REVIEW - NEW CONSTRUCTION – SINGLE FAMILY RESIDENCE – 6353 FAUQUIER

Rick Ottolino, owner/project architect, was in attendance at the meeting.

Louis Clayton explained that this is a request for review of the site plan associated with the proposed construction of a 3,768-square-foot single-family residence with a below grade, front- loading garage with access from DeMun Avenue. The height of the proposed residence is +/- 22- feet 11-inches as measured from the average existing grade to the mean height of the roof. Ellenwood Subdivision trustee approval has been submitted. The plans show the HVAC units located on the north side of the residence and screened by a cedar fence. Trash will be stored in a 60-square-foot brick trash enclosure located adjacent to the garage, and will be screened by a cedar gate. The existing impervious coverage on site is 25 percent. The new plans increase the impervious coverage to 26 percent, which is below the maximum allowable impervious coverage of 55 percent. The proposed impervious coverage for the required front yard is 30 percent which is below the allowable 45 percent. The existing storm water runoff, according to the MSD 15 year, 20 minute calculation, is 0.64 cubic feet per second (CFS). The proposed runoff is 0.65 CFS, which represents an increase in 0.01 CFS. To mitigate the increase in storm water runoff, the applicant proposes to use pervious pavement for a patio on the east side of the home, at the front walkway, at the driveway and the trash enclosure. The rock base below the pervious pavement has sufficient storage capacity to mitigate the increase in storm water runoff. The Public Works Department has reviewed the proposed storm water mitigation and finds it acceptable. All downspouts are shown to discharge at grade. Staff recommends that all downspouts be piped to pop up bubblers located no closer than 10 feet from any property line. The proposed landscape design features a variety of trees, shrubs, perennials, and ground cover suited for this region. No trees will be removed from the site, and the plan proposes 5-caliper-inches of new deciduous trees including Eastern Redbud and Flowering Dogwood. Two existing street trees totaling 62-caliper-inches and a 36-caliper-inch Sweet Gum on site may be impacted during construction, and are shown to be protected and preserved per City guidelines. The City’s contracted landscape architect is of the opinion that the proposed trees and landscaping are suitable for the site. The site plan states that all driveways, sidewalks, curbs and gutters are to be installed in accordance with the standards prescribed by the Public Works Department. All connections to public utilities are shown on the plans to be installed in accordance with the standards of the Public Works Department. Exterior lighting is proposed at exterior doors and the garage, and will include LED sconces and up-lights. All exterior lights will be below 75 watts. Louis stated that the proposed home is compatible with surrounding homes in the neighborhood. Storm water will be adequately managed on site, and the landscape plan provides for a variety of new trees, shrubs, and groundcover that is suitable for the area. The height, setbacks, and impervious coverage as proposed are in conformance with the requirements of the R-2 Single Family Dwelling District and the project meets the criteria for site plan approval and therefore, staff recommends approval with the following conditions:

1. That the applicant revise the site plan to show all downspouts piped to pop up bubblers located at least 10 feet from any property line, to be approved by staff prior to the issuance of a building permit. 2. To ensure the future maintenance and operation of the pervious pavement, 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.

Acting Chairman Liberman asked Mr. Ottolino if he would comply with staff’s recommendations.

Mr. Ottolino replied “yes”.

Acting Chairman Liberman asked Mr. Ottolino if he had anything to add regarding the proposed site plan.

Mr. Ottolino replied “no”. He asked if there were any questions.

None were received.

Acting Chairman Liberman asked if any of the Commission members or audience had any questions or comments.

None were received.

Being no further questions or comments, Mark Winings made a motion to approve the site plan per staff recommendations. The motion was seconded by Josh Corson and unanimously approved by the members.

The architectural aspects of the project were now up for review.

Louis Clayton explained that this is a request for review of the design and materials associated with the proposed construction of a 3,768-square-foot single-family residence with a below grade, front-loading garage with access from DeMun Avenue. The height of the proposed residence is +/- 22-feet 11-inches as measured from the average existing grade to the mean height of the roof. Properties in Ellenwood are diverse in terms of mass, height, and materials. The basic massing of the proposed home is articulated on all sides with windows, front and rear porches, accent materials, and variations in roof forms. The home to the east (6375 Alexander Drive) is +/- 18 feet taller than the proposed home. The home to the north (350 DeMun Avenue) is +/- 4 feet shorter than the proposed home. While the proposed home is slightly taller than the adjacent home to the north, it is +/- 7 feet shorter than permitted by the Zoning Regulations. The primary building material is brick in brown and light brown colors. Cement board will be used on the second floor, and will not exceed 25 percent of any elevation. The proposed low profile roof is clad in architectural asphalt shingles, weathered wood in color. The windows will be aluminum clad and include a combination of casement, awning-type and fixed units. A new driveway is located off DeMun Avenue and will lead to a below grade, front-entry garage. The driveway will consist of alternating stripes of exposed aggregate and pervious pavers which are each approved materials. Brick retaining walls will be located on both sides of the driveway. Two black metal and glass garage doors are proposed. A 6-foot tall cedar fence is proposed along the northern property

4 line. A cedar fence screen wall and hedge is proposed on the east side of the home. Brick retaining walls ranging between 5 and 11 feet tall are proposed adjacent to the driveway and front staircase. Louis 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. Staff is of the opinion that the design is compatible in terms of mass, height, and design with existing nearby structures and recommends approval as submitted.

Mr. Ottolino presented color renderings and material samples to the Board, including windows (black with mullions), architectural shingle roof, brick, cast stone and cement board.

Acting Chairman Liberman asked about the windows.

Mr. Ottolino explained the different types of windows and which ones are operable and which ones are fixed.

Acting Chairman Liberman commented that it’s a nice-looking house.

Mark Winings referred to the staff report, noting that it states that the cement board does not exceed 25%. He asked if that is an ordinance.

Louis Clayton stated that the City’s ARB Guidelines limit accent materials to no more than 25% of any elevation.

Mark Winings commented that it seems like more than 25%.

Louis Clayton stated that the applicant provides the calculations and they are verified by staff.

Mark Winings agreed that although it is different, it is a nice-looking house.

Acting Chairman Liberman stated that he wished the rendering was lighter. He asked if there were any comments or questions from the audience.

None were received.

Being no further questions or comments, Craig Owens made a motion to approve as submitted. The motion was seconded by Josh Corson and unanimously approved by the Board.

SITE PLAN REVIEW/ARCHITECTURAL REVIEW – NEW CONSTRUCTION – SINGLE FAMILY RESIDENCE – 141 LINDEN AVENUE

Lauren Strutman, project architect, was in attendance at the meeting.

5 Louis Clayton explained that this is a request for review of the site plan associated with the proposed construction of a 4,585-square-foot single-family residence with a below grade, front- loading garage. The height of the proposed residence is +/- 28-feet 3-inches as measured from the average existing grade to the mean height of the roof. The plans show the HVAC units located on the south side of the residence and screened by a wood frame lattice fence. A backup generator is proposed at the northwest corner of the site and will be screened by a wood fence. Trash will be stored in a 52-square-foot trash enclosure located beneath the front porch adjacent to the garage. The existing impervious coverage on site is 22 percent. The new plans increase the impervious coverage to 46.5 percent, which is below the maximum allowable impervious coverage of 55 percent. The proposed impervious coverage for the required front yard is 43.2 percent which is below the allowable 45 percent. The existing storm water runoff, according to the MSD 15 year, 20 minute calculation, is 0.4 cubic feet per second (CFS). The proposed runoff is 0.48 CFS, which represents an increase in 0.08 CFS. To mitigate the increase in storm water runoff, downspouts from the rear of the home will be piped to a dry well in the rear yard. The two downspouts on the front of the home and the trench drain at the garage will be piped to three pop-up bubblers in the front yard. The Public Works Department has reviewed the site plan and finds all aspects of the storm water plan acceptable. The proposed landscape design features a variety of trees, shrubs, perennials, and ground cover suited for this region. No trees will be removed from the site, and the plan proposes 26-caliper-inches of new trees Dragonlady Holly and Prairie Fire Crabapple. Two existing street trees totaling 46-caliper-inches and an 18-caliper-inch Pin Oak on site may be impacted during construction, and are shown to be protected and preserved per City guidelines. The City’s contracted landscape architect is of the opinion that the proposed trees and landscaping are suitable for the site. The site plan states that all driveways, sidewalks, curbs and gutters are to be installed in accordance with the standards prescribed by the Public Works Department. All connections to public utilities are shown on the plans to be installed in accordance with the standards of the Public Works Department. Exterior lighting is proposed at all doors and the garage. All exterior lights will be 75 watts or below. Louis stated that the proposed home is compatible with surrounding homes in the neighborhood. Storm water will be adequately managed on site, and the landscape plan provides for a variety of new trees, shrubs, and groundcover that is suitable for the area. The height, setbacks, and impervious coverage as proposed are in conformance with the requirements of the R-2 Single Family Dwelling District, and the project meets the criteria for site plan approval and therefore, staff’s recommendation is to approve with the condition that to ensure the future maintenance and operation of the dry well, 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. Louis informed the members that after the agenda packets were distributed staff received a letter from Phyllis Maritz, 135 Linden, indicating her support of the project.

Ms. Strutman introduced Dean Tiber (builder) David Volz (civil engineer) and Rick Corcoran (owner). She indicated that back in January, this house was approved on a different lot (on North Bemiston Avenue) and the owner decided to switch lots and build here. She stated that no trees will be removed; however, 26 caliper inches of new trees will be planted. She added that the driveway will be located between two existing street trees.

Mr. Volz stated that water runs north and that pop up emitters and a drywell is proposed which will result in less water flow. He made note of the generator at the rear of the site that runs to the front pop-up emitters as there is no gravity.

Acting Chairman Liberman asked about the proposed generator.

Mr. Volz indicated that it is natural gas.

Acting Chairman Liberman asked why it’s located so far from the house.

Ms. Strutman stated that it is preferred to be 5-feet from the rear and side property lines.

Acting Chairman Liberman asked if the generator will kick on if the power goes out.

Mr. Volz replied “yes”. He stated there’s a transfer switch inside the house.

Acting Chairman Liberman asked about noise.

Mr. Volz indicated that it’s no louder than an AC unit.

Acting Chairman Liberman asked about the trees on the south side.

Ms. Strutman indicated that those are the neighbor’s trees.

Josh Corson asked why the generator isn’t closer to the house.

Ms. Strutman stated that they want more green space.

Acting Chairman Liberman asked if there were any additional comments or questions from the members or the audience.

None were received.

Being no further questions or comments, Josh Corson made a motion to approve the site plan per staff recommendation. The motion was seconded by Mark Winings and unanimously approved by the members.

The architectural aspects of the project were now up for review.

Louis Clayton explained that this is a request for consideration of the design and materials associated with the proposed construction of a 4,585-square-foot single-family residence with a below grade, front-loading garage. The height of the proposed residence is +/- 28-feet 3-

7 inches as measured from the average existing grade to the mean height of the roof. The 1.5-story home to the south (135 Linden Avenue) is +/- 1 foot shorter than the proposed home. The 2-story home the north (143 Linden Avenue) is +/- 2 feet shorter than the proposed home. The primary building material is mixed red brick with stucco accents. The proposed roof is clad in architectural asphalt shingles, slate grey in color. Black casement windows are proposed. An exposed aggregate driveway is proposed and will lead to a below grade, front-entry garage. There are no examples of front-entry garages along Linden Avenue; however, they are prevalent throughout Old Town. Brick retaining walls will be located on both sides of the driveway. Two louvered-style garage doors, black in color, are proposed. Louis 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. Staff is of the opinion that the design is compatible in terms of mass, height, and design with existing nearby structures and recommends approval as proposed.

Ms. Strutman presented a color rendering and material samples including brick, window, cast stone and architectural shingles. She stated that this is basically the same home as was proposed on North Bemiston with the exception that they have added an arch transom above the front door of this one.

Mark Winings made a motion to approve as submitted.

Acting Chairman Liberman mentioned that although there are no other front entry garages in the immediate area, he realizes this is a narrow lot.

Ms. Strutman stated that many lots in the area are 100 foot wide; however, this is a 50-foot wide lot. She noted that also there are some shared driveways down Linden but that’ can’t be done here; currently there is no driveway at all on the lot.

Josh Corson agreed that he’s not crazy about front entry garages, but he understands the issues here.

Being no further questions or comments and hearing none from the audience, Josh Corson seconded the motion made earlier by Mark Winings to approve. The motion was unanimously approved.

CONDITIONAL USE PERMIT/SITE PLAN REVIEW/ARCHITECTURAL REVIEW – COMMERCIAL ALTERATION AND PARKING LOT – 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 asked that he be allowed to combine the conditional use permit and site plan staff reports as many of the issues overlap. He reminded the members that they do, however, have to be voted on separately.

Acting Chairman indicated that it would be fine to discuss the two issues together but vote on independently.

1. Demolition of the two eastern most buildings 2. Renovation of the western most building for a new restaurant tenant (Qdoba), including a patio addition to the east side of the building 3. Expansion and reconfiguration of the existing parking lot to accommodate 24 parking spaces 4. Landscape screening along the perimeter of the new parking lot 5. New 5-foot sidewalk, 10-foot tree lawn and street trees along Clayton Road.

Two existing street trees along Concordia Lane will remain and are shown to be protected and preserved in accordance with the City’s requirements. There are no existing trees on the site and no new trees are proposed. Five new street trees are shown on Clayton Road, the species of which will be determined by the City at a later time. To ensure the viability of the new street trees and plantings along Clayton Road, the City’s contracted landscape architect recommends that the landscape plan specify that the areas planned for new tree lawn and planting beds along Clayton Road be excavated and backfilled with planting mix. The City’s contracted landscape architect also recommends that the proposed decorative gravel at the southwest corner of the site be replaced with concrete sidewalk to provide additional space for pedestrian circulation. Along Clayton Road, the parking lot will be screened by a 10-foot deep landscape bed planted with a variety of trees, shrubs and perennials. Storm water runoff from the parking lot will enter the planting bed through one curb cut. The City’s contracted landscape architect has concerns that the proposed plantings are not suited or positioned to accommodate this condition, and recommends that additional curb cuts be provided to spread out the water concentration and that the planting be redesigned to be suitable for this condition. Along Concordia Lane, a single row of Korean Spice Viburnum is proposed, planted at a minimum height of 2 feet on 4 feet centers. The City’s contracted landscape architect recommends that a curb be installed around the landscape bed at the northwest corner of the property in addition to one tree. Screening is not proposed along the rear alley with the exception of a row of six-foot tall Canaertii Junipers adjacent to the trash enclosure. The City’s contracted landscape architect is of the opinion that the existing conditions

9 and available parking width does not allow an adequate planted landscape buffer or wall to be incorporated along the alley. The proposed parking lot screening does not meet the standards exactly and therefore requires alternative compliance. The City’s contracted landscape architect is of the opinion that the parking lot will be sufficiently screened by the proposed landscaping with the recommendations listed above, and staff supports the request for alternative compliance. The installation of the required 4-foot landscape buffer along the rear of the building would result in substandard parking space and drive aisle widths, and therefore staff supports the request for alternative compliance. Existing site access is provided from Concordia Lane and the rear alley, which is adequate. There are no proposed changes to site access. Restaurants over 3,000 square feet must provide parking based on the following ratio: three parking spaces for every five seats on a pro-rated percentage for all square footage in excess of 3,000 gross square feet. Based on the size and number of seats proposed, seven parking spaces are required. Because the restaurant is located outside the Central Business District, employee off- street parking is also required. The required number of parking spaces is based on the maximum number of employees that will be working at the restaurant on any given shift. According to the applicant, a maximum of five employees will be working per shift; therefore five additional parking spaces are required. The total amount of required parking spaces is 12 and 24 parking spaces will be available onsite in the reconfigured/expanding parking lot behind the building. One loading space for the building will be located in the rear parking lot in accordance with the city’s loading space requirements; however, it does not meet the minimum size requirements of 12-feet by 35-feet. Based on the City’s Bicycle Parking Regulations the proposed development would be required to provide one bicycle rack. The applicant is proposing one bicycle rack to be located entirely on private property, adjacent to the rear building entrance. The plans do not identify the type of bicycle rack to be installed. A minimal amount of noise will be created by the addition of an outdoor dining patio on the south and east sides of the building. The nearest residential property is located +/- 135 feet to the north. It is not anticipated that the increased noise levels associated with outdoor dining will adversely impact surrounding properties. According to the applicant, deliveries to the restaurant will be made at night after regular business hours through the rear service door. Traditionally, the City has prohibited deliveries to restaurants before 7:00 a.m. and after 9:30 p.m. Staff recommends that the hours of deliveries be consistent with this policy. Seven LED wall luminaires are proposed on the north (rear) and east (side) of the building. The photometric plan submitted by the applicant does not show light trespass onto adjacent residential properties. Louis stated 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 on Clayton Road and the former restaurant that previously occupied the building. The required parking spaces will be located on site in compliance with the City’s Parking Regulations. The proposed hours of operation 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 of the Conditional Use Permit to the Board of Aldermen the following conditions:

10 1. That deliveries to the premises shall take place no earlier than 7:00 a.m. and no later than 9:30 p.m. 2. That revised plans be submitted in accordance with the conditions listed in the Site Plan Review staff report (Number 1 below), to be approved by staff prior to the issuance of a Conditional Use Permit.

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 and therefore, recommends approval of the site plan with the following conditions:

1. That the applicant make the following revisions to the plans, to be approved by staff prior to the issuance of a building permit: a. Specify that all public accessible ramps and sidewalks shall be ADA/PROWAG compliant. b. Relocate the wash-down station from the public right-of-way. c. Revise the design of the loading space to measure at least 12 feet by 35 feet. d. Note 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. e. Specify 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. f. Remove the proposed decorative gravel at the southwest corner of the site and replace it with a concrete sidewalk. g. Provide additional curb cuts to spread out the water concentration in the Clayton Road landscape bed, and redesign the planting to be suitable for this condition. h. Install a curb around the landscape bed at the northwest corner of the property in addition to one tree. i. Reconcile conflicts between the civil, architectural, and landscape plans.

Mr. Novak asked about the condition regarding the gravel at the southwest corner of the site.

Louis Clayton explained to Mr. Novak that the City’s contracted landscape architect had maintenance concerns as well as visual concerns regarding the proposed decorative gravel.

Mr. Novak stated that he understood and would comply with staff’s recommended conditions.

Acting Chairman Liberman commented that he believes staff was too gentle and that the building looks like it should be in a western area of the country; not in Clayton.

Louis Clayton indicated that because this is a renovation of an existing building and not a complete tear-down and rebuild, not all requirements kick-in. He stated there is no requirement to demo or to retain buildings and that it is staff’s desire to maintain the urban form along the street frontage.

Craig Owens commented that new development along Clayton Road is challenging; he mentioned the length of time the property was vacant.

Mr. Novak stated that the Bread Company moved out last July and the space Brewhaus previously occupied has been vacant for 7 years.

Mr. Novak stated that there was a parking problem before and believes this is an improvement as there will be easier access to parking.

Acting Chairman Liberman stated that he hates to see a lot of parking on the street frontage.

Mr. Novak indicated that the Walgreens site to the west is about half parking.

Mark Winings asked about the request for alternate compliance with regard to the buffering.

Louis Clayton explained that landscape buffering is being accomplished along Clayton Road and Concordia Lane, but not along the alley. He added that the City’s contracted landscape architect believes the buffering is sufficient.

Mark Winings referred to the language in the code about the alternate being equal to or better than the requirement.

Josh Corson stated that there’s an alley and empty lot.

Louis Clayton informed the members that the UDD regulations require landscape buffering around the entire perimeter; it doesn’t distinguish between uses.

Mark Winings asked Louis if there are more conditions in this report than is typical.

Louis Clayton replied “yes”.

Mark Winings asked if staff could administratively approve revised plans after these conditions are addressed.

Louis Clayton stated that ideally, these types of issues are resolved before being brought before this Commission/Board, but he believes that staff can administratively approve revisions if the Commission/Board is comfortable voting that way.

12 Mr. Novak stated that they will comply with all of staff’s recommendations.

Mark Winings referred to the ARB condition; noting its significance.

Louis Clayton reminded the members that they are in the conditional use permit and site plan discussions at this time; ARB will come later.

Acting Chairman Liberman asked if anyone in the audience had any questions or comments.

None were received.

Acting Chairman Liberman asked Louis to review the architectural aspects of the project.

Louis Clayton explained that Qdoba Mexican Grill is a chain of fast casual restaurants serving “Fresh Mex” cuisine. The restaurant will measure 3,605 square feet and have 68 seats indoors and 40 seats outdoors. The restaurant will be open Monday through Friday, 10 a.m. to 10 p.m., and weekends, 10 a.m. to 11 p.m. According to the applicant, deliveries to the restaurant will be made at night after regular business hours through the rear service door. Trash will be stored in a dumpster enclosed by a 6-foot tall wood fence at the northwest corner of the parking lot. A row of six-foot tall Canaertii Junipers is proposed between the trash enclosure and the alley. Food delivery service is not proposed. The restaurant does not intend to participate in the recycling program. The applicant plans to submit an application to the Board of Aldermen for a liquor license. The applicant proposes to paint the existing EIFS and brick building navy, tan and brown. Reclaimed wood is proposed as an architectural element above the storefront. An aluminum screen and band will wrap around the front and east side of the building above the entrances. Three orange awnings are proposed on the front façade. A metal and glass garage door is proposed on the east side of the building which will open onto a new outdoor dining patio. The existing outdoor dining area on the front of the building will remain. Outdoor dining areas will be enclosed by a wood patio rail. Free standing wood screens are proposed on each elevation. A 1.5 to 3 foot tall concrete retaining wall is proposed along the front façade adjacent to the sidewalk. Because the building is located on a corner and has two street frontages, two wall signs are permitted. The applicant proposes two identical wall signs measuring 22.45 square feet each. The signs feature individual orange polycarbonate channel letters and are mounted onto an aluminum rail and will be internally illuminated by LED lights. An 8-square foot wall sign is proposed at the north (rear) elevation and will be painted orange directly onto the building. The Planning Commission or Architectural Review Board, as appropriate depending on the type of development and application, may approve an alternative approach that may be substituted in whole or in part for a plan meeting the Urban Design District standards. This approach is intended to apply in unusual circumstances that might arise where an alternative approach would provide an equal or superior result. Economic consideration shall not be a basis for alternative compliance. To approve an alternative approach, the Planning Commission or Architectural Review Board must find that the proposed alternative approach accomplishes the intent of the urban design standards equally well or better. The Clayton Road Urban Design District (CRUDD) establishes development standards to maintain a visually

13 appealing gateway for the City of Clayton and the adjacent neighborhoods. The CRUDD limits primary building materials to brick and stone as traditionally found within the district and adjacent residential neighborhoods. All materials shall be similar in color, texture and scale as those traditionally found along Clayton Road and in the adjacent Hi-Pointe/DeMun Historic District. Typical building materials include:

1) Decorative terra cotta tile (either red unglazed or green glazed) and slate roof accents; 2) Decorative brick patterns; 3) Cut stone foundations and accents; 4) Varied, but muted, brick colors including greens, tans, yellows and browns; 5) Varied brick textures ranging from smooth faced to heavily textured; and 6) Varied mortar colors including brown, red, light gray and sand, but with black being predominate.

The applicant proposes to paint the existing EIFS and brick building navy, tan and brown. Reclaimed wood is proposed as an architectural element above the storefront. An aluminum screen and band will wrap around the front and east side of the building above the entrances. Three orange awnings are proposed on the front façade. The EIFS, reclaimed wood and aluminum are not listed as permitted building materials and therefore alternative compliance is requested. The orange awnings are not similar in color as traditionally found in the district, and also require alternative compliance. According to the applicant, the proposed color palette of navy, brown, and tan is a lighter hue than current Qdoba finishes and has been chosen to better blend with its local surrounding context materials. The reclaimed wood was chosen for its compatibility with surrounding materials, including patio fencing recently install across Clayton Road. Staff is of the opinion that the proposed color palette is muted and consistent with adjacent properties, and will improve the appearance of the building. Staff supports the request for alterative compliance to repaint the existing EIFS, and to use reclaimed wood as an accent material. The proposed aluminum screen and band is not an existing element, and there is no precedent for the design, scale and material in the nearby area. The orange accent color of the awnings, signage, and umbrellas is a trademark of the Qdoba brand; however, it is not similar in color as traditionally found in the district. The applicant has not submitted an explanation and/or justification for staff to evaluate the request for alternative compliance. The CRUDD requires retaining walls to be constructed of materials similar in color, texture and scale as the primary building materials. Wood ties, Keystone, Windsor, or similar modular block wall systems are not permitted. A 1.5 to 3 foot tall concrete retaining wall is proposed along the front façade adjacent to the sidewalk. Concrete is not a permitted retaining wall material and therefore alternative compliance is required. According to the applicant, the retaining will be sandblasted with Meramec sand and gravel to give it a softer and warmer tone. Due to the high visibility from Clayton Road, staff is of the opinion that concrete is not an acceptable retaining wall material and is inconsistent with past approvals for similar projects. The proposed signs are in conformance with the Sign Ordinance. Free standing wood screens are proposed on each elevation. Any future installation of artwork, murals, advertising or signage onto the wood screens will require a sign permit. Louis noted that the overall design is reflective of the adjacent buildings in terms of materials and colors, with the exception of the

14 aluminum screen and band, orange awnings, and concrete retaining wall. The applicant has not provided an explanation and/or justification to explain how these elements are compatible with the surrounding area; they do not seem to be reflective of the surrounding area or consistent with Clayton Road Urban Design District standards. Staff’s recommendation is to approve with the condition that the applicant revise the aluminum screen and band, orange awnings, and retaining wall materials to be compliant with the CRUDD standards, or, submit an explanation and/or justification for the requested alternative compliance for consideration by the Architectural Review Board.

Ms. Schindler presented a sample board to the members. She stated that they tried to reflect Qdoba in a toned-down pallet; noting that orange is Qdoba’s brand color and that the aluminum finds were added for color and texture.

Mark Winings asked about the retaining wall.

Mr. Novak stated that it’s not tall at about 1.5 feet to 3 feet and they felt concrete was the best material and one that is used throughout the City.

Mark Winings asked staff to comment about the wall.

Louis Clayton indicated that this is the only UDD that affects commercial properties and that concrete is a material commonly used for low walls.

Acting Chairman Liberman commented that it seems as though Qdoba is having trouble meeting the UDD requirements. He informed the applicant that because there are only four members in attendance this evening three favorable votes are needed for approval. He asked the applicant if they want to take that gamble.

Louis Clayton announced that applications that are denied cannot be re-submitted for a period of one year (same or substantially similar application).

Mr. Lopez (Qdoba’s construction manager) asked what the specific issues are.

Acting Chairman Liberman indicated that he realizes Qdoba’s brand includes orange and blue, but the metal is tough to swallow, not to mention the proposed site plan. He offered the applicant the opportunity to continue consideration to a future meeting.

Mr. Lopez stated that they want to do what’s right for them and for Clayton and that he would rather come in with something that everyone can be happy with, but he doesn’t see the colors getting any more muted; if those colors are taken away, it won’t be Qdoba anymore.

Acting Chairman Liberman stated that his hunch is that it needs to be toned down significantly, but that this Board cannot design it for them.

Mark Winings indicated that his biggest concern is the landscape buffer and that it seems that they are not meeting the definition of “alternative compliance”. He stated that he thinks it’s a good idea to work with staff on the design. He added that he is okay with the orange and wood and likes the outdoor dining, but that they have a better chance of approval if the proposal is tweaked a bit; he suggested they continue this and work with staff.

Mr. Novak asked if any of the three reviews could be voted on this evening.

Acting Chairman Liberman stated that because they are all tied so closely together, they should all be continued. He added that he is okay with the restaurant itself.

Josh Corson agreed that this should be continued.

Being no further questions or comments, Josh Corson made a motion to continue all three items (conditional use permit, site plan review and architectural review). The motion was seconded by Mark Winings and unanimously approved by the members.

REVISIONS TO PREVIOUSLY APPROVED PLANS – EXTERIOR ALTERATION – SINGLE FAMILY RESIDENCE – 10 EAST BRENTMOOR PARK

David Williams, project architect, was in attendance at the meeting.

Louis Clayton explained that the 1.76-acre property is located in the Brentmoor Park Subdivision and has a zoning designation of R-1 Large Lot Single Family Dwelling District. On July 1, 2013, the Architectural Review Board approved the design and materials associated with proposed exterior alterations and construction of multiple additions, a 394-square-foot porch and portico and an 895-square-foot attached garage. On August 15, 2013, a building permit was issued for the project and on September 17, 2013, an amendment to the building permit was approved administratively to allow the existing home to be torn down and reconstructed entirely per the approved plans. The home is currently under construction. On January 20, 2015, the ARB approved revised plans to allow the following:

1. Remove the existing rear asphalt driveway and pool house. 2. Construct a 660-square-foot, 3-car detached garage and exposed aggregate driveway. 3. Remove the existing pool and terrace. 4. Construct a 648-square-foot in ground pool and a cabana. 5. Construct a new wood trellis at the tennis court.

The applicant now proposes the following amendments to the design and materials that were approved by the Architectural Review Board on July 1, 2013:

1. Install a brick paver car court at the front and east side of the home.

16 2. Remove the existing asphalt front driveway and install a new circular asphalt driveway. 3. On the inner side of the circular driveway, install a 10-foot wide planting bed with 16 Yoshino Cherry trees. 4. On the inner side of the 10-foot wide planting bed, construct low (4-foot maximum) stucco walls with limestone caps. 5. Plant a row of Boxwoods adjacent to the stucco walls. 6. Install stone slab steps at the upper lawn and street level. 7. Construct two 6-foot tall stucco entrance piers with limestone caps at the driveway approaches.

All other aspects of the project remain the same. The project as proposed is in conformance with the requirements of the R-1 Zoning District and the Architectural Review Guidelines. Staff is of the opinion that the proposed amendments are consistent with the other features of the previously approved design. Brentmoor Park Trustee approval has not been submitted. Staff recommends approval as submitted with the condition that subdivision trustee approval be submitted prior to building permit issuance.

Mr. Williams presented a site plan to the members. He explained that the site still has a circular drive, but a more defined parking court. He informed the members that they are not going to do an asphalt driveway; it will be aggregate.

Acting Chairman Liberman mentioned that it appears to be steep.

Mr. Williams concurred; he stated there is about a 4-foot slope.

Acting Chairman Liberman asked if there were any more questions or comments either from the members or audience.

None were received.

Being no further questions or comments, Mark Winings made a motion to approve per staff recommendation. The motion was seconded by Craig Owens and unanimously approved by the Board.

Being no further business this evening, the meeting adjourned at 6:55 p.m.

______________________________ Recording Secretary

Document

April 20, 2015 — Meeting Minutes