[Ord. No. 5814 §11a.1, 4-27-2004]
The general intent of these standards is to ensure that redevelopment
occurring on the Christian Brothers Campus preserves the existing
character of the structures and is compatible with the established
homes in the surrounding neighborhood in terms of architectural character,
scale and design. Due to the uncertainty surrounding a future use
for the campus, these standards provide three (3) potential development
scenarios. The first (1st) scenario assumes the site will be redeveloped
and integrated into the existing neighborhood with structures of a
similar scale. The standards address the basic contextual tools for
accomplishing this scenario, such as setbacks, height and materials.
This scenario would maintain very little of the existing open character
of the campus. The second (2nd) scenario acknowledges that redevelopment
of the campus could occur at a higher intensity than the surrounding
neighborhood, perhaps with the addition of more buildings similar
in height and scale to the Brother's Residence along University or
the original school building along Clayton Road. The final concept
assumes the campus would be maintained as an institutional use, such
as an educational facility. The latter two (2) concepts would have
the potential to maintain more of the existing open character of the
campus, due to a more clustered building configuration. A connection
through the campus is provided by the extension of Alamo in all three
(3) scenarios. Many of the standards would be applicable in all three
(3) scenarios, such as those provided for materials, architectural
detailing and parking. In cases where it was simply not realistic
to predict the specifics of future development scenarios, a detailed
intent statement is provided that addresses what would be desired
from a plan submitted under any of the three (3) scenarios. This statement
provides guidance to both the City and developers in the event a redevelopment
plan is submitted for the site. Renovation standards are also provided
and apply only to campus structures constructed prior to 1940.
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Conceptually, Scenario 1 would include infill development
of the campus in a scale and pattern similar to the surrounding neighborhood.
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Conceptually, Scenario's 2 and 3 would include more
intense infill development on the campus for either residential or
institutional use.
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[Ord. No. 5814 §11a.2, 4-27-2004]
The Christian Brothers Campus ("R-5") urban design zoning district
is bounded by San Bonita on the north, St. Rita on the west, University
Lane on the east and Clayton Road on the south as depicted below:
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[Ord. No. 5814 §11a.3, 4-27-2004]
The regulations of this urban design zoning district shall supersede
or supplement, as applicable, the regulations of the base zoning district.
Where conflict results between the regulations of the urban design
zoning district and the provisions of the base zoning district, the
provisions of the urban design zoning district shall control.
[Ord. No. 5814 §11a.4, 4-27-2004]
The uses permitted by right and by conditional use permit are
listed in the Table of Permitted Uses found in the base zoning district.
If a "P" (permitted by right) or a "C" (permitted by conditional use
permit) is not indicated for a use in the base zoning district or
a use is not included in the base zoning district, it is prohibited.
[Ord. No. 5814 §11a.5, 4-27-2004]
A.
The
entrances of buildings found along the Campus' perimeter streets have
typically been oriented towards the front yard and the street, accenting
the primary facade of the building and creating a uniform line along
the street. To reinforce this established pattern and help integrate
new development, new structures should be designed to be consistent
with the typical organization of the surrounding neighborhood.
B.
Structures
along the street edge of the campus shall orient their front entry
towards the front yard and adjacent street.
[Ord. No. 5814 §11a.6, 4-27-2004; Ord. No. 6430 §1, 6-14-2016]
The shady canopy provided by mature trees is an important character-defining feature in many of Clayton's older residential neighborhoods. This is particularly true in the Clayton Gardens and Clayshire where large, evenly spaced trees line the street, buffering homes from traffic and giving the neighborhood a more intimate feeling for pedestrians and residents. Also contributing to this character are the many additional large caliper trees scattered among the homes. As larger homes are introduced, they should be sensitive to this character, preserving trees and vegetation. Specific requirements are set forth in Article XXX: Trees and Landscaping Regulations.
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Mature trees on the Campus, particularly along the perimeter,
should be preserved to help preserve the overall neighborhood character.
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[Ord. No. 5814 §11a.7, 4-27-2004]
A.
The
wooded, gently rolling topography typical of the St. Louis area contributes
to the visual interest and variety of Clayton's residential neighborhoods.
Disturbing existing site topography to accommodate larger homes with
walk-out basements or below-grade garages can lead to significant
drainage problems, particularly for adjacent properties. New homes
should minimize site disturbances and should mitigate runoff.
1.
To the maximum extent feasible, development shall follow and respect
the existing topography of the site.
2.
Extensive grading or unusual site improvements (e.g., retaining walls
greater than four (4) feet in height) shall not be permitted, unless
deemed compatible with the neighborhood and approved by the Plan Commission.
3.
Site drainage patterns shall be designed to prevent concentrated
surface drainage from collecting on and flowing across adjacent lots,
pedestrian paths, walks and sidewalks. Stormwater drainage shall be
connected to a storm sewer where available as determined by the City.
[Ord. No. 5814 §11a.8, 4-27-2004]
A.
The
consistent appearance of a broad, landscaped front setback and uniform
building edge creates a sense of visual continuity along the street
and creates an open appearance characteristic of the neighborhood.
As redevelopment occurs, the open character of the front setback should
be preserved.
1.
Setbacks shall be consistent with the average of those found on the
block face of the other side of the street.
2.
Setbacks from future streets interior to the CBC site shall be consistent
with the average of those found on the block face across from the
CBC boundary.
3.
Larger residential or institutional structures may be permitted larger
setbacks as specified in the City of Clayton Municipal Code, based
on additional open space provisions.
4.
The exact setback should be reviewed on a case-by-case basis.
[Ord. No. 5814 §11a.9, 4-27-2004]
A.
In
the residential neighborhood surrounding the Campus, garages are located
to the rear of the structure, creating little visual impact from the
street. This design characteristic should be carried through to new
residential development along the perimeter of the Campus, where minimizing
the visibility and impact of garages upon the street and surrounding
development is most important.
[Ord. No. 5814 §11a.10, 4-27-2004]
A.
The
predominance and visibility of parking lots and covered parking on
the Campus from perimeter streets needs to be minimized. This is particularly
an issue for more intense residential development, as described in
Scenario 2 or for institutional uses as described in Scenario 3, where
larger, shared parking areas are likely to be provided. The appearance
of these areas should be enhanced and buffered with landscaping to
minimize potential impacts on surrounding neighborhood.
1.
Parking shall be located on the interior of the campus site or within
enclosed parking structures to the maximum extent feasible.
2.
The number of contiguous surface parking spaces shall be limited
to twenty (20) and each block of twenty (20) shall be separated from
each other by at least one (1) of the following methods:
a.
A landscaped median that is at least ten (10) feet wide;
b.
A pedestrian walkway or sidewalk within a landscaped median that
is at least ten (10) feet wide;
c.
A decorative fence or wall, a maximum of three (3) feet in height,
bordered by landscaping on at least one (1) side;
d.
An access drive or public street; or
e.
A building or buildings.
3.
The perimeter of all surface parking areas shall be screened by one
(1) of the following methods:
a.
A low continuous landscaped hedge at least three (3) feet high consisting
of a double row of shrubs planted three (3) feet on center in a triangular
pattern; or
b.
A low decorative masonry wall or fence three (3) feet high in combination
with landscaping (landscaping shall be planted between the wall and
the public right-of-way, sidewalk or boundary).
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The perimeter of all parking areas shall be screened.
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5.
Parking structures shall be visually integrated with buildings in
the surrounding area.
[Ord. No. 5814 §11a.11, 4-27-2004]
A.
The
CBC campus has traditionally been characterized by the use of masonry
building materials. Standard size brick in red tones is the primary
material found along with stone accents on many structures at the
foundation or around windows and doors. Care should be taken to preserve
original building materials and to ensure that new or replacement
materials are of a similar appearance and character as those traditionally
found within the neighborhood. Infill development should retain the
traditional brick character of existing historic structures on the
CBC site and of surrounding residential neighborhood.
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New or replacement materials should be of a similar
appearance and character as those traditionally found within the neighborhood.
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B.
New Construction—Design Standards.
1.
Primary materials shall be limited to masonry materials, such as
brick or a combination of brick and stone, as found within the site
and surrounding neighborhood. Brick may be painted when compatible
with the existing neighborhood.
3.
Retaining walls shall be constructed of materials similar in color,
texture and scale as those used on the primary structure. The following
materials shall not be used for any retaining walls visible from the
street or from the ground level of any adjoining residence:
C.
Renovation—Design Standards.
1.
Original building materials shall be repaired rather than replaced
to the maximum extent feasible.
2.
Character defining features, such as stone retaining walls, steps
and foundations, shall be preserved to the maximum extent feasible.
3.
Enclosure of or other significant alterations to decks or balconies
that were not originally enclosed shall be prohibited.
4.
Original masonry building materials shall not be altered or otherwise
covered with new building materials, such as stucco or vinyl siding,
or painted.
5.
Replacement materials on visible roof surfaces shall be of a similar
scale and texture as those traditionally used.
[Ord. No. 5814 §11a.12, 4-27-2004]
A.
Existing
campus development ranges in height from four (4) stories along Clayton
Road to single- story accessory buildings near San Bonita, while existing
homes adjacent to the campus range between two (2) and three (3) stories.
The height of new structures should vary or transition where appropriate
in order to respond to and ensure compatibility with surrounding development.
1.
The height of structures with frontage on the residential streets
bordering the campus shall "step-down" to the approximate height of
structures on the fronting block face.
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The height of structures with frontage on the residential
streets bordering the campus shall "step-down" to the median height
of structures on the fronting block face.
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2.
Larger residential uses or institutional uses shall provide a transition
between single-family residential and non-single-family uses.
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Larger residential uses or institutional uses shall
provide a transition between single-family residential and non-single-family
uses.
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These transitions may be:
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3.
The facades of townhouses shall be punctuated by a change in texture
or material, offset or other architectural feature to differentiate
individual units.
[Ord. No. 6509, 11-28-2017]
[Ord. No. 5814 §11a.13, 4-27-2004]
A.
General. Though fairly simple in their overall form, generally
rectangular with gently pitched roof lines and decorative pediment
walls, the original structures found on the CBC Campus have many subtle
architectural details that add to their character. Facades are accented
with numerous groupings of windows. Stone sills, headers or casings
further enhance many of the windows. In order to protect the rich
character of the Campus, care should be taken to preserve traditional
architectural detailing during renovation. Infill development, regardless
of its use or scale, should complement this established character
and the scale of the surrounding neighborhood.
B.
New Construction—Design Standards.
1.
Infill development shall utilize architectural detailing similar
to that found on existing campus structures.
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Infill development should integrate architectural detailing
similar to that found on existing campus structures.
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2.
Windows shall be of a similar size, shape and architectural character
to those found on the campus.
3.
Roof forms and treatments shall be similar to those found on the
CBC Campus.
4.
New structures shall have a solid-to-void (wall-to-window) ratio
similar to that found on original campus structures.
5.
The facades of townhouses shall be punctuated by a change in texture
or material, offset or other architectural feature to differentiate
individual units.
[Ord. No. 6509, 11-28-2017]
6.
Decks or balconies fronting block faces shall not be permitted facing
adjacent residences to protect the privacy of residents.
7.
Exposed concrete foundations shall not be permitted where visible
from the street.
8.
Columns shall be compatible with the predominant architectural style
of the neighborhood. Size, materials and proportions of the columns
to the structure shall be provided on submitted plans.
C.
Renovation—Design Standards.
1.
The character, proportion, size and general appearance of original
windows shall be preserved during renovation.
2.
Replacement windows shall have a similar appearance as the original
window's design.
a.
Replacement windows shall be of the same material as the original
to the maximum extent feasible. Alternatively, substitute materials
shall be considered if the dimension, profile and finish closely match
the original.
