Staff is of the opinion that there are not unusual conditions associated with the property to warrant deviation from the Sign Ordinance. For these reasons, staff is of the opinion that the proposed location of the wall sign is not appropriate in consideration of the characteristics of the building and surrounding context and therefore, staff does not support granting the requested sign modification.

5 Ms. Higgins stated that she’s discussed the requested sign with the project architect and that the project, which includes a half million dollars in streetscape, has been going on for quite a while. She stated that they are asking for this variance from the sign code so that the sign will be visible even after the street trees grow.

Chairman Lichtenfeld asked if the sign would be visible by motorists once the trees have grown.

Ms. Higgins indicated that they hope it will.

Chairman Lichtenfeld asked how high up the sign is from grade.

Ms. Higgins replied “22 feet”.

Chairman Lichtenfeld stated that a visual rendering/elevation drawing is needed. He noted that the lower parapet in front of the sign will block it and a motorist driving east won’t see it. He commented that there’s a lot of signage going on here and suggested re-thinking this sign.

Joanne Boulton suggested that the applicant withdraw this request and redesign the sign for the west side.

Mr. Coggins verbally withdrew the application.

ARCHITECTURAL REVIEW – SCULPTURE – 21 NORTH MERAMEC AVENUE

Marta Toczylowski with Twin Springs Investment, property owner, was in attendance at the meeting.

Susan Istenes explained that the property owner is proposing to place a statue adjacent to the building entrance along North Meramec Avenue. The proposed bronze statue called ‘The Constable,’ measures 5-feet 8-inches in height and weighs just under 1,000 pounds. The statue is mounted on a square 3-foot 3 3/8-inch base and will not be anchored into the sidewalk. The proposed location of the statue will encroach into the public right-of-way. The Public Works Department has reviewed the proposal and approves the location Because the proposed statue is located at a private office building and not associated with a public art development requirement, the statue was not sent to the Public Art Advisory Committee (PAAC). Director Istenes noted that staff is of the opinion that the location and design of the proposed statue will complement the building’s entrance and add a point of visual interest to the street wall and recommends approval as requested.

Chairman Lichtenfeld asked for confirmation that the statue won’t encroach into the clearance per ADA requirements.

Ms. Toczylowski stated that there is more than 5 feet of clearance.

Ms. Toczylowski stated that there is more than 5 feet of clearance.

6

Craig Owens asked if there is any concern about the statue tipping over.

Ms. Toczylowski replied “no”.

Chairman Lichtenfeld asked if the statue was nearby.

Ms. Toczylowski indicated that it is in the warehouse ready for shipment to the site.

Hearing no further questions or comments and hearing none from the audience, Ron Reim made a motion to approve as submitted. The motion was seconded by Craig Owens and unanimously approved by the Board.

PLAN COMMISSION – CONDITIONAL USE PERMIT - RESTAURANT – PEEL WOOD FIRED PIZZA – 212 SOUTH MERAMEC AVENUE

Brandon Case and Patrick Theirion, restaurant owners, were in attendance at the meeting.

Susan Istenes explained that the subject property contains a mixed-use building that includes apartments, parking and retail/restaurant space. The restaurant space measures 7,455-square-feet and will have approximately 199 seats. An outdoor dining area is proposed in front of the building along the South Meramec Avenue frontage. The applicant describes the character of the restaurant as “a full service restaurant with an emphasis on wood fired pizza and a high end atmosphere that is family friendly.” The restaurant will be open seven days a week, 11:00 a.m. to 10:00 p.m. Monday through Thursday, 11:00 a.m. to 12:00 a.m. Friday and Saturday, and 11:00 a.m. to 8 p.m. on Sunday. A liquor license will be required. Delivery service from the restaurant is not proposed. Deliveries to the restaurant will be made in the mornings between 7:00 a.m. and 11:00 a.m. to the loading area located at the rear of the building and accessed from the east-west alley off of South Meramec Avenue. Trash will be stored in dumpsters located in the rear of the building. The applicant intends to participate in a recycling program. The applicant was unable to secure on-site parking spaces. Public parking is available on South Meramec and in nearby public garages. The applicant is proposing outdoor dining. Outdoor dining is common for restaurants in the downtown area and staff does not anticipate adverse impacts. The applicant will need to obtain an Outdoor Dining Permit prior to operating. Because the restaurant is greater than 3,000-square- feet, off-street parking for patrons must be provided at a rate of 3 parking spaces for every 5 seats on a pro-rated percentage for the square footage in excess of 3,000-square-feet. Based on the 7,455-square-foot restaurant with 199 seats, 71 parking spaces must be provided. The applicant is requesting approval of a parking waiver. The proposed restaurant is located in a Transit Oriented Development District. The mixed-use development was approved through the Planned Unit Development process with reduced parking on site because of the proximity to public transportation and results of a parking demand study. The property owner has chosen to preserve the parking spaces in the on-site garage for apartment tenants and not to provide the restaurant with dedicated parking spaces. Public street parking is provided along North Central Avenue and

Mr. Case replied “mid-2018”.

8 PLAN COMMISSION – CONDITIONAL USE PERMIT – DAY CARE/UNIVERSITY USE – 7501 MARYLAND AVENUE, 7500-7520 WESTMORELAND AVENUE (FORMER MARYLAND SCHOOL) Bob Clark, CEO of Clayco and Lance Cage, HOK(architect), were in attendance at the meeting. Susan Istenes read a portion of staff’s report and explained that this is a request for a Conditional Use Permit to allow the operation of a daycare and a corporate education facility, Centene University. The property has a zoning designation of R-2 Single Family Dwelling District. Daycare facilities and colleges or universities are conditionally permitted uses in the R-2 Zoning District. The 2.8-acre site currently contains a vacant building, surface parking lot and greenspace. The applicant is proposing to renovate the site for use as a daycare and corporate education facility. At this time, the applicant has only applied for the Conditional Use Permit to allow the proposed uses. The site plan submitted with the Conditional Use Permit application is for reference purposes only. Any renovations to the exterior of the building and/or site will be subject to site plan review and architectural review at a later date. The application has been completed with the anticipated square footages for the use. Any expansion of the use after approval a Conditional Use Permit would require approval by the Board of Aldermen. The proposed total square footage of the building is 59,335 square feet. The proposed early childhood development center use will provide programs for infants through pre-kindergarten and have capacity for approximately 130 children plus staff. The early childhood center will occupy the first floor of the building or approximately 20,450 square feet and will operate from 6:30 a.m. until 6:30 p.m. The proposed corporate education use, Centene University, will provide education, leadership development and collaboration programs to Centene employees. Centene University will have a staff of 1 to 5 people on a daily basis with up to 20 additional staff members for special events. Typical hours of operation are proposed from 8:00 a.m. until 5:00 p.m.; however, some training may begin at 7:30 a.m. with dinners from 6:00 p.m. until 9:00 p.m. Centene University will occupy approximately 36,750 square feet of the building. The remaining square footage of the building will be used for circulation, storage and mechanical. Parking for the building is provided in the surface parking lot with access from Jackson Avenue. The proposed surface lot provides 101 parking spaces. The subject property is located at the eastern end of a single-family block, in a transitional area between Downtown and a primarily single-family neighborhood. The adjacent uses include single-family homes to the west, east and north; and a school, parking lot and mixed-use parking structure to the south. Historically, the subject property has been used as a public school and private school. Since the building has been vacant, the northern portion of the site has been used by the public as open green space. The proposed early education center and Centene University will operate comparably to a private school in terms of hours of operation, site configuration and traffic generation. The proposed uses will serve as a buffer between the Downtown area to the south and the single-family residential neighborhood. It is staff’s opinion that the proposed use is compatible with the surrounding neighborhood. The proposed building is 59,335 square feet. While the building will be substantially larger than adjacent single-family homes, staff believes the proposed building is compatible in size, floor area and mass with buildings of similar uses. The applicant is not proposing additional structures on the property and staff believes the proposed square footage is reasonable in relation to the surrounding area. The R-2 Zoning District states that colleges and

The applicant is not proposing additional structures on the property and staff believes the proposed square footage is reasonable in relation to the surrounding area. The R-2 Zoning District states that colleges and

9 universities are allowed as conditional uses “provided that buildings shall not occupy more than 1/3 of the area site.” Staff believes that Centene University is classified as a post-secondary education facility. In order to comply with this requirement, the applicant shall consolidate the subject properties into one lot. The proposed use will occupy an existing building. The existing building is located at the southwest corner of the site, fronting Maryland Avenue. Across the street, on the south side of Maryland Avenue, is another school and surface parking lot. While the applicant is proposing to increase the square footage of the building, most of the additions proposed are within the existing building footprint. The Architectural Review Board will consider the design of building alterations when the applicant applies. While the applicant is proposing to extend the surface parking lot north on the site into an area that is currently green space, the existing site does contain other areas of pavement that will be reconfigured. Mitigation of water runoff will be handled under Site Plan Review. Any changes to impervious coverage on the site will be subject to the coverage requirements for the R-2 Zoning District, which limits overall site coverage to 55 percent. The applicant is proposing screen walls along the western property lines to provide screening and a noise barrier to directly adjacent properties. Because the building has been vacant for many years, any use will generate more noise than is currently generated on the site. Because the site has historically been used as a school, staff believes that noise generation due to the playground for the early childhood center will not be substantially more than that of previous school activities. The proposed use does not involve single-purpose structures or temporary components. The applicant is proposing alterations and renovations to an existing building. Staff is of the opinion that the use complies with the Zoning Code. The R-2 Zoning District Code lists “daycare, nursery and pre-kindergarten” as allowed with a Conditional Use Permit and no specific conditions listed. Colleges and universities are listed as allowed with a Conditional Use Permit and the following specific conditions: buildings shall not occupy more than 1/3 of the area site; and buildings shall be erected to a height not exceeding 110 feet, if the building is set back from each yard line at least 1 foot for each foot of additional height above the height limit otherwise permitted in the district. Any additions or site alterations proposed by the applicant are subject to these restrictions and will be reviewed for compliance during the Site Plan Review and Architectural Review Board application process. A detailed planting schedule was not provided as part of the Conditional Use Permit application. The proposed site plan does show where the applicant intends to provide landscaped areas and buffers. An adequate landscape buffer is important to maintain the existing atmosphere along all street frontages. The existing surface parking lot is setback from Maryland Avenue approximately 25 feet and setback from Jackson Avenue approximately 10 feet. Staff is of the opinion that any alterations to or expansions of the surface parking lot should maintain a minimum 25-foot landscaped buffer along Maryland Avenue and a minimum 10 foot landscaped buffer along Jackson Avenue. The site plan depicts an extension of the surface parking lot north, toward Westmoreland Avenue and into existing green space. Westmoreland Avenue is a single- family street with uniform front yard setbacks. Extending surface parking into the front yard setback along Westmoreland Avenue would have a negative impact on the character of the street. Staff is off the opinion that the front yard setback should be maintained as a landscaped buffer. The front yard setback along Westmoreland Avenue is determined by the average setback of the block. A landscaped berm is noted on the west, east and north sides of the