structural root zones of the existing trees along Big Bend Boulevard in order to preserve and protect the existing trees labeled EX5, EX6 and EX7.

comments outlined in the February 13, 2017 letter prepared by the City’s contracted landscape architect; revised plans are to be reviewed for compliance by the City’s contracted landscape architect prior to the issuance of building permits.

Ms. Strutman presented the site plan to the members. She referred to a recent recommendation they received to relocate the HVAC units to the west side of the house, which she feels is a good idea and so the units will be moved. She noted that the total lot coverage is being decreased and that they have subdivision trustee approval.

Mr. Volz presented maps depicting existing and proposed drainage.

Chairman Lichtenfeld asked if there is a pop-up emitter in the southeast corner of the property.

Mr. Volz replied “yes”.

Chairman Lichtenfeld commented that pop-ups are generally more centrally located.

Mr. Volz indicated that it is 10-feet from the property line.

Chairman Lichtenfeld stated that if the driveway moves, the pop-up could be relocated as well.

Bill Weishaar, Jr., (Landscape Architect; Baxter Gardens), stated that he thinks the Pin Oak tree will die anyway due to construction.

Joanne Boulton commented that Tuscany Park has a specific look and this much driveway is not part of that look. She reminded everyone that Tuscany Park is on the National Register of Historic Places.

Mr. Volz commented that the garage is where it needs to be on the site.

The property will be rezoned to a Planned Unit Development (PUD), wherein development standards will be adopted that are specific to the project. She explained that

14 the proposed project consists of the demolition of the existing structure and the construction of a 755,000 square foot, seven-story mixed use building. A parking garage will be located on the first three floors of the east side of the building, partially underground. On the west side of the property, the ground floor is shared between grocery and retail space. The residential component sits on the top five floors of the development and totals 359,000 square feet. The highest point from existing grade to the top of the roof will be 88 feet. The residential structures feature 298 rental apartments (154 one-bedroom units, 144 two-bedroom unit apartments), four outdoor courtyards and a pool with a fitness room and clubroom located adjacently. The commercial component of the project contains 40,181 square feet of ground floor retail (retail/restaurant/grocery); 754 parking spaces serve the entire project.

She reminded everyone that this is conceptual review only and that nothing that is said is binding.

[The following information/details regarding the project were not provided during the meeting; however, in an effort to provide more specifics, the following information was included in staff’s report and is being included in these minutes: the proposed project is located at the gateway intersection of two major arterial (County–owned) roadways, entirely within the City of Clayton. Three access points are proposed to serve the development: one from Hanley Road, one from Clayton Road and one from Westwood Avenue. Proposed turning movements and road improvements along Clayton and Hanley Roads are still under discussion with St. Louis County transportation officials. Two garage entrances; one along Clayton Road and one along Westwood Avenue will serve the majority of the traffic to the site. There is a 20-space surface parking lot fronting Hanley Road in front of the ground level retail. The applicant proposes to install 28 bicycle racks (parking for 56 bicycles) to be located in the parking structure and at retail entrances on Clayton/Hanley Roads. The City standard streetscape is not required on projects that are located outside of the Clayton downtown. Per comments from St. Louis County Highways and Traffic Department, a minimum 6- foot clear zone from the face of the curb to trees/tree grates is required. Due to this requirement, there is no room in the County Right-of-way on certain areas of the site for streetscape improvements; however, the Public Works Department approved street trees will be installed along portions of Clayton and Hanley Roads where the clear zone can be obtained. Additional on-site landscaping is also proposed (staff’s analysis of which is located in the PUD/Site Plan staff report which will be considered at the March 6, 2017 meeting). Surrounding properties are constructed with brick and stone with minimal use of secondary materials and color variety. The proposed design adds some urban character to this part of the City by way of its design and use of color and secondary materials, however, staff believes the proposed use of 6 different colors and multiple building materials it is excessive, given the more traditional design of surrounding properties (see examples provided). The proposed development will be urban in character and will maintain a consistent street wall along its street frontages to maintain an active urban feel. The primary building materials are comprised of both red brick veneer and a cast limestone veneer. Secondary materials include: Wood grained cement board, stucco textured Hardie paneling with metal trim, and a variety of colors of stucco textured Hardie panels and metal roofing. Each building façade expresses both horizontal and vertical articulation through the use of accent materials, projecting and recessed balconies, building recesses and variations in roof forms.

Secondary materials include: Wood grained cement board, stucco textured Hardie paneling with metal trim, and a variety of colors of stucco textured Hardie panels and metal roofing. Each building façade expresses both horizontal and vertical articulation through the use of accent materials, projecting and recessed balconies, building recesses and variations in roof forms.

15 The 4 outdoor courtyards also add architectural interest. The parking structure is integrated into the design of the building and will be clad in cast limestone veneer with regular intervals of window openings. Storefront architecture is used on the ground floor retail spaces facing Hanley Road and Clayton Road, and includes stone building material, large storefront windows with clear glazing, building piers, and metal canopies. A semicircular tower feature is proposed at the southwest corner of the building and a proposed public art piece will be located at the same corner to increase the buildings’ presence and grandeur at the important gateway intersection to downtown. The semicircular tower feature, pierced with balcony openings, on the southwest corner of the building (Clayton Road and Hanley Road), while intended to provide a signature gateway entrance to Clayton, is disharmonious with the rest of the proposed project and with the prevailing architectural character of the surrounding residential neighborhoods and commercial districts. The Hanley Road and Clayton Road ground floor façade features pedestrian-scale storefront architecture. The applicant proposes vision glazing in all storefronts except in instances where the grocery store’s equipment must be located up against it. Where equipment occurs, the glazing will be spandrel glazing at pedestrian height with vision glass clerestory above. Spandrel glass is not typically a pedestrian friendly type of material and it does not promote or provide a visual transparency and a sense of interior activity to enliven the street. Furthermore, these storefront windows will be highly visible from Clayton Road due to the buildings close proximity to the street in this location. Loading docks and mechanical areas are provided to the rear of the building and are not visible from the street and have been adequately screened. Insufficient detail of the southeast corner of the project (Clayton Road and Westwood Drive) is provided. This is an important area pertaining to a compatible and contextual relationship to existing buildings. A full architectural review of this project cannot be completed until a 3D rendering of this corner is provided. The proposed site design, building form and materials are urban in character, with traditional elements and will contribute to a pedestrian friendly environment in the area.]

Director Istenes noted that staff is of the opinion that the design is compatible in terms of mass, height, and design with existing nearby structures provided the following changes are incorporated. Staff recommends further consideration be given to this project at the March 6, 2017 meeting, after the recommended changes have been made: