The fixtures will be mounted onto 15-foot poles for an overall fixture height of 17.5-feet. All proposed lights are LED with internal shields.

7 Director Istenes continued by stating that a traffic study was conducted in 2013 for the original 5/3 Bank proposal. A new study was not required for potential traffic impacts of the proposal by Regions Bank because the similarity of this proposal would not likely change the results. The 2013 study analyzed potential traffic impacts of the proposed development of the site (including the bank, drive-though and retail building). According to the study, existing traffic operations do not appear to be problematic at the intersections in the study area. All proposed site access points and the unsignalized study intersections are projected to operate similar to the existing operating conditions. The traffic study does not recommend any physical improvements to address the addition of site related trips. The bank and retail buildings total 6,200 square feet and require 21 parking spaces (1 per each 300 square feet of gross floor area). Twenty-four parking spaces are proposed behind the two buildings, including three handicap accessible spaces. Two bike racks are proposed, one in the pedestrian corridor and one along Maryland Avenue in front of the retail building. The proposed bike racks conform to the City’s Bicycle Parking Regulations. The site is located in the Maryland Gateway District as identified in the Downtown Master Plan. The vision for the Maryland Gateway District is a walkable, pedestrian scale, human-focused corridor that provides an iconic gateway into Downtown. New development should address the street appropriately and transition in height on properties that abut residential. The proposed development will be built up to the front and side property lines and will be urban in character. The proposed uses and design will encourage pedestrian activity and will contribute positively to the Maryland Avenue corridor and downtown as a whole. Staff is of the opinion that the proposed development is consistent with the Downtown Master Plan and compatible with existing development along Maryland Avenue and the surrounding single-family homes to the north. The site is well designed and will provide an urban, pedestrian friendly streetscape along Maryland Avenue with parking located in the rear. Stormwater will be adequately managed and the landscape plan provides for appropriate landscape buffers. The project as proposed is in conformance with the requirements of the C-1 Zoning District as well as the Maryland Gateway Overlay District and the project meets the criteria for site plan approval and staff recommends approval as submitted, contingent upon approval of the Conditional Use Permit for the drive- through, and with the condition that the applicant address outstanding comments from the City’s contracted landscape architect. Revisions should be submitted to staff for review and approval prior to the issuance of building permits.

Mr. Naylor indicated that a conceptual presentation of their project went before this Board back in the fall (October/November). He began a PowerPoint presentation.

A slide depicting an aerial photo of the area was shown. The existing site plan (depicting 92% coverage) was depicted on the second slide.

Mr. Naylor stated that in conjunction with this project, they are installing streetscape on the three adjacent streets to conform to City specifications. He noted that there is very little greenspace on the lot currently. A slide depicting site photos and a slide depicting the proposed site plan was shown. He advised the members that the project includes parking for 24 vehicles, which is over the number of spaces required by the City. He noted that the coverage will be reduced to 83%,

He advised the members that the project includes parking for 24 vehicles, which is over the number of spaces required by the City. He noted that the coverage will be reduced to 83%,

8 adding that they will be installing a 12-foot wide strip of landscape and a fence along the rear of the property.

A slide depicting the pedestrian corridor, which includes pots and benches, was presented. A slide depicting the bicycle racks and their proposed location (one in the corridor and the other at the retail building) was shown.

A sample of the Hardie board plank fencing material was presented to the members.

Scott Wilson asked if this material will take place of the existing wall.

Mr. Naylor replied “yes”. He indicated that the parking lot will be LED lit by 15-foot pole lights.

Chairman Lichtenfeld asked if the light will cut-off before crossing over the rear property line.

Mr. Naylor replied “yes”.

A slide depicting the proposed landscape plan was shown; noting the three tree varieties and the 6- 8-foot tall evergreens proposed for along the fence-line.

Joanne Boulton asked if the planters will contain seasonal plants.

Mr. Naylor replied “yes”.

Joanne Boulton asked about the corridor.

Mr. Naylor indicated that there will be evergreens in the corridor to provide year round greenery.

Chairman Lichtenfeld commented that he likes the entrance off Lancaster.

David Lazarus, 114 Lancaster, stated that the applicant did a great job meeting with the neighbors. He stated that there is still a concern regarding the rear of the building and the traffic. He stated that he hopes the City will not allow left turns onto Lancaster and no right turns onto Crandon to help reduce traffic on these residential streets.

Chairman Lichtenfeld notified Mr. Lazarus that they will review the back of the building during the architectural review of this project and that street patterns are governed by the City.

Joanne Boulton asked if the retail space could contain a restaurant.

Mr. Naylor indicated that he has no idea; however; he knows that the bank does not want late night activity for security reasons.

Turf (sod) is proposed between the northern property line and the fence. A landscape bed is proposed between the fence and the

10 drive-through lanes and continues along the curved portion of the driveway in the northeast corner and along Lancaster Drive. A planting island is proposed separating the drive-through from the parking area with a mixture of trees, shrubs and other plantings. The planting island will be raised above the parking area and protected by a curb. A traffic study was conducted in 2013 for the original 5/3 Bank proposal. A new study was not required for potential traffic impacts of the proposal by Regions Bank because the similarity of this proposal would not likely change the results. The traffic study analyzed potential traffic impacts of the proposed development of the site (including the bank, drive-though, and retail building). According to the study, existing traffic operations do not appear to be problematic at the intersections in the study area. The proposed access point for the drive-through is located deep in the lot, away from the intersection with Maryland Avenue. Stacking lanes are straight with minimal curves, and provide an escape/bypass lane. According to the study, the traffic impacts associated with the drive-through itself are minimal, and there is adequate stacking distance to prevent cars from backing up on Lancaster Drive. The Off Street Parking and Loading Regulations require establishments with two or more drive-through windows or lanes to provide a minimum of five stacked parking spaces per window; in this case, two drive through lanes are proposed, and therefore 10 stacked spaces are required. The proposed drive-through has space for 12 stacked parking spaces. A noise study was conducted in 2013 for the original 5/3 Bank proposal to assess the acoustical impact of the proposed drive-through speakers used by the bank and auto traffic moving in and out of the facility. A new study was not required for potential noise impacts of the proposal by Regions Bank because the similarity of this proposal would not likely change the results. The 2013 study notes that that the normal operation of the drive-through speaker would result in sound levels of 70 dBA (worst case) at 3 feet from the speaker. Normal conversation is in the range of 60 to 70 dBA. At the closest property line, this would produce a sound level of 49 dBA. Since the traffic noise and the noise from the speaker are different types of noise sources, the sound from the speaker will rarely be heard. In situations where two sound levels differ by more than 10 dB, the quieter sound source in most cases is masked by the louder sound source. The study concluded that the bank drive-through does not exceed the St. Louis County day and night time noise levels in the residential area north of the development. Staff feels the conclusion of the 2013 report is also applicable to this proposal. The drive-through lanes are oriented parallel to Maryland Avenue, which will direct vehicular headlights away from adjacent residential properties. Lighting on the drive-through structure itself is limited to four LED down lighting fixtures located underneath the drive-through canopy. Five pole lights are proposed adjacent to the drive-through. The fixtures will be mounted onto 15-foot poles for an overall fixture height of 17.5-feet. All proposed lights are LED with internal shields, channeling the light toward the drive-through and parking areas, not the residential lots to the north. Director Istenes noted that staff is of the opinion that the drive-through meets the requirements contained in the regulations governing conditional uses and the design guidelines for drive-through facilities. According to the noise and traffic studies, noise from the drive-through will not exceed the St. Louis County day and night time noise levels, traffic impacts associated with the drive-through itself are minimal, and there is adequate stacking distance to prevent cars from backing up on Lancaster Drive. Based on the information regarding the operation of the drive-through as provided by the applicant, staff is of the opinion that the proposed use will be

Louis County day and night time noise levels, traffic impacts associated with the drive-through itself are minimal, and there is adequate stacking distance to prevent cars from backing up on Lancaster Drive. Based on the information regarding the operation of the drive-through as provided by the applicant, staff is of the opinion that the proposed use will be

11 compatible with surrounding uses and recommends approval of the Conditional Use Permit to the Board of Aldermen pursuant to any conditions contained in the Site Plan Review memo.

Mr. Naylor informed the members that 5/3’s plan included vacuum tubes in the drive-through; they are not. He added that they will not have speakers in their drive-through.

Hearing no further questions or comments, Scott Wilson made a motion to recommend approval of the conditional use permit to the Board of Aldermen as requested. The motion was seconded by William Liebermann and unanimously approved by the members.

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

Susan Istenes explained that the proposed buildings will cover 80 percent of the Maryland Avenue frontage with a space between for the pedestrian corridor. The buildings are placed in the southeast and southwest corners of the property along the right-of-way to create a strong building presence at each intersection. Façade relief is incorporated into all building elevations through projections and material changes. The pedestrian corridor provides additional relief mid-block. Windows are incorporated into all building elevations. The retail building has larger window openings than the proposed bank building, which creates compatible designs without two identical buildings. The retail building closely follows the design guideline for large show windows interrupted with building piers. While the proposed bank building does not include the same window design, the tall glass entry does provide an open and inviting pedestrian entrance compatible with the proposed retail building. Both buildings are designed with overhangs above the entrances as well as building setbacks to provide a widened sidewalk area near the entrances. The proposed buildings are constructed of dark grey brick, grey EIFS panels, black or grey aluminum-composite-panels and aluminum-trimmed storefront window systems. An 8-foot tall screening fence with brick pillars is proposed 5-feet south of the northern property line, just outside of the 5-foot public utility easement. Hardie-cement board siding with cedar trim is proposed between the brick pillars. The brick pillars will match the color and style of brick used for the proposed buildings. The cement board siding will be painted to match the buildings. Director Istenes indicated that staff is not familiar with this application of cement board siding requested to view samples of the material before determining its visual impact. The height and scale of the proposed development is compatible with surrounding buildings. The placement of the buildings along Maryland Avenue allows for an appropriate transition from the commercial uses on site to the northern residential area. Director Istenes indicated that staff recommends approval with the condition that the applicant provides a sample of the proposed fence to be reviewed by staff for potential visual impacts and final approval.

Mr. Naylor presented a slide depicting the proposed floor plans. He stated that they are limited on what they can do on the rear elevation as the restrooms and safe room are located back there.

Samples of the brick, metal (black), glass and EIFS (accent material-2 variations of gray) were shown.