December 21, 2020 — Meeting Minutes

CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD VIRTUAL ZOOM MEETING MONDAY, DECEMBER 21, 2020 17:30 (05:30 PM)

CALL TO ORDER

The meeting was called to order by Chairman Lichtenfeld at 17:30.

ROLL CALL

Chairman Steve Lichtenfeld, City Manager David Gipson, Aldermanic Representative Richard Lintz, Carolyn Gaidis, Robert Denlow, and Helen DiFate answered roll call.

Absent: George Hettich

ALSO IN ATTENDANCE

Stephanie Karr, City Attorney Susan M. Istenes, AICP, Planning Director

2 NEW BUSINESS

7515 FORSYTH BOULEVARD – CONDITIONAL USE PERMIT – RESTAURANT

Director Susan M. Istenes summarizes the following staff report: “House of Wong, currently located at 19 North Bemiston Avenue, proposes to relocate to a vacant ground floor commercial space on the north side of Forsyth Boulevard, in the building commonly known as the Famous Barr Building. The property has a zoning designation of C-2, General Commercial and is located within the Forsyth Station Transit Overlay District (TOD).

The proposed restaurant will occupy the vacant 2,400 + square-foot space. The restaurant serves contemporary Asian cuisine, and the applicant plans to submit an application to the Board of Aldermen for a liquor license.

The restaurant will have a total of 50 seats. The restaurant will be open Monday through Saturday, 11 a.m. to 9 p.m., and Sunday, 4:30 p.m. to 9 p.m. according to the applicant, trash will be stored in an existing shared dumpster in the rear of the building. The restaurant does not intend to participate in the recycling program.

The restaurant will offer sit down dining, delivery and carryout service. According to the applicant, the restaurant has designated parking spaces in the adjoining garage to accommodate patrons and delivery drivers. Deliveries to the restaurant will be made through the front door in the mornings. The applicant agrees to comply with the City’s Delivery Policies.

Conditional uses are those types of uses that are considered to be desirable, necessary or convenient to the community but which by their nature can create additional traffic volume, parking demand beyond the development's capacity, and/or a detrimental impact on adjacent or neighboring properties due to noise, pollutants or other characteristics associated with that particular use. Restaurants are permitted in this zoning district subject to approval of a conditional use permit as per Article VII of this Chapter and the following criteria:

1) The proposed use is compatible with surrounding uses and with the surrounding neighborhood; >> The proposed restaurant is located in a commercial building that houses offices for Washington University and retail business. The surrounding land uses include office buildings, a parking garage for Centene and the subject property, and residential land uses to the north. The proposed use appears to be compatible with surrounding uses. 2) The comparative size, floor area and mass of the proposed use and/or proposed structure are appropriate and reasonable in relation to adjacent structures and buildings on surrounding properties and in the surrounding neighborhood; >> The proposed size of the restaurant is +/- 2,400 square feet, and appears to be comparable to others in Downtown Clayton. 3) The proposed use will not adversely affect the general appearance of the neighborhood due to the location of the proposed use on the parcel of ground or due to the materials used in the construction of any proposed buildings being greatly dissimilar to surrounding appearances of buildings or due to the architecture of any proposed building being of such nature as to create visual disharmony within the neighborhood;

3 >> No exterior changes to the building are proposed at this time. 4) The proposed use will not adversely affect the neighborhood in terms of water runoff, noise transfer or heat generation due to significant amount of hard surfaced areas for buildings, sidewalk, drives, parking and service areas; >> At this time, staff does not anticipate adverse effects with respect to water runoff, noise transfer, or heat generation. 5) The frequency and duration of various indoor and outdoor activities and special events associated with the proposed use will not have a deleterious impact on the surrounding area; >> Staff is of the opinion that this restaurant use will be comparable to other uses nearby and that it will not have a negative impact on surrounding properties. 6) The proposed use is likely to remain in existence for a reasonable length of time and not become vacant or unused and whether such use involves the presence of unusual, single-purpose structures or components of a temporary nature; >> The proposed use does not involve single-purpose structures or temporary components. 7) The proposed use complies with the standards of the Zoning Code and good planning practices; >> Staff concurs. 8) The landscape plan for premises to be occupied by the proposed use is adequate in regard to the creation and maintenance of landscaped areas and the use of buffers for screening of the use; >> The structure is built to the sidewalk along Forsyth Boulevard and no landscaping is proposed. 9) The impact of projected vehicular traffic volumes and site access is not detrimental with regard to the surrounding traffic flow, pedestrian safety and accessibility of emergency vehicles and equipment; >> Existing site access is adequate and there are no proposed changes. 10) The proposed use complies with the parking requirements as set forth in the Zoning Code and does not add parking demand that cannot adequately be handled by on-site off-street parking; >> Because the restaurant is located in the Central Business District and is less than 3,000 square feet it is exempt from providing off-street parking. In compliance with the city’s Delivery Policy, one parking space in the parking garage will be designated for the delivery vehicle. 11) The number of transit movements on abutting streets and on minor streets in the neighborhood to be generated by or associated with the proposed use will not cause significant increases in hourly or daily traffic levels; >> Staff is of the opinion that it is unlikely that the proposed use will affect transit movements.

4 12) The proposed use will not significantly increase demands on fire and Police protection services in excess of the individual demands of adjacent land uses and whether the proposed use will not present any real or potential fire or public safety hazard; >> Staff does not anticipate a significant increase in demand for fire and police protection services in association with the proposed use. 13) Added noise levels generated by activities associated with the proposed use will not adversely impact the ambient noise level of the surrounding area and neighborhood; >> Staff is of the option that any increased noise levels associated with the restaurant will be minimal. 14) The activities associated with the proposed use will not generate obnoxious odors to the detriment of the surrounding area; >> Staff does not anticipate that the restaurant will generate obnoxious odors. 15) The intensity, duration or frequency of lighting associated with the proposed use will not adversely impact adjacent properties or significantly increase the ambient level of night light in the neighborhood; >> Exterior lighting is not proposed. 16) Where a proposed use has the potential for adverse impacts, sufficient measures have been or will be taken by the applicant that would negate, to an acceptable level, such potentially adverse impacts. (Ord. No. 5814 §1(9.9), 4-27-04) >> At this time, there does not appear to be adverse impacts associated with the proposed use.

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 downtown. Onsite parking is not required, however, adequate parking in the attached garage will be available. The proposed hours of operation and method of deliveries 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.

STAFF RECOMMENDATION IS RECOMMEND APPROVAL TO THE BOARD OF ALDERMEN AS SUBMITTED.

WE LIM (WL) – RESTAURANT OWNER

WL – NOTHING TO ADD TO STAFF REPORT, IS HAPPY TO REMAIN IN CLAYTON.

CAROLYN GAIDIS – MOTION TO RECOMMEND APPROVAL TO THE BOA AS SUBMITTED.

RICHARD LINTZ – SECOND

BOARD VOTES TO RECOMMEND APPROVAL AS SUBMITTED, 6-0.

129 NORTH FORSYTH BOULEVARD – SITE PLAN REVIEW – NEW SINGLE FAMILY

Director Susan M. Istenes summarizes the following staff report: “The 10,200 square foot site is located on the west side of North Forsyth Boulevard. The property has a zoning designation of R-2 Single-Family Dwelling District and is located in the Clayton Gardens Urban Design District. The proposed project consists of demolition of the existing house and the construction of a 3,547 square foot single-family residence. The height of the proposed residence is 29 feet 10.5 inches as measured from the average existing grade to the mean height of the roof.

The purpose of the site plan review process is to provide a review of the following criteria listed below:

1) A project's compatibility with its environment and with other land uses and buildings existing in the surrounding area. >> The surrounding properties contain single-family homes. The project meets the setback, height, and impervious coverage requirements of the R-2 Zoning District and the Clayton Gardens Urban Design District. The proposed height is one and a half inches less than the 30-foot height regulation, the height of the proposed single-family residence is greater than the existing single-family residence to the south. The applicant has increased the setback distance an additional 12 feet 1 inch from the south side property line setback which is required to be 8 feet 6 inches, in order to mitigate the difference in height per the code requirement. Portions of the property will be fenced with an 8 foot high wood fence, with the top 2 feet constructed with lattice.

2) The location and screening of a project's air-conditioning units and other associated equipment. >> The plans show the HVAC units located along the northern elevation on the side wall of the home screened by seven columnar Norway Spruce. A generator will be installed in the northwest corner of the property and screened by 6 American Arborvitae.

3) The location, adequacy and screening for trash. >> Trash will be stored in an approximately 44 square foot trash enclosure located on the south side of the property below the deck. The enclosure will be constructed of treated wood posts and a metal frame will support wood slats attached to the frame.

4) Provisions for storm surface drainage shall be in accordance with the City’s design standards. Stormwater drainage shall be connected to a storm sewer whenever one is available as determined by the City. Disposal of storm or natural waters both on and off the site shall be provided in such a manner as not to have a detrimental effect on the property of others or the public right-of-way.

Impervious Coverage >> The Clayton Gardens Urban Design District limits impervious coverage to 40 percent of the total lot area and allows for an increase in impervious coverage based on the garage placement. For this project, the allowable impervious coverage may be increased to 55 percent for the inclusion of a rear entry at grade garage. The existing impervious coverage on site is 40.96 percent. The new plans decrease the impervious coverage to 40.68 percent which represents a .28 percent decrease in impervious coverage. >> Front yard impervious coverage is limited to 30 percent in the Clayton Gardens Urban Design District. The proposed front yard coverage is 22.54 percent.

6 Stormwater Runoff >> The existing stormwater runoff, according to the MSD 15-year, 20-minute storm calculation is 0.551 cubic feet per second (CFS). The proposed runoff is 0.568 CFS, which represents a 0.003 CFS decrease. >> Stormwater will be collected and piped to pop-up emitters located in the front and rear yards. >> The stormwater plan has been reviewed and deemed acceptable by Public Works Department.

5) The applicant is required to submit a separate landscape plan showing existing trees, trees to be removed and trees to be replaced by canopy cover, species and condition. Such plans must reflect City of Clayton preservation standards. >> The proposed landscape plan provides an attractive planting design of trees, shrubs, perennials and groundcover. The tree chart indicates that there is 5,558 square feet of proposed canopy coverage. The canopy coverage requirement is 4,692 square feet; therefore, the proposed canopy coverage is in excess of the minimum requirement by 866 square feet. The plan meets the native tree requirement with 34.5 percent native.

6) The site plan must state that all driveways, sidewalks, curbs and gutters are to be installed in accordance with the standards prescribed by the Public Works Department. >> 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.

7) Provision of hookups to public utilities connections shall be installed in accordance with the standards of the Public Works Department. All connections shall be shown on the site plan. >> The location of the gas, sewer and water connections from the main to the house are shown underground in the front yard. The electric line connection will run underground along the northwest corner of the rear yard. The Public Works Department finds the utilities plan acceptable.

8) All developments shall provide adequate lighting to assure safety and security. Lighting installations shall not have an adverse impact on traffic safety or on the surrounding area. Light sources shall be shielded and there shall be no spillover onto adjacent properties >> Exterior lighting is proposed at the front entry door and rear above the garage door. All exterior lights shall be 75 watts or less.

In considering and acting upon site plans, landscape plans and other applicable plans, the Plan Commission shall take the following objectives into consideration:

1) Creation of a desirable environment. 2) Promotion of a creative approach to the use of land and related physical facilities resulting in better design and development, including aesthetic amenities. 3) Combination and coordination of architectural styles, building forms and building relationships. 4) Preservation and enhancement of desirable site characteristics such as natural topography, vegetation and geologic features and the prevention of soil erosion. 5) Preservation of buildings which are architecturally or historically significant or contribute to the character of the City. 6) Use of design, landscape or architectural features to create a pleasing environment. 7) Inclusion of special features. 8) Elimination of deteriorated structures or incompatible uses through redevelopment or rehabilitation.

The height, setbacks and impervious coverage as proposed are in conformance with the requirements of the R-2 Single Family Dwelling District and the Clayton Gardens Urban Design District. Stormwater will be adequately managed on site and the landscape plan features plantings that are appropriate for the size of the site and character of the neighborhood. Staff is of the opinion that the project meets the criteria for site plan approval.

STAFF RECOMMENDATION IS APPROVE AS SUBMITTED.

MICHAEL CYR (MC) – APPLICANT PAUL DOERNER (PD) – ARCHITECT DOUG LEIPIZER (DL) – ENGINEER

DL – Explains the project to the Board and offers to answer questions.

NO QUESTIONS OR COMMENTS FROM THE BOARD

CAROLYN GAIDIS – MOTION TO APPROVE AS SUBMITTED.

RICHARD LINTZ – SECOND

BOARD VOTES TO APPROVE AS SUBMITTED, 6-0.

129 NORTH FORSYTH BOULEVARD – ARCHITECTURAL REVIEW – NEW SINGLE FAMILY

Director Susan M. Istenes summarizes the following staff report: “The 10,200 square foot site is located on the west side of North Forsyth Boulevard. The property has a zoning designation of R-2 Single Family Dwelling District and is in the Clayton Gardens Urban Design District. The proposed project consists of the demolition of the existing house of 1,965 square foot and the construction of a 3,547 square feet single-family residence. The height of the proposed residence is 29 feet 10.5 inches as measured from the average existing grade to the mean height of the roof.

The homes located along the western half of North Forsyth Boulevard are experiencing a transitional period, whereas original construction was mid-20th century with single-story homes, today, construction of two-story homes is prevalent. The basic massing of the proposed two-story home is articulated on all sides with windows, doors, variations in material and wall offsets. The proposed massing is like other newly constructed homes in the area.

The home to the south (123 North Forsyth Boulevard) was constructed in 1951 and is +/- 15 feet 9 inches shorter than the proposed home (as measured from the mid-point of each roof). The existing home to the north (135 North Forsyth Boulevard) was constructed in 2009. No measurement was taken to compare the height but the proposed home appears to be +/- 4 feet taller than the existing home to the north. As required by Section 410.385 of the Clayton Gardens Urban Design District, to avoid tall, blocky building forms, new structures shall incorporate a transition in height and scale through one of six possible techniques. The applicant increased the side yard setback per the requirements of the code, as outlined in the staff report for the Site Plan.

8 The immediate area of Clayton Gardens surrounding the subject property features a variety of building materials including red brick, painted brick and siding. The proposed house features a primary building material of brick, painted white, with cast stone dressings. The front doors are black painted wood and the French doors and casement style wood clad windows are white. The front porch and French doors feature simple black painted wrought iron railings as do the curved cast stone entry steps. Corner brick quoins and a round window in the central gable add details as do the black coach lamps mounted on the wide cast stone entrance surround. Some sections of wood fencing will be installed to fill in neighboring fences. The garage is proposed in the rear; single door carriage style, painted black. A partially covered wood deck and open wood deck will be constructed at the rear of the property. A stairway to the deck is located on the south side. The roof of the deck is proposed to match the roof of the main structure. Staff believes the building materials are compatible with the neighborhood character.

A 10-foot-wide exposed aggregate driveway (limestone color) is proposed on the south side of the home that leads to an at grade attached garage in the rear of the property. The four foot wide front walkway is also proposed to be constructed of exposed aggregate. The trash enclosure is located under the deck and is screened with a wood board and batten screen wall painted white. There are three air conditioning units located on the north side $of the home which will be screened by evergreen shrubs.

The project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District, the Clayton Gardens Urban Design District and the Architectural Review Guidelines. Staff is of the opinion that the proposed house is compatible in terms of mass, height, and design with existing nearby houses.

STAFF RECOMMENDATION IS TO APPROVE WITH THE FOLLOWING CONDITION:

1. ANY COMPOSITE MATERIAL SHOWN ON THE DESK SHALL BE WOOD OR METAL. COMPOSITE IS ONLY

ACCEPTED AS FLOORING FOR THE DECK AND STAIRS.

MICHAEL CYR (MC) – APPLICANT PAUL DOERNER (PD) – ARCHITECT DOUG LEIPIZER (DL) – ENGINEER

PD – Does not have anything to add to the staff report.

NO QUESTIONS OR COMMENTS FROM THE BOARD.

CAROLYN GAIDIS – MOTION TO APPROVE WITH STAFF RECOMMENDATIONS.

RICHARD LINTZ - SECOND.

BOARD UNANIMOUSLY VOTES TO APPROVE WITH STAFF RECOMMENDATIONS. 6-0

28, 30, 32, 38 NORTH CENTRAL AVENUE, 7800 & 7820 MARYLAND AVENUE, AND 9 & 19 N. BEMISTON AVENUE – REZONING/PLANNED UNIT DEVELOPMENT – NEW MIXED-USE

9 Director Susan M. Istenes summarizes the following MEMO to the Plan Commission: “Per previous correspondence and for purposes of discussion for Monday night’s meeting, please see the following staff recommendations:

Code Section Public Benefit Staff Points Code Standard Comments 405.1380(B)(16) Architecture and design of building 3 Appropriate Building Siting; enhances/protects character of existing neighborhood

405.1380(B)(16) Developer has committed to installing at least 10 Electric Vehicle Parking Stations in garage 3 Commitment to Sustainable Building Design and Energy Conservation

405.1380(B)(16) Developer has committed to designing the project to meet the National Green Building Standard Rating of Bronze for Multi-family Development 5 Commitment to Sustainable Building Design and Energy Conservation

Total Points:

Upon additional conversations with the developer, it was discovered that the proposed project will be developed to achieve certification from the National Green Building Standard Rating of Bronze for Multi-family structures. This was not considered at the previous Plan Commission meeting and is eligible for points for sustainable building design. The Developer also plans to install at least 10 electric vehicle charging stations for use by the residents. While these stations will not be available to the general public, they will be available to the residents. Finally, while this was not discussed much at the PC meeting, after further consideration staff believes it is appropriate to recognize the design and architecture of the proposed building as it is respectful of the surrounding properties and development in this area of Clayton in terms of character, appearance, placement and design. Staff believes those elements are consistent with the intent of Public Benefits outlined in the Zoning Regulations and recommends that it be recognized and awarded accordingly.

STAFF RECOMMENDATION IS TO RECOMMEND THE PLAN COMMISSION CONSIDER THE INFORMATION PRESENTED IN THIS MEMO AND AWARD THE POINTS AS RECOMMENDED BY STAFF IN THE CHART ABOVE.

CAROLYN GAIDIS – MOTION TO APPROVE ADDITIONAL AWARDING OF POINTS AS RECOMMENDED BY STAFF.

RICHARD LINTZ – SECOND.

10 BOARD VOTES TO APPROVE WITH CONDITIONS, 6-0.

28, 30, 32, 38 NORTH CENTRAL AVENUE, 7800 & 7820 MARYLAND AVENUE, AND 9 & 19 N. BEMISTON AVENUE – SITE PLAN REVIEW – NEW MIXED-USE

Director Susan M. Istenes summarizes the following staff report: “The 1.526 acre site is located west of Bemiston Avenue, south Maryland Avenue and east of Central Avenue in the north half block, bounded by an east/west alley to the south. The properties have a zoning designation of HDC High Density Commercial District and are within the Central Business District Core Overlay District and the Entertainment Overlay district. The entire site is currently made up of multiple parcels, and is currently improved with multiple, single and two-story buildings and a surface parking lot. The property will be rezoned from HDC to PUD.

The proposed project is a mixed-use residential apartment building with street level commercial space and an internal, three (3) story enclosed parking structure. The new project consists of the demolition of the existing parking lot and structures and the construction of a 5 story apartment building constructed on a concrete podium over 3 floors of parking (partially underground). The project will also be constructed with 10,667 square feet of retail along Central Avenue, 236 rental apartment units and 346 total parking spaces. The building will total 268,535 square feet (excluding parking) and 403,014 square feet, including parking. The total height of the new structure as measured from average existing grade to the mean elevation of the top of the flat roof is 76 feet 8 inches. Structured parking will be developed on the inside of the development, surrounded and screened by dwelling units facing Maryland Avenue and Bemiston Avenue, and commercial space facing Central Avenue. Access to the parking garage is provided from the east west alley on the south end of the project. Two stories of the garage will be below grade and one story will be above grade, providing 346 total spaces including 6 spaces located off Bemiston Avenue which serves as a motor court/drop off area to the front of the building. An outdoor amenity deck for the residents is proposed internal to the structure surrounded by building walls and will not be visible from any street. City standard streetscape will be installed along the project limits. The proposed project also preserves the 1935 Shanley Building which is located at the southwest corner of Maryland Avenue and Bemiston Venue. It will be used as office space and an amenity for the residents of the project.

The purpose of the site plan review process is to provide a review of the following criteria listed below.

1) A project's compatibility with its environment and with other land uses and buildings existing in the surrounding area. >> The surrounding land uses include office/commercial to the east, west and south, and residential to the west and north, across Maryland Avenue.

2) The location and screening of a project's air-conditioning units and other associated equipment. >> According to the applicant, the HVAC systems that will be located on the rooftop and will be screened from view by parapets and screen walls.

3) The location, adequacy and screening for trash. >> There will be an internal area for the loading docks and trash, which will be accessed by the east- west alley. They will be inset from the alley and turning movement studies indicate trash trucks and delivery vehicles will be able to maneuver the turning movements required to access these areas.

4) A project's impact will not overtax public utilities, services or other municipal facilities.

11 >> At this time, staff does not anticipate adverse impacts regarding public utilities, services or municipal facilities.

5) All ground floor uses must be retail in nature but may include, personal care services, dry cleaning facilities, food and beverage services uses, consumer services offices or governmental offices within the Downtown Overlay District; >> This area of downtown is dominated by office and retail uses and mixed use multi-family residential. The area contains primarily low-rise and mid-rise buildings. The proposed development includes first floor retail space along Central Avenue. The Plan Commission has the ability to determine that alternatives or modifications to this guideline will service the best interest of the City.

6) Footprint geometry should be square and true with the roadway to the extent possible. Odd shapes and building orientations which compete with the total urban setting should be avoided. >> The footprint of the proposed structures will have a rectangular shape with articulations and step backs along Maryland Avenue, Central Avenue and Bemiston Avenue. The rear property line abuts the alley and the footprint geometry of the building is parallel to the alley.

7) Buildings and uses must incorporate expansive street front windows and shall be sited in a manner so as to achieve a pedestrian friendly scale, appearance and feel. >> The proposed development will be urban in character and generally compatible with the adjacent urban neighborhood. The project is oriented to the street grid and will maintain consistent street frontage along all three streets. Street-level storefront architecture is featured along Central Avenue and the proposed materials and construction details vary per storefront in order to create a sense of place at a pedestrian scale. The building at the corner of Maryland Avenue and Central Avenue will feature an outdoor open, recessed area for outdoor dining.

8) Provisions for storm surface drainage shall be in accordance with the City’s design standards. Stormwater drainage shall be connected to a storm sewer whenever one is available as determined by the City. Disposal of storm or natural waters both on and off the site shall be provided in such a manner as not to have a detrimental effect on the property of others or the public right-of-way. >> The existing impervious coverage on site is 100 percent. The new plans maintain impervious coverage at 100 percent. There are no limits for impervious coverage in commercial districts. The existing stormwater runoff, according to the MSD 15-year, 20-minute calculation, is 2.66 cubic feet per second (CFS). The proposed runoff is 6.24 CFS, which represents an increase of 3.58 CFS. >> Water detention will be handled via subgrade vaults to meet the Metropolitan Sewer District (MSD) standards and plantings at the amenity deck, although the details of the amenity deck were not provided. The Public Works Department has reviewed the site plan and finds it acceptable.

9) The applicant is required to submit a separate landscape plan showing existing trees, trees to be removed and trees to be replaced by caliper, species and condition. Such plans must reflect City of Clayton preservation standards. >> The proposed project falls under the City’s Tree Protection Ordinance for caliper inch replacement. There are 9 existing trees on site, 8 of which are street trees that are being removed in order to accommodate this mixed-use development. The applicant proposes to place 24 trees within the project (20 of which are street trees). The proposed landscape plan meets the minimum requirements for replacement caliper inches.

12 10) The quantity, quality, utility, size and type of a project's required open space and proposed landscaping improvements. >> The applicant is proposing to plant 24 trees. Also, the applicant is planning to plant a “green” buffer wall setback from and facing Bemiston Avenue. Additionally, the residential units along Maryland Avenue will have built in planters that will accommodate small shrubs/perennials and annuals. >> The applicant will also be making right-of-way improvements according to City standards.

11) The site plan must state that all driveways, sidewalks, curbs and gutters are to be installed in accordance with the standards prescribed by the Public Works Department (PWD). >> The developer has stated they intend on complying will all city standards and specifications regarding the construction of adjacent streetscapes. They are requesting a modification to the streetscape design along Maryland Avenue to offset some of the plantings to accommodate the architecture of the proposed frontage of the building. A condition of approval in the PUD document requires that the developer coordinate this design with the Public Works Department.

12) Provision of hookups to public utilities connections shall be installed in accordance with the standards of the Public Works Department. All connections shall be shown on the site plan. >> Criteria is met

13) All developments shall provide adequate lighting to assure safety and security. Lighting installations shall not have an adverse impact on traffic safety or on the surrounding area. Light sources shall be shielded and there shall be no spillover onto adjacent properties >> The applicant did not propose a detailed lighting plan at this time.

14) Treatment of bulk trash disposal and other environmental health matters shall meet code requirements. >> The project, as proposed, meets the code requirements for bulk trash disposal.

15) The Fire Department shall review all site plans to determine adequacy of access and other aspects of public safety. >> The Fire Department has reviewed the plans and finds them acceptable.

16) The promotion of public safety and benefit to the general welfare, as evidence that the project is in compliance with good planning practices and principles. >> The project, as proposed, is consistent with good planning practices and principles.

17) The ability of a project's traffic circulation system to provide for the convenient and safe internal and external movement of vehicles and pedestrians.

>> The development will have an internal garage access from the alley. A four space motor court will be located off of Bemiston Avenue. >> Traffic Study from CBB, the City’s traffic and parking consultant indicates that the study intersections currently operate at desirable levels of service during both the a.m. and p.m. weekday peak hours. >> The proposed development is expected to generate 90 new vehicular trips during the a.m. peak hour and 135 new vehicular trips during the p.m. peak hour. >> The study intersections will continue to operate at desirable levels of service during both the a.m. and p.m. weekday peak hours with minimal impact to delays at the study intersections in the build and design-year scenarios.

13 18) The type and location of parking provisions. >> The proposed parking garage will have 342 parking spaces. Of those parking spaces, 26 will be dedicated to parking for retailers, restaurant and valet. >> On October 20,2020, the City’s traffic and parking consultant performed a parking study. The study was based on the International Traffic Engineers (ITE), Urban Land Institute (ULI), and the City of Clayton parking requirements. The study concluded that while the proposed number of spaces does not meet the minimum number of parking spaces identified in the City’s Zoning ordinance but would exceed the “comfortable number” of spaces recommended to serve the proposed number of residential units.

19) Parking should be located within the City block interior and deeper into parcels. >> The proposed parking garage is located interior to the development and is not visible from Central Avenue, Bemiston Avenue or Maryland Avenue.

20) Surface parking, drive aisles or vehicular access ways should not abut any sidewalk. >> The applicant plans a small motor court on the Bemiston Avenue frontage with 4 parking spaces. The main point of ingress and egress to the site is from the existing east/west alley.

21) Per Section 405.3670 Bicycle Parking Regulations are required when the City has to approve a site plan. >> The applicant proposes to install 12 bicycle racks. The location of the racks was not clearly delineated on the site plans submitted. >> Per Section 405.3670.B.1. calls for 1 bicycle rack every 10,000 square feet of commercial, and 1 bicycle rack per every 20 dwelling units of multi-family for a total of 13 racks. The applicant is providing 12 total bicycle racks which is one less than is required.

In considering and acting upon site plans, landscape plans and other applicable plans, the Plan Commission shall take the following objectives into consideration:

The proposed development is compatible with existing development along Central Avenue, Maryland Avenue and Bemiston Avenue and the surrounding office/commercial to the south and east and residential to the west and north. The site is will provide an urban, pedestrian friendly streetscape along Maryland Avenue, Central Avenue and Bemiston Avenue. Stormwater will be adequately managed, and the landscape plan is sufficient. The project as proposed is in conformance with the requirements of the site plan approval.

STAFF RECOMMENDATION IS TO APPROVE WITH THE FOLLOWING CONDITION:

1. THE DEVELOPER SHALL INSTALL THE MINIMUM NUMBER OF BICYCLE RACKS PER CODE REQUIREMENT AND

SHALL WORK WITH THE CITY TO DETERMINE THEIR APPROPRIATE PLACEMENT PER THE REQUIREMENTS OF

THE ZONING REGULATIONS.

2. THE DEVELOPER SHALL SUBMIT TO THE CITY’S PLANNING DEPARTMENT A DETAILED LIGHTING PLAN AND

PHOTOMETRIC PLAN FOR THE CITY’S REVIEW AND APPROVAL, PRIOR TO THE ISSUANCE OF A BUILDING

PERMIT

STEVEN BROWN (SB) BRIAN GOBELL (BG) FRANK ANDRE (FA) TIM ROWBOTTOM (TR) ERIC FISCHER (EF) ALYSON TAYLOR (AT) MATTHEW CHIAMPI (MC) GEORGE STOCK (GS)

HANK WINKLEMAN – Not a fan of the project.

RICHARD LINTZ – MOTION TO APPROVE WITH STAFF RECOMMENDATIONS AND THAT THERE WILL BE 20 BIKE RACKS PER ZONING REGULATIONS.

CAROLYN GAIDIS – SECOND.

BOARD APPROVE WITH STAFF RECOMMENDATIONS, 6-0.

HAVING NO FURTHER BUSINESS BEFORE THE COMMISSION, THE MEETING WAS ADJOURNED AT 18:30.

_______________________________ Recording Secretary

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December 21, 2020 — Meeting Minutes