November 2, 2020 — Meeting Minutes
CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD VIRTUAL ZOOM MEETING MONDAY, NOVEMBER 02, 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, George Hettich, and Helen DiFate answered roll call.
ALSO IN ATTENDANCE
Stephanie Karr, City Attorney Susan M. Istenes, AICP, Planning Director
APPROVAL OF MINUTES
CAROLYN GAIDIS – MOTION TO APPROVE THE MINUTES OF 10/19/2020, AS AMENDED.
2 NEW BUSINESS
121 S. MERAMEC AVENUE – CONCEPTUAL REVIEW – NEW MIXED-USE RESIDENTIAL APARTMENT AND COMMERCIAL DEVELOPMENT
Director Susan M. Istenes summarizes the following staff report: “The subject property is located at the northwest corner of the intersection of S. Meramec Avenue and Bemiston Avenue. The property is 38,995 square feet with a zoning designation of High Density Commercial (HDC) and is located within the Central Station Transit Oriented Overlay District. The south half of the site is developed with a commercial building that is currently vacant. Adjacent land uses include mixed use residential to the west, office/government to the east, and office to the north and south.
The project as proposed by the applicant will be a 13-story concrete structure mixed use project on the southwest section of the parcel and a 5 story wood frame apartment structure over a single story parking podium on the north section of the parcel. There will be approximately 12,000 square feet of commercial space and 250 apartment units for a total of 275,000 square feet of building area. There are currently 340 parking spaces proposed; 44 on site and the remainder located at the 8011 Bonhomme parking garage to the west. The retail space will be located along Bonhomme Avenue and flex space will front on Meramec Avenue.
The north/south alley to the rear will provide vehicular access to the parking garage. Access is also provided via Bonhomme Avenue.
The applicant proposes to use TPO window wall as the primary building material and GFRC composite panel, wood and fiber panels as a secondary material; white and grey in color. The applicant will be required to install city standard streetscape along all street frontages. If the existing alley is below city standards, they will be required to widen it to City standards.
The applicant will be seeking deviations from the zoning district standards through the Planned Unit Development (PUD) process. For those deviations, the applicant will be required to provide public benefits under the City’s PUD point system process. Additionally, the developer will be required to provide a traffic study and a parking study, which will be reviewed as part of the PUD application review process. Additional improvements may be required as a result of those studies.
STAFF CONSIDERATIONS
The proposed project will require a rezoning to Planned Unit Development (PUD), platting, site plan approval and architectural review board approval, prior to construction.
Staff recommends that the Plan Commission/Architectural Review Board consider the proposal and provide input. This is conceptual review only and therefore any comments made in this report or at the meeting, either by the applicant, staff, or the Board/Commission members, are non-binding. .
MARK RUBIN (MR) CHRIS CEDARGREEN (CC) JASON BRAIDWOOD (JB)
3 CC – Explains the project in more depth than staff report.
Steve Lichtenfeld –Concerned about the corner of Bonhomme and Meramec not engaging the pedestrians on Meramec. Would there is a possibility to expand this project to the properties in grey?
MR – We would love to control the entire block but I don’t see that happening, that said if the phone rings, we are picking it up.
Steve Lichtenfeld – How does the parking work?
MR – The City owns it and it is very underused. We would be leasing it.
Steve Lichtenfeld – It looks like many if not all of the units have balconies – what is the square footage without the balconies, are they small units? From the second floor up I like the appearance. I like that it doesn’t look stacked and that the windows change. The addition of the greenery adds a lot of character and the wood detailing.
CC – The trends are changing. The average will be 750 and 45% one bedrooms and 30% two units.
Richard Lintz – Where you have the extending out over the property line, is that just the awning or the whole structure?
CC – That is to be a light structure and provide a shading for the space below and more deck area for the pool.
Richard Lintz – I like the wood but the building itself looks bone. There is no façade it just looks like exposed beams.
Carolyn Gaidis –I’d like to thank Steve for all his questions, he asked most of mine. Is there a reason to explain the balconies? Are they just ornamental? I think the building is nice. It will be nice to see the developed retail. What level is the pool at?
MR – There is no reason right now. It’s at Meramec street level and one level up on Bonhomme.
Robert Denlow – I like the building a lot, I like the wood. It looks like something that would be found in Denmark. You do have to work hard to keep the pedestrians engaged. Will you have a coffee shop, a restaurant?
MR – Yes, we would like a coffee shop, with a restaurant, next to the fitness center we just hope the market is there with us.
George Hettich – Thank you for the commercial space, like Rich, I do struggle with the boneyness. I do think I am seeing a lot of shadows which is making it difficult with the rendering but I think it is very well thought. Maybe throw some more wood throughout the building.
Helen DiFate – I like the boney look. I like the taller building more than the smaller building. There is something about the bones it could be the shadows but I like the taller building more.
BOARD DOES NOT VOTE AS IT IS CONCEPTUAL REVIEW
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326 NORTH CENTRAL AVENUE – ARCHITECTURAL REVIEW BOARD – SOLAR
Director Susan M. Istenes summarizes the following staff report: “The subject property is located mid-block on North Central Avenue north of the intersection of North Central Avenue and Kingsbury Boulevard, on the east side of the street. The property has a zoning designation of R-3 One and Two Family Dwelling District. The applicant is proposing to install 30 solar panels on the roof of the existing house, mounted on an Iron Ridge racking system.
Section 405.3880 of the Zoning Regulations outlines requirements for the design and construction of renewable energy systems. For building mounted solar energy systems in residential neighborhoods, the following criteria apply:
1. Building-mounted solar energy collectors installed in residential zoning districts shall be: (a) Installed in the plane of the roof (flush mounted); or (b) Made part of the roof design (capping or framing compatible with the color of the roof or structure); or (c) Building-integrated system. Mounting brackets shall be permitted to be placed parallel on the slope of a rear-facing roof if the applicant can demonstrate that the existing pitch of the roof would render the solar energy equipment ineffective or incapable of reasonable operation. 2. When located on a sloped roof, solar energy collectors shall be located on a rear- or side-facing roof, as viewed from a fronting street. In cases of corner lots or lots with more than one (1) street frontage, the side roof fronting a street shall be considered a front-facing roof. 3. Solar energy systems shall not project vertically above the peak of a sloped roof to which it is attached. 4. When located on a sloped roof, solar energy collectors shall be positioned in a symmetrical fashion and centered on the plane of the roof on which they are located. 5. When located on a sloped roof, solar energy collectors shall be set back at least two (2) feet from any outside edge, ridge, or valley of the roof. 6. Solar energy collectors installed on a flat roof must be screened by the use of a parapet or other architectural feature to screen the view from the street or from ground level on adjoining properties. 7. All exterior electrical or plumbing lines must be painted in a color scheme that matches as closely as possible the color of the structure and the materials adjacent to the lines when visible from the street.
A total of thirty (30) solar panels are proposed on the south slope of the primary structure roof which is facing the side yard. The plans indicate the solar energy collectors/panels will not be setback the required two (2) feet from the outside edge of the roof. Staff is of the opinion that the design of the proposed panels are in conformance with the renewable energy design criteria, except for the requirement that they be setback from the outside edge of the roof by two (2) feet. The Fire Marshall reviewed the solar layout, including the proposed one (1) foot setback from the edge of the roof line and determined the proposed placement would not impede roof access in the event of a fire.
STAFF RECOMMENDATION IS APPROVE WITH THE FOLLOWING CONDITION:
1. ALL EXTERIOR ELECTRICAL OR PLUMBING LINES SHALL BE PAINTED TO MATCH THE COLOR OF THE SINGLE FAMILY RESIDENCE.
ERIC KOCHER (EK) – REPRESENTATIVE FOR EFS
EK– Explains the changes to the Board and offers to answer questions.
5 CAROLYN GAIDIS – MOTION TO APPROVE WITH STAFF RECOMMENDATION
RICHARD LINTZ – SECOND
BOARD VOTES TO APPROVE WITH ONE CONDITION. 7-0
7711 CARONDELET AVENUE – ARCHITECTURAL REVIEW BOARD – EXTERIOR ALTERATION
Director Susan M. Istenes summarizes the following staff report: “The subject property known as Centene Campus Building A is located on the north side of Carondelet Avenue just west of the intersection of Carondelet Avenue and Hanley Road. The proposed project consists of recladding the exterior of the office tower and the east pedestrian bridge by replacing the existing curtain wall system with a new unitized curtain wall system to match the existing and newly constructed Centene office buildings.
The proposed project will upgrade all façades of the existing tower building to match the existing Centene tower to the north and the tower across Hanley Road, to the east. The proposed product is an Architectural Glazing Curtain Wall manufactured by Viracon; laminated vision-VRE24-65. All four elevations of the building are proposed to be re-clad with the curtain wall system, along with the existing east pedestrian bridge that connects the tower to the parking garage to the west. The front of the building at the first floor has an existing curtain wall system and architectural pre-cast panels. The architectural pre-cast panels will remain and are proposed to match the colors on the existing Centene Tower to the north. The glazing will be vision glass with a frit pattern and will be installed with a shadowbox panel. The aluminum soffit and fascia will also match the existing on the same tower.
The mechanical penthouse screen at the top of the building will be painted to match the base paint on the building. Staff is of the opinion that the proposed material and alterations are compatible with surrounding architecture and neighborhood character and the Architectural Guidelines. The proposed changes will unify the Centene buildings on the Centene campus.
STAFF RECOMMENDATION IS TO APPROVE AS SUBMITTED.
WOO KIM YOUNG (WKY) – APPLICANT TOM SIECHKAUS (TS) LANCE MCOLGAN (LM) BOB CLARK (BC) TOBIAS RAFAEL (TR)
LM – Addresses the Board to answer questions and present the project.
CAROLYN GAIDIS – MOTION TO APPROVE AS SUBMITTED.
RICHARD LINTZ - SECOND.
BOARD UNANIMOUSLY VOTES TO APPROVE AS SUBMITTED. 7-0
105 CARONDELET PLAZA – ARCHITECTURAL REVIEW – EXTERIOR ALTERATION/RENOVATION
6 Director Susan M. Istenes summarizes the following staff report: “ The subject property is located at the northeast corner of Carondelet Plaza and Hanley Road and has a zoning designation of Special Development District (SDD) Centene Clayton Campus. The ground floor on the west side of Building C is currently being built out to house a restaurant (Tony’s). The applicant would like to construct a 10 foot 1 inch tall, 1,300 square foot open air outdoor dining pavilion covering the patio area in the front of the restaurant, just west of the south automobile drop off area for Building C. The primary exterior framing material will be white painted aluminum. The open-air roof will be constructed of brown painted aluminum louvers and is a bioclimatic electric ceiling. A partial wall (7.5 feet x 6 feet) will be constructed along the east façade of the proposed structure and will separate the outdoor restaurant space from the main entry to the office building. It will be constructed with 2-inch-deep polished stainless steel stanchions supporting 1-inch thick teak wood panels of varying heights.
Rolling screens will be installed on the front and the two sides of the structure. It isn’t clear from the application what color the screens will be (three colors are proposed) however all three colors are neutral, earth tone and will be complimentary to the building materials and color of the structure.
The outdoor space will contain 32 seats for outdoor dining. The applicant proposes to place signage on the partial wall attached to the pavilion and along the side door facing Hanley Road. The signage proposed for this project will have to meet the Centene sign district standards, as amended, and the proposed signs are not under consideration as part of this application.
The applicant is also proposing to install lighting which will be located on and under the pavilion structure; to back light the proposed “Tony’s” sign located on the half wall and the surrounding the signage located over the doors facing Hanley Road and Carondelet Plaza.
The proposed exterior alterations utilize high quality materials and are compatible with the existing building and surrounding structures. The louvered ceiling and half wall will help buffer the outdoor dining area from residential properties to the east. The structure is setback approximately 33 feet from the front property line along Carondelet Plaza and 21 feet from the front property line along Hanley Road. It is inset from the west side of the existing tower building by 3 feet and sits lower than the Hanley Road elevation and is screened from Hanley Road by an existing landscape bed and waterfall wall. The applicant’s drawings suggest that planter boxes will line the edges of the south facing and east facing sides; no size or finish has been provided. These planter boxes will create privacy and enhance the feeling of enclosure in the outdoor space.
The proposed lighting is comprised of three different types: Mini dots recessed into the electric ceiling to provide LED downlights onto the dining area which are 4 watts, 300 lumens each; column mounted up and down lights, 8 watts, 500 lumens; and beam mounted signage accent lighting, 8 watts and 500 lumens, proposed to backlight the “Tony’s” sign. The mini dots proposed lighting is located within the patio dining area and is directed down to provide lighting for the users of the patio. The column mounted pendent lights are directed up and down; not sideways and the proposed intensity of light is low wattage and it is unlikely that light spillage outside of the canopy area will occur. The canopy height is 10 feet 1 inch and the louvered roof will help shroud and diffuse the light sources. Given its location, design and intensity, the proposed lighting will be compatible with nearby land uses which are comprised of commercial and residential. The backlighting for the signage on the canopy wall is proposed at 8 watts and will be diffused by the letters of the sign.
STAFF RECOMMENDATION IS TO APPROVE WITH THE FOLLOWING CONDITION:
1. LIGHT SHALL NOT SPILL OUTSIDE OF THE PAVILION AREA OR BEYOND THE SIGNAGE.
TONY RAYA (TR) – APPLICANT
7 TOBIAS RAFAEL (TR)
TR – Addresses the board, explains the project, and opens it to board questions.
CAROLYN GAIDIS – MOTION TO APPROVE WITH THE STAFF RECOMMENDATION.
RICHARD LINTZ - SECOND.
BOARD UNANIMOUSLY VOTES TO APPROVE AS SUBMITTED. 7-0
7620 FORSYTH BOULEVARD -
Director Susan M. Istenes summarizes the following staff report: “The subject properties are located between Forsyth Boulevard and Carondelet Avenue, east of Bemiston Avenue and have a zoning designation of Special Development District (SDD). The Centene Clayton Campus is comprised of multiple subdistricts to be constructed over time, some of which are already developed. Subdistrict A includes the existing Centene office tower, retail spaces and parking garage, located on the west side of Hanley Road. Subdistrict 1 is currently developed with a tower and parking garage with retail, office and parking uses and is located on the east side of Hanley Road. Subdistrict 2A is developed and includes retail and parking uses along Forsyth Boulevard. The following subdistricts are currently undeveloped: Subdistrict 2B is zoned for a corporate and civic auditorium; Subdistrict 2C is zoned for residential, retail and parking; Subdistrict 3 is zoned for office, hospitality, parking and retail. Subdistrict 4 is zoned for office, retail and parking. On June 18, 2018, the Architectural Review Board approved regulations for a Sign Subdistrict governing signage for all properties within the Centene Special Development District and on February 19, 2019, the district was amended to allow for the replacement of new monument signs of a different design than was existing at that time.
The adopted sign master plan for the Centene development, along with the proposed changes (highlighted in orange) is attached to this report. The applicant is requesting the following changes:
Per the applicant: The purpose of this Version 3 updated sign masterplan (subdistrict) submittal is to seek approval for an additional monument sign at the Southeast corner of Carondelet Plaza and Forsyth Boulevard and to provide more detail and guidance related to tower ground-level retail tenant signage.
For your convenience, the PDF pages with changes have been highlighted with an orange perimeter.
Cover Sheet updated to reflect that this is Version 3 and that campus name is “CENTENE PLAZA” not “CENTER”.
Page 1.1 updated to reflect campus name as “CENTENE PLAZA” (page 4 of the PDF)
Page 2.1 updated to reflect campus name as “CENTENE PLAZA” (page 6 of the PDF)
Page 2.2 updated to reflect campus name as “CENTENE PLAZA” (page 7 of the PDF)
Page 2.4 updated map to reflect the location for the proposed monument sign at the north east corner of Carondelet Plaza and Forsyth Boulevard. This sign would be identical to the other campus monuments in size, materials and finishes. The sign will live adjacent to the Centene Welcome Center. (page 9 of the PDF)
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Additionally, the map labels on this page have been updated to reflect campus name as “CENTENE PLAZA” (page 9 of the PDF)
Page 2.5 for added clarity, we removed all references to retail from this page as it is covered on subsequent pages. (page 10 of the PDF)
Page 2.6 new page in masterplan reflecting the proposed location for new tower retail signage including square footage numbers, sign types and materials. (page 11 of the PDF)
Page 2.7 updated tower retail signage detail, map and campus name. (page 12 of the PDF)
Page 4.1 updated tower retail signage detail. (page 17 of the PDF)
Recently, the applicant received approval for landscape improvements and a single story 200 square foot structure to serve as a temporary welcome center at the north east corner of the intersection of Forsyth Boulevard and Carondelet Plaza. This proposed sign district amendment seeks to allow a monument sign to be placed adjacent to the welcome center structure. The sign will be designed and constructed of the same materials and will be the same size as the already approved monument signs that exist throughout the Centene Campus. Staff is of the opinion that a monument sign at the proposed location is in keeping with the already established boundaries of the campus and will effectively link the buildings together on campus. It will have minimal visual impact on surrounding properties, which are undeveloped and are part of the Centene campus.
The applicant is also seeking to amend the sign allowances for the Subdistrict 1 Tower retail signage on the south face, facing Carondelet Plaza; the western face at Hanley Road and the northwest corner of the building at Forsyth Boulevard and Hanley Road, to allow for dimensional signage on the façade and blade signs and window graphics not to exceed 30 square feet per tenant combined total. The design and materials will be identical to those already approved for other areas on campus.
The proposed monument sign will effectively link the northeastern boundary of the Centene campus with the remainder of the campus to the south and west. The design and materials are consistent with the design standards already approved for monument signs on campus. The proposed signage for the retail areas is nominal in size and will be designed in accordance with the already approved materials specified in the Centene sign subdistrict.
STAFF RECOMMENDATION IS TO APPROVE AS SUBMITTED.”
DEANNA KUHLMANN LEVITT (DKL) - APPLICANT
DKL – Addresses the Board to answer questions and explain the need for the modifications to the subdistrict. The new sign by the Welcome Center will tie it together with the rest of the campus. And the retail guidelines will allow for the tenants to get signage approval without having to come to the board each time.
CAROLYN GAIDIS – MOTION TO APPROVE AS SUBMITTED.
RICHARD LINTZ – SECOND
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BOARD UNANIMOUSLY VOTES TO APPROVE AS SUBMITTED. 7-0
HAVING NO FURTHER BUSINESS BEFORE THE COMMISSION, THE MEETING WAS ADJOURNED AT 20:15.
_______________________________ Recording Secretary