March 19, 2018 — Meeting Minutes

MINUTES

CITY PLAN COMMISSION/ARCHITECTURAL REVIEW BOARD

MARCH 19, 2018

CITY HALL COUNCIL CHAMBERS

The City Plan Commission/Architectural Review Board of the City of Clayton, Missouri, met on the above date at 5:30 p.m. Upon roll call, the following responded:

Present: Steve Lichtenfeld, Chairman Craig Owens, City Manager (left meeting at 6:10 p.m.) Joanne Boulton, Aldermanic Representative Ron Reim William Liebermann Scott Wilson Brian Maguire

Absent:

None

Also in Attendance: Stephanie Karr, Acting City Attorney Anna Krane, Planner

Chairman Lichtenfeld welcomed everyone to the meeting and asked that all cell phones be turned off and that conversations take place outside the meeting room.

MINUTES

The minutes of the March 5, 2018 meeting were presented for approval. Joanne Boulton asked that a correction be made to a statement she made that’s on the bottom of Page 6 so as to read: “Joanne Boulton informed the members that she asked a resident of Clayton who is a non- practicing veterinarian to review the proposed changes and had some suggestions; Joanne referred to a vet business that’s located adjacent to a Chinese restaurant on Forest Park Parkway.”

2 The minutes were then approved, as amended, after having been previously distributed to each member.

CONCEPTUAL REVIEW – MIXED-USE PROJECT/SENIOR LIVING FACILITY – 7601 – 7651 CLAYTON ROAD (FORMER SCHNUCK’S SITE)

Dave Erickson, Vice-president of Real Estate Development/Ryan Companies (project co-owner, developer) was in attendance at the meeting. Brett Bunke, project architect, was also in attendance.

Due to a conflict of interest, Scott Wilson recused himself and did not participate in any discussion regarding this project.

Anna Krane explained that the 3.3-acre site includes two separate properties bounded by Hanley Road to the west, Clayton Road to the south, and Westwood Drive to the east. The western property (7651 Clayton Road) has a zoning designation of C-1 Neighborhood Commercial District and is improved with a one-story commercial building (former Schnuck’s) which was constructed in 1950 and has been vacant since 2003. The eastern property (7601 Clayton Road) has a zoning designation of R-6 Medium Density Multiple Dwelling District, is located in the Westwood Corridor Urban Design Zoning District, and is improved with a surface parking lot. Adjacent land uses include multi-family and commercial to the west, multi-family to the north and east, and single-family to the south. The proposed project consists of the demolition of the existing building and the construction of a 440,230 gross square foot (including garage), 15 story mixed-use building containing 281 senior living units, 2,400 square feet of commercial space and 225 parking spaces. The 281 units will include independent living, assisted living and memory care units. The proposed building will consist of a 15 story tower at the west end of the property with a 3 story to 4 story building extending east. The primary building materials are brick and cast stone with an accent material of fiber cement board siding. Access to the site is proposed from a two-way drive along the northern property line, connecting South Hanley Road and Westwood Drive, as well as a two- way curb cut on Clayton Road at the southeast corner of the site. A drop-off area with some visitor parking is located along the northwest corner of the building. Access to the parking garage is provided at the northwest and northeast corners of the building. The loading dock is proposed in the middle of the building off of the northern drive lane. Planner Krane continued by stating that the Clayton Master Plan was adopted in 1975 and was last updated in 1989. The Master Plan designates the western property as “commercial” on the Future Land Use Plan and the eastern property as “mid density multi-family (25-45 units per acre).” The western property is currently zoned C-1 Neighborhood Commercial District and the eastern property is zoned R-6 Medium Density Multiple Family Dwelling District. The eastern property is also located in the Westwood Corridor Urban Design District (UDD). The vision and intent of the Westwood Corridor UDD is to ensure that redevelopment respects the existing character of the neighborhood. The UDD includes regulations for building orientation, setbacks, materials and architectural details. The project will be developed as a Planned Unit Development (PUD) and will require public hearings before the Plan Commission and the Board of Aldermen. This project qualifies as a Planned Unit Development by

3 proposing senior living with a bistro, a salon and a physical therapy business that are open to the general public. Senior living facilities are listed in the City’s Zoning Code as “nursing or convalescent homes” and defined as, “a home for the aged, chronically or terminally ill in which three or more persons are provided with food, shelter and medical care, for compensation; but does not include hospitals, clinics or similar institutions devoted primarily to the diagnosis, treatment or care of the sick or injured.” Nursing or convalescent homes are listed as an allowed use in the C-2 General Commercial District and the HDC High Density Commercial District with a Conditional Use Permit. Planned Unit Developments cannot be used to develop a property for a use that was not allowed in the original zoning of the property. For the proposed development the applicant would need to first rezone the subject properties to C-2 General Commercial District, where assisted living facilities are an allowed use, and then rezone to a Planned Unit Development. Given the nature of independent and senior living facilities, staff believes they are compatible with multi- family neighborhoods; however, there are commercial characteristics of senior living facilities associated with the services provided. Staff believes the proposed use is appropriate at the subject location and aligns with the goals of the Master Plan and base zoning districts because of the combination and ratio of residential and commercial aspects. The proposed uses will provide an appropriate buffer between the high-traffic intersection and the residential nature of the properties to the north. A project of this scale requires a thorough staff review prior to a public hearing. The project will be reviewed and is subject to comments by the Planning, Public Works, and Fire Departments, and also the City’s contracted consultants for landscaping, architecture, storm water management, traffic and parking. 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 not binding. Staff (Public Works) offers the following comments based on the conceptual plans presented:

1. Provide additional lane width along Clayton Road for a westbound right turn lane onto northbound Hanley Road. 2. Limit Hanley Road access to right-in, right-out access only. 3. Provide a traffic signal at Westwood Drive and Clayton Road intersection. 4. Eliminate Clayton Road access at the eastern end of the site (due to proximity to Westwood Drive). 5. Provide new sidewalk, tree lawn, street lighting, irrigation, etc. Design to be approved by City of Clayton Public Works.

Chairman Lichtenfeld emphasize that this is conceptual review only.

Mr. Erickson began a PowerPoint presentation. He advised the members that Ryan Companies is headquartered in Minneapolis. An aerial photo of the subject properties and surrounding area was shown. Mr. Erickson explained that he is excited to be here to present a proposal for the vacant site at the northeast corner of Clayton and Hanley Roads; noting that currently Clayton has no assisted living beds. He stated that this will be a mixed-use project containing 281 senior living units, as well as a bistro salon, physical therapy area and community room that will be

4 available for public use. He noted that this is a $95 million investment and they are not seeking public economic incentives; they will pay their fair share of taxes. He stated that the tower on the west portion of the property is 15 stories and the eastern portion of the property will contain the 4 story portion of the project. He presented a site plan slide to the members. He announced that Husch Blackwell is their legal counsel and the project architect is Brett Bunke. He noted that they believe senior living is the best use of this property and that they are very committed to this project (the Clarendale). He advised that there are three Clarendales open and three under construction currently; that they are partnering with LCS who is the third largest senior operation in the Country. He indicated that the site (which slopes west to east) which has been vacation for 15 years is very visible, very accessible, although traffic is a challenge it is also a strength. He stated that the use as a senior living facility requires less parking. He noted that the building will contain 2 parking levels and 13 residential living levels; the east end and the center will contain the assisted living and memory care; the project will feature an interior courtyard, outside dining area, first floor bistro (open to the public), 7th floor salon (open to the public), theater, pub with terrace area and a work out area. He stated that there is a curb-cut along Hanley Road, three along Clayton Road (the two closest to the intersections will be removed) and a third access point off Westwood. The project provides 225 parking spaces (70+ spaces for employees). He noted that 75% of independent living seniors have a vehicle; 25% do not. He indicated that they will have community transportation and they will work with the County to provide greenspace between Clayton Road and the sidewalk. Slides depicting various color renderings of the project and elevations were shown.

Chairman Lichtenfeld asked if they had a north elevation to show.

Mr. Erickson indicated that he did not, but it would be consistent with the south elevation. He indicated that the project would create jobs, both during the 2-year construction period (about 200 union jobs) and 86 permanent jobs. He thanked the City for the opportunity to present this project, noting their tagline “we build stories”.

Chairman Lichtenfeld asked if skilled nursing will be part of the project.

Mr. Erickson replied “no”.

Chairman Lichtenfeld made reference to the two different zoning designations for the two properties. He commented that the street level looks “dead” and lacks street activity; his personal opinion is that more relationship is needed at ground level. He likes the idea of moving the sidewalk more towards the interior; he would like to see something more “inspirational” in terms of architecture and would like to see more greenspace along Hanley Road, suggesting incorporating an art piece or a fountain. He likes the rounded corner, but the public benefits are not visible and only take up 1% of the project…he suggested more of a community connection maybe where the outdoor dining area is located.

5 Mr. Erickson replied by stating that he respects his comments. He noted that the 1% public space only includes the bistro, physical therapy and community room.

Ron Reim commended the applicant for providing greenspace along the street. He suggested making the outdoor dining space public (remove the fence?) and asked about incorporating parking underground to allow for additional public space.

Mr. Erickson stated that the more retail space the more traffic is generated and more parking needed.

Joanne Boulton asked about sustainability.

Mr. Erickson stated that they don’t plan to get certified, but will implement energy saving features.

Joanne Boulton asked that they achieve some level of green globe. She asked about deliveries.

Mr. Erickson indicated that delivery drivers (box trucks) will use the 2-way, 24-foot wide road along the north property line.

Joanne Boulton voiced concern about noise from trucks backing up. She asked if the applicant has considered sharing vehicles and stated the need for an electric charging station within the garage.

Ron Reim, referring to nearby residents, asked if the generator could be relocated.

Chairman Lichtenfeld asked for something to soften the appearance of the concrete wall.

Craig Owens asked that more information about this project’s relationship to the properties to the north be provided, referencing a shadow study and elevation drawing.

Note: Craig Owens left the meeting.

Chairman Lichtenfeld asked about meals for those in the independent living area; will residents cook, purchase meals or go out.

Mr. Erickson indicated that there will be no requirement to purchase a buy-in for meals; however, one meal per day will be provided and those meals can be carried over into future days if not used. Those in assisted living and memory care will receive 3 meals per day.

Chairman Lichtenfeld suggested the possibility of providing a prepared meal area that could also be available to the public.

6 Joanne Boulton informed the applicant that a 3D presentation will be required for the formal submittal.

Ron Reim emphasized the importance of the north elevation.

Chairman Lichtenfeld commented that the residents of 900 South Hanley will be seeing this building from their units. He asked if they’ve chosen a color for the building yet.

Mr. Bunke indicated that they are looking at the reddish/brown range, but they aren’t tied to a specific color yet.

Chairman Lichtenfeld asked the reason the east end projection is not cast stone, but a fiber board cement.

Mr. Bunke stated that the fiber board cement has a more residential feel, but he’s not married to a specific color.

Ron Reim asked about introducing fiber board cement on the tower.

Mr. Bunke indicated that currently, the tower is cast stone; he stated that he would need to check building codes.

Chairman Lichtenfeld asked that they consider faux slate or tile for the roof of the eastern portion of the project as that would better relate to the traditional Moorlands area.

Joanne Boulton indicated that they could achieve the slate look with solar panels.

Mr. Bunke stated the need to meet energy codes and that he would look into green globe and LEED.

Chairman Lichtenfeld solicited public comments. He asked that comments be kept short and that they not be repeated.

Fran Milsk, President of Hanley Towers Condo Association (900 S Hanley Rd) voiced concern regarding traffic, driveway location, emergency vehicle access, and the density of the proposed building. She asked that the City consider the impact this project will have on the residents of their building.

Jill Schmalz, 900 S Hanley Rd, voiced her opposition to the project; noting that it will overshadow their pool. She also stated concerns about traffic. She indicated that because the property is zoned C-1, they had a reasonable expectation of what could be constructed there. She then noted that there are assisted living facilities close by and that Clayton is getting younger. She asked that the City consider the existing community’s needs.

7

David Fliesher, resident of Westwood (north of the subject properties), commented that the previous project would have been more of an impact; he stated that he favors above ground parking, but is concerned about noise.

Mary Angelides, 900 S Hanley Rd, questioned the motivation for this project; noting that within two miles there is a new senior living facility, a Sunrise senior living facility, Bethesda, and Gainsworth. She added that people in their 70s and 80s do drive.

Larisa Heinzel, resident of Westwood, commented that this project is better than the previous proposal, but would prefer to see condos or townhouses here.

Patricia Carroll, 900 S Hanley Road, indicated that although this proposal is better than the previous one, she purchased her unit because of the low height zoning of the subject property. She stated that in the winter her building will be in a constant shadow.

Ron Reim asked about the Hanley Road curb-cut being right in, right out only.

Anna Krane explained that the City’s Public Works Department made those recommendations based on the previous traffic studies.

Mr. Erickson stated he’s excited about this project and feels the market is there. He thanked the City for the feedback and stated that he looks forward to their formal presentation.

Joanne Boulton asked Mr. Erickson if they’ve done a demand study.

Mr. Erickson replied “yes”.

The conceptual presentation concluded. Chairman Lichtenfeld called for a 5 minute break.

CITY BUSINESS - DISCUSSION – LAND USE CODE – CHAPTER 400 (PLAN COMMISSION AND ARCHITECTURAL REVIEW BOARD)

Chairman Lichtenfeld reminded everyone about Stephanie Karr’s review of Chapter 89, RSMo, at the last meeting. He indicated that about 3 years ago, this Commission reviewed various aspects of the Land Use Code and he thought now would be a good time to re-visit. Tonight’s discussion topics are the Plan Commission and Architectural Review Board Articles. He began by stating that he believes every member knows why there are here (purpose of the Commission). He then reviewed the constitution of the Board, noting that an architect is not required to sit on the Plan Commission; however, an architect is required to sit on the Architectural Review Board. He voiced his desire to always have a design professional on this Commission. The topic of public notice requirements came up and was briefly discussed…applications requiring notification (i.e. newspaper publication, etc.) and the

8 notification requirements were reviewed. A brief discussion regarding public access to Planning activities and pending applications ensued. Discussions concluded with the only reasons a closed session (not open to the public) can take place (financial, real estate or personnel).

Joanne Boulton opened the discussion pertaining to the Architectural Review Board Article. She reminded everyone the importance of compatibility, the preservation of greenspace and beauty. A brief discussion regarding the types of projects the City Manager has the authority to approve took place. Planner Krane informed the members that annually, the City Manager reviews approximately 900 applications that include fences, window/door replacements, decks, porches, and other small projects; the City Manager can approve new construction if less than 750 square feet in size. Planner Krane indicated that she and the City Manager review these smaller projects together and decide whether to sign-off on them or require them to receive formal review by the Architectural Review Board.

Having no further business before the Commission this evening, the meeting adjourned at 7:45 p.m. _______________________________ Recording Secretary