August 1, 2016 — Meeting Minutes

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4 COVER SHEET INFORMATION 5

6 Date: August 1, 2016 7 IN RE: THE MATTER OF CITY PLAN COMMISSION/ 8 ARCHITECTURAL REVIEW BOARD MEETING 9 CITY OF CLAYTON, MISSOURI 10

Concannon & Jaeger St. Louis, Missouri (314) 421-1000

2 1 IN THE CITY OF CLAYTON 2 STATE OF MISSOURI 3

4 IN RE: THE MATTER OF CITY PLAN COMMISSION/ 5 ARCHITECTURAL REVIEW BOARD MEETING 6 August 1, 2016 7

8 BE IT REMEMBERED that the above-entitled 9 matter came on for a hearing at Clayton City Hall, 10 Second Floor Council Chambers, 10 North Bemiston 11 Avenue, in the City of Clayton, State of Missouri, on 12 the 1st day of August, A.D., 2016, commencing at the 13 hour of 5:30 in the evening of that day, said hearing 14 having been called by the City of Clayton City Plan 15 Commission/Architectural Review Board, pursuant to the 16 issuance of due notice to all parties in interest, and 17 the following is a transcript of all proceedings held 18 during the course of that hearing. 19

Concannon & Jaeger St. Louis, Missouri (314) 421-1000

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2 APPEARANCES: 3 Steve Lichtenfeld - Chairman 4 Sherry Eisenberg - Member 5 Ron Reim - Member 6 Scott Wilson - Member 7 Josh Corson - Member 8 Joanne Boulton - Alderman Representative 9 Louis Clayton - City Planner 10 Susan Istenes - Planning Director 11 Kevin O'Keefe - City Attorney 12 Craig Owens - City Manager 13 Kathy Scott - Planning Technician 14

15 For the Property at 7454, 7510, 7518, 7520, 7528, 7600, 16 7606, 7630, 7632, 7636 and 7642 Forsyth Boulevard; 12, 17 14, 20 and portion of 106 South Hanley Road, 10 South 18 Lyle Avenue; 101 and 105 Carondelet Plaza; 7711 and 19 7733 Carondelet Avenue and adjacent proposed vacated 20 rights-of-way. 21

22 Bill Reichmuth- Vice President, Facilities and Real 23 Estate, Centene Corporation 24 Robert Clark - CEO, Clayco 25 Fred Berger - Attorney, RiezmanBerger Concannon & Jaeger St. Louis, Missouri (314) 421-1000

4 1 THE CHAIRMAN: Good evening, everyone. 2 We'd like to get started with the Planning Commission 3 ARB meeting. We have an overflow crowd tonight. We 4 would respectfully request that those who do not have a 5 seat in the council chambers, we will leave the doors 6 open, so that you can hear and hopefully see, but we 7 are also videotaping the evening's activities and they 8 will be shown on the City website for anyone. 9 We -- this meeting was advertised in the 10 council chambers. It was unable to be relocated. 11 However, in the future, we will do our best to look for 12 a larger venue. 13 So with that in mind, before we get 14 started, there are a few rules that we need to go over. 15 Of course, we welcome everyone. We certainly 16 appreciate everyone's interest and attendance. 17 If you have any mobile device at all, 18 please silence it. If you have to use it, please exit 19 the chambers. Secondly, we cannot have ongoing 20 conversations and I would request that the Clayton 21 Police Department ask everyone to be quiet. 22 Let me address everyone out in the foyer. 23 Hopefully, you can hear me. We would like you to be 24 able to hear what goes on but that will require 25 everyone in the foyer to stop their conversations. We Concannon & Jaeger St. Louis, Missouri (314) 421-1000

5 1 respectfully request that. If we can keep it quiet, 2 we'll continue. As I said, we do have a court reporter 3 and we are videotaping the proceedings tonight. They 4 will be shown on the Clayton website, so look for them 5 in the near future. 6 When we get to the public hearing, the 7 applicant, of course, will be speaking. We will allow 8 the public to make comments. We will cap each 9 individual's comments to three minutes. 10 We ask that you do not be redundant and 11 we -- attempt to cut any repetition at that time. Our 12 intention is to stop the meeting no later than 9:00 13 tonight. We will probably continue it to another date, 14 to be determined and we will not be reading any or all 15 of the staff reports in their entirety. They have been 16 posted and they will be summarized. 17 One other thing we would like to request 18 is communications on the day of a meeting, we would 19 like them to be sent prior to noon. It is very, very 20 hard to read and get the information out to all of the 21 members late in the day. 22 Then one other thing I would like to do. 23 In the past week, we have had a resignation from the 24 Planning Commission Board. The Board of Aldermen has 25 voted in Scott Wilson to be a new member on the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

6 1 Planning Commission, so we welcome you, Scott for your 2 return engagement. 3 With that, Kathy? 4 MS. SCOTT: Chairman Steve Lichtenfeld? 5 THE CHAIRMAN: Here. 6 MS. SCOTT: Craig Owens? 7 MR. OWENS: Here. 8 MS. SCOTT: Joanne Boulton? 9 MS. BOULTON: Here. 10 MS. SCOTT: Ron Reim? 11 MR. REIM: Here. 12 MS. SCOTT: Josh Corson? 13 MR. CORSON: Here. 14 MS. SCOTT: William Liebermann? Scott 15 Wilson? 16 MR. WILSON: Here. 17 THE CHAIRMAN: Thank you. We have the 18 minutes from the previous meeting on July 18th. Are 19 there any changes, corrections? 20 MS. BOULTON: I submitted my minutes, 21 which you saw. 22 THE CHAIRMAN: They're already taken care 23 of, okay? Do we have a motion? 24 MS. BOULTON: I move that we accept the 25 minutes from the last meeting. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

7 1 MR. CORSON: Seconded. 2 THE CHAIRMAN: All in favor? 3 MR. REIM: Aye. 4 THE CHAIRMAN: Aye. 5 MR. WILSON: Aye. 6 MR. CORSON: Aye. 7 MR. CHAIRMAN: Opposed? Thank you. 8 Before we get started, I would like one other note to 9 go down, that is an extremely large and important 10 project for the City of Clayton. 11 It will set the tone for much of the 12 future of our city, for the citizens, for the business 13 community, for the school district and all entities 14 that are within our city limits. 15 So we want to give a full and impartial 16 hearing to the applicant, so we can be able to discuss 17 it, hear all of the public comments and make sure that 18 the project, that when it goes forward, will be the 19 right one for the entire city. 20 The second part of that is I think we need 21 to commend the professional staff for their complete 22 review and very comprehensive staff reports that we all 23 have. You can read them all online or if you have a 24 printed copy. So with that, we thank you very much and 25 we will look forward to getting started with the public Concannon & Jaeger St. Louis, Missouri (314) 421-1000

8 1 hearing. As everyone knows, this is a public hearing. 2 We will open it. We will proceed then with the staff 3 report, followed by the applicant and then followed by 4 public input and discussion by the board members. 5 The board will have the opportunity to 6 interact with the applicant, if questions or comments 7 come up, but the public will wait until the applicant 8 is finished and then the public will address all of 9 their comments to the Planning Commission members. 10 So we do have the public hearing and do we 11 have a motion to open it? 12 MR. CORSON: I am going to recuse myself. 13 THE CHAIRMAN: Okay. Kathy, did you get 14 that? 15 MS. SCOTT: Yes, thank you. 16 THE CHAIRMAN: Thank you. 17 MS. BOULTON: I'd like to make a motion 18 that we open the public hearing for the Centene 19 project. 20 THE CHAIRMAN: Is there a second? 21 MR. WILSON: Second. 22 THE CHAIRMAN: All in favor? 23 MR. WILSON: Aye. 24 THE CHAIRMAN: Aye. 25 MS. BOULTON: Aye. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

9 1 MR. REIM: Aye. 2 MR. OWENS: Aye. 3 THE CHAIRMAN: Opposed? 4 Susan? 5 MS. ISTENES: Good evening, Mr. Chairman. 6 I'd like to introduce myself. I'm Susan Istenes. I'm 7 the Planning Director for the City of Clayton and I'd 8 like to introduce Louis Clayton, who is the project 9 manager on this project. He is also our Planner, the 10 City Planner. 11 And I appreciate your comments about 12 wanting to give a thorough and well informed process 13 and time for this board to make their decisions. We 14 too have kept that in mind as we drafted these staff 15 reports and we appreciate the compliment on the content 16 of the staff report. 17 This is a very large and informed project 18 for the City and we take that very seriously. We want 19 to be very thorough in our examination and providing 20 our professional recommendation and advice to this 21 board as well, as well as invite the public engagement, 22 as that is also a very important piece of this process 23 too. So I just want to reiterate to this board and to 24 the public, we take that very seriously. Thank you for 25 mentioning that. On your agenda tonight, you've got Concannon & Jaeger St. Louis, Missouri (314) 421-1000

10 1 many items. The first item is listed under public 2 hearing for item A. You have already opened the public 3 hearing. This is a rezoning request to SDD or Special 4 Development District. 5 Also, you will notice under new business, 6 you have items A, B, C and D. These are not required 7 public hearings. They are a consideration of the 8 applications for subdistricts. Those will not be under 9 consideration tonight. 10 Tonight you will only be considering the 11 rezoning to SDD. We discussed that with the applicant, 12 they understand that. I believe the applicant will be 13 giving you an overview of those subdistricts, as far as 14 their presentation, but our main focus tonight will be 15 on the SDD. 16 So with that, I am going to give some 17 brief background now on the project and then I am going 18 to summarize, again, our recommendations and findings. 19 I am not going to read the entire report into the 20 record, as you stated. They are quite lengthy and they 21 are available on the website. 22 So as I mentioned, this request is for 23 reconsideration of a rezoning and Special Development 24 District plan for a proposed mixed use project known as 25 Centene Clayton Campus. The proposed SDD, which stands Concannon & Jaeger St. Louis, Missouri (314) 421-1000

11 1 for Special Development District will govern the 2 redevelopment of four new subdistricts, totaling 9.3 3 acres. The properties under the current SDD plan for 4 Centene Plaza, that would be the existing buildings of 5 7700 and 7720 Forsyth Boulevard will also be 6 incorporated under one plan in accordance with the 7 properties you will be considering tonight. 8 All of the properties within the proposed 9 SDD are current vacant, with the exception of 7711 10 through 7733 Carondelet Avenue in Subdistrict 4. A 11 demolition permit for 7600 to 7606 Forsyth Boulevard in 12 Subdistrict 2 has been issued. 13 Subdistricts 1, 2 and 3 are located east 14 of Hanley Road and south of Forsyth Boulevard. 15 Subdistricts 1 and 2 are immediately adjacent to 16 Wellbridge Fitness Center, which is at 7620 Forsyth 17 Boulevard and the mixed use Crescent condominium 18 building at 155 Carondelet Plaza. 19 The eastern portion of Subdistrict 3 is 20 located in University City and is immediately adjacent 21 to the Forsyth MetroLink station. Subdistrict 4 is 22 located west of Hanley Road, on the north side of 23 Carondelet Avenue, adjacent to the existing Centene 24 Plaza and is comprised of an existing office building, 25 parking structure and open space, which is currently Concannon & Jaeger St. Louis, Missouri (314) 421-1000

12 1 zoned SDD for the second phase of Centene Plaza. There 2 are two properties included in the proposed 3 subdistricts, which are not included in the rezoning 4 request and that is 18 South Hanley Road, which is 5 already zoned SDD and 7444 Forsyth Boulevard, which is 6 located in University City. 7 On June 6, 2016, this project plan was 8 presented to the Planning Commission and Architectural 9 Review Board for conceptual review. In your staff 10 report, you will find a map and chart, which identifies 11 and summarizes the proposed districts, along with 12 tables and Appendix A, which summarize the applicable 13 zoning requirements for each property and whether the 14 proposed development complies with each standard. 15 Just for the benefit of the audience, a 16 Special Development District is a distinct zoning 17 classification for large scale development. The 18 purpose of the SDD is to encourage innovation in the 19 planning and building of a large scale development, 20 with a multi-phase, multi-year timeline. 21 An SDD is governed by a Special 22 Development Plan and Subdistrict Plans, each of which 23 require approval by the Board of Aldermen. The Special 24 Development Plan provides the general development 25 standards for a proposed development, including the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

13 1 location of the project phases and schedules, location 2 and use of each proposed building, the maximum height 3 and size of each building, the location of open space 4 and landscape buffers, general traffic circulation and 5 the location of parking. 6 Each of the individual Subdistrict Plans 7 provide more detailed information related to each 8 specific phase of the development. So each specific 9 phase requires approval of a separate Subdistrict Plan 10 which is approved by the Board of Aldermen. 11 The applicant is requesting consideration 12 of a rezoning Special Development Plan and all four 13 Subdistrict Plans concurrently, so that is why they're 14 listed as such on your agenda. 15 Approval of the rezoning Special 16 Development Plan is not contingent upon approval of the 17 detailed Subdistrict Plans. So in your staff report, 18 we have outlined the criteria that you're to consider 19 for approval and analysis. 20 Those include such areas, such as planning 21 goals and objectives of the Downtown Master Plan, a 22 compatibility analysis, which includes the proposed 23 height, arrangement and uses of the proposed 24 development and how they relate to other properties 25 adjacent to the project, a traffic and circulation Concannon & Jaeger St. Louis, Missouri (314) 421-1000

14 1 consideration, pedestrian circulation, parking, 2 landscaping, utilities and then any zoning waivers and 3 public benefits that the applicant is requesting and/or 4 proposing to provide. 5 I'm going to give you just an overview and 6 conclusion of the report from staff's perspective. In 7 conclusion, the proposed project appears to be 8 generally well designed and will be a significant 9 positive addition to the area and downtown as a whole. 10 Staff has summarized the following 11 critical issues and deficiencies in the required 12 information provided by the applicant to date: First, 13 in terms of the ground floor uses, a significant amount 14 of ground floor space will be used for parking, which 15 is incompatible with the vision of the Downtown Master 16 Plan, to expand retail opportunities, create a human 17 scale public realm and pedestrian friendly streets. 18 In terms of floor area ratio, Subdistrict 19 2 will fall below the minimum required floor area 20 ratio, which is meant to ensure a minimum level of 21 density throughout the area adjacent to the Forsyth 22 MetroLink station. 23 Height and massing, the submitted shadow 24 study and context elevations do not provide sufficient 25 information to evaluate compatibility in nearby Concannon & Jaeger St. Louis, Missouri (314) 421-1000

15 1 residential areas. Landscaping, the submittals do not 2 provide adequate information about trees, landscaping 3 and open spaces, to verify the adequacy of buffers and 4 open spaces. 5 Parking, the proposed parking supply 6 exceeds the zoning code requirements and 7 recommendations of the parking study, which may have a 8 detrimental effect on the future success of the area as 9 a dense, walkable, transit oriented mixed use district, 10 as envisioned in the Downtown Master Plan. 11 As it relates to the traffic, the traffic 12 study recommends several important improvements to 13 provide adequate capacity to handle the additional 14 trips generated by the development and in terms of 15 pedestrian circulation, a pedestrian circulation plan 16 has not been submitted. 17 The proposed vehicular drop offs and 18 elevated below grade walkways do not contribute to the 19 Downtown Master Plan vision of increasing pedestrian 20 traffic and creating more street level activity. 21 With this in mind, staff's recommendation, 22 based on the information that we have been provided to 23 date by the applicant is that the Planning Commission 24 continue consideration of their request to a later 25 date, in order for the applicant to submit the required Concannon & Jaeger St. Louis, Missouri (314) 421-1000

16 1 information for continued staff review and for the 2 applicant to address and identify critical issues and 3 then in your staff report, we have listed all of the 4 information that we are suggesting they provide. That 5 concludes my presentation. 6 THE CHAIRMAN: Thank you. We're ready for 7 the applicant. 8 MR. REICHMUTH: Good evening. My name is 9 Bill Reichmuth. I'm the Vice President of Facilities 10 and Real Estate for the Centene Corporation. I want to 11 thank you for joining us tonight, to learn more about 12 Centene's proposed design and architectural features of 13 our Clayton Campus expansion. 14 As you may know, Centene is a diversified, 15 multi-national healthcare enterprise, with its global 16 headquarters based right here in Clayton. Centene is 17 the second largest corporation in the State of 18 Missouri, based on revenues. 19 Last year, we were named the fourth 20 fastest growing corporation in America by Fortune 21 magazine. As Centene continues to grow worldwide, we 22 are committed to the City of Clayton and we want to 23 continue to be the anchor in this region. This 24 development will serve Clayton and the St. Louis region 25 well, in terms of economic development. As Bob Clark Concannon & Jaeger St. Louis, Missouri (314) 421-1000

17 1 will describe to you in just a few moments, the 2 expanded Centene campus is designed to create public 3 open spaces and pedestrian experiences that encourage a 4 healthy environment. 5 The buildings that we will create will be 6 world-class LEED gold certified buildings. Our 7 proposed plan would potentially bring 2,000 jobs to 8 Clayton, 1,000 of which are new jobs to the State of 9 Missouri. 10 We are dedicated to strengthening the 11 community and we look forward to working in partnership 12 with the state and local officials, to obtain the 13 necessary governmental approvals, in order to make this 14 project a reality. 15 Centene is committed to a transparent, 16 thorough process and we truly appreciate the comments 17 that we've received thus far. At this point, I'd like 18 to turn it over to Bob Clark, the CEO of Clayco 19 Construction for additional. Bob? 20 MR. CLARK: Can everybody hear okay? I 21 have a little bit of a voice thing going on, so sorry 22 about that in advance. My mom taught me to feel bad 23 about things I can't control, so I do feel bad about 24 the people that are outside. We are committed to a 25 transparent process and if we need to have another town Concannon & Jaeger St. Louis, Missouri (314) 421-1000

18 1 hall meeting, which I'm going to talk a little bit 2 about the process we've gone through, we're going to be 3 glad to do that. I know this is videotaped tonight but 4 we'll also be posting tonight's presentation on 5 Centene's website, so that people can have access to 6 it. We feel bad that people are out in the hallway. 7 So I'm Bob Clark with Clayco. My role 8 here is as part of the development team which Centene 9 assembled which is, in my view, not only world-class 10 but the very best that is represented by the St. Louis 11 community. 12 Many of the team are residents of Clayton. 13 We have a great architect, HOK. Gyo Obata is 14 personally involved in the design. He couldn't make it 15 here tonight. We have Cushman Wakefield on the team 16 with us and they're the development manager. 17 Clayco is the project manager, 18 construction manager and we're all working together 19 very closely as a team. We also have a world-class 20 group of engineers, many of whom have done, you know, 21 multiple projects in this community. 22 In Clayton, you know, we've also had 23 significant impact on the skyline here as Clayco. I 24 was the developer of Shaw Park Plaza, which I think 25 holds up as one of the finest office projects in the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

19 1 community. I was also the original developer and then 2 the builder of the Plaza, a project that I am very, 3 very proud of and I said in 50 years would stand the 4 test of time and I think it's well on its way to doing 5 that and then we also did Centene Plaza in 2010, so we 6 have had significant representation in the area. 7 You know, one of the best parts about this 8 project is to be able to do something like this with a 9 person like Michael Neidorff. Michael Neidorff has 10 been a champion for the St. Louis community, for 11 Clayton. 12 I can't think of a better civic example of 13 the kind of person that we want to be growing their 14 business in St. Louis and in the State of Missouri and 15 I just want to personally say that to me, he embodies 16 everything about what we want in a leader in a 17 community and I personally look up to him very much. 18 So I just want to say that. 19 So we did agree with the City staff in our 20 many, many meetings that this is a lot to swallow in 21 one meeting or maybe two meetings or maybe six meetings 22 or eight and so we're committed to a transparent 23 process, which I am going to walk through and we're not 24 asking for a vote tonight. You know, voting will 25 happen when the City decides that it's ready to vote Concannon & Jaeger St. Louis, Missouri (314) 421-1000

20 1 and when the Planning Commission and the ARB decide to 2 vote. We are breaking the project into pieces for the 3 very purpose of being able to digest what we know is a 4 really large, exciting project in the community. 5 So the SDD, I'm going to reiterate what 6 was said by staff. The SDD really sets the parameters 7 as we understand it, for the big picture. For the 8 development that Centene needs to be able to rely on as 9 they have relied on their Master Plan, in their current 10 plans, in their current building. 11 And so the SDD really is a global view of 12 the project that we understand sets heights, setbacks, 13 the definition of the project, if you will and then the 14 subdistricts are where we'll really get into a 15 substantial amount of detail for the Planning 16 Commission, for the residents, for the neighbors, for 17 the other businesses and for the ARB. 18 And in those presentations, we're going to 19 go through a lot of detail. So tonight, what I think I 20 would like to do, maybe not be here until midnight is 21 focus our attention on the SDD, go through a pretty 22 thorough presentation of the SDD, which we'll be 23 re-presenting again, per our advertisement last week, 24 that we're adding the 7620 property to our zoning 25 request and then tonight, when we get to the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

21 1 subdistrict sections, I would like to take those one by 2 one and just begin the process of what will become a 3 very laborious, detailed, you know, thorough process of 4 vetting for each of those projects and then if people 5 want to have more questions in detail about those, of 6 course, we can present them. 7 So our intention is to be here for a 8 process that is going to be a lengthy process, a 9 transparent process and a process where everybody gets 10 to ask whatever questions they want. They might not 11 always like the answers but we'll always answer the 12 questions honestly. So with that, I think we're just 13 going to launch off into the SDD. 14 Is that a good -- can I ask one technical 15 question? Will -- because the agenda has five 16 different sections or something like that. Will we be 17 stopping and asking, having a comment period for each 18 part or should I do the whole presentation? 19 THE CHAIRMAN: Well, the public hearing is 20 only on the SDD. 21 MR. CLARK: Okay. Okay. That's great. 22 So okay, great. Good enough. So one thing, one thing 23 before I really get started in the whole thing, also is 24 that as a community, Clayton has excelled at 25 communication, at the way that they have set their Concannon & Jaeger St. Louis, Missouri (314) 421-1000

22 1 governance up, the way they set their processes up and 2 particularly, the neighborhoods, the people who live in 3 the community and the people who do business here, have 4 come to rely on a really steady master planning 5 process. 6 And the City of Clayton has an 7 extraordinary website. Not every city in America, 8 especially the ones that we work in, I can tell you 9 this is the best one that we've seen, has access for 10 everybody in the public to get lots of detailed 11 information. 12 I would encourage the neighbors to 13 experience the website, by going and looking at the 14 strategic plan and then all of the Master Plans are in 15 the website, which we went back and looked at, before 16 we even drew one line on a piece of paper. 17 And I'm going to walk you through what led 18 us to some of the design decisions that we made and how 19 we came to rely on, back in 2008, when Centene made the 20 final decision to locate their headquarters in Clayton 21 and now, as we've decided to expand the campus here. 22 The guiding principles and the goals and 23 I'm not going to read all of these details but if you 24 read the strategic initiatives of the City, it's to 25 increase density in downtown Clayton and other Concannon & Jaeger St. Louis, Missouri (314) 421-1000

23 1 appropriate areas, to implement the Downtown Master 2 Plan and to develop an economic incentive program that 3 attracts startups and entrepreneurs. Centene is a 4 startup, believe it or not and one of the fastest 5 growing in America. 6 So this is -- I know I am telling the 7 Planning and ARB a lot of information they already 8 know, so I hope you will just be patient but this is 9 basically the CBD of Clayton. 10 This is a plan that's been in place since 11 the '40s and '50s and expanded on in '58, 1977, so on 12 and so forth and it very much called for residential 13 single-family home kind of neighborhoods on the 14 perimeters and it called for a very strong downtown CBD 15 district right here. 16 And I think that this slide is set up to 17 represent that our project, while it is a big and 18 significant project for the community, it's always been 19 the wish and dream and hope of the Master Plan as we 20 understand it, to expand here, in this direction and 21 that this project is not enormous in the overall fabric 22 of the CBD. 23 This is a picture of the whole entire CBD 24 as it was envisioned and in real life and then it 25 includes some of our projects that would be great Concannon & Jaeger St. Louis, Missouri (314) 421-1000

24 1 projects, we think, on the skyline. The SDD process, 2 we have been working with the community, in a very wide 3 variety of ways. We said that we would be transparent. 4 We started actually working on this project months and 5 months ago. 6 Mr. Neidorff met with members of the 7 political community and members of the neighbors and 8 even members of the Crescent building before he 9 completed, you know, completely decided what his 10 program was. 11 We had an initial disclosure of the 12 project which is, you know, very similar to what we are 13 presenting tonight in a public forum on June 6th. We 14 had a town hall meeting that we heavily advertised, 15 that we advertised to every neighborhood association, 16 through Clayton's website. 17 We did outreach for the meeting and on 18 July 17th, we had a very well-attended meeting at the 19 Clayton Rec Center, where we also presented all of the 20 information, for the most part, that we are presenting 21 tonight. Now we have a little bit more detail. 22 We've had more than a dozen meetings with 23 the residents of the Crescent building. We've had 24 meetings with the neighbors to the north, in Maryland 25 Avenue. We've had meetings with the Ritz-Carlton Concannon & Jaeger St. Louis, Missouri (314) 421-1000

25 1 ownership representatives. We've had meetings with the 2 residents of the Plaza, not to say that any of them are 3 necessarily supporting our project. I'm just pointing 4 out that we've done an enormous amount of research and 5 outreach and talking with the various neighbors and 6 will continue that process as we go through this. 7 We've had weekly meetings with the City 8 staff, with our entire staff and design team since May 9 11th. This is an unusual kind of experience that 10 around the nation, we don't very frequently see, where 11 a staff will really roll up their sleeves and work with 12 the project on an ongoing process like that, so that we 13 could dot the Is and cross the Ts properly. 14 We've responded to over 340 comments 15 already. We've had meetings with all of the utility 16 companies. We've had meetings with MetroLink and we've 17 also had meetings with Citizens for Modern Transit. 18 And we believe this project is going to be 19 very, very important to the modern transit system and 20 to MetroLink and we'll talk a little bit more about 21 that. 22 So in the SDD presentation, we originally 23 have been showing this image right here and I just want 24 to show one change that we've made with this, very 25 recently. We've come to a letter of intent with the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

26 1 owners of 7620. I just jumped ahead there and we've -- 2 we're going to acquire the current Wellbridge property. 3 We'll be putting Wellbridge in the new property, 4 assuming that it gets approved and then we would build 5 this project here. 6 So in last week's advertisement, we added 7 this to our SDD application and at the next formal 8 meeting, that would be the next, on the 15th of August, 9 we would be presenting the project in its entirety and 10 as we understand the Special Development District, the 11 more cohesive of a development that we can do, is 12 advantageous to both the City, the community and to us. 13 And so I'm just going to do my best, of 14 kind of describing this skyline picture. Many of you 15 are seeing it for the first time. This yellow building 16 here is the current Centene headquarter building. 17 The Tract 1 that I'll be referring to, in 18 Subdistrict 1 of the SDD is this project here, which 19 includes the Hanley Tower and the 7620 Forsyth garage. 20 Tract 2 is this retail parking and 21 residential structure that will face Forsyth and 22 Carondelet. 23 Tract 3 is an office building project that 24 has a hotel, corporate lodging facility and more 25 importantly than that, a 1,000 seat corporate and civic Concannon & Jaeger St. Louis, Missouri (314) 421-1000

27 1 auditorium, where we are seeing a multi-use kind of 2 facility that will benefit the community. Again, 3 something that has been mentioned many, many years as a 4 goal in the Master Plans and strategic plans and that 5 sort of thing. We are envisioning a campus that very 6 much looks like, from the street, what you experience 7 in Clayton now, in its first class buildings and 8 particularly the Centene Campus. 9 So this is a blowup of the project. 10 Again, I'm just going to go through with a little bit 11 of detail for people that are seeing it for the first 12 time. This is Hanley right here. This is Forsyth 13 right here. This is Carondelet right here. 14 This is Capital Grille, if they got their 15 signs approved and then this is our current building 16 right here and then this is Tract 1, which would be 17 located right here, on Forsyth and Hanley and then this 18 is the 7620 garage. 19 This is Tract 2. This is Tract 3 and this 20 is Tract 4, which doesn't have a determined schedule. 21 That would be a long-term plan, that would actually 22 replace the 7711 original headquarter building for 23 Centene. So I want to talk a little bit about the 24 zoning and in particular, how it relates to the Master 25 Plan. So I have said before, I've had quite a bit of Concannon & Jaeger St. Louis, Missouri (314) 421-1000

28 1 experience with this Master Plan in the past. So we 2 have Hanley Road right here and we have Forsyth Road 3 here and we have -- I'm sorry. Forsyth is here and 4 Carondelet comes through here. 5 So this area, this the zoning, the current 6 zoning map. In the dark blue, purplish color here is 7 our existing campus and then these other commercial 8 zonings and designations vary a little bit but what's 9 really important about this, to the Master Plan, is 10 that this was originally the Clayton Plaza Overlay 11 District. 12 So here, this is Forsyth and this is 13 Hanley and this isn't in the way distant past. This is 14 the Overlay District that I relied on when we did the 15 Plaza in Clayton and this is the same that the Crescent 16 relied on when it was built here, the Ritz-Carlton was 17 built here, the Plaza was built here and so this 18 Overlay District called for high density commercial 19 use, mixed-use development desired and unlimited 20 height. Of course, that would have to be approved 21 through a PUD process or an SDD process like this. 22 Then something happened in 2010, that was 23 adopted by the City as a zoning code. In 2009, I think 24 it was adopted in 2010. It really changed the 25 framework for what we were trying to accomplish. And Concannon & Jaeger St. Louis, Missouri (314) 421-1000

29 1 so I wanted you to see that we actually had a 2 methodology of how we got our buildings where they are 3 located. So again, what happened in 2009 is over the 4 Clayton -- which this didn't -- the only part that is 5 superceded is the actual Forsyth TOD Overlay District, 6 which is this area here, got overlaid, the Clayton 7 Plaza Overlay. 8 So the other parts of the Clayton Plaza 9 Overlay remain in place, except where there have been 10 previous PUDs and this went in its place. And here, an 11 important thing happened and that is that this yellow 12 area was designated as a transitional area, where tall 13 buildings would not longer be considered in an SDD. 14 That's our interpretation and that's why 15 we located the tall buildings further to the south and 16 while I know there's been some angst about where our 17 locations of all of the buildings are, again, we're 18 working with all of the neighbors, to minimize those 19 impacts as much as we can and we're trying to deal with 20 lots of different constituencies in our process. 21 But here you can see the original Clayton 22 Overlay District and then you can see in the red lines, 23 the TOD District that occurred in 2009 and '10, which 24 dramatically changed the Forsyth area and this area to 25 a transitional area and here into a high denser area, Concannon & Jaeger St. Louis, Missouri (314) 421-1000

30 1 to have a positive impact on MetroLink and rapid 2 transit users. So I'm not going to read the entire 3 Master Plan. I know the Planning Commission and the 4 ARB have read it and they know it and they helped write 5 it. 6 I will say that there was an enormous 7 amount of public input. There's photographs of large 8 gatherings of people meeting with the design teams, 9 meeting with the architects. 10 And this was done in a very systematic, 11 strategic way and when we read the Master Plan and we 12 encourage all of the neighbors and citizens of Clayton 13 to do that, we feel like our project is really down 14 home plate, in terms of the Master Plan. 15 So if you read the North Central areas, if 16 you read the Forsyth Village District, which is the 17 district that we're in, this always envisioned a high 18 density project, particularly after the MetroLink 19 stations actually were realized, from the early 20 planning. 21 The Centene project, I want to point out 22 in the Master Plan, is mentioned twice, in significant 23 areas. In the area of economic sustainability and the 24 kind of positive impact that everybody in Clayton wants 25 to their tax base and then in the economic development Concannon & Jaeger St. Louis, Missouri (314) 421-1000

31 1 initiative and then there's actually, in the downtown 2 Clayton integration section, there's a photograph of 3 the building that, at the time wasn't realized yet but 4 was actually built and is better in real life than it 5 is in the rendering, in my opinion. 6 The goals of the SDD, extraordinary 7 landscaping and green spaces provisions. I'm going to 8 address some of that today. Garage entryways, by 9 virtue of their location, architectural distinctions 10 and significance that would make the development 11 noteworthy. 12 Susan read some of these. Again, I would 13 encourage people to do it, to go to the website and 14 read this document, because we really did follow this 15 when we went through and this is pretty much what I am 16 going to be presenting here today. 17 So in our project, again, this is Hanley 18 Road. This is Forsyth Road here. These are large 19 plaza areas, green areas that were -- either have in 20 the project or proposing in the project. 21 We currently have something people are 22 calling the grassy knoll here, at Carondelet and 23 Hanley. We are proposing a landscaped plaza directly 24 across from that in this presentation. We have a very 25 generous plaza area between the Crescent building and Concannon & Jaeger St. Louis, Missouri (314) 421-1000

32 1 our proposed residential building and then we'll have a 2 fairly large plaza area, of landscaped area. These 3 areas are pretty substantial in size and we'll get into 4 a little more detail of that. 5 And we have a very strong connection to 6 MetroLink. While we are going to talk a little later, 7 about the extensive amount of parking that we need to 8 realize our project, we also realize that MetroLink and 9 other forms of rapid transit and biking and pedestrians 10 and people living in the community, that can walk to 11 work, will be an important factor in the future and so 12 we think we have addressed both of those issues. 13 So MetroLink -- sorry, pushed the wrong 14 button. MetroLink is here. A terrific station. We're 15 hoping to make some suggestions that may improve that 16 some and then we have a ten minute walk, basically down 17 Forsyth, which again, all the way back to 1958, was 18 considered the major, kind of, entryway from Forest 19 Park Expressway to the west. 20 Forsyth is, you know, a major 21 thoroughfare, kind of, with Hanley as another major 22 road and so we have this MetroLink station and then we 23 have this pedestrian walkway, that addresses both 24 Carondelet -- we've included, that we know there's a 25 lot of people that come across the bridge here, that Concannon & Jaeger St. Louis, Missouri (314) 421-1000

33 1 enter into the roundabout area and there's a bike lane 2 here and then we have this entire pedestrian experience 3 that we're envisioning being completed, which is 4 amazing, added infrastructure to the current existing 5 condition. 6 So when you get off MetroLink, you can 7 look at the website later and get a better view of some 8 of the things that we see, that people will envision as 9 they walk through the project. 10 Again, the same thing, walking off the 11 MetroLink station to City Hall, which is about a ten 12 minute walk. Along Forsyth, we have the same kind of 13 pedestrian experience, which would be meeting the city 14 streetscape plan that's been adopted by the City. 15 So these are substantial infrastructure 16 improvements that have been a long time coming on the 17 east side of Clayton. So many of you know what the 18 existing conditions are and this will be all new 19 infrastructure, all the way from MetroLink -- I don't 20 know if people can see this red dot. 21 So all of the dark green areas are 22 improvements that are going to be made by the Centene 23 project. Likewise, we've added what we think is 24 terrific art to the current Centene project. We have 25 the Liam Gillick canopy, which is the colorful canopy Concannon & Jaeger St. Louis, Missouri (314) 421-1000

34 1 in the Plaza area, which we are loving to see people 2 enjoy. They are using all of the restaurants. We are 3 told that some of the restaurants are some of the most 4 active in the whole St. Louis region now. 5 And then we also did the Ned Kahn wind 6 wall on the parking garage. While we wouldn't be 7 recommending that again right now on these buildings, 8 we do have great opportunities for public art, which is 9 a public benefit in the scheme of things. 10 And then in addition to the streetscape, 11 landscaping, trees, irrigation and all of those things, 12 we are also going to be replacing all of the lights on 13 all of the designated areas per the City Plan and 14 adopting the new City standard lights in our entire 15 program. 16 So this is again, a street activity map 17 that the traffic study starts to address and then I 18 want to talk a little bit about traffic. 19 So again, going back to the early, kind of 20 founding of Clayton, through the '50s and the '60s, 21 which are important because the City fathers at the 22 time did a remarkable job of influencing both the 23 expansion of the Forest Park Parkway as a really 24 excellent way to get in and out of Clayton and the CBD 25 but they also did other improvements, including the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

35 1 MetroLink project, which in the 1950s was not even 2 really envisioned and once that thing became a 3 prominent idea, the City fathers of Clayton made it 4 happen here and so you can see the circulation. 5 The City was set up for doing more 6 business development and creating exactly the kind of 7 development that we're trying to create in downtown. 8 So I'm not going to go into a huge amount 9 of detail on the traffic but to say this. There's been 10 a traffic engineer that was hired by the City of 11 Clayton. Staff and the city did all of the contract 12 work with the traffic engineers. 13 This traffic engineer is somebody that is 14 reputable and does a lot of work for the City and other 15 municipalities across the state. We think their 16 principles are well founded and as soon as the report 17 was available last week, we made the report available 18 to both the Post-Dispatch and the St. Louis Business 19 Journal. 20 The City made it available to others and 21 we made it available to the neighbors that we've been 22 in meetings directly. So there's been no holdback of 23 information. As soon as we have gotten the 24 information, we've made the information available, so 25 that people can analyze it, scrutinize it, ask Concannon & Jaeger St. Louis, Missouri (314) 421-1000

36 1 questions about it but in general, in the big picture 2 and I'm going to let the traffic engineers and staff do 3 the detail reporting on the traffic, there's about 4 40,000 people that come into Clayton day in and day 5 out. They come in and go out, on roads that were 6 mostly planned for a CBD district. 7 Our project, during the high-impact period 8 times of the traffic, adds about five percent, about 9 two thousand incoming and out coming cars. We believe 10 that all of those kind of traffic counts are minimal in 11 the overall scheme of the Clayton business district. 12 And even if you count all of our cars, 13 we're not adding a substantial amount of car count to 14 entire community and the City. The traffic study is 15 going to recommend improvements that we think are going 16 to make traffic better after our project than they are 17 before our project. 18 People are used to some log jams in the 19 City now. The lights aren't all synchronized. Our 20 project will add more signalization. Our project will 21 add some lanes to the Forsyth area and again, we'll 22 make the whole detailed traffic study available to 23 anybody who asks for it and then the City actually 24 contracts with them and I'm not 100 percent sure how 25 that communication process works, because the traffic Concannon & Jaeger St. Louis, Missouri (314) 421-1000

37 1 engineer doesn't work for us but I will say that there 2 were four basic recommendations from the traffic study, 3 to create a three-lane second access point to the 4 Subdistrict 3, which is where we are planning our hotel 5 and office project, with the 1,000 seat corporate and 6 civic auditorium. 7 I also want to say that there would not be 8 daytime events there, so the traffic impact to the 9 corporate civic center would only be in the evening, 10 because it would be Centene use during the day, which 11 would be people already parked in our project, so we 12 would add a lane. 13 This is coming -- re-striping Forsyth 14 Boulevard to accommodate east lanes from the garage and 15 Metro lot, to the east of Forest Park Parkway, widen 16 the Forest Park Parkway off-ramp, so coming down Bland 17 from the west, when you exit into Forest Park, we would 18 have to widen that and redo the signal there and create 19 a new dedicated right lane from southbound Hanley to 20 Carondelet and that would be way in the future, that 21 project. 22 So again, really significant improvements 23 to the current traffic situation. We're not expecting 24 giant changes to Carondelet. The majority of our 25 changes would be to improve traffic flow on Forsyth and Concannon & Jaeger St. Louis, Missouri (314) 421-1000

38 1 to Hanley. I also say that the vast majority of all of 2 our traffic, with the exception of very few number of 3 cars, will be coming out on the major roads of Hanley 4 and Forsyth and not be on Carondelet and the service 5 road, that services the Crescent building from the 6 north. 7 The parking, so again, we recognize 8 staff's comments on the traffic -- on the parking 9 study, and I would say a couple of things about the 10 parking study. It wasn't very long ago when Clayton 11 was desperate for more parking and it was, you know, 12 always a big push to add parking to our projects. 13 You know, we're designers and we're urban 14 planners and we know that in the future, we all hope 15 people drive less cars and ride more bikes and use more 16 rapid transit to get to work. 17 Right now, the way the code is written, we 18 are seeking, you know, relatively similar numbers of 19 parking spaces that the current zoning requires. We 20 may be a few hundred parking spots over that. 21 And I'm going to address that issue in a 22 second but our parking needs are what we need to build 23 our campus today. We have a very fast growing 24 business. We're adding about 40 jobs a week, in some 25 cases and we just don't have the capability in this Concannon & Jaeger St. Louis, Missouri (314) 421-1000

39 1 community, right now today, to support this kind of 2 development with rapid transit and people who are going 3 to walk to work. We hope that that changes and we are 4 working with the architects right now, to find 5 alternative uses for some of our parking garages, so 6 that we can adapt the building to other uses in the 7 future. 8 You know, we don't want to waste money and 9 we don't want to waste space and so we think that 10 there's some very creative uses. In the Plaza in 11 Clayton, Husch renovated the top parking lot to 12 additional office space. 13 We think uses like that could happen. 14 There could be conversions to apartments. More 15 importantly, since our Tract 4 project is out in the 16 future, we'll have a real life example of what's 17 happening to our parking in real time and we obviously 18 are not going to build more parking than we need. 19 But for the Centene to know that they can 20 expand in this community, we really have to know that 21 we can solve our parking problem in a holistic way. I 22 think again, the traffic -- the parking study is 23 available on the web and I think if people read it and 24 are thoughtful about trying to understand how it works, 25 it's not as dramatic of a change to the current Concannon & Jaeger St. Louis, Missouri (314) 421-1000

40 1 community as one thinks, when they just think these 2 comments about how many cars and how many parking and 3 that sort of thing. I think you have got to get into 4 the engineering, so this is a study that we actually 5 did too, which would really analyze how many people we 6 would have in our buildings when they are complete and 7 where the people would actually park. 8 We did this to be thoughtful and we also 9 did it as a response to the traffic study, which asked 10 us to really consider the circulation and so I think we 11 have a very thoughtful strategy on this. 12 We think overall, about half of all of the 13 buildings that we build will be used by Centene, so all 14 together, about 2,800 seats in the long-term build out, 15 2,000 currently anticipated and 1,000 new jobs to the 16 state. 17 We think in addition to that, there will 18 be about another 1,500 people that will occupy the rest 19 of the buildings and we've kind of done a study of 20 where we think those people will come from, how they'll 21 park in the project, how they'll go to work and how 22 they'll make their way up and down the streets. 23 In addition, Centene has a strong interior 24 connector system, which is very important to the 25 company, from a security standpoint. This currently Concannon & Jaeger St. Louis, Missouri (314) 421-1000

41 1 connects the original 7711 building with the 7700 2 Forsyth building, with the existing older garage that's 3 on Carondelet and then we're requesting a bridge that 4 would cross over Hanley. 5 This would be a secured bridge, so it 6 wouldn't be available to outside pedestrian traffic but 7 it would be available to interior tenants in the 8 building, that have a secure card and we believe that 9 this access, continuously through our garages will be 10 the way that people will make their way over to our 11 corporate auditorium. So again, a pretty thoughtful 12 strategizing. 13 So this might be the first time I have 14 presented a slide like this but this is the required 15 storm water plan, so we have done a very detailed 16 analysis of where the water currently goes, very 17 similar to what you see in your residential requests 18 and where the water will go in the future. 19 But suffice to say that we have an 20 excellent engineer in stock and they have done a lot of 21 work in the City of Clayton. They are working with all 22 of the utility companies and we have somebody in our 23 office, Sara Davis, who has done a terrific job of 24 working with all of the different utility companies. 25 And this is a very high-level utility and Concannon & Jaeger St. Louis, Missouri (314) 421-1000

42 1 infrastructure plan and obviously, there would be an 2 enormous amount of new infrastructure created by our 3 project, that would eventually have to be replaced at 4 the expense of the community, because much of this 5 utility that is in here, in this area now, is past its 6 lifespan and we would be replacing the vast majority of 7 that with new connections, new pipes and new 8 infrastructure. 9 So the SDD summary again, at a high level, 10 1,730,000 square feet of office space, 184,000 square 11 feet of residential that we added to the project, to 12 have a more mixed use project and to meet the goals of 13 the Master Plan. It was not originally in our plan. 14 A hotel, that would be 120 room, we think 15 very high-end hotel, a ballroom or another training 16 room. Our auditorium, which would be 1,000 seats, 17 retail of 72,000 square feet and 2.3 million square 18 feet of parking. 19 So this is the Subdistrict 1 building. 20 This is Subdistrict 2, Forsyth and Carondelet building. 21 Subtract -- Subdistrict 3, Subdistrict 4, which would 22 be the long-term building and then I just wanted to 23 talk a little bit about -- I know people have asked a 24 lot of questions about schedule and they've also asked 25 questions about the traffic and that sort of thing and Concannon & Jaeger St. Louis, Missouri (314) 421-1000

43 1 construction, so this may be a little bit of more 2 detail than you're used to seeing, but I wanted to 3 share it. So we would expect, after we get our 4 approvals, to begin building this project right here. 5 This project would take about 26 months to 6 build the shell and core of. This would be the office 7 tower building. Then we would build -- at the same 8 time, we would build the parking facility. 9 This parking would temporarily be the 10 parking, that would be people that would be located in 11 the first tower that we build and then upon completion 12 of this project here, we'll start our Tract 3 project 13 for 2020, probably late 2020 completion. 14 And we would build the 7620 facility at 15 the same time that we build Tract 3. So essentially, 16 we would build these four projects by the end of 2020 17 in our plan. 18 So we -- this is a little bit of an 19 engineering kind of looking document but again, this is 20 Hanley Road. This is Forsyth. We are talking about 21 having the vast majority of our construction traffic 22 enter and exit off of the County Hanley Road. 23 We are minimizing traffic in all of our 24 conversations and discussions, our many discussions 25 with the Crescent and the Plaza. We've talking about Concannon & Jaeger St. Louis, Missouri (314) 421-1000

44 1 minimizing and not allowing truck traffic out on 2 Carondelet because we, you know, envision this as very 3 much a very residential corridor and Hanley Road is 4 built for heavier traffic, so that is our plan for 5 that. 6 Likewise, we would not access Carondelet 7 for the Forsyth project. We would build this project 8 from Forsyth. We would relocate Lyle and then we would 9 begin the construction on the west side of this 10 facility and we would move to the east. 11 We would start building Wellbridge's new 12 facility, which would be located inside of here and we 13 have signed a lease with Wellbridge and they are 14 planning on moving into this facility, as soon as we 15 can complete it. 16 And then this is Tract 3. This is the 17 project where our civic and corporate auditorium would 18 go and then we have our sixteen story office building 19 here, with a five story hotel, that would go on the top 20 of it and that would have a deck that would overlook 21 downtown St. Louis. So that's a lot of information. 22 THE CHAIRMAN: Thank you. That was a lot 23 of information. 24 MR. CLARK: So can I just ask one more 25 technical question? Is it -- should I at least present Concannon & Jaeger St. Louis, Missouri (314) 421-1000

45 1 -- I have minor detail on the subdistricts. Would it 2 be helpful to do that or not to do that, at this time? 3 THE CHAIRMAN: I think minor details, so 4 everyone will understand what is going into each of the 5 four subdistricts and how it relates to the SDD would 6 be appropriate. 7 MR. CLARK: I think it's probably -- 8 MS. BOULTON: Could I ask also, since the 9 Wellbridge property is currently included, which in all 10 of the information that we were given to read, wasn't 11 -- if you could point out how that impacts, how that is 12 going to change any of the other structures? 13 MR. CLARK: Yes, I will. I'll do that 14 right now. And that's a good question. So again, I'm 15 not going to go through all of the details of the SDD, 16 because we just did the whole presentation but I will 17 talk a little bit about Tract 1. 18 So in Subdistrict 1, we're planning to 19 build the 29 story building from Carondelet, it's 28 20 stories from Forsyth. It has this transitional area 21 here and we would be incorporating additional parking 22 structure, that would attach to our parking podium, 23 which is this structure right here and then our office 24 building, which is about the same size as the building 25 that we built already, would be built on top of that Concannon & Jaeger St. Louis, Missouri (314) 421-1000

46 1 building. So for efficiency, we would add parking and 2 we would add retail. We have retail in the base of our 3 podium here and then we would incorporate retail at the 4 new Lyle Road. So this is kind of a watercolor 5 rendering of looking from Capital Grille, kind of what 6 would be envisioned there. I want to -- 7 MS. BOULTON: The height, the height on 8 that? 9 MR. CLARK: It's about 420 feet. 10 MS. BOULTON: Can you translate that into 11 stories? 12 MR. CLARK: It's 29, 29 stories from -- 13 MS. BOULTON: I meant the height on the 14 new parking garage. 15 MR. CLARK: The new parking garage is 16 right, approximately 90 feet tall. 17 MS. BOULTON: How many stories? 18 MR. CLARK: It would be seven residential 19 stories. It's eight stories of parking, because 20 they're smaller stories. It's approximately ninety 21 feet tall. 22 THE CHAIRMAN: Is that new garage taking 23 the place of Wellbridge, is it displacing parking 24 somewhere else? Initially, we did not see that parking 25 garage in that number of -- Concannon & Jaeger St. Louis, Missouri (314) 421-1000

47 1 MR. CLARK: That's right. That is 2 correct. That allowed us to make all of our other 3 parking garages smaller. 4 THE CHAIRMAN: So can you -- 5 MR. CLARK: They were going to be taller, 6 bigger and deeper. 7 THE CHAIRMAN: The change, there is no 8 change. It's still a total of a little over 5,000? 9 MR. CLARK: It's almost the same amount of 10 parking. It's relatively the same. In our plan, 11 without Wellbridge, we always needed the same amount of 12 parking and so that's what we showed in our plan and 13 that's what was showed in the traffic study. 14 There may be some very slight 15 modifications to it but we don't think they are 16 remarkable and we are committed to whatever the 17 engineers say that we need to do, to make the traffic 18 work properly. 19 MS. BOULTON: So where is it -- which -- 20 what is being reduced? 21 MR. CLARK: Well, all of the garages are 22 being somewhat reduced. Originally, we had more 23 parking in this podium here. This parking originally 24 was planned to be four levels deep and now it will only 25 be two levels deep. So we had almost four hundred cars Concannon & Jaeger St. Louis, Missouri (314) 421-1000

48 1 in there and now, we'll only have a 176 cars down below 2 and I think that's really important, because in our 3 more than a dozen meetings with the folks at the 4 Crescent, I'm going to walk you through some dialogue 5 that we've been having with them. 6 I, again, don't want to represent in any 7 way, shape or form that anyone at the Crescent has 8 agreed to anything but I think we have had 9 collaborative working sessions and have ongoing 10 conversations about making our project better for our 11 neighbors. 12 You know, their project was built in the 13 CBD, in a high density commercial zoning area and we're 14 trying to be as responsible as we possibly can, because 15 we have a lot of residents that live here too, so I 16 want to just walk through some of the logic. 17 I went through early in the SDD, the way 18 the Carondelet Plaza called for high density 19 development and where it called for it and when we 20 originally looked at the zoning and when we did the 21 original design, our tower was located adjacent to the 22 Crescent and this was in our Master Plan. 23 This was as recently as 16 weeks ago, 24 where we were still showing the project and this was 25 the original model that Centene showed the residents in Concannon & Jaeger St. Louis, Missouri (314) 421-1000

49 1 the Crescent. I think many of them were taken back a 2 bit by the fact that their entire view to the west 3 would be blocked and when I started working with the 4 design team, we all agreed and we started working with 5 the neighbors and we started moving the tower more 6 towards Forsyth. 7 I will say that the north edge of this 8 tower, as we get closer and closer to kind of the 9 center area here, it's closer and closer to the TOD 10 area, that says we can't do tall buildings in that 11 section. 12 So this service road is the line that's 13 described in the Forsyth District TOD and then we had 14 another iteration. This is the iteration when we 15 bought the parking lot from the City of Clayton, that 16 was agreed to in writing. 17 We understand there was a misunderstanding 18 in terms of where the podium of our building would 19 come, in relationship to the balconies on the west 20 tower. 21 But we've moved the building another eight 22 and a half -- five feet, so that -- we moved it five 23 more feet and then we moved it again, to the location 24 that we are proposing now. This podium, the face of 25 this podium here is three and a half feet into this Concannon & Jaeger St. Louis, Missouri (314) 421-1000

50 1 balcony right here. We have been in, as I said, 2 ongoing discussions with the neighbors, about trying to 3 relocate the building further to the north and we 4 believe there's a lot of tremendous negative impacts to 5 the project, including the fact that it forces the core 6 of the building further to the north and we can no 7 longer service the building properly from the service 8 road. 9 So as the project is currently designed 10 right now, we can back our trucks all the way into the 11 building and under the building, to service the 12 building and in moving the core to the north, our 13 trucks would be out in the alleyway. 14 So that's also -- we also would be -- 15 there's other kind of impacts that go all the way 16 through the whole project. So that's kind of where we 17 are there. 18 We have a dropoff that we proposed in 19 front of our building here, just to kind of describe 20 where everybody is. So people would come in on 21 Carondelet. They would go left in what is now the 22 service road or access to Kaldi's and then we would be 23 putting a highly landscaped granite paver dropoff area 24 here with a water feature and a piece of public art and 25 on the Carondelet side -- I'm sorry, the Forsyth side, Concannon & Jaeger St. Louis, Missouri (314) 421-1000

51 1 on the north corner, we carved back below the building 2 here, to create a plaza, an area of relief from Forsyth 3 and Hanley, which is a very, kind of, congested corner, 4 as you may know. 5 And then we're -- as I said before, we're 6 talking about granite pavers and very high-end 7 materials and when we do the actual architectural 8 review, the presentation will bring all of those 9 materials, per the requirement and be able to have them 10 here for people to see visibly. 11 So these are open space materials that 12 we've used in the other Centene project, landscaping 13 and green roofs and we have a big vision for creating 14 artwork. We think an opportunity. 15 Obviously, this would have to be 16 thoroughly vetted with the City but our connector to 17 our two buildings would include some kind of connection 18 that would maybe resonate with the Liam Gillick canopy 19 that we did in the other project. 20 So this is a site plan. I'm going to show 21 -- this is Carondelet. This is Hanley. This is 22 Forsyth. So we have our small dropoff area here. 23 We're envisioning very nice retail space right here. 24 This patio area is actually about five feet lower than 25 the street right here, so there would be a buffer, so Concannon & Jaeger St. Louis, Missouri (314) 421-1000

52 1 cars zooming up and down Hanley would not be a big 2 factor to people who would may be having a dining 3 experience here. We have our dropoff here on 4 Carondelet and then we have this area where you enter 5 this -- you asked a question about the parking. 6 We have an entry here, that would be for 7 executive parking, that would be about 176 cars that 8 would go down and then we have our dock area here. 9 This is where we create kind of a trickle 10 effect. By pushing the building any further to the 11 north, we don't have enough room to build this core and 12 so, get our truck docks all the way underneath the 13 building. So that is the logic on that. 14 From Forsyth, we also have a retail space 15 here. The majority of our cars will come in and go out 16 of ingress and egress here, on Forsyth. This is the 17 old Wellbridge building, which we'll be connecting to. 18 And this is a lobby area, that kind of 19 connects, because this is about twenty feet taller than 20 this area down here, so we'll have a two-level entry 21 area. I'm sorry. 22 And then this is a little more detailed on 23 how the connector would work across Hanley for our 24 secured crossover. So that's Subdistrict 1. 25 Subdistrict 2, I'll just go through a brief kind of Concannon & Jaeger St. Louis, Missouri (314) 421-1000

53 1 presentation of this as well. This was envisioned 2 originally as all parking structure and originally 3 envisioned to have some office space. 4 In accordance with the Master Plan and 5 some of our early meetings with both neighbors and 6 residents in the area and you know, the overall 7 community and staff, we've added residential to this 8 project, so this is retail along the base of Forsyth. 9 We have a two story, forty thousand square 10 foot retail space, which would service Wellbridge, that 11 would be located here and then we have a wraparound 12 residential project we would envision, either luxury 13 condos or rental. We haven't decided on the exact 14 program but they'll be appropriate residential for 15 Carondelet, as we see the development. 16 And then again, discussions have been 17 ongoing and I will also point out that in all of our 18 meetings with neighbors, we always anticipated that we 19 would, as a goal, that we would be successful in coming 20 to some kind of term on the existing Wellbridge 21 property. 22 So in all of our planning and in all of 23 our meetings and our early representations to the City, 24 we always said we think this is a better project and 25 this is a better plan and so we didn't ever, on Concannon & Jaeger St. Louis, Missouri (314) 421-1000

54 1 purpose, show them something that we thought we were 2 going to build and I just think that's an important 3 distinction, so in our meetings and when we originally 4 started this plan, as we understood the TOD 5 requirements for this parking structure. 6 We were developing a project on Forsyth 7 that was 90 something feet tall. Essentially, it was 8 the same height as the Crescent building and in our 9 ongoing conversations with the Crescent, other 10 neighbors and our planners and just some good logic 11 that's been added to the project, we decided to take 12 all of the parking out of this. 13 It was about 120 parking spots that we 14 removed from the project. We did that to open Lyle up 15 and originally, Lyle was going to be -- well, Lyle is 16 going to be a full service road now, that's going to be 17 landscaped and have metered parking on it. 18 In addition to that, in our conversations 19 with neighbors, we agreed that we would do more parking 20 underground and that we would take at least a level off 21 of each of these parking structures, to reduce the 22 height of these structures and we've been going over 23 various views and that sort of thing with the different 24 neighbors. We think this is highly impactful. As 25 recently as a couple of weeks ago, in meeting some of Concannon & Jaeger St. Louis, Missouri (314) 421-1000

55 1 the neighbors that faced the north and other neighbors 2 in the building, we also did the lower two levels of 3 the parking garage here, to further create an opening 4 where new Lyle will be created and this creates a 5 really positive effect, because we have also agreed 6 that all of our structures, the back of our structures, 7 which is a service road here, we recognize that that's 8 a real road to the residents that live in the Crescent. 9 And we're respecting it as such and so we 10 have agreed to build all of the back of our garage and 11 our transition areas on Lyle as residential 12 construction. 13 So when you are looking at the facility, 14 it will not look like a parking garage. There will be 15 no light filtering out from the garage. It will have 16 brick and windows and it will look like when we built 17 the Plaza, you know, the first five levels -- a lot of 18 people might not know that. 19 The first five levels of the Plaza in 20 Clayton on Carondelet are a parking garage, that we 21 made look like a residential building and I think we 22 were very successful. So our concept here would be to 23 do the same kind of treatment. We have widened Lyle. 24 We also lowered parts of the garage here. We have also 25 added landscaping along the top of the parking garage. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

56 1 We have a landscape buffer here and then in working 2 with neighbors, we added vendor and supply parking in 3 the service road. We added a place here for 4 relocations for the building and we are in ongoing 5 discussions about, you know, making the service road as 6 usable as possible. 7 And as well, we have made the opportunity 8 available for people to have parking spaces in the 9 garage. We understand there is some need for that and 10 we would make those available at a market rate, which 11 would be a substantial discount from the cost of 12 building it. 13 So again, this is work that we have been 14 doing in the service road, with Lyle. Lyle would 15 become a three, you know, right, left turn and one lane 16 in, so it's a three-lane road and this road will really 17 service the residents of the Crescent and some of the 18 cars from our 176 car parking garage, we think will 19 exit this way and the traffic study shows that this is 20 going to be very efficient. 21 So then this is a very conceptual view of 22 what we think the residential will look like and you 23 can see here, this is the Crescent. This is a very 24 realistic image of where our tower sets back from the 25 Crescent and then in the far distance, you can see our Concannon & Jaeger St. Louis, Missouri (314) 421-1000

57 1 Tract 4 tower and this is a very realistic view from 2 this position. We've also built a BIM model and we've 3 also used drone to -- I hope we got a permit to do 4 that. We used our drone to fly near the residents, so 5 we could get the actual views from the residents and -- 6 probably get a fine for that tonight. 7 So then this is that area where we -- 8 looking through the parking garage on the east, where 9 Wellbridge would be located below. This is the area to 10 the north of some of the residents on the north view of 11 the Crescent, where we are talking about lowering the 12 garage. 13 We originally were the same height as the 14 garage up here. We took an entire level off of the 15 garage and then we are taking these two levels off and 16 what we think happens is that it creates a residential 17 neighborhood feel, which is what we are trying to do, 18 as opposed to what could be the back of a parking 19 garage, quite frankly, in the planning and zoning. So 20 this is -- 21 MS. BOULTON: Have you given any 22 consideration to putting roofs on the parking garages? 23 MR. CLARK: Well, it's not very economical 24 but we do have green roofs on all of our other 25 buildings. I am going to talk a little bit about the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

58 1 whole sustainability of our entire project in a minute 2 but we do have a green roof here but I don't think it 3 would be affordable to cover the entire parking garages 4 with a roof. 5 So this is a plaza area that would be 6 created between the Crescent and our proposed 7 residential project. We think it would be a very 8 beautiful plaza area, not dissimilar to the other areas 9 that we've created in other projects here in Clayton. 10 This would be a landscaped area. We're 11 working on the possibility of helping solve some other, 12 kind of valet and parking issues, with some connector 13 stairway here, that would probably be for valet use 14 only. So we're making some progress on that. 15 These are details that would be worked out 16 when we come and actually as for the subdistrict 17 approvals of each of these designs. So this is at 18 Carondelet and Forsyth, so everybody knows what is 19 there now. 20 It's kind of in need of some repair work 21 and we are envisioning a very, very beautiful plaza 22 landscaped area and this would really become a gateway 23 to our corporate and civic auditorium that would be 24 just to the east of this plaza. So again, very high 25 end materials and I'll bring all of those materials and Concannon & Jaeger St. Louis, Missouri (314) 421-1000

59 1 much, much more detail on the landscaping plan. We 2 have an outstanding landscape architecture team. Jeff 3 Davis and the team at HOK, world-class, doing projects 4 literally all over the world, doing the landscaping 5 plan and so we're sure that we can come up with special 6 designs. 7 And this is kind of precedent images of 8 the Crescent and what we are envisioning for the 9 residential products and materials and along Forsyth, I 10 will say that, you know, we originally had planned 11 something more modern. 12 And this was the look that, you know, the 13 architect and the design team originally had 14 envisioned. We are trying to make Forsyth more 15 vibrant. We are trying to create this foot traffic 16 from Metro heading towards City Hall and we're seeing a 17 lot more activity. 18 We have heard from the neighbors to the 19 north and other neighbors and other people who have 20 been giving us comments in all of our collaborative 21 meetings, that they want a more residential feel for 22 this building and I think you will see something like 23 that soon. So this is a ground floor plane. So we 24 have retail, 40,000 square feet of retail space. While 25 we don't have retail on the entire floor of this Concannon & Jaeger St. Louis, Missouri (314) 421-1000

60 1 building, we think because this is two stories and 2 there is forty thousand square feet here and I think it 3 says about eight thousand square feet down on this end 4 right here, that that makes up the whole entire first 5 floor area, as retail area, which is very much in the 6 spirit of the TOD, the transportation district. 7 And then this is our residential -- I 8 don't know if my button is working anymore. So this is 9 residential on the ground plane. And again, this is -- 10 if you go over and see the site, this is about 20 feet 11 lower than this up here. 12 So we have this plaza area down here, 13 along this pedestrian way and the bike lane and then 14 we'll have -- we're envisioning possibly having some 15 walk-in, kind of townhome, two-story residential units 16 here, we think would be really attractive and do really 17 well here. We want to create an active streetscape, 18 both day and in the evening. So that's Subdistrict 3. 19 And then I really am going to spend a 20 little bit of time on this amazing corporate and civic 21 center, because I think this is really, really 22 important. Again, going back to all of the Master 23 Plans and all of the goals and aspirations of the City, 24 in my own work in Clayton, you know, we tried back when 25 we did the Plaza to bring a theater company here. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

61 1 People were very, very enthused about bringing 2 something here, where we could have nighttime events 3 and jazz quartets and Centene is committed to a 4 world-class facility, where right now, I think we all 5 know there is a dirt path. 6 And I think it has been the aspiration of 7 the community since the 1970s, when I was in high 8 school, to develop this site and there's been a lot of 9 attempts at it. 10 And I think waiting has been worth it, 11 because over the long haul, I think delivering a 12 project like this, that has multi uses really fits the 13 TOD exactly. 14 With our residential right across the 15 street, one could envision walking across the street, 16 talking the elevators up to the deck, the sky deck. It 17 would service our 120 room hotel. 18 We would have lodging facilities here. We 19 would have our training and ballroom facilities would 20 be located underneath the plaza and then we would have 21 immediate great access to a spectacularly designed 22 civic and corporate auditorium. 23 And when we read the STD requirements and 24 when we read the Master Plan, it talks about public 25 benefit and we see this as a huge, huge public benefit Concannon & Jaeger St. Louis, Missouri (314) 421-1000

62 1 to the community. This is going to be a great 2 facility. It will be designed for full-service 3 performance events and one could envision, you know, 4 everything from small jazz concerts here, where you 5 will have 40 people, have wine and an event to a more 6 substantial event in the evening. 7 I am pretty excited about the design. Gyo 8 and Eli Hoisington from HOK and the whole HOK team, I 9 think really answered the call to do something that's 10 not overstated but it has some drama to it and will 11 stand the test of time, like the other projects that 12 we've delivered in the community. So this is again 13 from Forsyth, the auditorium. 14 This is the landscaped plaza area and this 15 is the dropoff area for the hotel, the plaza and the 16 auditorium. We've still got some planning that we are 17 doing with the City on that and so that's Subdistrict 18 3. 19 So I just want to talk about a couple of 20 other things really quickly. I want to talk about 21 sustainability, because back when I showed the very 22 first slide about the strategic plan, it's really 23 obvious there was enormous public input into 24 conversations about the environment, about 25 sustainability and about, you know, what's going to Concannon & Jaeger St. Louis, Missouri (314) 421-1000

63 1 happen in the next 50 years in this community. Centene 2 is committed, Mr. Neidorff is committed to do a LEED 3 gold building, so that's important and that's terrific 4 and that's great but he's also encouraged the team and 5 we're working together with HOK and Cushman Wakefield, 6 who has a terrific sustainability group. 7 We heard loud and clear in the town hall 8 meeting that they want us to do more than what's on 9 paper right now. They want us to be innovative. They 10 want us to find new ideas and creative solutions and 11 we're very committed to doing that and in the upcoming 12 meetings, you will be hearing more about that. 13 And then the other thing that I think is 14 really important is the connection to MetroLink. So I 15 may have passed over it and I just want to re-emphasize 16 again how important we think that connection is to us. 17 And in the long term, how we think it will 18 really reduce our parking need and we will be able to 19 convert some of our parking to other uses. It could be 20 beneficial to us in the community but also, it may 21 reduce the requirement for such a substantial amount of 22 parking on Tract 4. 23 But again, we couldn't plan our future 24 without knowing that we would have parking for our 25 employees and it would be a dangerous situation to Concannon & Jaeger St. Louis, Missouri (314) 421-1000

64 1 build a project like this with not enough parking, 2 because then you have people driving through 3 neighborhoods, looking for parking spots and we heard 4 loud and clear, the neighbors don't want that either. 5 So that's the Centene Campus expansion presentation. 6 Thank you. 7 THE CHAIRMAN: Are you going to say 8 anything more on Subdistrict 4? 9 MR. CLARK: I wasn't going to say much on 10 it but I will. I did have a couple of slides on it. 11 So this would be an expansion of the existing building 12 and again, this is a long-term plan. 13 This is not in the numbers that you have 14 heard, of the current goal for employees in the other 15 projects. This replaces a 100,000 square foot 16 building, that's already there and an old, kind of, 17 parking garage that is probably nearing the term of its 18 life, without a lot of extra maintenance. 19 And so this would really be a twin 20 building and here, you can see that we're taking the 21 grassy knoll. We want to respect that. You know, 22 people are really using this area, almost like a park 23 right now. I would point out that our current zoning 24 allows us to build a high-rise building, right up to 25 the edge of this corner right now and so we do think Concannon & Jaeger St. Louis, Missouri (314) 421-1000

65 1 this gives some relief. In addition to moving our 2 building to the north here and moving this building 3 back, it really does open up the views from the Ritz 4 hotel rooms that face westward and it also opens up 5 views from the Crescent balconies and that sort of 6 thing and we think that's really important. 7 The building design would be very similar 8 to the existing building and it would be a similar 9 height. So this is how we envision the height 10 transition at the grassy knoll. 11 Because as you know, right now, there's 12 about 18 feet of difference between Carondelet and the 13 stairway where we access the plaza to the restaurants. 14 This would be the actual landscaped plaza, 15 which is where the grassy knoll is now and this would 16 really be a terrific place for a hallmark piece of art, 17 right on the corner at Carondelet and Hanley. Same 18 materials, granite pavers, very similar. I almost got 19 away without that. 20 THE CHAIRMAN: Thank you. 21 MR. CLARK: Thank you. 22 THE CHAIRMAN: I appreciate that. And 23 with that, Bob, if you're finished, we'll get to 24 comments from the public. 25 MR. CLARK: Great. Thank you very much. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

66 1 I appreciate it very much. 2 THE CHAIRMAN: Thank you. As we get ready 3 for public comments, I'd like to reiterate several 4 items. There is the sign up sheet. We'd like you to 5 sign up with your full name as well as your address, as 6 well as speaking in, into the microphone, so that it 7 can be captured on the video and by the court reporter. 8 Also, to keep your comments to three 9 minutes and we do have a clock behind you, so we can 10 see how long you are speaking. And please do not 11 repeat what someone prior to you has said. So with 12 that, if someone would like to lead off? I see a hand. 13 MR. SCOTT: Thank you, Mr. Chairman. My 14 name is Hugh Scott. I live at 150 Carondelet Plaza, 15 otherwise known as the Plaza in Clayton. I've lived in 16 Clayton for almost 60 years. Most of that time, in old 17 town. 18 My family moved to 7635 Westmoreland in 19 1951 and my father served on the Clayton Charter 20 Commission in the late '50s. Later on, in the '60s, he 21 represented Clayton on the St. Louis County Council. 22 From 1979 until 1991, I was fortunate 23 enough to serve four terms as a Clayton alderperson and 24 two terms as mayor. I care deeply about Clayton and 25 its future and I believe that Clayton has prospered Concannon & Jaeger St. Louis, Missouri (314) 421-1000

67 1 over the past 60 years due to good planning and 2 thoughtful development. My personal feeling about this 3 project is that Clayton is lucky to have a wealth 4 enhanced developer in Centene and a every experienced 5 contractor in Clayco. 6 While we are fortunate for this, the 7 project is a massive one by Clayton's standards and we 8 need to get it right. Although it may take more time 9 than Clayco and Centene envisioned, we owe it, not only 10 to our neighbors but to our whole community, to make 11 sure we get a great development with a minimum number 12 of mistakes. With careful planning, I believe that 13 this project will be a great enhancement to our 14 community. Thank you. 15 THE CHAIRMAN: Thank you. Do the -- 16 signing in, thank you. 17 MS. BOULTON: Could we move the sign in 18 sheet? 19 THE CHAIRMAN: To expedite it, we'll move 20 the sign in sheet off to the side, so the next person 21 can sign in, while we are in a three-minute talk. 22 MS. ABBOTT: Thank you, Mr. Chairman and 23 members of the Planning Commission and Architectural 24 Review Board. I'm Barbara Abbott, 155 Carondelet 25 Plaza, otherwise known as the Crescent. As Bob Clark Concannon & Jaeger St. Louis, Missouri (314) 421-1000

68 1 noted several times during his presentation, 2 representatives of the Crescent have had numerous 3 meetings with members of his development team for this 4 proposed project. 5 We appreciate the time they have spent 6 with us and as Bob also noted, there are still some 7 things that we have not come to agree on, between our 8 two parties. 9 During most of our meetings, we repeatedly 10 expressed our residents' primary concerns, that the 11 size and the density of the project Centene wants to 12 build, it is simply too big, we believe, for the site, 13 not just for the Crescent but for all Clayton citizens. 14 We think it will literally line our 15 streets with garages, large parking garages, very tall 16 buildings and in addition, thousands of additional cars 17 on the streets every day. 18 If the proposed development is not right 19 sized now, while it is in the planning and design 20 stage, it will contribute to numerous congestion, 21 traffic and safety problems in the future and many of 22 these issues will not be able to be reversed, once the 23 buildings are up and occupied. We have three specific 24 issues at this time, that we respectfully request the 25 Clayton Planning Commission and ARB to consider in your Concannon & Jaeger St. Louis, Missouri (314) 421-1000

69 1 review. First is the proposed 28 or 29 story Hanley 2 Tower. We would like to see this tower moved further 3 north, so that it is closer to the southeast corner of 4 Hanley and Forsyth. 5 Specifically, we would like for it to 6 clear the northwestern most point of the residential 7 area of the Crescent. As it is currently designed, 8 this first building is approximately only four to five 9 feet west of the wall of the Crescent. 10 And it is separated only by a narrow 11 street, often referred to as the service alley, that 12 will become the access route for trucks that provide 13 deliveries and services to the Hanley Tower and also 14 the entrance and exit to the proposed underground 15 garage, that will continue to create more congestion 16 and traffic problems. 17 Ideally, the proposed Hanley Tower would 18 be the same height as and located directly across 19 Hanley Road from Centene's existing tower. When we 20 have suggested moving the building, we have been told 21 by the developer that it can't be moved for a variety 22 of reasons. 23 The 90 foot building restriction on 24 Forsyth, the fact that the Wellbridge property was not 25 at that time a part of the development, although it is Concannon & Jaeger St. Louis, Missouri (314) 421-1000

70 1 now, that some of the views from the Crescent, the 2 current Centene tower would be obstructed and that 3 changes to the building design would be necessary. 4 Well, the Wellbridge property is now part 5 of the development and we believe that the City has the 6 ability to make changes, if they are in the best 7 interest of Clayton and its citizens, under provisions 8 of the Master Plan, overlay districts and zoning. 9 It is our position that there is still 10 time for this development to be modified. No 11 construction is underway. What exists now are plans, 12 renderings and drawings that are on pieces of paper and 13 computer screens. 14 There aren't any actual buildings waiting 15 to be set in place. So we really urge you to take into 16 consideration where this tower is located on Hanley 17 Road. 18 To other issues that concern our residents 19 are the height of the proposed Forsyth one and two 20 parking garages. Those are approximately eight, seven, 21 eight stories along Forsyth. We think that is simply 22 too much, even with the two-story step down near the 23 new Lyle Avenue that Bob Clark discussed this evening. 24 At one point, along this garage, one of the garages, 25 the back wall of that garage is only fifty-eight feet Concannon & Jaeger St. Louis, Missouri (314) 421-1000

71 1 from the north outer wall of the Crescent. It's kind 2 of difficult to imagine looking out your window, 3 directly into a garage wall. It's equally a serious 4 concern that the Crescent would be encapsulated on 5 three sides by the garages. 6 And yet the design shows that the 7 residential units proposed on the south and east side 8 of that first garage on Forsyth are open, rather than 9 being encapsulated, like the Crescent. It just doesn't 10 really seem quite right. 11 We would like to see the garage, the first 12 garage, shortened. We would like to see the second 13 garage shortened, preferably to the height of the 14 current Wellbridge structure and we do have some 15 concerns about the Lyle Avenue relocated street, that 16 we can talk about at another time. 17 We just really will appreciate that you 18 consider this and that you take a hard look at how 19 these things can be modified now, before buildings go 20 up, buildings that will be there for decades. Thank 21 you. 22 THE CHAIRMAN: Thank you. 23 MR. SHATTO: Good evening. My name is 24 Doug Shatto. I'm a traffic engineer with Lochmueller 25 Group. We were retained by the residents of the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

72 1 Crescent, to perform a peer review on the traffic study 2 that was done on behalf of the City of Clayton. I 3 thought it would be appropriate for me to follow in 4 Mrs. Abbott's footsteps, since it's relevant to the 5 concerns of the Crescent. 6 I should note that the traffic study that 7 was released last week was the first of several 8 iterations. I think that that's been acknowledged. 9 That based upon additional scope items that were 10 identified for the City's traffic consultant, he 11 obviously had limited time. 12 There's been some moving targets, in terms 13 of this plan that has been evolving as this has been 14 going on. So there's one study that is available 15 today, that was actually based upon the July 18th 16 iteration of the site plan, I believe, so there might 17 be some changes that would have to reflect subsequent 18 iterations to that. 19 That study is what I would consider to be, 20 kind of, the primary guts of a traffic analysis, where 21 it's looking at the adjacent intersections, evaluating 22 the capacity of those intersections and then looking at 23 the impacts from the development. There are also some 24 additional issues that were raised on behalf of the 25 residents of the Crescent, some of which are more Concannon & Jaeger St. Louis, Missouri (314) 421-1000

73 1 qualitative in capacity and others related to the scope 2 of the study and trying to perhaps encourage the 3 expansion of it. As I said, the scope of the study has 4 already been expanded. 5 I think there might be some additional 6 elements, that might need to be looked at. There's a 7 couple of intersections that we've identified, that we 8 believe are important to the evaluation of this 9 project, that should be included. 10 And I'm going to avoid getting into the 11 weeds too much tonight, in the interest of time. I 12 think what we intend to do is to summarize our 13 comments, share them with staff, share them with the 14 City's traffic consultant and perhaps also the 15 development team and give them the opportunity to 16 respond to that. 17 But for tonight's purposes, I wanted to be 18 able to give you some of the highlights, in terms of 19 the concerns that we've -- or the issues that we've 20 identified to date. 21 As I said, there's a couple of 22 intersections that we believe should be addressed as 23 part of the analysis, in order to fairly evaluate the 24 impacts of the development. One example of that is 25 Bemiston and Shaw Park Drive, that was omitted from the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

74 1 analysis at this point but all of the development 2 traffic going to and from the east on Forest Park 3 Parkway would have to travel through that intersection 4 and they do show a meaningful amount of traffic doing 5 that, so I think that that should be included in the 6 analysis. 7 The same is true with Central and Shaw 8 Park Drive. There is less of an impact there but also 9 should be included. 10 Hanley and Bonhomme is a location that was 11 included but we think that there are -- need to be some 12 considerations, in term of the adjacent intersection at 13 Shaw Park Drive. 14 Perhaps a larger issue that needs to be 15 raised is what happens on Forest Park Parkway. 16 Obviously, it's very important to this development and 17 in fact, I think the traffic impact study shows about a 18 third of the traffic from this site would be going -- 19 getting onto or off of Forest Park Parkway, traveling 20 to and from the west, towards I-170. 21 It's a significant amount of traffic, when 22 you look at the overall traffic generation but the 23 study doesn't account for any operational changes to 24 Forest Park Parkway itself. That's not surprising. 25 Most impact studies would usually focus on the focus Concannon & Jaeger St. Louis, Missouri (314) 421-1000

75 1 streets. Signalized intersections and unsignalized 2 intersections tend to be the controlling points but in 3 this case, with Forest Park Parkway already having some 4 deficiences in its operating conditions, adding another 5 500 vehicles an hour to some of those movements would 6 be detrimental. 7 So we believe that there may, in fact, be 8 a need to expand the study further, to look at what's 9 happening along the adjacent freeway section, if you 10 will. 11 I think that the analysis that is 12 presented, so far focuses, obviously, on the peak hours 13 and the level of service. Queuing is going to be very 14 important, I think. 15 What they have got becomes a little bit 16 more qualitative but it is quantitive. The report did 17 present queues but I do think that we need to look at 18 what the available queuing is between some of the 19 adjacent intersections and where that queuing can be 20 expected to start to fail the systemic operations along 21 Forsyth and Hanley. 22 Now that's something that should be 23 addressed. The third iteration of the traffic study 24 that is underway will be a simulation model and I don't 25 think that will be available until later this month and Concannon & Jaeger St. Louis, Missouri (314) 421-1000

76 1 some of those queuing issues should, in fact, be 2 recognized with the simulation modeling that will be 3 produced. 4 Trip generation, traffic generation for 5 the development is also important and has a big impact, 6 in terms of what the results ultimately show. 7 Obviously, there's a lot of office space that is 8 proposed as part of this. 9 Thank you. I'll try and wrap it up. 10 THE CHAIRMAN: It's time. 11 MR. SHATTO: Yes. The trip, traffic 12 generation that's in there right now is based upon 13 traditional general office space and I think we need to 14 ask for clarification of what exactly, how exactly this 15 office space is going to be used. 16 There has been reporting that perhaps call 17 centers would be included in the office space. We 18 might go from densities of three to three and a half 19 people per thousand square feet upwards of six to eight 20 thousand people per thousand square feet of office 21 space. 22 If, in fact, that is the case, that would 23 produce a significant difference in traffic generation. 24 So I think there's a clarification that needs to be 25 offered there. The transit capabilities, a ten percent Concannon & Jaeger St. Louis, Missouri (314) 421-1000

77 1 reduction was assumed of the study. That's achievable 2 and it would be great for the region, as Mr. Clark 3 alluded to but there also has to be incentives in order 4 to make that happen. 5 I give you examples within the region 6 where, unless transit passes are being bought for 7 employees and parking is being charged to the 8 employees, there's not enough incentive to get people 9 out of their vehicle. 10 So that's something I think has to be 11 addressed, as part of this process. And I'll try and 12 wrap this up quickly. I think that there are some 13 other issues related to the immediate impacts around 14 the Crescent and again, we were obviously asked to look 15 at impacts directly related to the Crescent. 16 The character of Carondelet Plaza can and 17 will probably change with this scale of development 18 that we're talking about. We go from anywhere from 360 19 to 460 vehicles an hour during the peak hours on 20 Carondelet Plaza to upwards of 900 to 1,000 vehicles 21 per hour. 22 And that's what's shown in the traffic 23 study right now. The study shows that there's 24 potentially capacity. I think there's some things that 25 need to be clarified but there's capacity, perhaps, to Concannon & Jaeger St. Louis, Missouri (314) 421-1000

78 1 handle some of those increases but it changes the 2 character. You go from what might be more of a 3 residential character to more of a commercial character 4 with that level of traffic. 5 So that needs to be addressed, we believe 6 and then there's also questions about whether or not 7 the capacity is really there. For example, the queuing 8 on Carondelet, from Hanley would extend beyond the 9 alley between Subdistrict 1 and the Crescent today, so 10 anybody coming out of that alley would be obstructed in 11 the forecasted conditions. 12 I know we have limited time, so I'll wrap 13 it up right now but as I said, we'll have more comments 14 and then try to be more specific, that can be issued to 15 staff and to the consultants, so that they can respond 16 to that accordingly. 17 THE CHAIRMAN: Okay. Thank you. 18 MR. FINKELSTEIN: Mr. Chairman, ladies and 19 gentlemen, my name is Ed Finkelstein. I live at 7600 20 Carswold, in the shadow of the new project. I rise in 21 support of this project. 22 I think the positive aspects of this have 23 already been brought out and I compliment Mr. Neidorff 24 and Mr. Clark and their team for developing such a 25 great project, that want to keep, that wants to keep Concannon & Jaeger St. Louis, Missouri (314) 421-1000

79 1 them here in Clayton. But I want to talk about, just 2 for a moment, the other side of the coin. If for some 3 reason this were to be turned down because of the 4 severe restrictions that might be placed on it, there 5 are plenty of communities in this area that would love 6 to have this project, that would bend over backwards 7 and give their eye teeth to have 2,000 new jobs and 8 multimillion dollar buildings built in their community. 9 So I would caution the staff, who I know 10 work very hard at this and the City Manager to not 11 place the kinds of restrictions that make this project 12 unfeasible for Centene to do it. 13 They're going to have to expand. They are 14 buying other companies. They're bringing 1,000 new 15 jobs and they're moving people from California to St. 16 Louis. So they're going to expand. 17 If they don't expand in Clayton, they're 18 going to go someplace else and if we think that this 19 can't happen, that Centene, because of their commitment 20 to Clayton won't do it, then I think we are going to be 21 sorely disappointed and surprised. 22 They are going to expand. I would hope we 23 could expand in Clayton, because what this means for 24 this community, for the residents, for the businesses 25 long term, including the school district, will be Concannon & Jaeger St. Louis, Missouri (314) 421-1000

80 1 tremendous. Thank you very much. 2 MR. CHAIRMAN: Thank you. 3 MR. SAUER: The first thing I'd like to do 4 is ask if it's permissible for someone who is not a 5 resident of Clayton to stand here and discuss this 6 project. 7 MR. CHAIRMAN: If you give us your name, 8 yes. 9 MR. SAUER: My name is Lou Sauer and I'm 10 very familiar with Clayton because I lived here for 11 thirty-five years and my brother and I developed 12 fourteen projects in Clayton, including four high 13 rises. 14 And I have a lot of familiarity with the 15 City and how it works, how it looks, how it feels and 16 the efforts that we made during the time that we were 17 here. 18 It was our approach, if at all possible, 19 to do buildings that are part of a family grouping. 20 That one relates to the other in scale and feel, which 21 is what we learned to do, actually, in old town 22 Clayton. 23 And I know a lot of you may be familiar 24 with our earlier projects. When I heard about the 25 Centene project, I thought wow, what an opportunity Concannon & Jaeger St. Louis, Missouri (314) 421-1000

81 1 this is, to have an assembly of that kind of property, 2 all in one area, with a corporate -- with a corporation 3 as a client, where they could really put something 4 together, that would be a great image, an iconic image, 5 actually for the City of Clayton. 6 As I listened to the presentation just 7 now, I got more and more information on exactly how 8 it's going together, I think the Planning Commission 9 really has its hands full here, to figure out and 10 determine how to respond to this project. 11 In many ways, it's a wonderful, wonderful 12 project but it doesn't really fit in this city, in 13 terms of its scale, in terms of its look, in terms of 14 the impression it makes as part of the setting and I 15 think that's something to challenge, challenge the 16 Planning Commission. 17 I think the discussion so far today was 18 way too technical and piecemeal. No one had really 19 stepped up to say how they really felt about the 20 project, which indicates that it's too big to get your 21 arms around. You have to be able to discuss this thing 22 and grab onto it, to come to a good conclusion about 23 how it's going to work in the city. But what disturbs 24 me about the project is all of the above grade garages, 25 which are wrapped in these sequin aluminum things, that Concannon & Jaeger St. Louis, Missouri (314) 421-1000

82 1 are going to be all over the place, as far as I can 2 tell. That will suddenly become a powerful image for 3 Clayton. The other thing I'm concerned about is when 4 you -- the way they laid it out, they were really 5 restricted in having to wrap around the Ritz. 6 The Ritz was put right in the middle of 7 the site and whoever came later had to figure out how 8 to work it all around and they've actually, if you 9 study it close, they've done a very credible job with 10 that, except it's so big. 11 I mean, do you really have to plan five 12 billion square feet and six thousand cars? I mean six 13 thousand parking places built up in the air, in a city 14 like this is a little hard to see how it really can 15 work. 16 And those are some of the things that I 17 just wanted to pass along, just based on my past 18 experience in Clayton, in some of the projects that my 19 brother and I did here. Thank you for tolerating me. 20 MR. UCHITELLE: Thank you very much. My 21 name is Ben Uchitelle and I want to thank the City 22 Planning Commission and the members and the staff for 23 the vital role that you've been playing and will be 24 playing on behalf of all of Clayton on this project. 25 You really have your hands full but I commend you, Concannon & Jaeger St. Louis, Missouri (314) 421-1000

83 1 because you have been and are you are doing a terrific 2 job. That said, I'm here to offer words of support for 3 this, I believe, transformative project. I won't try 4 to go into the details. You have them before you. 5 Barbara Abbott raised some important 6 concerns. You have to address them. I'm sure you 7 will. Overall, this is a once in a many decades 8 opportunity for Clayton and the region. 9 It's bold, it's creative. It utilizes the 10 MetroLink, which is critical. It provides a major 11 theater and hotel. It will add several thousand new, 12 great jobs for our community, people coming here and 13 it's being undertaken by a terrific corporate citizen 14 in Centene and a great developer in Clayco. 15 Just a couple of observations. Way back 16 when, years ago, when the St. Louis County Hospital was 17 getting ready to close, what to do with it? There were 18 various plans. 19 Along came Enterprise Rent-A-Car and they 20 had bold plans for a major development, with many, many 21 office buildings. Many people said, my goodness, too 22 many office buildings, too many people, too many cars 23 but the Planning Commission and the aldermen and the 24 mayor persevered and I think we are all pretty proud of 25 Enterprise and what it's done. Similarly, in a Concannon & Jaeger St. Louis, Missouri (314) 421-1000

84 1 different sort of vein, when the old jail was being 2 closed and the plans for the new jail or Justice Center 3 came along, there was a tremendous hue and cry, we 4 don't need, we don't want. It would be terrible to 5 have a Justice Center in the heart of Clayton. It 6 would be dangerous. 7 Also, along came Maryland Heights. They 8 offered to have the Justice Center there, move many of 9 the lawyers and others, who are involved with that out 10 there but the City Planning Commission and the aldermen 11 persevered and we have a Justice Center, which I think 12 is attractive, works and is safe. 13 So in summary, do your job, I know you 14 will but I hope you will, in the long run, approve this 15 project. Thank you. 16 THE CHAIRMAN: Thank you. 17 MR. MORRISEY: Hi Steve. My name is Jeff 18 Morrisey. I live at 7611 Maryland Avenue. I'm an 19 architect. I live just north of the proposed 20 development. 21 I'm going to do what you asked and not 22 repeat what people have said, which is going to be a 23 little tough, because Lou Sauer just said so many 24 things perfectly. I appreciate Centene's interest in 25 the Clayton area and the substantial investment they Concannon & Jaeger St. Louis, Missouri (314) 421-1000

85 1 are proposing to make but that investment doesn't just 2 create entitlement. It also brings responsibility. 3 Responsibility to the City, the neighborhood, to 4 Clayton citizens. 5 And in this case, the responsibility for 6 development of a proper transition zone, that bridges 7 between downtown and surrounding single-family 8 neighborhoods like mine. 9 Special Development Districts and Planned 10 Unit Developments and the like are serious, weighty 11 matters. They often remove the limitations of 12 principles that well thought zoning and master planning 13 carry. 14 These special designations allow 15 developers and corporations to basically rewrite the 16 planning rules for an area, to their own liking. This 17 is not just a technical step in the process. You are 18 being asked to overturn a city zoning ordinance, in 19 effect, to change the law. 20 This is about scale, about height, about 21 where large buildings belong and where they don't. The 22 buildings being proposed are gigantic, way, way too big 23 and misplaced. The office tower is bizarrely tall, 24 with huge occupant loads, creating the need for long, 25 massive, lifeless parking structures. This certainly Concannon & Jaeger St. Louis, Missouri (314) 421-1000

86 1 isn't the Forsyth Village that Sasaki's 2010 Master 2 Plan for Clayton imagined. That plan doesn't suggest 3 or promote 30 story office towers in this district, 4 giant corporate boxes that would loom over nearby 5 residential areas. 6 The plan calls for tall buildings to be in 7 the true central business district of Clayton, west of 8 Hanley, not east of it. Centene already has a better 9 office site in the CBD, directly to the south of their 10 existing building, in the open area at the northwest 11 corner of Hanley and Carondelet. Why not use this site 12 first, not last? 13 The proposed tall office towers with floor 14 area ratios off the charts create the need for massive 15 amounts of parking. Why would Clayton ever want 16 multiple, huge parking structures marching down Forsyth 17 Avenue, one of the City's main entryways? 18 Is this the image that we want? This, in 19 a transit oriented district, of all places, a place 20 where cars are supposed to be limited and even 21 discouraged? 22 We are being told that these giant garages 23 will feel residential by the architectural skin that 24 will be applied. If that is what is desired, why not 25 actually make Forsyth residential? Line it with four Concannon & Jaeger St. Louis, Missouri (314) 421-1000

87 1 or five stories of condo units, with retail? The 2 residents would help patronize those storefront 3 businesses. 4 Parking in all cases should be minimized 5 and relegated to the interiors of blocks and to below 6 building and below grade locations. Too much parking, 7 in turn, creates too much traffic and while traffic is 8 a concern, it's not the root problem. 9 The problem is that too much office space 10 and buildings that are too tall is being crammed into a 11 zone that was never intended to be of this scale. 12 I would ask you all, as others have 13 already said, to slow this down. We were told that 14 this development was barely conceptual sketches just a 15 few weeks ago and yet tonight, it is being presented 16 essentially as a done deal. 17 This is not the measured, open public 18 review process that a project of this magnitude 19 deserves and requires. Please take the time to truly 20 get this right. These are not short-term decisions. 21 These buildings will outlast Centene. Please ask this 22 group to rethink this approach. Thank you. 23 MR. VINES: Hello. My name is Jeff Vines. 24 I'm a resident of 6305 Southwood, in DeMun. I have two 25 little girls who will be in the Clayton School Concannon & Jaeger St. Louis, Missouri (314) 421-1000

88 1 District. I'm here because I received this doomsday 2 mailer last week and I was a little bit, you know, 3 fearing that there was this concerted effort to chase 4 Centene out of town and I'm here to tell you that 5 sentiment does not speak for me and many others here 6 tonight. 7 The plan is not perfect. I do have issues 8 with the parking garages but I had no idea that 9 high-rise buildings in place of a very prominent dead 10 zone, amidst many, many other high-rise buildings was 11 so offensive to people. 12 This is the business district for one 13 million residents of St. Louis County. It is 14 unreasonable to think that no development will be, you 15 know, encroaching on your living space. 16 It's Clayton. It's always been Clayton 17 and most people here probably expected high-rise 18 buildings in their yard, near them, when they moved 19 here. 20 We are not entitled, as residents, we're 21 not entitled to plentiful parking or light traffic, 22 okay? These are the facts of life in a big city and 23 usually, the sign of a vibrant city that people want to 24 be in. It's clear that Centene has taken great 25 measures to be sensitive to the surrounding Concannon & Jaeger St. Louis, Missouri (314) 421-1000

89 1 neighborhoods and also, they have a big vision to 2 create, you know, a real, mixed-use, lively district 3 with public areas, gathering spaces and to create more 4 feet on the sidewalks and more eyes on the streets. 5 So with that said, ideally I wish this was 6 all happening in downtown St. Louis, so we could really 7 think regionally and recenter the core but we are an 8 extension of the urban core, Clayton and I look forward 9 to seeing the dirt moved and the cranes building away. 10 Thank you. 11 MR. SRIDHER: Chairman, members of the 12 board, members of the audience. I appreciate the time 13 -- 14 AUDIENCE: We can't hear you. 15 MR. SRIDHER: Excuse me. I'm sorry. I 16 appreciate the opportunity to speak in front of you. 17 As an employee of Centene and also a member of the 18 Clayton community, I am in full support of this project 19 for a number of reasons. 20 Before -- a few years ago, before I came 21 to Clayton, I noticed that Clayton people are always 22 leaving at 5:00. It was always primarily a work place 23 but nothing more than that. It wasn't the community 24 aspect that I looked for in a city. And now, what 25 Centene is proposing, this new expansion project, with Concannon & Jaeger St. Louis, Missouri (314) 421-1000

90 1 their current development in place, all of the 2 restaurants that are currently on Forsyth and on 3 Centene Plaza, this site is way different. 4 I love walking down Forsyth and seeing 5 people coming into restaurants, people hanging out with 6 each other. People that want to stay here and move to 7 Clayton, because of all of the new expansion and all of 8 the new development. 9 Members, a lot of people that have 10 recently graduated college, a lot of my friends, have 11 chose to leave St. Louis because they say that there's 12 not enough jobs. 13 They said there's not enough development 14 compared to other cities, like Chicago, Los Angeles, 15 Atlanta, Dallas and with Centene proposing this new 16 development, I think it's an opportunity to leave a 17 legacy for years to come. 18 If you ever have a chance to meet Mr. 19 Neidorff, he is a man with the vision, a man that 20 understands that we need to make change and he has 21 instilled the great members of Clayco and the senior 22 management team at Centene to put this development 23 project together. He has built a company from, you 24 know, 20 million dollars in 1996 to 40 billion dollars 25 today. He has collaborated with HOK, a world-class Concannon & Jaeger St. Louis, Missouri (314) 421-1000

91 1 designer and Clayco and Bob Clark, who once was an 2 entrepreneur himself and started Clayco from nothing. 3 These are the people that you want to build a lasting 4 image on St. Louis and leave a legacy in the skyline. 5 I understand that there is a lot of 6 structural, a lot of parking, a lot of those issues but 7 as you can see from this presentation today, the 8 details that went into creating this wasn't, didn't 9 happen overnight. 10 This is hours and hours of work going 11 through details, pouring through designs and something 12 that people are willing to collaborate to change if it 13 needs to be. 14 So to make this short, I am in full 15 support of this project and I hope that you guys will 16 consider the legacy that it will leave on the Clayton 17 skyline but also, for the people that are growing up in 18 St. Louis, the young generation that wants to stay in 19 St. Louis because of projects like this. 20 MS. SCOTT: Could I have your name? 21 MR. SRIDHER: Sid Sridher. Sid Sridher. 22 THE CHAIRMAN: And will you sign in? 23 MR. SRIDHER: I will sign in. 24 THE CHAIRMAN: Do we have any other 25 speakers? Have you signed in? Concannon & Jaeger St. Louis, Missouri (314) 421-1000

92 1 MS. SCHWETYE: I haven't. I will sign in 2 next. Ann Schwetye. I live at 821 Sudbury and I just 3 want to say, not really comment on the plans so much as 4 just to encourage all of you to think about how the 5 City will attract young professionals and that is what 6 will make our citizens -- our City grow and survive and 7 it will make it a continuing world-class city. Thank 8 you. 9 THE CHAIRMAN: Any other comments from the 10 audience? No? Well, we certainly thank you for all of 11 your comments and would like to remind you that we will 12 be continuing this at a later date also. 13 We are not finished tonight, because we 14 have a quorum here tonight and we can certainly make 15 some comments to Mr. Clark and the Centene people at 16 the same time. 17 MR. CLARK: Should I? 18 THE CHAIRMAN: Yes. 19 Before we go ahead, Joanne has a question. 20 MS. BOULTON: I have a question about our 21 staff reports. There is the one on the SDD, the staff 22 report on the SDD, the chart and I want to say -- 23 THE CHAIRMAN: Which charts? 24 MR. CLAYTON: What page? 25 MS. BOULTON: It is page 14. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

93 1 THE CHAIRMAN: Fourteen. 2 MS. BOULTON: Could you just clarify, the 3 last column says waiver required and I was a little 4 confused whether that was for the SDD or the underlying 5 zoning in question. 6 MR. CLAYTON: This chart illustrates where 7 the existing zoning requirements are for the properties 8 as they currently are zoned and then it summarizes what 9 the proposed SDD, the development, how that meets or 10 does not meet that specific requirement. 11 So the column that says waiver required 12 and it says yes, that means that the proposal exceeds 13 the development standard or it doesn't meet that, so in 14 order to approve it as proposed, this board would have 15 to issue a waiver from that requirement. 16 MS. BOULTON: Thank you. From the 17 original, not the SDD, is that what I understand? 18 MR. CLAYTON: Well, from the zoning, the 19 current zoning regulations. 20 MS. BOULTON: Underlying? 21 MR. CLAYTON: Correct. 22 MS. BOULTON: Got you. Thank you. 23 THE CHAIRMAN: Bob, do you have any 24 comments before we go further? 25 MR. CLARK: I might at the end, if you Concannon & Jaeger St. Louis, Missouri (314) 421-1000

94 1 respond to a couple of comments but why don't you go 2 ahead and ask questions -- 3 THE CHAIRMAN: Okay. 4 MR. CLARK: -- while I still have my voice? 5 THE CHAIRMAN: Well, I will start off. I 6 think what we've seen in your presentation has been a 7 complex and again, comprehensive study of what could be 8 done. 9 I think we've heard several comments from 10 the public, that may reflect some of the comments from 11 the commission, also and I think one of them is I do 12 have some concern about the massing, density and what 13 will happen with the parking as well as the traffic on 14 our arterial and sub roads going through town, as well 15 as certain placement of the buildings, because it 16 strings out a lot of the activity and it puts virtually 17 no activity right in the middle, on Forsyth Boulevard. 18 It's pretty much parking and as we look at 19 the Master Plan, it envisioned a much more lively south 20 side of Forsyth, both facade and activity in that area. 21 We have heard some comments about 22 including more residential there, which then could 23 drive more people walking and possibly increase the 24 retail or commercial part of it also. So I am just 25 throwing these out as reactions to what we see. Also, Concannon & Jaeger St. Louis, Missouri (314) 421-1000

95 1 what we are seeing is along the Parkway in Subdistrict 2 3, there is both a garage, which is mostly underground, 3 from what I can tell and a tall building but yet the 4 bulk of the parking is going to strung out in 5 Subdistrict 1 and 2, because the Wellbridge site now 6 appears to be in Subdistrict 1; is that correct? 7 MR. CLARK: Yes. Yes, sir. 8 THE CHAIRMAN: Another thing is you have 9 mentioned pedestrian usage, yet except for the various 10 small park areas, I think all of the pedestrian usage 11 will probably be on the periphery. You don't see any 12 real internal pedestrian movement being considered. 13 The green area, we have several small 14 green areas and it seems like we may be missing an 15 opportunity at the intersection of Hanley and 16 Carondelet, where we already have a green area just to 17 the south of the current Centene building. 18 Yet if you look at it from the air, that 19 would be almost the center point of the Centene massing 20 and two, the same green on both the west and the east 21 side of that intersection, to the north of Carondelet, 22 would have a real urban park environment, that could be 23 accessed, not only by Centene people but by other 24 residents and office building usage in the area. Now, 25 of course, the conflict there is that the tower is Concannon & Jaeger St. Louis, Missouri (314) 421-1000

96 1 sitting on that potential green area. I will leave 2 that up to you, without further comment. I think that 3 will take it from me, for right now. I will defer to 4 some of the other members. 5 MR. REIM: So, I guess, one of my 6 thoughts, as I was looking through it is somewhat 7 similar to Steve's, is that we have this now lengthened 8 stretch of parking garage along Forsyth. 9 And there's, you know, it's a long 10 distance to travel from one end to the other, where we 11 essentially have the tower at one side and then we have 12 the auditorium at the other. 13 It didn't seem to be a lot in between and 14 I wondered why there wasn't more residential facing out 15 onto Forsyth, for a bit different character because the 16 treatment of those parking garages, if they are going 17 to be parking garages become critical, but it just 18 seems like a really long expanse of whatever is going 19 to be done to the appearance of those. 20 And then like Steve, I also notice that we 21 have these green spaces but there doesn't seem to be a 22 consistent connection or logic in how they would be 23 used in sequence and I'm afraid that if we stretch this 24 vertical internal walkway from the current Centene 25 building across Hanley and down through everything, Concannon & Jaeger St. Louis, Missouri (314) 421-1000

97 1 that the vast majority of the people will come, park in 2 the parking garages, go back and forth into their 3 various respective buildings and never go out on the 4 street and the pedestrian activity that we're hoping 5 for just won't occur. 6 MS. BOULTON: That's true. 7 MR. REIM: It's kind of like a starter set 8 of questions here. I was also curious if you -- is 9 this a commitment that you are willing to make, to 10 making these buildings all be LEED gold, is that -- 11 MR. CLARK: It is. 12 MR. REIM: -- a baseline starting point? 13 MR. CLARK: It's a commitment, minimum. 14 MR. REIM: And get them certified at that 15 point? 16 MR. CLARK: Absolutely. 17 MR. REIM: Okay. 18 MR. CLARK: Yes, sir. 19 MR. REIM: There really weren't any 20 renderings or views of what coming into Clayton from 21 that east side of Forsyth approach would really look 22 like. I get some sense of it, from a couple of the 23 views in that there is a plaza down there on that side 24 but I don't think there are really any good views of 25 what that very -- I will call it gateway arrival will Concannon & Jaeger St. Louis, Missouri (314) 421-1000

98 1 appear to -- coming in, out of University City into 2 that part of our city. So which way are we looking 3 here? This is -- 4 MS. BOULTON: To the west. 5 MR. CLARK: Looking west. 6 MR. REIM: Okay. 7 MR. CLARK: So this is the gateway. This 8 is the retail. The MetroLink is just to our left. 9 MR. REIM: The MetroLink one -- 10 MR. CLARK: I'm sorry. 11 MR. REIM: We're standing at the MetroLink 12 station? 13 MR. CLARK: We're on the other side. So 14 this is the theater on our left and this is the -- so 15 MetroLink, the south side of MetroLink is on this side, 16 just to the left of this view. 17 So, you know, we haven't finished the 18 design of the garage structure but on the left here is 19 the garage structure. Let me back up a little bit, 20 okay? 21 So this is from -- this is looking to the 22 east, so this is looking west and you can see Centene's 23 building back here, in the background, okay? And then 24 if I go back just a couple more, so this view would be 25 right here. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

99 1 MR. REIM: Okay. 2 MR. CLARK: Okay. So as soon as you come 3 under the bridge, this is the very first thing that 4 you'll see on the left and I think it will be a pretty 5 dramatic piece of architecture. 6 MR. REIM: So how do you all you all see 7 that auditorium being used by the public and how would 8 it be shared between the community and Centene? 9 MR. CLARK: So we would very much see it 10 as a shared facility. So I think that Mr. Neidorff has 11 talked to members of the council and other political 12 leaders in the community for a long time about this 13 idea. 14 We believe that it's first and foremost a 15 corporate auditorium but a 1,000 auditorium is a lot of 16 seats for a facility and Mr. Neidorff is committed to 17 expanding the uses of this facility, so that they could 18 do even a small off Broadway show there. 19 You could do symphonies but the majority 20 of the programming for an event like this, in reality, 21 is usually smaller kind of quartets, jazz quartets but, 22 you know, if it's programmed properly, the venue could 23 easily handle between 150 and 200 events a year. So it 24 would be, you know, lots of use and to the point, if I 25 may comment about the pedestrian, you know, what causes Concannon & Jaeger St. Louis, Missouri (314) 421-1000

100 1 -- you know, we work and we have projects in 27 cities 2 in North America right now and what makes a city like 3 this really work is density and so when you talk about 4 foot traffic and you talk about these garages and 5 people pulling in these garages and then going to their 6 workplace or their respective workplace, the young man 7 that spoke earlier, I think he said he was employed at 8 Centene. 9 You know, kids today, when they come out 10 of school, they want a vibrant place, where they can go 11 work and by the way, these jobs are pretty high paying 12 jobs. These are -- this is not a call center. 13 The seeds that we used for our traffic 14 study is the correct number of seeds. There's no 15 premonition of future other seeds or other -- so I want 16 to dispel that but these $73,000 jobs are people who 17 can afford to go buy dinner. 18 They are people who can afford to walk up 19 and down Forsyth and so what really happens in a 20 development like this, when you create this kind of 21 density and you bring 5,000 into your community, 22 because these people do get out on the street and they 23 do walk up and down the street and so it's not 24 residents that cause street activity. If you have 100 25 residents across here or if you have 120 residential Concannon & Jaeger St. Louis, Missouri (314) 421-1000

101 1 units that we're adding on Carondelet, that's not 2 enough to pick up the street traffic to support a 3 restaurant. That's why restaurants were struggling and 4 why we think that retail at the base of our current 5 parking garage is doing so extremely well. 6 The proprietor there told me he's hired 7 250 people, Niche, since he opened that restaurant 8 there and he thinks that's the highest grossing retail 9 block in Clayton right now. 10 That's dramatic and so that's, I think 11 that's the answer. There is, there is a pedestrian 12 core for Centene employees and I may not have done a 13 terrific job of explaining that but above grade at 14 their cafeteria level, there will be a bridge that goes 15 across Hanley. 16 And then there's a connector to the 17 garages that we're proposing, that would connect where 18 the Wellbridge garage is, the future garage and then 19 people would eventually gain access to the street down 20 here, through some kind of what I think will be a 21 pretty nice hub of activity and then we've created 22 these two plazas, so people will make their way across 23 the street here and I also would point out that in the 24 daytime, we're planning access directly from this hotel 25 area, through the project to MetroLink, so another Concannon & Jaeger St. Louis, Missouri (314) 421-1000

102 1 really strong pedestrian connection and then -- I 2 didn't know if that answered all of the questions but I 3 really think that, you know, we are listening to the 4 neighbors about the metal and Mr. Sauer, I respect 5 that, those comments. 6 I think our architecture does something 7 that's really important and I should point out that 8 when you look at the Centene building, the building 9 isn't in your face. The building's glass reflects 10 pretty nicely the gray hues, the blue sky but it's not 11 like a here I am, I'm jumping out at you building. 12 The fact is that it reflects the 13 community. It reflects the other buildings in a pretty 14 nice light and the intent is for all of these buildings 15 to feet like the skyline and reflect what's outside of 16 it as much as what's happening inside it, so I just 17 think that's an important distinction for the 18 architecture. 19 MS. BOULTON: The pedestrian, what you 20 were talking about, is that an internal for your 21 employees, an internal pedestrian? 22 MR. CLARK: All of the tenants that have 23 access to the building would have access to the 24 internal corridors. We think the vast majority of 25 those users, according to the parking and traffic Concannon & Jaeger St. Louis, Missouri (314) 421-1000

103 1 consultant would actually use the street and we would 2 generally only see people going from Tower 1 to the 3 tower of Tract 3 site, to go to the auditorium. In 4 other words, most of the people would park -- for the 5 individual building, you know, for the first building 6 in the garage where Wellbridge is currently and in the 7 podium, I had a slide on that I showed. 8 And then we actually think that it's a 9 good thing that not all of our parking is in Tract 3, 10 where the hotel and the other office building users 11 are, because we want these people to go from this 12 parking garage and get out on the street and get down 13 here. 14 And I'll also just say one other thing I 15 think is really important. I must have not done a very 16 good job in my presentation on the retail but we're 17 going to have -- this isn't just a parking garage. 18 We have 120 residential units in this 19 building. I think that's comparable, if not larger 20 than the size of the Crescent residents, in terms of 21 the numbers and we have 48,000 square feet of retail 22 space in this building. That's a lot of retail space. 23 That's more retail space than -- 24 MS. BOULTON: One more -- I just want make 25 sure we understand this. Someone could walk from your Concannon & Jaeger St. Louis, Missouri (314) 421-1000

104 1 current building, through all of your buildings to the 2 end of Carondelet, Carondelet and Jackson, without 3 leaving the buildings? Is that what I understand, that 4 there's internal -- 5 MR. CLARK: I am going to try to find the 6 slide that puts -- it might be better to -- I did have 7 a slide. I think it's way, way back and I might not be 8 competent enough to find it, so I -- 9 THE CHAIRMAN: While you are looking, Bob, 10 I think the question that we're getting at -- 11 MR. CLARK: Here. 12 THE CHAIRMAN: -- would be the internal, 13 above-grade walkway, is the bulk of the people, the 14 density, not the buildings but the density of people 15 that will be developed here will be above the street 16 level. How do we capture that density of people on 17 Forsyth? 18 MR. CLARK: By having a vibrant retail 19 center and retail users that have $73,000 a year job 20 people, who can afford to go down and eat there and 21 shop there. 22 THE CHAIRMAN: In lieu of eating within 23 the internal -- 24 MR. CLARK: We have, we do have cafeteria 25 facilities but all of our internal studies show that Concannon & Jaeger St. Louis, Missouri (314) 421-1000

105 1 all of those people leave the building, at some point, 2 to go eat lunch. They don't each lunch every day at 3 our cafeteria and we can provide real support for those 4 numbers. 5 MS. BOULTON: You do have -- you studied 6 them? 7 MR. CLARK: Absolutely, because we have a 8 capacity study for our cafeteria and our plan is to add 9 another facility, because our facility is popular but 10 it can't support the number of people that we have in 11 the building, at all. I go to the building almost 12 every day, the last few months and I see a lot of foot 13 traffic at lunchtime. 14 MS. BOULTON: When you say 48,000 square 15 feet of retail space, I thought only -- and maybe I 16 misunderstood, 40,000 of that is going to replace 17 Wellbridge? 18 MR. CLARK: Wellbridge, that's right. 19 MS. BOULTON: So they'll just be an 20 additional 8,000 square feet? 21 MR. CLARK: Well, no. We're going to add 22 retail where Wellbridge is too, though. 23 MS. BOULTON: Okay. 24 MR. CLARK: So the 48 was just in the east 25 garage. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

106 1 MS. BOULTON: Okay. 2 MR. CLARK: And, you know, they have over 3 3,000 members, Wellbridge does so, you know, their 4 intent is to grow their business and so these are other 5 users. 6 Hopefully, they come and they work out and 7 they go to retail shows and they eat -- this is the 8 slide that shows the connection to the west garage, we 9 call it, to the office tower. 10 And then this is the garage over to the 11 east, which would be where people would go and connect 12 to the office space over here. So over half of all of 13 the people in this tower would have to walk from this 14 garage -- actually, I think almost this entire garage 15 is built to support this, both the auditorium and the 16 office space over there. 17 So there is a connector. To answer your 18 question, there is a, there's currently a connector 19 from these buildings here to the tower. You do have to 20 go outside at some point and then here, we would do a 21 bridge connector that I showed and then there would be 22 a connection through this building to this garage and 23 then there would be a connector to these garages. 24 THE CHAIRMAN: Given our marvelous 25 climate, where we are sultry in the summer and quite Concannon & Jaeger St. Louis, Missouri (314) 421-1000

107 1 often, freezing in the winter, won't that be an easy 2 out for people to avoid the street? 3 MS. CLARK: You know, people, as a natural 4 kind of tendency, like to get outside at some point, 5 especially when they're working really hard. So we 6 think it's important, from a security standpoint but 7 our study only shows that about 30 percent of our 8 people will use these internal corridors on a normal 9 basis. 10 And again, they wouldn't really use this 11 connector unless the people in this building were going 12 to an event in this building or the people were going 13 from this building to this building. 14 So during the day, we really do envision 15 that 60 to 70 percent of the people will be on the 16 ground, out on the sidewalk. That's what the study has 17 told us. Not just our study but the outside, 18 independent study. 19 THE CHAIRMAN: Had you considered possibly 20 turning it inside out, where that corridor is at 21 Forsyth, so even the internal Centene people could be 22 seen from the street and it could be much closer to 23 where the -- 24 MR. CLARK: It's something that we -- 25 THE CHAIRMAN: -- action would be? Concannon & Jaeger St. Louis, Missouri (314) 421-1000

108 1 MR. CLARK: -- should study. That's 2 something -- we haven't. I really didn't but I think 3 it's very worth studying something like that. 4 THE CHAIRMAN: Ron, I'm sorry if I -- 5 MR. REIM: That's okay. All good 6 questions. So I'm going to come back to the subject of 7 traffic, because I got stuck in the Hanley traffic on 8 the way here today. 9 And I'm not sure what we know -- amongst 10 this group here, I know we have had many conversations 11 about Hanley traffic, what to do about Hanley traffic, 12 what are the sort of, long-term fixes for it and short 13 of widening Hanley to move our cars through there, what 14 do you think about the amount of vehicles that will end 15 up likely getting onto Hanley, to exit to get down to 16 40/64, which is pretty widely shot for most people to 17 get out of Clayton? 18 MR. CLARK: So they have a pretty strong 19 prediction models. I think the idea of having an 20 alternative traffic engineer involved in the process is 21 a great idea. 22 I have a lot of respect for the consultant 23 that the Crescent and others have hired and I think 24 they are going to add value by telling us things that 25 we haven't thought of and we are going to find good Concannon & Jaeger St. Louis, Missouri (314) 421-1000

109 1 solutions to that but what's remarkable about the study 2 so far is that it's nothing remarkable, you know, that 3 can't be solved. 4 You know, with solutions like 5 synchronizing lights, it's incredible what you can do 6 to traffic by just getting your lights coordinated and 7 it's not an easy thing to do and it's not an 8 inexpensive thing to do, so it's a pretty big 9 infrastructure investment, to make that work properly. 10 And I think that our study is going to 11 show that adding these additional signals, adding the 12 synchronization to -- we're not going to solve the 13 problem, for sure but I think the problem will be 14 better when we're done than it is today. I mean, it's 15 problematic now. 16 MR. REIM: It is. 17 MR. CLARK: It's problematic. 18 MS. BOULTON: In the traffic study, they 19 spoke about trying to track the incentives and I know 20 Washington University has done amazing things with 21 incentives for their employees and students. Is that 22 part of your -- 23 MR. CLARK: So it is, because while it 24 isn't in this current plan, it's definitely what we 25 anticipate in the future, of being able to reduce our Concannon & Jaeger St. Louis, Missouri (314) 421-1000

110 1 parking load. We obviously don't want to invest the 2 money in parking that we don't need. It would be a 3 disaster for us and it might be my last project for Mr. 4 Neidorff. 5 But I think what's going to happen is we 6 are going to reach a point in our project, where we 7 have realtime evidence that some of these 8 transportation management tools that we could use, like 9 parking passes -- maybe we help subsidize the cost of 10 these Metro passes. Maybe we do flex times for the 11 employees. 12 You know, those are all business decisions 13 that I can't make for Centene but I know that they're 14 -- obviously want to have the best positive outcome for 15 their own people, you know, if not for the community 16 and of course, they care about the community, but they 17 also don't want to have people who are not satisfied 18 with their job, because they are stuck in traffic, 19 getting away from their office space. 20 So we're looking at the project from a 21 global standpoint and are trying to address those 22 issues, honestly for ourselves. I believe that by the 23 time we get to Tract 4, we'll be able to reduce the 24 number of parking spots that we need, using these 25 transportation management tools. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

111 1 MS. BOULTON: Is the traffic engineer 2 here? Is our traffic consultant here? 3 MR. CLARK: He's in jail. He was 4 loitering. The fire department let him come in. 5 MR. YANAMANAMANDA: Good evening, Mr. 6 Chairman and Planning Commission members. 7 MS. BOULTON: I was hoping you would get 8 into a little bit more content of the daily trips, how 9 that is in context with what the existing conditions 10 are? 11 MR. YANAMANAMANDA: Yes. So if you look 12 at our report, again, this is all based on the plans 13 that were submitted on July 18th. So I just want to 14 make sure that this does not reflect any changing 15 information. 16 So based on the plans that were submitted 17 on July 18th, we are showing total new development 18 trips of about 19,000. So that's -- when you take 19 everything into account and look at the entire thing. 20 So to put in context, if you look at CBD, 21 based on some of the data that we have, the total 22 volume that crosses the CBD boundary is about 120,000, 23 120,000. So I think -- one of the things that we 24 looked at, is we looked at several points of data, to 25 see how this compares. We looked at the peak hours. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

112 1 We looked at the daily trips. We looked at approximate 2 number of employees, based on square footage. So based 3 on the numbers that we have, we are anywhere between 15 4 to 20 percent. 5 So that's the number that we have and we 6 did spend quite a bit of time on, you know, the context 7 and how it flows and we have done quite a bit of work 8 in the CBD and a number that I always refer to as the 9 number of jobs in CBD is anywhere between and 35 and 10 40,000 people. 11 So that's the number of people that are 12 coming in and going out of Clayton. And when we look 13 at the highest peak hour volume, the traffic that's 14 coming in and going out of the CBD, it's about 13,000 15 vehicles during the peak hour, so if you're -- 13, 1-3, 16 13,000 vehicles, let's say between 4:30 and 5:30 in the 17 evening. 18 As a point of comparison, we're predicting 19 that it's -- with the plan that's on the table right 20 now, it's about 2,200. So again, that fits within that 21 15 to 20 percent number. 22 One thing that we did spend quite a bit of 23 time is -- I know somebody commented about the 10 24 percent reduction, so we are assuming that, you know, 25 when you add everything up, transit, common trips, Concannon & Jaeger St. Louis, Missouri (314) 421-1000

113 1 people that may live and walk, it's a 10 percent. My 2 opinion, it's a very conservative number but it could 3 be higher, because when you think about 40,000 people 4 creating 13,000 trips in the peak hour, our trip ratios 5 are a little higher and that's always true. 6 Traffic studies, my opinion, traffic 7 studies are always conservative in nature. So we're 8 trying to make sure that we capture the worst case 9 scenario. 10 MS. BOULTON: Thank you. 11 THE CHAIRMAN: While you're there, I think 12 I now understand the 2,000 plus peak hour and the 13 13,000 total movement but do you -- can you quantify 14 where traffic problems will be, not just in the 15 immediate vicinity of the Centene Campus but what will 16 happen to the roadways, Forest Park Parkway, Forsyth 17 Boulevard going east, Hanley Road going north, even 18 Jackson Avenue going north, all of the streets that 19 radiate out in an octagonal pattern, are we going to 20 see backups elsewhere, that might be outside the City 21 of Clayton, that will have to be remedied by some 22 jurisdiction? 23 MR. YANAMANAMANDA: Let me answer your 24 question this way. The document that we produced is 25 more or less by the book, right? So I know Concannon & Jaeger St. Louis, Missouri (314) 421-1000

114 1 anecdotally, when people talk about traffic, they're 2 talking about backups, they're talking queuing but we 3 kind of go by the book here and the number that we 4 always refer to as the measure of effectiveness that we 5 refer to is level of service, right? 6 So they are graded, every intersection is 7 graded A to F. An active level of service for an 8 organized area like Clayton has always been level of 9 service D, D for dog for intersection. 10 So when we look at a study like this and 11 you know, when we are trying to -- really, what we are 12 trying to identify through our process is where we can 13 foresee issues and what can be done to mitigate those 14 issues and one of -- as we were going through this 15 process, one of the things that we found out was that 16 the plans that were submitted didn't really work for 17 Tract 3. 18 There was just one point of access, so 19 that was one of our recommendations is that what's on 20 the table isn't really working and Chairman, to answer 21 your question, at the beginning of this project, we sat 22 down with the City staff and established a scope, an 23 extent of the area that we are looking at, so 24 essentially, we are looking at every arterial and every 25 signalized intersection that's surrounding this Concannon & Jaeger St. Louis, Missouri (314) 421-1000

115 1 development. Now if it is the opinion of the staff 2 that we need to expand it and look at freeway segments, 3 we can. We do have some of the base data that's 4 available. We can definitely evaluate that but at this 5 point, we are limited with the area shown on this 6 picture. 7 THE CHAIRMAN: Well, I certainly respect 8 your professional opinion. I'm just, as someone who 9 drives, I've noticed many chokepoints, more in the 10 afternoon than in the morning hours but that's 11 certainly, you know, conjecture on my part. The -- 12 were there any other comments or questions for the 13 traffic engineer? 14 MS. BOULTON: Just one more clarification. 15 When you said a trip to work, is that equal to two 16 daily trips, the chart on page nineteen, when you 17 talked about a trip to work, that would be counted as 18 two daily trips? 19 MR. YANAMANAMANDA: Okay. A trip is 20 directional by nature, so if you leave home, go to 21 work, leave work, go back home, it is counted as two 22 trips. 23 THE CHAIRMAN: Also, you mentioned level 24 of service and in reading, I understood when some of 25 the service was A, B, C and D but a couple of them Concannon & Jaeger St. Louis, Missouri (314) 421-1000

116 1 dropped down to F and could you comment on that? 2 MR. YANAMANAMANDA: Okay. So if you look 3 at the tables, what we are showing here is we are 4 showing level of service for -- 5 MS. BOULTON: What page? 6 MR. YANAMANAMANDA: I'm just looking at 7 page, for example, page 15. So what we are showing 8 here is we are showing level of service for the overall 9 intersection but we also want to make sure we show 10 level of service for every approach. 11 Again, I view our role as putting out all 12 of the data in front of you, right? So we want to be 13 -- we want to give you as much data as we can, so you 14 can make an informed decision. 15 So we do go into the details and list out 16 level of service for each and every approach. Now, 17 like I said, what we are looking at is level of service 18 B or barrel, for the overall intersection. 19 We do try to, as much as we can, when we 20 program these intersections, try to make sure that each 21 and every approach also has B or barrel but in some 22 cases, it just gets tricky, for example and, Hanley and 23 a cross street. What we are trying to do is we are 24 trying to prioritize Hanley more than the cross street. 25 So you have Hanley and Forsyth, we are trying to make Concannon & Jaeger St. Louis, Missouri (314) 421-1000

117 1 sure that we can have traffic flow on Hanley. If it 2 means that we're sacrificing a little on Forsyth, it is 3 done. So in the grand scheme of things, the emphasis 4 occasionally shifts to making sure that your major 5 thoroughfares are flowing, although there is an effort 6 to make sure that everything else would be D or better, 7 it happens once in a while that you could end up with a 8 side street that's E or F. 9 THE CHAIRMAN: It always seems like water 10 seeks its own level and it seems like traffic does the 11 same thing. If there's congestion in one area, the 12 driver will -- because we don't have autonomous cars 13 yet, the driver will make the decision and find out the 14 less congested route. 15 MR. YANAMANAMANDA: Sure. I agree. 16 THE CHAIRMAN: Any other traffic issues 17 right now? No? 18 MS. BOULTON: No. 19 THE CHAIRMAN: Thank you. 20 MR. YANAMANAMANDA: Thank you. 21 THE CHAIRMAN: Ron, did you have one? 22 MR. REIM: Not in this second. I will 23 probably have more. I have one more question for Bob, 24 I think. You know, it lists the downtown Clayton area 25 as a 90 from a walkability pedestrian rating, which is Concannon & Jaeger St. Louis, Missouri (314) 421-1000

118 1 one of those things that we love, because it makes 2 Clayton a great place. Do you know, when we're 3 finished with your development, if we'd be at that 4 level or higher still, after they've completed all of 5 these things, based on the criteria that you used to 6 calculate that? 7 MR. CLARK: I would be making up the 8 answer, so I'm not going to -- I will save that for 9 another meeting -- 10 MR. REIM: Okay. 11 MR. CLARK: -- and we'll get back to you 12 but I mean, my impression is that we have to be more 13 positive, it has to be a net positive. Sure. We 14 believe that. 15 We spent a lot of time on the pedestrian 16 experience and we're going to spend more time on that 17 in the upcoming meetings and particularly addressing 18 some of these issues on Forsyth, about the garages 19 looking like metal whatever. 20 And I do think there's a big impact, 21 psychologically and socially to softening the 22 architecture to a more residential, more multiple 23 building kind of feel, for when you come down what is 24 really a, kind of a thoroughfare into the CBD from 25 Forest Park, when you come west onto Forsyth. Concannon & Jaeger St. Louis, Missouri (314) 421-1000

119 1 THE CHAIRMAN: Having been involved, 2 several years ago in the Master Plan study and I 3 realize the potential value of the Transit Oriented 4 District that much of this site is in, I'm going to 5 make a heretical statement, unfortunately but before we 6 started this, I always envisioned going, seeing the 7 tall structure in Subdistrict 1 at the absolute corner 8 of Hanley and Forsyth. 9 In other words, a bookend to the current 10 Centene, as probably a very strong statement of where 11 our City is. I think moving it to the south, really is 12 a weaker solution, from an urban planning point of 13 view, even though keeping it at the corner goes against 14 what we have set up in the TOD. 15 So you can see where I am going, that I 16 think it would be stronger to strengthen that 17 intersection of Hanley and Forsyth but I understand 18 under the current regulations, we cannot do that. 19 MR. CLARK: I would also just offer this, 20 while I don't want to disagree with the Chairman but I 21 do want to say that, you know, I think you know it's an 22 opinion, you know, all opinions are kind of out there 23 but you know, first of all, the time I presented the 24 project where the Crescent is, you know, I presented a 25 project there, which would have been a much taller Concannon & Jaeger St. Louis, Missouri (314) 421-1000

120 1 building. I always really believe that the roundabout 2 deserved and wanted, you know, tall buildings. That's 3 what was in the Master Plan. That's kind of what the 4 original people envisioned, that were in the early 5 Master Planning studies and that sort of thing. 6 We met with them and there was a very 7 strong message to us, that Forsyth was going to be 8 transitional and that while, you know, people might 9 want to think that the tower should go on the corner, I 10 think if you could imagine, you know, four tall 11 buildings, so you've got Pierre Laclede and then you 12 have our tower and then you have another tower group, 13 as opposed to transitioning to the south, where 14 eventually, I believe another residential building will 15 probably be built where the car wash is and it deserves 16 a fairly tall site. 17 I mean, I hope that the plan is followed 18 and that's where a really nice, tall residential 19 building could end up, where the car wash is and so 20 while some people may think tall buildings would be 21 good here, even the TOD says tall buildings, high 22 density buildings along Forsyth to the east of Lyle, I 23 think the neighbors to the north will be very strong 24 opponents of any kind of plan like that and I agree 25 with them. I think the buildings on Forsyth on the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

121 1 south side, at 90 feet are totally appropriate. I 2 think they got it right when they did the zoning, 3 because you have got these tall buildings circling 4 Carondelet. 5 Then you have this transition and then I 6 really believe you have two types of zoning on the 7 north side. I promise I'll never be in front of this 8 board asking for any kind of zoning on the north side 9 of Forsyth. 10 But on the north side of Forsyth, you've 11 got two kinds of zoning or maybe even three but 12 definitely transitional down to the residential and so 13 it just makes sense that you've got this glide slope 14 from the tall buildings of Carondelet down to the 15 residents to the north and I think, I think that's 16 appropriate, personally, because of -- the shadows are 17 going to the north, not to the south. 18 THE CHAIRMAN: And even with my previous 19 statement, I agree with you about stepping down as we 20 go north. I think that's the proper thing to do, so 21 I'm just having a little conflict in my own mind about 22 that massing there. 23 MR. CLARK: That happens to me all of the 24 time. 25 THE CHAIRMAN: I won't go there but if we Concannon & Jaeger St. Louis, Missouri (314) 421-1000

122 1 could stick with the density, again we've had some 2 comments on it. The tower itself seems to be very high 3 and placed, partially driven by the parking and I don't 4 think we are looking at the Wellbridge site tonight in 5 depth, because that had just been submitted. 6 But you made the comment that the 7 Subdistrict 1 garage would be only two levels below 8 grade in lieu of the four previously projected. 9 But if we are to see additional parking 10 along, garages along Forsyth, would you consider having 11 more underground parking, so we could lower the massing 12 of the garages as well as the massing of Tower 1 and 13 I'm throwing that out -- 14 MR. CLARK: Yeah. 15 THE CHAIRMAN: -- not for an answer but -- 16 MR. CLARK: I think -- 17 THE CHAIRMAN: -- if it is at all 18 possible. 19 MR. CLARK: -- it's a consideration. I 20 think, you know, everything is still on paper and the 21 purpose of these meetings is to study issues and 22 comments like that and you know, we were in the early 23 stages. I said earlier, you know, we're in the STD 24 process now and we, you know, intend to take as long as 25 this process takes to get through the -- to get to the Concannon & Jaeger St. Louis, Missouri (314) 421-1000

123 1 right answer, so -- 2 THE CHAIRMAN: Well, we appreciate that 3 and we see it the same way. I think many of us see 4 parking garages as the necessary evil but they truly 5 are not inhabited space. They are just a servant 6 space, so that's why I throw that out. 7 We'd certainly like to see the parking 8 feel a little more respectful for the areas and I think 9 if we could go lower, we might be able to create a 10 little better environment for the immediate context. 11 MR. CLARK: Okay. 12 MR. REIM: This is kind of a related 13 question. Do we know how the parking at the current 14 Centene garage, is being used and consumed and what 15 its, sort of, general occupancy load is? 16 MR. CLARK: It's full. So we have about 17 1,600 cars in that garage. We have -- I'm going to go 18 from memory, so don't quote me on this but I think we 19 have about 270 parking spots in the garage that's on 20 the west of the original headquarter building. 21 I think there's 170 or something below the 22 100,000 square foot original building at 7711, so we 23 have, you know, 400 or 500 spots on Carondelet and then 24 we have 1,600 spaces that face Forsyth and we use all 25 of them. We basically have about 200 empty spots a Concannon & Jaeger St. Louis, Missouri (314) 421-1000

124 1 day, with the exception that we did do some reserved 2 parking in that garage, which is not always full and 3 our intention is not to do that again, necessarily. 4 The only other thing I want to point out, 5 since we have talked about the existing garage is how 6 without a signal, that garage flows in and out 7 extremely well. 8 I use the garage a lot, a couple of times 9 a week in the morning and the evening and it amazes me 10 at 5:15 or 5:30, without a signal, how fast that garage 11 empties out in the peak hour. 12 MS. BOULTON: And how big did you say that 13 garage was? I'm sorry. 14 MR. CLARK: Sixteen hundred cars. 15 MS. BOULTON: Sixteen, one, six, zero, 16 zero? 17 MR. CLARK: Yes, 1,600, so it's a 18 comparable height and comparable size of what we 19 believe we need, to service the buildings and the real 20 study would be do we want to have, you know, smaller 21 buildings and less buildings and less jobs and less 22 people? Because that would be the result of reducing 23 the size of the parking. The parking is directly a 24 derivative of the demand in our buildings. 25 THE CHAIRMAN: Well, we're not -- I think Concannon & Jaeger St. Louis, Missouri (314) 421-1000

125 1 we're certainly supportive of Centene as a strong 2 corporate client and we'd like to make it work for all 3 of the entities involved. We're not suggesting, in any 4 way, that we cut back the number of employees. I want 5 to make sure that -- 6 MR. CLARK: We are just looking at 7 creative solutions and that's what we're here to 8 discuss. 9 MS. BOULTON: I think that your current 10 garage is very vibrant. 11 MR. CLARK: It's what? 12 MS. BOULTON: Your current garage is very 13 vibrant for a garage space with the retail in front of 14 it. I love the Wind Veil, one of my favorite art 15 pieces, so I do think the creative work, it can be -- 16 it can accomplish both. 17 THE CHAIRMAN: Right. I agree with 18 Joanne, in that the current garage on Forsyth really 19 does benefit from a massing of office space around it 20 and directly across the street in the two Pierre 21 Laclede Center buildings. 22 But we have currently a slightly different 23 condition of the proposed garages to the east of Hanley 24 Road, because there will not be currently and we don't 25 know what will go on, on the north side of Forsyth but Concannon & Jaeger St. Louis, Missouri (314) 421-1000

126 1 it's very, very low density. There's very few people 2 coming out of it. 3 MR. CLARK: Well, do you mean where we're 4 going to build Wellbridge? 5 THE CHAIRMAN: No. I'm saying that -- 6 MR. CLARK: Across the street? 7 THE CHAIRMAN: Right. 8 MR. CLARK: Yeah, yeah. 9 THE CHAIRMAN: To the east of Hanley will 10 not benefit, parallel to the garage retail that is west 11 of Hanley because the density west of Hanley is much 12 greater than it is east of Hanley. 13 MR. CLARK: Well again, I just -- 14 THE CHAIRMAN: We don't know what's 15 coming. 16 MR. CLARK: -- I just -- I guess what I'm 17 saying is the overall density of a project like this 18 and the fact that many people will use rapid transit to 19 get to the auditorium, as an example. 20 I mean, it is going to be a more vibrant 21 area and density, again, is what causes foot traffic 22 and that foot traffic is what is going to cause 23 retailers to really start noticing the rest of the 24 blocks around us and because you have a strong Master 25 Plan and hopefully it'll be followed, you know, there'd Concannon & Jaeger St. Louis, Missouri (314) 421-1000

127 1 be a rigid process, just like there is for us, so -- 2 THE CHAIRMAN: Any comment, Scott? 3 MR. WILSON: Yes. I like it. I have 4 waited all night to say I like it. I don't want to 5 take up a lot of time. I'm in the same business as Bob 6 and I can -- 7 MR. CLARK: My competitor is going to go. 8 That scares me. 9 MR. WILSON: I mean, if I stand back far 10 enough and look at this project, I see it as a great 11 benefit for the whole community, not just Clayton but 12 for St. Louis, because I always think of my community 13 as St. Louis. 14 I understand people in the room have 15 issues with sight lines and issues with traffic but I 16 think Centene and Clayco have every intention of 17 resolving those. 18 Now, not that everybody is going to be 100 19 percent happy but when I look at a project like this, I 20 think of Denver, Nashville, Memphis, Chicago, 21 Minneapolis, Birmingham, Indianapolis. 22 Those towns are kicking ass. If you 23 haven't noticed, we're not and this is -- how inspired 24 these guys are, to bring this project to our community. 25 So, I mean, I can stand back from it far enough to say Concannon & Jaeger St. Louis, Missouri (314) 421-1000

128 1 that I am not conflicted and again, I trust that these 2 developers and Centene will take every step that they 3 can, to satisfy as many people as possible. One 4 question, two questions. Tract 4, is that after 2020 5 or is that also -- 6 MR. CLARK: Yeah. 7 MR. WILSON: That's after 2020, so -- 8 MR. CLARK: Yeah. We could not -- 9 MR. WILSON: -- there's a chance -- 10 MR. CLARK: Yeah. We could not move the 11 people out of that building, until we have the new 12 buildings. That building is fully occupied. 13 MR. WILSON: Okay. 14 MR. CLARK: So that's -- the phasing is 15 kind of a domino effect. 16 MR. WILSON: On the parking, if 17 self-driving cars become such a big deal in 50 years, 18 can you even consider alternative uses for all of this 19 garage space? 20 MR. CLARK: Yeah. I do think you can. I 21 think we've asked the design team and I think we have 22 some of the best, to consider how would we -- if we 23 made the north face of the garage look like 24 residential, can we make it into residential? 25 MR. REIM: Could it be converted at some Concannon & Jaeger St. Louis, Missouri (314) 421-1000

129 1 point? 2 MR. CLARK: Sure. I mean, they're doing 3 it in Chicago right now. They're converting everything 4 to residential downtown. If we design it properly now, 5 it's not going to be very difficult to do. 6 And as I said before, I don't know how 7 many people are aware of it, when we built the Plaza, I 8 think we had -- I think, I can't remember but I think 9 we built eight or nine hundred cars in that garage. 10 That garage goes down and it goes up, five or six 11 levels. 12 And Husch, I think four or five years ago, 13 converted the top level of the parking garage to office 14 space. So it absolutely can be done. And that garage 15 wasn't designed for it, so they had to probably spend 16 more money than they would, if we're creative and we do 17 a good job. 18 I mean, you know, Centene doesn't want to 19 build parking, if they don't have to have it, because 20 it's expensive. So it's more of a deterrent to them 21 than anyone. So we are trying to find creative 22 solutions. 23 THE CHAIRMAN: Well, we certainly have 24 welcomed Centene in the past. We want to work with the 25 entire team to make this work for, not only for Centene Concannon & Jaeger St. Louis, Missouri (314) 421-1000

130 1 and Clayco but for the entire City as we go forward. I 2 think Scott summed it up pretty well, that it can be a 3 world-class solution and something that the St. Louis 4 region certainly needs. 5 We're very lucky that they'd like to 6 remain and grow right here in Clayton. I think, 7 hopefully, we've given some constructive criticism for 8 thought and we're not going to close the public 9 hearing. We're going to continue it to the future, so 10 that it will be one continuous record. 11 MR. CLARK: Okay. Well -- 12 THE CHAIRMAN: And are there any other 13 comments? 14 MR. REIM: I would just like to say, Bob, 15 I appreciate the fact that you did a concise 16 presentation this evening and that this feels 17 cooperative and collaborative, as opposed to 18 adversarial, which is very appreciated by this group. 19 MR. CLARK: Well and I hope the community 20 finds it to be an honest process from us as well. We 21 think there's been some misrepresentations in the 22 community. You know, we're very aware of that. 23 We think this project deserves nothing 24 less than at least honesty from every side of the coin 25 and so our intention is to be transparent. We've been Concannon & Jaeger St. Louis, Missouri (314) 421-1000

131 1 -- being transparent. We'll never keep anything from 2 the public that we know about and we want to separate 3 fact from fiction because it's too important of a 4 project to every stakeholder to not get it right, so 5 thank you. 6 MS. BOULTON: I just want to thank you for 7 all of the public engagement that you've done. It's 8 been very phenomenal and I appreciate it from the 9 aldermanic line. 10 MR. CLARK: Thank you. I think I made 11 some new friends. Maybe not, too. Okay. Thank you. 12 Is that it? 13 THE CHAIRMAN: Staff, any final words 14 tonight? Craig? 15 MR. OWENS: I just, make comment about the 16 facilities and a lot of the people that I wish should 17 have heard it aren't here for that but obviously, we 18 did not estimate that there would be almost double the 19 interest in attending this. 20 And in future, we will definitely plan 21 better, find another venue, if we can, to try and make 22 it a more active process, have more people participate. 23 This will be posted. It is being recorded and we'll 24 post it out online so anybody that you -- any of your 25 neighbors that were here to speak and didn't have a Concannon & Jaeger St. Louis, Missouri (314) 421-1000

132 1 chance to, let them know that there will be other 2 meetings and opportunities to do that and we will have 3 all of this videotaped and posted up on the website 4 tomorrow. 5 So -- and there also is a transcript being 6 made and so we're trying to account for it after the 7 fact but in the future, we'll definitely have better 8 facilities available, so that everybody can 9 participate. 10 THE CHAIRMAN: Thank you and with that, 11 it's 8:30. We appreciate everybody's three hours and 12 we will continue the public hearing to a future date. 13 Thank you everyone. 14 15 16 17 18 19 20 21 22 23 24 25 Concannon & Jaeger St. Louis, Missouri (314) 421-1000

133 1 STATE OF MISSOURI ) 2 COUNTY OF ST. LOUIS ) 3 I, Sara E. Tom, a Certified Court Reporter 4 within and for the State of Missouri, do certify that 5 pursuant to Notice, a meeting was held at the Clayton 6 City Hall, Second Floor Council Chambers, 10 North 7 Bemiston Avenue, in the City of Clayton, State of 8 Missouri, commencing at 5:30 in the evening of that 9 day; that all proceedings which then transpired was 10 reduced to voice writing by me on the day, between the 11 hours, at the place and in that behalf first aforesaid, 12 and later transcribed into typewriting and that the 13 foregoing 133 pages are a true and accurate transcript 14 of the record of the aforementioned meeting. 15 IN WITNESS WHEREOF, I have hereunto set my hand 16 this 7th day of August, A.D., 2016. 17

18 _______________________________ 19 SARA E. TOM CCR #1234 20 Certified Court Reporter within 21 and for the State of Missouri 22 23 24 25 Concannon & Jaeger St. Louis, Missouri (314) 421-1000

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August 1, 2016 — Meeting Minutes