December 5, 2016 — Meeting Transcript

The first item of your new business is item A, 8025 Mama. Next to this building for exterior alterations. The proposed project consists of removal of the existing drop-off area and replacing it with new colored concrete. A new pedestrian walkway will be installed to the drop-off area. The new sidewalk will extend west of the new drop-off area to new steps into the sidewalk. The applicant is also proposing to remove the existing landscaping within the drop-off and in the landscape bed west of the draw block area, and replace it with new landscaping, including trees. The proposal also includes installing new uplighting and wall-relay for the draw block area. The applicant is requesting a public sidewalk in front of the building to be stabilized so that three parking spaces along that will be designated as 30-minute tenant parking. This is not part of the consideration for this application. However, the Public Works Department will take these requests into consideration. The proposed new landscape is simple but will create a fresh, new look. The proposed plantings are likely to be impacted by high salt use on the drives because they are not in raised beds. There are three street trees being removed from the driveway and a lot of trees being removed from site with a total of 87.5 caliber inches for site trees. Staff's recommendation is to approve the plan subject to the following conditions. One, that all work in the right of way shall be brought up to City of Clayton Street State standards, including the following requirements. First, that the public sidewalk adjacent to the work shall be removed and replaced with a city standard sidewalk. Second, that the street trees identified to be removed shall be replaced with city street trees against the curb line. These three street trees are shown not to be replaced in the right way due to the design, and street tree replacement is required at 1 for 1. Third, that the irrigation lines have to be run to be relocated street trees. And fourth, that the calibrant efficiency and calibrances of trees will have to be made up on site by planting additional calibrances for compensation to the City of Clayton Tree Fund. Additionally, the project will require a re-review by the City's Comprehensive Landscape Architect for compliance with the following items. A, address the outstanding items pursuant to the existing tree schedule analysis. B, PDFs for drawings L102 and L103 are blank. They will need to be reprinted. C, provide a complete and digital tree chart in Excel format and put the whole pattern of drawings. The chart will calculate the tree reflections required and or compensations in the City of Clayton Tree Fund. B, provide a second sheet of the existing tree plan to show where tree numbers 19 through 23 are located and numbered. Make sure all the existing trees are shown on the tree chart. And E, there are 13 8 foot by 10 inch height ornamental trees proposed for the site. Provide a calendar equivalent so that they can be out for the calendar release.

Okay, thank you. Please come forward and identify

Right. I'm Jeff Davis with HOK, and I'm here this evening on behalf of our client, the Coleman Group. for their property at 8025 Bonham. We wanted to share information related to the exterior improvements including lighting, landscape and painting of existing canopies on the building. So we wanted to go through this as a precursor in a way that we foresee other renovations happening to the building both on the interior and the roof deck of the building itself. We weren't sure if this was going to trigger ARB reviews, so we thought we'd be forthright and come to you and just talk about the exterior of your improvements. The first plan that you can see On the slide here, it does call for replacement of existing landscape in this area. Currently, the conditions are rather compacted. There's a lot of other miscellaneous materials out here. So we call for a replacement of existing trees in this area and replace with existing or with acceptable tree species within the city of Clayton's accepted range. There's three existing honey locusts located here. We plan to actually keep those without having to remove them. The condition of the existing pavement in this area, we've had discussions with the client. The actual material itself is in quite good condition. We're discussing actually doing a sandblast on this and refinishing that surface so it wouldn't be a complete removal and renewal of that material. We are calling for new lighting standards and bollards in the space. And then architecturally, I think the one thing of significance is that we are going to light this with LED lighting. This is the main canopy coming out over the drop off area. And then this canopy as well as these four smaller elements are to be repainted and refinished. As I mentioned, this is just one early phase of the project. Let me go through this. I brought examples of plant material. All this plant material itself will fit within the city of Clayton's recommended plant species. We do have the plans associated with that. We were remiss in filling out the appropriate tree chart. We have rectified that and have submitted the plan with the changed tree chart as well. And then finally, a lighting plan depicts Again, those bollards that I had mentioned and an additional tree . The real idea here was to remove 20, 25-year-old trees, provide some visibility to the corner of the building as this building is being rebranded and renovated for the market.

Where are those three parking places on the bottom of

that ? Actually, the proposed spaces are on Brightwood at this location right here. So there would be three 30-minute spaces proposed at that location.

You said you corrected the caliper. Are you kicking out eight, seven and a half-year-old policing ?

Scott, I don't know that number offhand, but we've got them calculated.

I think, I'm sorry, go ahead. If she has the conditions of approval under our recommendations for items, or related items that were missing and were not calculated correctly, that's why we're listing the conditions.

You referred to repainting the canopies on the building. Correct. Are those all existing?

They are. Let me go back to that plan. So what we've done is anything under cover is this kind of milky white area. There are currently four small projecting canopies here and then one larger at the drop off. So those are all existing.

And...

Proposed interior renovations, some of the exterior elements like the fountain that was installed within the last couple years and the canopy at the entrance here for the tenants in Parigi. There's black granite in here. These canopies would be actually painted to a warm, darker gray than they currently are. The idea there is it would provide some contrast, some interest on the facade of the building.

Susan, one of the staff's recommendations was to replace the adjacent sidewalk. Where is that exactly? All work on the right-of-way

shall be brought up to city plate and street standards. That is primarily along Bonner? Yes. So will it become wider? It will, so we'll have the, I don't know where the current dimensions are out there right now for the sidewalk, but it is, what is lacking is the tree grates, the proper location of the tree grates and the street trees themselves, and the brick pattern, and I believe something concrete is not to the current state

scale. So the plan is to be able to do that? So then, in reality, we'll see more trees than on this drone?

The way that I understand it is this set of trees here and there were two in this location here actually were the street trees in the right-of-way. And because, I guess, at the time when that was installed, they weren't able to bring those out to the actual curved edge. So our proposal was to actually keep these in place and do something

Well, that's different than what we considered. So I don't have much of a response other than I would have to confer with Public Works on that and see how that would affect the requirements for the rest of the sidewalk. So if I understand correctly, the condition that you really currently have from the staff recommendations, we would require to reduce to the grade towards the curb with the street closer to everything But again, now that they're not removing those, I don't know. I'm not sure to what extent other parts will require them to do any of that work. That's just what I'm being told now, so I didn't realize that was what I found out.

Other comments? Any comments from the audience?

I have a question.

Yes, please identify yourself.

I have a question about the sidewalk. In the past, that sidewalk has been very slippery in wet or inclement weather and the sandblasting you're talking about, will that take care of that issue?

It should improve the issue. I wasn't aware of any slippage on there. Anything installed should have a minimum coefficient for any kind of slip resistance on it, so the sandblasting certainly will do that. We're primarily doing it to remove existing paint

It's one of the more dangerous sidewalks in a public park. So I hope it does take care of the problem. If it doesn't, is there

anything else you can do? Well, I'll say this. Anything we would touch in the public right away would be brought up to a suitable standard. Besides entirely replacing all of the sidewalk around that corner, You know, something like that would take care of that issue. We would put a broom finish or something like that on it, which it currently does have a broom finish on the sidewalk.

Thank you.

Sir, would you start asking for me?

That's O-R-K-I-N.

Thank you. Any other comments from the audience? No. as well as the additional one about public works? Yes, I do. Okay. Any further comments from the ARB? No? Do we have a motion?

I'll be glad to try to make a motion. To approve 8025 vulnerable staff reservations But I need some clarification on the last one, Susan.

I'm not sure I quite understood. I think you're saying that you just do it with all staff recommendations as they are because I think the Public Works Department is going to determine what constitutes working right away when they see a final plan. So I think you're covered

with . Motion to approve

with staff recommendations. Second.

All in favor? Aye. Opposed?

The next item is item B, 45, a rental place and that has been postponed. So the next item is AB 100, Maryland Avenue. This is a canopy consideration. The applicant proposes to construct a 204 square foot final canopy, which is 19 feet 2 inch flat by 16 feet long, attached to and extending 6 feet from the east facing front of the building towards the sidewalk. The purpose of the canopy appears to be To provide change, we proposed an outdoor dining area in front of the existing restaurant, along right with the boulevard. The canopy will cover an aluminum frame, which will be supported by high steel lights, which will be bolted to the concrete patio. The canopy structure will be 10 feet 7 inches tall at its highest point and will taper down towards the sidewalk row. It will be 7 feet tall at the front. For comparison, umbrellas used in outdoor dining areas typically range between 8 and 10 feet tall. The site is unique because the outside running area is located on private property. Five existing street trees located at the back of the sidewalk were recently removed by the city and are scheduled to be replaced. The city's forestry division has indicated that the trees will be replaced with a place park panel, which is similar to those across the street . The proposed length of the canopy appears to interfere with retaining tree wells and replacement trees. However, the dimensions between the tree wells and the front edge of the canopy and the front bench of the canopy and sidewalk were not provided by the applicant. At eternity, the replacement tree should reach a spread of approximately 30 feet. Therefore, the canopy structure will have to be of a size and location that does not interfere with replacement trees. The color of the canopy is not specified in the application. The proposed design materials of the canopy are of high quality and it is constructed of material which is consistent with the design of the existing canopies along the front of the restaurant. Staff's recommendation is to approve with the following conditions. One, the length of the canopy shall be resized appropriately to accommodate replacement trees and therefore shall be located no closer than 15 feet from the center of the existing tree wells. And two, that the color of the proposed canopy shall match that of the existing canopy.

Hello, my name is Rick Gangloff. I'm with Lawrence Fabric and Metal Structures. Manufacturer. First thing I want to do is I was told to bring some samples and some flame retardant certificates. Shay with Herbys is with me. Sorry, Aaron's out. I'm sorry, Aaron. And we are... Looking at this canopy approved as drawn, the existing tree location was not part of my drawing originally when we applied for it. I do show on the drawings where the sidewalk is and where the edge of the canopy is. We have really only one place to mount the front three posts. And those are onto an existing concrete wall underneath the existing condition that runs parallel with the building. If we reduce the projection, it becomes a difficult design because we've got really nothing to mount onto underneath that concrete slab.

dimensional difference that you're talking about?

On the plan view, my canopy is approximately 16 feet from the wall out. And the sidewalk starts, which angles from this closest point, is 19 feet. It's further on the left of the south end. That's the beginning of the sidewalk. And the sidewalk is eight foot one inches away to the curb. Is

there something that can be put up on the screen for the people to see?

Do we have anything that can be rejected? We do not have anything that goes on the

screen. It's not aware that we need it to. People.

Did you understand the issue with the tree well degrees and the amount of space you need to fill

out? Again, my name is Aaron . So when we originally decided to put this on and up, we were under the impression that those tree wells were gonna be moved to the edge of the street like the other tree wells on our block. So we were actually told that there was supposed to be We never actually removed, those trees were removed by the city of Clayton. And I was told that there was a plan to actually redo all of those wells because they're in pretty bad shape along that area. They're kind of off-centered and not quite right. And the trees couldn't live as well as they're supposed to in those existing tree wells. But if we have to account for those trees going in at 30 feet, we will not be able to install the canopy. That would be the case because the trees, we can't mount it anywhere else. We wanted to mount it further back, but we were told originally that it needed to be mounted onto that concrete slab. So that's how that got adjusted.

Susan, do you have anything from public works?

Yes, I checked several times with public works and I spoke to Mr. Keitel on the site and indicated that the trees were going to be replaced. And I was going to find out what species they were going to be replacing and then the canopy would have to be adjusted accordingly. The canopy, when I originally saw it, wasn't of this shape or dimension or size. So I think the original proposal probably would not have interfered with the trees when they were replaced, but apparently that original design was changed between the first time I spoke with them and this application. I just willingly share that information about the trees to make sure they didn't design a canopy to interfere with them. And if I remember from our conversation about other trees, street trees in particular, building, we do not have the authority to not allow. We can't override . Right.

So was there any conversation about the replacement of the tree wells and the changing of the placement of the tree wells?

Not for me. I had discussed, internally I had discussed a couple of works that we were concerned that the trees had been removed and we thought perhaps not long. I was informed that they were removed by public works and that they were to be replaced. Again, on the original application, I had gone up to the site trying to get some dimensions to figure out if the canopy would interfere with the trees on the sidewalk. And I met Mr. there. And we spoke about the fact that the trees, I had been informed by public works that the trees were going to be replaced. But it's just a matter of deciding what species we're going to need to replace in that area.

I'm sorry, not to put him on the spot, but Spencer, do you know if those tree walls were scheduled to be moved? They're

not scheduled to be moved, but they're having discussions about that possibility. Thank

you. It seems like there's enough uncertainty to table this. I mean, if you voted right now the way staff's recommendations are, you wouldn't have a canopy draft.

And with that, I think we'd need more coordination with what trees and tree wells are going in, how it would affect the canopy so that we have a complete picture of everything.

So you said that you were told that the placement of the bases was fixed and that there was no other option to place your bases. Is that true?

There is, we pulled up some lids and got the view underneath. There's actually rooms underneath down there. There's a concrete wall that runs parallel with the building. It has a finite onset replacement from the back of the canopy or the back of the wall line to that point. And that's where we have our posts sitting right on top of that eight to 10 foot tall concrete wall.

So you're saying your basement's underneath the sidewalk? You can't place your post down on the wall. It has to be on the wall and find the Easter egg in that place. Engineering

would require that, correct.

Well, it seems to make sense. There seem to be a lot of questions that could be resolved or at least talked about offline. So if that's the motion, I

just made it. I was going to, just for discussion, I was going to offer to approve with the staff recommendations. And then that would also make us have a conversation with those things and see if there's any mistakes. But I don't have anything to talk about. And he wouldn't have to come back if we can resolve the issues. If he does have to resolve them.

Right, but that wouldn't have to drive us to essentially require that as presented, we would have to have public works relocate those trees.

Which may or may not be a possible way. Yes. I prefer to take

Do we have a motion and a second? All in favor? Aye. Opposed? Okay. We will table it and go forward.

Just for action item noted, is it then to be determined by public works that those would be placed? Is it on us to be?

We'll be back in touch with you to try and resolve the issues with us. Thank you very much.

The next item is item B, 8100 Maryland Avenue. This is a fire feature and signage. The applicant proposes to install a freestanding metal firewall feature that will be fueled by propane gas to be located perpendicular to the front of the building along Maryland Avenue on a private patio. The firebox is proposed to be approximately 13 feet long, 3 feet 6 inches tall, and 8 inches wide, and will be constructed in stainless steel. The applicant proposes to incorporate the name of the restaurant, Kirby's, into a decorative aluminum panel, brown in color, to be located on both sides of the firebox. The aluminum panel is approximately seven feet long by three feet four inches wide, or approximately 23.8 square feet. For the city side regulations that the proposed letter constitute, signage over the dimensions of the letter are not provided by the applicant. Pursuant to section 425-06O, the Planning Commission has authority to approve all of the ground signs when a building has fewer signs to assign to a blessed area than is intended by Chapter 425. In this case, the applicant has an existing wall sign which is 16 square feet in area and therefore the Planning Commission may approve up to an additional nine square feet of signage per side for a total of 25 square feet. The site is unique because the output on the area where the firewall will be placed is located on private property, is an upgrade in some places, and is separated from the sidewalk by an existing planter wall in front of the Maryland Avenue. The proposed firewall will be located 8 feet 2 inches from the back of the planter wall and 8 feet 2 inches It will be located behind the existing trova art piece, which is on a substantial granite base. So the visibility of the firewall from the street will be minimized by these conditions. The design and materials of the firewall are high quality and consistent with the design of the restaurant, the building, and now the dining area. Staff's recommendation is for this board to approve the firewall and propose signage for the following conditions. One, the laddering of the signage shall not exceed nine square feet per side. And two, subject to review and approval by the city's fire department.

Thank you. Good evening. My name is Matthew Jennings. I'm with Firmus. We are a general contractor representing Herbie's here tonight. And just so we're all aware that we did, I apologize for not including his signage, actual Herbie's name on the feature is 3.5 square feet. So the name size is that. The size of the Herbie's on the signage is 3.5 square feet. Yes?

Did you, for a chance, do anything where you should have a trail map and a viral wall? I'm a little concerned about the art piece and I don't see any other kind of content.

So actually, when we had this design, we designed it with the trova in mind. Troco did the building of it. So it will run perpendicular to the building on that side. And we didn't do a high polish so that it would complement the trova as opposed to compared to it. So it's high grade aluminum as well.

So they'll be complementary to each other.

That's correct. And when the designer was creating it, our exact words were to him, we want to complement that, not take over the trope.

Are there actual flames coming out of it?

So there are low, kind of smaller flames. It's similar to what you see on any patio in a restaurant. It's a seven-feet piece that goes in the middle of the 13 square feet with the metal coming up on either side of it. allows protection from it. But it's no different than you would see at a Billy G's or any, you know, patio at like 360, anything like that, that would be restaurant quality.

And it's meant for heat as well as obviously drama? No, it's not meant for

heat. No, no, no. We're applying for heaters instead.

But will you be able to see the flames behind the signage?

Yeah, just a touch.

Just at the top, though. Much cooler if that was kind of glass.

Is the actual firebox enclosed or can rain get in the top?

Not at all. It's actually completely enclosed and sealed. It's of the highest quality. I mean, this is tens of thousands of dollars.

So

this

is its final finish?

That isn't yet. I mean, that's what it will look like. So the ends of that, I believe you're looking at, will be closed up and sealed. But we can't do that until we come in and install the gas line and so forth.

And then you want to finish up.

Yes,

ma'am.

I think it's a good-looking, creative design. And I look forward to seeing it in there. and have already met recommendation one about the size of the lettering, and it will go before the city's fire marshal. Any other comments? Any comments from the audience? Do we have a motion?

I make a motion to approve with step-by-step recommendations. Second.

All in favor? Aye. Opposed? Okay. Thank you. Before we move into the public hearings, the intent tonight is to have the applicant completely review Our intention is to take the time to hear the presentation tonight and to fully understand it. Our intention is not to vote on it tonight, but to come back as they are already on the December 19th agenda and continue the public hearing to that time. So we will open the public hearing. And we do not have staff reports. So once we open the public hearing, we will go directly into the applicant's presentation. So do we have a motion to open the public hearing? Okay. Thank you. Kathy, did you get that? Second.

All in favor? Aye. The public hearing is now open. Mr. Chairman, can I remind that while we are doing our service assignments, she here, if you would like to speak on the sentencing item, if you don't mind just making your way up to the front and signing as they're presenting. And then we'll call your name and let you speak at the microphone when .

good evening my name is bill wright from centene i'm the vice president of real estate and facilities i want to start off by thanking the city of clayton your staff of course the architectural review board the board of alderman for all their hard work and attention to detail in reviewing our project i would say all of us here at the project team are really excited to be here tonight to really go through the presentation it's really incredible and i think you guys are going to be really to introduce our presenters. First, you're gonna hear from Bob Clark. He's the CEO of Clayco. He'll speak and followed by him is gonna be Eli Hoisington from HOK. Again, we're really excited about this. We've listened to the public and we've listened to the city staff and we've really gotten a great place. So at this point, I'd like to turn it over to Bob Clark. Bob? Thanks, Bill.

So as you know, we started back in June early June, introducing the project to the public and to the Planning Commission. We appreciate the enormous amount of time and energy that everybody has put into the effort of getting us to the point where we are today. We feel like we did listen very carefully to everything that was said both by the public and by the Planning Commission and the Board of Aldermen. And we went back and we made some modifications to our plan that we think are in keeping and in the total spirit of the comments that we heard. I'd like to go through a little bit of the why, and then I'll go through a very detailed submission of the amending and then the idea would be uh that uh we either get a vote on that or we push it off into the future whenever everybody is comfortable and all the questions are answered of course and then after i don't know the technical if you close one public hearing to hear the actual sub-district In either case, are we requesting any kind of vote or anything tonight? Because as we've always said, we want to be transparent. We want to listen to everybody's comments. And we have an incredible team that we're working with in HOK, our civil engineers, our Christian Wakefield partners, and, of course, I think what is indicative of kind of where we're headed and what kind of changes that we feel like we've made. Some are more significant than others, but in general, what we're talking about here is a project that's slightly smaller in total square footage. I'll get into some details on that. You can see one of the major changes that impacted the project was leaving the new Lyle in place, which was a that we made in the Board of Aldermen meeting. And when we did that, the garage got a little bit bigger and towards the west. And as we started looking at the smaller Tract 2 site, because Lyle was back over here originally in our planning, Going back and looking at the whole project, we decided that the real gateway opportunity for us is when you get off of Forest Park and everybody entering into Clayton on the east, going all the way back into the conversations about the master plan back from the 50s actually, talking about Forsyth being this kind of gateway boulevard. And that missed opportunity was when we had the auditorium here and the site was a little too small for it as it turned out. And so what we really think is that for an iconic piece of architecture to be seen as soon as people are traveling west on Forsyth, then you pick up this fantastic kind of gateway entry iconic piece of architecture that brings you into the city of Clayton. So those are kind of the major most significant changes. So why is the development team resubmitting the overall SBD? The development teams updated the SBD for September 2nd, city, staff, ARB and the Board of Alderman comments. Modified the, I hope everybody can hear me okay. We modified the SD1 and the SD2 plan. Leaves South Lyle in place as I said before. It also allowed which was very important to the traffic study. Comment seven in these plans asked us to provide a publicly accessible pedestrian connection between the metro link station and sub-district three. You'll see that we are still planning that. The comment one was to really provide active retail, commercial residential uses along the street. In fact, One of our neighbors to the north, the folks that own a lot of the real estate along Forsyth on the other side, specifically said that they would like us to break up our large parking garage structures. And we're going to show that we did, I think, a terrific improvement. And by the very fact that we're moving the auditorium to the west, parking structures along Forsyth, and it's a real opportunity for the project. Then again, we create the gateway into Clayton, which is an iconic piece of architecture. So I won't spend a lot of time on this slide, but this really covers that same basic facts that we are leaving wild And I'll talk a little bit more about why that is in a little bit. We were creating this pedestrian connection, which was also a requirement. This would be a connection that ends up going through here. And then this really demonstrates active streets, which is something that we've been committed to since the very beginning. So this doesn't take anything away from any of the presentations that we've done in the past where we showed all these pedestrians and much more meat on the bone from Eli in terms of this pedestrian concept. And I think the big move here is really getting the auditorium in the right place. And actually, as we had discussions, even with people in the crescent about this project over the 20 or so meetings that we had, there was actually a meeting the idea of moving the auditorium in track two. They didn't know why we weren't putting it in track two, and so we did go back, we listened, and we all kind of fell in love with this idea of having this gateway here. The red is

active retail frontage up on the streets, active street

space. So is the project completely different? Is it like a big giant switch from what we did before? No, we don't believe that it is at all. The project is, we're gonna go through in quite a bit of detail here, is very similar in terms of its overall sizes. around a little bit, but the basic percentages of changes are relatively small. A big move is that as our parking became more efficient, we were able to reduce 235,000 square feet of area out of the project with structured parking, which we think is a big benefit to the project. We can make it a little bit smaller. And the total office space in the development is almost identical. The project office space is only 1.6% different by reduction. We are expecting that the hotel, we wanted to leave rooms for the hotel to get slightly bigger. We've talked to a couple of operators who think that the hotel should maybe be 190 to 200 rooms. And so on track three you'll note that The balance of the housing, retail, retail ready, corporate lodging, essentially the same as I said. And the overall tower heights and heights along the course heights were unchanged. So there are not any higher than they were in the STD that was approved. there's been questions about are we trying to jam too much into track one and track two again i think the response is that we're not the total current construction area for sd1 and sd2 combined is only 2.1 percent larger than what was submitted in september and approved so it's a very minor change overall we've redistributed certain parts of And in this area alone, 61,000 square feet less structured parking, which we think again is an advantage. And now we have, I think the most important thing about this plan is this world-class iconic corporate and civic auditorium located to the site that

Did you address number four?

Which number?

Four.

I'm going to, actually, I have better illustrations of these in the future, the heights of the buildings. Is that your question?

Yeah, we talked about the other three, we just didn't talk about them.

Oh, I mean the overall town heights are basically unchanged. They're exactly

the same height

as they... SD2 for the residential life? We are, yes, okay. And I think I'm gonna be able to do a better job of describing the what and the why of that in the future, but I will join and come back and answer that question. SD2, let's see, in order to facilitate the construction of a new three-story facility. So some of this has to do with the fact that we are also relocating Wellbridge now to the core of Forsyth and Hanley, which we think is a gigantic advantage for not only Wellbridge and the successful operation of their fitness center and spa, use for the corner of Forsythe and AMLA. It's going to really, really activate that corner. Eli's going to do a great job and look through the renderings and the design, which is very, very exciting and very upscale. I'm going to flip that before 35 feet away from the Crescent on the south side of the building and basically blocked a substantial amount of the north side of the Crescent. And so we conceded and agreed to move Lyle over, listed some one day to the east and we're exactly in line with what we had said we were going to do there. The square footage is before we were 4,587,000 total square feet in the STD and the amendment request lowers it by a couple hundred thousand square feet again to 4,322,000 square feet. the overall numbers up here. The hotel, as I said before, got a little bit bigger, but overall the rest of them are almost identical. Here you can see where we made the office tower a little bit smaller and actually the height of this is exactly what it was before, but this narrow tower which represents the hotel has just gotten slightly taller. So, Again, to the comment added today, our neighbor to the north had talked about these big long expanses of parking. That was a concern we heard over and over again. And you can see that we went from, at one time it was 1,200 feet in the approved plan With our new plan, we have about 600 feet. So you can see really this is the frontage of the garage. So this now is all retail committed to moving the building, the Hanley Tower building to the north, which we conceded and stipulated in the plan. The plans we're going to show you today are exactly in keeping with the commitment we made to the board as well. I guess not me, but it could be Jane. Here we go. Again, these are just key program changes that we made. Basically, we're moving things around a little bit. The big move is taking Wellbridge from here and moving it to the corner here, and taking the auditorium and moving it here. So we've got this iconic opportunity. We are shuttering the residential. And we still committed to the same number of apartments and condominiums before we were having this kind of face on the front let. And now we're talking about a fairly small, maybe 40 or 44 unit building that would be directly to the east of the crescent. And then we would do, in keeping with the TOD, we think some really nice wrap residential space somewhere in here to be planned. Certainly not completely planned for track three yet. But we are, as soon as we get track one and two approved, it is our intention to move full speed ahead with track two A, B, and C, and then come shortly thereafter or later in concert with the university delay in coming back for what we're trying to accomplish on track three. This is taken right directly from the submittal to the Board of Aldermen and to the ARD where we had made a commitment of what we were going to do here and leaving Lyle in place and dropping these large parking structures down to 69 feet to give some relief to the with that. If not, this is moved over. We've actually widened Lyle a little bit. And so this overall width of these areas here has gotten wider than it was in the ARV and Board of Audubon approval. There's more air space back here. This is where we were before we moved Lyle back in place. So you can see this is a Here I think in our original presentation that was approved, the SDV approval, showed that we had our wall here for the residential building and we had a 35 foot setback. The crescent is built on the property line. In our latest submittal we showed basking that was 30 feet away And we would stipulate tonight that we would move that back and make sure that this line is exactly in keeping with what we presented in the Board of Offerings meeting. So we would stipulate that we would make the separation 35 feet. In regards to the height here, to answer your question, there was never any height restriction in the in this whole TOD area, except along Forsyth. And our intention of keeping the 89 feet six and the 69 feet six was absolutely in reference to all the conversations that were being had along Forsyth, that was where the real concern was. Lowering the height here actually makes the project not feasible productive to add the height restriction there. In order to accommodate a 44-unit building, we really need more height than we showed before. In our discussions, I should add, in our discussions with people in MacResset that had asked us for a height restriction in that area, in our private conversations, we had restriction in that area. That doesn't mean that when we come back for architectural review, for the actual approval of 2C, that we won't work with the neighbors again, just like we have in all these other processes. And we know some of them have voiced some issues and some concerns. And we'll have, again, neighborly discussions with them as we're designing the buildings. And we, of course, have to design a building that works well for us. We have had questions from various people recently that for some reason, people believe that our docks are now going to be out in the alley. And I just want to demonstrate here that this is our latest plan. We have two full berths that are completely underground for the longest trucks that we can get on the road today. So we can pull our full vehicles, all of our vehicles completely underneath the building and close them in This is deep enough, this area is deep enough for all of our normal regular everyday truck traffic to be pulled all the way in. We do not have any intention of getting any of our trucks out in the alley to load and unload from the building. So I just wanted to be really clear about that. This is a track, 2A, so this is mainly a parking garage with some retail space in it here. And then this would be where 2B will go and 2C will go here. And this would be our residential parking access. We're still refining that, but this also shows that all of our dots for 2A will also be completely underground and buried below the building structure. in all the other slides. So then this is, so I was actually answering a lot of questions in advance of doing the presentation and this is the actual SVD and minimum presentation. And I'm not gonna go through every one of these slides. Everybody has seen them. This is the SDB conceptual school water drainage plan, which I should say has been approved by MSD. So it's not preliminary, it's actually been approved by MSC. There are some details that still have to be worked out, but the overall SDB master plan drainage plan has been approved. The open space plan, we have gotten some questions about the open space plan. very small overall amount of square footage. I think it would be like .31 acres of our total amount of area in our latest SDD plan, but we do plan on putting some of that back in the location when we finalize residential will go. And we do intend, and I think in Krisner's report they talk about certain types of architecture and certain type of landscaping treatment and stairs and that sort of thing that would be a powerful pedestrian friendly element at our auditorium. But we're just now embarking on the design of the auditorium which we do intend to be a very iconic We do think there's a little bit more work we need to do on this corner here. We can talk about that later in our detailed presentation. But otherwise, we feel like we're very close to the spirit and the plan that we showed before. Our green roof plan is exactly the same. I think maybe it's actually a little bit bigger. In addition though, all these buildings are gonna be our process for getting the points that we need to complete that. We also still have outstanding public art opportunities, and at a later date, we'll be coming to go through the details of those. We are talking to Liam Gillick, and Mr. Nybrook really likes the idea of trying to capture, many of you have been inside the plaza area, the landscape area between the garage and Centene, Mr. Gillick has now become really a world-acclaimed artist. When we first hired him, he had won some of the major awards. He won the highest European art award that you can get at the Pulitzer Prize of Art in Europe. And he's back working on a project with us now. We'd like to integrate some form of his work in the bridge and in our main drop-off area on Forsyth right here. So I think that's a great opportunity. But we'd be coming back and going into great detail on the ARN approval, meeting with the ARN Commission, that sort of thing. The traffic patterns, these are exactly as we discussed in terms of the signaling all along in the whole process. And the big move again was to align Lyle with our ingress and egress of our main parking garage here. Same thing with Lee here, and then getting Lyle, which we would still have three lanes, one lane in with a left turn and a right turn out to accommodate residents across it. And then this is our parking distribution, which is almost identical to what we presented before. we get it approved, and at the same time we rebuild to A. And we are fully underway designing to B. And we're just now starting to finalize our programming That really works for everybody. On track three, that's the schedule. So we'll open it up

to questions. Well, Bob, before we move into that, we will open up three separate hearings. So right now, we'll just take questions and then answers, hopefully, for the SBB package alterations. Okay. That's what I thought would happen. Yeah. Yeah, so hopefully that clarifies it for everyone. That's great. My first question is about green space because it seems like Sub-District 2C has constricted the green space which is to the north of the Ritz and to the east of the Crescent quite a bit compared to what it had been. And I forgot how many residences you would put in that area, but I really wondered. I'm not convinced that that's the best use of that on triangular space.

You're talking about here? Yes. We actually think it's going to be a terrific location for the condo building. And our initial conversation with the developers is they responded very, very well to the site. One thing that we really want to try to achieve in the design, and this is for a later day, right now we're doing you know, center around the area where the Plaza and the Crescent and the Ritz have created, you know, really nice edges and really great pedestrian space in our opinion. And so we want our building to feel like it's part of this circle because our alternatives that, you know, kind of looking over the Ritz parking garage and ballroom roof and that sort of thing So our views are definitely going to be this way and not that way. But we think this is a really terrific residential site.

Well, I would agree. I think the location of it is good, but what it does to that chain of green spaces going from Hanley Road along Carondelet, it just seems to

Again, this plan is going to have to be completely vetted when we come back to get the actual detailed plan approved. But our overall green space, as I said before, is only 0.31 acres smaller than it was before in our other submittal. So I did get some questions about the green space.

There's over eight,

do you remember that? 1.45 acres versus 1.7 acres. We are gonna try to get, as I said before, we're also gonna try to get as much of that back as we can.

We're not

eliminating

it. which Steve was just talking about, the very west part of the driveway, right? I'm sorry? The area to the very west of that triangle will be driveway for the residents. Isn't that what I understood? It's correct. So is everything you're showing us really .

So in sub-district 2C, I think we see two driveways in there, one at the west end that was called a residential drive into the. Right, underneath right now is residential parking. And then at the east end, right where your red light is. I see, yes. It's a loading.

For the auditorium. Right,

so when you take both of those two paved areas, we're giving up even more space at this point

Exactly, because in our SDD plan before Steve, we did have access right here under to the garage. We always had...

Oh yeah, Eli just

pointed out that he's not counting those areas in the RV space. And actually there's only one two-car Only the residential access has been added. The STD before did already have this other access cut through here. We always had access to the uncurrent level. So it's really, it's the

same. Just to add some clarity, on all the open space calculations, we do not count roadways or access ways.

Another question, the loading dock for Subdistrict 1. Yes. The dock appears to be at an angle to the alleyway on the west and north side of the Crescent. How do you get those big trucks to turn around?

Oh, we did it. Yeah, we actually set it up. When we had this open before, we actually do have some video of this. We don't have it with us, but when we tore this building down here, we actually had our largest tractor trailers that we have in our company pull in here, make this turn back into all of these. So we actually did a study, which we can show you, but they absolutely work and these are all for the engineering These type of trucks don't come every day. These type of trucks still come every day, these really long trucks. Those are for moves, big relocations and that sort of thing. Our typical service trucks are not the longest trucks that are available on the roads. We just wanted to demonstrate that we have no intention of having trucks pulled out in the alley while we're unloading. but we no longer have any dock on the east side of our, so in our original SDD plan, we actually were servicing our residential building off of the alley, the service alley. We now are not asking for any dock area or any loading whatsoever on the back side. We think this is a big advantage to the Crescent folks. and that sort of thing on the east side of the alley.

So then the loading at the east side of 2C will serve the dots that will serve both the detail and the auditorium. Correct. Off to the right a little bit. Well, it takes some truck traffic off of the internal alleyway. Is that correct? Yeah, all of the

service for the residential is off of the alleyway.

One point, just to add, the question on the turning radius for the trucks we'll address in detail in Sub-District 1. We have auto turn drawings to share.

Other comments?

So, Bob, would you, at this point, do you think that you're going to be able to pick up the green space that you lost through 2C independence, the third?

I don't know because I haven't seen the final plan until we get our approval with University City.

I

think your DOF design is a big improvement. And the street alignment is much improved .

And if there are, please come up and identify yourself. And before you speak, make sure you're signed in to one of our sheets. Susan, do you have a list? And just as a reminder, we're only in the public hearing for the

Jeff Gershwin. And that's the only one I have on the list.

Jeff Gershman, TMGLP, the owner of the property that Mr. Clark alluded to on the north side of Forsyth, directly across from this development. I've spoken on two prior occasions, both to the City Planning Commission and to the Board of Aldermen with strong objections to the placement of, at that time, I think over 1,200 feet, linear feet, of garage after garage after garage on Forsyth. In our view, and we're longtime residents and property members in Clayton, it was a tremendous waste of an opportunity for future development of Forsyth. But I must say that this new plan is better. The placement of the auditorium at the Eastern well, actually residential at the far eastern tip of the development, followed by the placement of the auditorium just west of that. And the recognition that that entrance into the city along Forsyth, coming west on Forsyth, is important, is a very good thing. But I will point out that there are still more than two football fields of parking garage along Forsyth and I'm not so naive as to believe that you're gonna require Centene to move all of it off of Forsyth. Although if I were king, that's what I would do because I think Forsyth continues to be a tremendous development opportunity now and 10 years from now and 20 years from now. And if you allow Centene to fill it all up with two football fields and a parking garage, you're going to lose a real opportunity to present something really attractive. So what I would encourage both Centene and the city to do is to continue to work towards some adjustment where there is something that breaks up, that provides relief for all this linear space of parking garage along Forsyth. In my view, in our view, the project is better served by moving some back more towards the south. Closer, for example, to where the Ritz garage is and put something else on Forsyth. Put some residential on Forsyth Put the hotel out for a second. Do something to break up all this parking garage. And I know, I've been told, well, you won't even know it's a parking garage. We're gonna require that it be almost residential-like in its appearance. And there's gonna be ground floor retail. but it still draws cars and cars and cars to foresight instead of people, instead of vitality, instead of community feeling. And that's the lost opportunity. And that's exactly what the master plan, and I won't quote the provisions of the master plan that I quoted before to you, but that's what the master plan says. is what Forsyth should be. And so we feel strongly as residents of Clayton, as property owners of Clayton that that's what Forsyth, that's the highest and best use for Forsyth. Not just to load it up with parking garage. So I want to recognize the improvement and compliment Centene for the improvement. but there's still some important things that could be done, and I hope you will do them as the project moves through its completion. Thank you. Thank

you. Any further comments? Well then, what we will do is we will continue the public hearing on the SBD, which is Public Hearing A tonight. Can I

just ask, are there unanswered questions? I guess my question is if there's not a lot of unanswered questions, is it too controversial to ask for a vote?

At this time, yes. We feel like we want to go through all three of the public hearings so that they pull overall global view. Fair enough. Okay, that's great. Okay, so we will continue public hearing at 8 p.m. to open up Public Hearing B.

Do

we have a motion to open Public Hearing B? Second. Second. All in favor? Aye. Okay. And Public Hearing B, of course, is about Sub-District 1. This is the fun part.

This is the part I've been waiting for. So this is exciting. This is a critical moment in the project's history, and we are excited to present Track 1. We'll be separating it from Track 2A and B and C, but 2A is essential to Track 1, so we're going to try to bring those together simultaneously with separate public hearings. We've all become very familiar with where the location of the project is. I'm not going to spend a huge amount of time on the technical part of this, but I do think it's important to point out that we have done an enormous amount of engineering many meetings with the staff and I think kind of the actual collaborators are very professional but we've made lots of that way not to say that we might not have to make a few more tweaks. But again, the Lyle Alley, we've now taken all the service off of that. We've been on the east side so really it serves as a very much like it does right now with the three-lane Lyle exit, which is not signalized but would be coordinated very closely with the signals that would be at Lyle North and Lee so that they would be synchronized so that people would be able to actually make left-hand turn out of Lyle. And again, our Trump Trucks would come in here, back in here, and then go back out onto the fourth side. We have our little roundabout here. Let me go a little bit faster so I can get Eli up here. He can get into the nitty-gritty details of the design. Our stormwater protection plan obviously has been done. striking and all that sort of thing worked out. So the technical engineering aspects of that are in good shape. This shows the actual turning radiuses and that sort of thing. One thing I think that's important to point out is that the alley is going to be wider than it is currently right now. There's a wall here. And when we build a new building, we're gonna hold that back so that there's a wider corner here. That way we don't leave, we'll have trucks blocking that corner and that sort of thing so people can always get in and out of their residences and so we can always get our executives in and out. I do think it's really, really important to point out that our main interest is the building. We think the vast majority of all the people that enter and access our lobby through these elevators in the middle of the building. Or they'll park in the garage that's currently existing, come into the existing headquarter building, and then cross over the bridge. And we do believe we'll have some drop-off traffic, drop-off in and out traffic right here. But this is the main gateway entry to the new handling tower. This roundabout drop-off array here we think is crucial, and we'd love to have one in our current building. You're all aware that the problems that we have with congestion we have in front of our restaurants and in front of the current Centene Tower. This just is going to give us a little bit of relief for taxi drop-offs and that sort of thing, but it's not the most convenient way So people would get dropped off and picked up down here and have to go to some grade lobby here and go up an elevator to access the lobby. So there are some gymnastics to it, but we do think it's really critical to add. This shows again the truck turning radiuses that you asked about earlier in some higher level detail showing the turning radiuses. Gas engine vehicle turnarounds and that sort of thing here. And our tree planting plan. At this point, I'd like to turn it over to Eli Hoisington. I'd also like to say he's been very engaged in the project working with the design team and has been in almost every design meeting that I've been in. He's got some young up-and-coming designers who we're really, really happy to be collaborating with. Eli Hoisington is one of them and he's going to be doing a presentation tonight. Sorry, Eli? Take

just two minutes and we have some material reports as well. some materials and following products for that. We're gonna jump into the design review of sub-district one, basically following up on Bob's technical presentation share a great deal of this information in the SDB over the last few months was to actually go back and remind everybody where we were and start with a rendering that we had shared a few months ago of where SD1 was. At the time, we were sharing all the SDB imagery. And so, highlighting a few key things, Bob talked through a number of different and things that are the same, as well as things that have changed in the specifics of SD1. So a couple of things that are key in this initial image we shared with you guys over the last month or two in the initial round was the height, the nature of the office building itself, and parking. I'm going to spend some time talking about parking as Bob had. So obviously the height of the building at around 419 and the number of stories The fact that we had cantilevered a large portion of the office building over as the way it initially worked with the view corridor for the Crescent. We've located a large parking structure here, which is this eight-story building which has sort of floated above the ground floor. And that had extended all the way to the corner and we had brought the lobby down. As we spent some time looking at this building, this is the current image of SD1. So I'm going to point out a couple of key things that haven't changed. We've maintained the height of 419, so this line is exactly where it was. But we've done a couple of really important things here, and specifically in response to comments we've heard from the public and from the city. The first thing we've done is we've pushed the whole southern face of the tower northward. comments about the viewshed that came out of these balconies on the Crescent. And we've done that in a way to do a couple of things. One, obviously respect that viewshed, but we've eliminated the canneling and gone to a much simpler, cleaner building. And in doing so, it created an opportunity to actually eliminate the entire parking structure that we had located on SD1. So when Bob talked about the parking front with several hundred thousand square feet of structured parking, this is a big piece of it in SD1. So where we wrapped the garage previously around the corner down to the down handling and down to the triangleette, this was something we focused a lot on. Here's the before, and here's the after. This lower facade now significantly clears this whole elevation. And in doing so, not only have we done that, but we've looked for additional ways to enhance the street frontage Retail activity and life along the family crumble up. As we go to the north, this is an important view. We hadn't shared this view early on in the SPD process, but if you remember from what I just shared with you, the parking garage previously was an eight-story building extended to the full corner. We heard a lot of great comments about activation, about key programs. about reducing parking. So not only did we take the parking off of handling, but we've returned now the parking all the way back to here and lowered this massive. So I think this is also a very important point that as we look to put a key piece of program here, we further stepped it down from where we were in SDD to locate key amenities for the district, wall bridge and retail functions here at the corner. The parking garage essentially now is going from where it was, in this much larger example, to being compressed and starting here. And you can see the attitude that we started to take towards the garage, which we shared in one of the STD packages, of a much more residential feel, scaled cladding. And so, we've also stepped the height of this several times now, down at the notch where I brought this to, up, down again at Wellbridge, and down around the corner. So it adds to a much livelier, much more articulated facade at both corners. So, For our site plan, this gives us the opportunity to talk to you a little about how that would be for retail and further activation along the street. And this is kind of a great background to illustrate that. So we need to hit this parking entrance. This is one of those key traffic considerations we talked about. We need to hit this one. But really what we wanted to do was take that idea and have as much of the building be activated with commercial and retail usage as possible. We have retail-ready space here. Retail-ready simply means that it's going to be ready for a tenant. Obviously, we have to get a tenant. But those spaces in red will be retail-ready. Wellbridge will have a dedicated entry onto Forsyth, close to this mid-block entry, which is another important point I'll get to in a minute. Retail here further in red, tenant space, there's a small space between, but then enhanced retail that can come all the way down the building as it comes around. An interesting point, too, is that now that the lobby is in mid-block condition, it really becomes an active building on both levels. The parking has been essentially downsized to about half of what it was initially in the SDE in terms of overall bulk.

The retail that's on the corner, is that just Wellbridge or is that also...

It's actually free for secondary tenants. So Wellbridge has a dedicated entry and then there's a secondary space there for an additional retail tenant.

Is that divided out in the secondary?

It can be divided out. At this point we're just looking at one space. It could be if Centene had two tenants that they thought was appropriate, that could be subdivided. Yes, so Wellbridge is fundamentally up on two and three with the main entry here on one, and then the rest of the two-tower space for other tenants.

On the first floor? Speaking of Wellbridge, where do their patrons park?

That's a common room in the garage here, in the large garage part of SD1.

So does that SD1 garage go under the Hanley Tower? It does not.

Basically, the garage is self-contained. We are looking at some additional link spaces that might be executive for other uses, but the main garage is kind of really fun to the west of that network connection. I'm sorry, he's got my question picked up. Yeah, it's all easy. So a key point of that too is the notion of this The main entry has been pushed to the midpoint. And I think the question could be, why did we do that? It's to maximize the amount of distance we have here between the corner and the potential drop-off, safety and visibility, for the reasons for sort of the large arrangements around corners and so on. So we've taken into consideration the whole Hanley four-side corner and what that would feel like. I'm going to use this to bridge into the sidewalk. So right now, this is a photograph actually of the sidewalk in front of us, the existing garage, the 17 Plaza. Right, there's a 12 foot 2 city standard that is the minimum. What you experience as you walk out there right now, you're going to possibly be at about 14 sits. So it is a couple feet bigger, which is great that the 17 has already gone above and beyond in those initial planning. What we wanted to illustrate is how much further above and beyond this plan takes that. Everything else around the entire district is well above and beyond. So what we did is, as we come up hand, we've actually set the tower in. So that sidewalk varies between an additional four and a half feet to an additional 11 feet. a little bit more safe, particularly on busy streets. As we get to the corner, we've eased it even further, and you can see the kind of scale of it. And the anticipation here is that there's ample room for a tenant to come with outdoor benches, additional planners, et cetera, when the tenant comes to do that fit-out. As well as this whole area along Forsyth, which is an additional seven to nine foot six beyond the city standard. So you can kind of relate, as you walk down the front of Pasadena and you're looking for a seat, the opportunity is you will find a few more feet there, even though the 17-pound level would be off. We've done that. We in addition looked at Lyle as an important piece of the street fabric, that it isn't just Forsyth and Hanley. Lyle needed to have a similar kind of attitude, so we've added two foot additional width as well in the new sidewalks. So really rich and thoughtful public realm that I think is necessary in terms of the sidewalks And this is kind of illustrating that, right? These widened sidewalks allow for planners, additional green space. We've been looking for those, that space to basically allow for the seating and planning zones by retail tenants on the core site in a very comfortable way to encourage people to be here walking, experiencing these spaces we're providing for. And as we come down here, I think this is an important point. We have actually, Bob said about 20 feet. It's about 28 from corner to corner. So as you guys know, this is a very steep stream. We do have some walls which are necessary to mitigate waves as we go up and down. We treat those walls as important elements too. We're going to landscape at the top of them. You see the landscape plans. And even this wall will be activated in this front with a water feature so that these don't just become walls and part of the landscape. These all go through quickly. I think those slides kind of cover the bulk of what we're trying to do. This talks about that open block coming around the street level. That's the face of the building above at the setback, basically the property. And here's the main mid-block entry that we would get into the overall development. At the south, we've done a couple of key things here. Obviously, we've done our very best We've added additional trees to sit under and be a part of this experience. We've added a green buffer between the city sidewalk and our drop-off, kind of curved for safety. And we've carved out actually, this was a small comment early on in the process, we've carved out a small pocket park here that extends the Greenway up and along the inside face of Lyle and your actions sort of making sure that again, not only our main streets but our secondary streets retreat with as much green as we can. materials are in front of you and I want to make sure there's images on the screen for people out in the audience. This is a continuation of the palette that's currently at Centene. So it's obviously city standard materials where we're in the public railway, we're buying by all of those and then we move to a simple set of granite taters in a series of grays sort of in the same to have the ground plane be very consistent. A sense of, you know, if you're within the sub-district development when you're there, as we kind of have paving, planting on specific architecture has some specificity. In terms of trees and plantings, our main tree we'll be using on the street is the London Plain, but we'll be mixing in a series of other approved city standard trees in those small pocket zones and pocket parks. So I won't point out where each and every one of those is on the detail, it's in the overall submission, but you can see this variety, again, of approved city trees. Our green roofs have gotten actually more extensive since the SPD, and for a couple of key reasons. One is the development of this, what we kind of call the amenity corner with well bridge and retail. And at the top of it, at the roof, we're going to have a large rooftop deck which will link into key spaces inside the tower. And then a couple of step volumes here which are also programmed. So again, this notion of reducing as much garage frontage and providing as much activity extends to the roofs. And I think it's very important that we do that. We're going to provide a green buffer along the back side of the garage at the upper deck, which gives some visual interest and some green screening back towards the crescent to the south.

Can you talk about the buffer a little bit more?

Sure. I have a slide coming up in a minute that I think will help me as well. Just a quick rendering of what that starts to be. And again, you can see the intent to really articulate the roof planes. We'll note in a moment how we've actually articulated the tower as well. So we've added a little bit more interest, a little bit more shaping into what this is. And the real intent is to make sure that light and air and sort of traditional zoning kind of comes down to the corner as we look at this. So the name of the giant, the big eight-story building, we've stepped it down as much as we can to the corner. A detail of what that roof terrace will inevitably be. So just some keys in for people who look at this. So this is Hanley, foreside. And just keying in where all the things I've been talking about. We got the main office building sort of now set to mid-block. Again, we moved it north. We've set the parking back so the office tower sort of sits here. We've stepped down to two stories of welders. We have active retail. Retail ready space along the whole street frontage. And this brick building is actually the parking garage. That would be mine. An equally important view, sort of up close, is this is sort of standing on the grassy knoll, looking towards Collins right there. This is the Crescent Building and you can see the impact of moving this tower north, I think in this view really well, is how we've really cleared as many of those windows and balconies as we can from this particular perspective. And the importance of adding that detail here on the plaza, you get a snapshot of some retail at the corner, the lobby wrapping actually elevated, which is quite lovely that this lobby comes out and we continue to have the vision below. The bridge, which we'll get to shortly, which includes artwork and novel style. So this is an interesting rendering because it's very difficult to get a rendering that actually is sitting at the corner, but the intent is just to show the overall composition looking downhandling of this building. And this is the overall debut as well. A slightly more elevated view, which allowed my camera to not be so fisheye, is looking sort of from the tower, looking back down into the plane. And again, the intent here is to sort of show where that new entrance will focus for the building. This is the garage retail space of the street and the new design of the new tower. And then lastly, where we started with the overall rendering from the site. So these are part of the interview submission obviously is to walk through the overall elevations, which I will do quickly, but I will get to the question about the green buffer as we move around the building. So this is a good one to stop at as we look at the view from the west. So here's what we agreed to, which was clearing the balcony edge. We've actually then further stepped this in a little bit as we get to the lobby where we could. This is the tower in its most compact form and most compact location balanced between north and south. in terms of where we needed the cores and activity and loading docks. It's all one giant interconnected puzzle, and this is kind of as compact as it is. So it's actually gotten a little bit smaller in terms of its overall plan while maintaining the same timing. This talks about the stepped-down massing going down to the street. So really, instead of eight, we're like three to four stories here.

Before you go home, Perpendicular to the west face of the crescent? Yes. And is it aligned with the north side of the balcony? Yes. Okay. Now, the north side of your tower.

Oh, it is. Yeah, and actually what happens is, great, I'm going to flip back to the render because you can see it quite clearly here, which is that this is actually a 90 degree angle and you can see a bend right there in the building. And so it slightly chamfers and then it turns back at a slight angle as it heads around the corner. So, you know, we did, there was some, a lot of comments deep in some of the AR&D DOA comments about articulation, varied facade heights, et cetera. And we do listen to all of those and take them very seriously. And you can see some of that, although not directly spoken about yesterday against some of these. So great question. So the garage, as Bob had noted, this shows the two-story, two-way step in the SD1 garage. I'd like to point out as well that the articulation is also taken to these retail furnishes, but they are not consistent. Each one is sort of slightly different with differing heights, and I'll show in a few moments the opportunities for tenants to come with additional enlivenments such as awnings, et cetera. But we're ensuring that not only are the upper parts of the building articulated, the lower parts are quite articulated. A lot of variation. Really trying to foster as much excitement on the street as we can. Material wise, and I'll get to this in a minute, but we do propose that each of these kind of modules become a different brick. And that's why we have the four or five different brick palettes there. So taking, again, this constant theme of interest in variety and interest, the material palette will be different as well. Just to detail on what one of those is, we wanted to zoom in on this. There will be at least two fields of masonry per each bank, so a lot of articulation. This is showing sort of the beige colored brick which you can see your materials in front of you as well as the red tone. There would be a frame of material here which will allow for future signage, obviously perfectly sized for city standards. And then an important note, which is we are actually recessing in the retail blazing to allow for deeper articulations and variation along the street. So when you even get down to the scale of one bay, there's a lot of attitude paid to this garage structure to make it feel like something very thoughtful and appropriate to the city. This is, again, the overall. As we move around the building, this is the short elevation from One elevation that wouldn't be just because it doesn't face a key neighborhood. And then here's the illustration of the back facade of the garage with that green buffer, which is essentially a, to answer your question, is a couple foot deep zone planting with a vertical green wall that will grow over time. So the idea is you'll have a day one planter at the top of the building like that. This is a couple of feet deep here. That is a vertical wall.

To what extent does it go, will it hide the parking spots on top?

What we would do is we would make sure that that wall, the 8800 foot 6, the bottom reference, is set at about a 4 foot high level. So it will screen lights. So lights will not be allowed to shine southward. But you will, basically anything above 4 to 4 foot 6 will be visible. So we're very keen to make sure that light spillage didn't happen southward.

What about light spillage from what appear to be windows?

We can handle that in one of two ways. The initial intent was that these windows become functional. They're frosted, but that they do allow some light transmittance to come through, much like you would assume a residence. where some lights will be spotty on and not, so very little actual strong headlights diffused light. But I think that they provide a benefit if they actually have some twinkle every once in a while, and it's not just a dark facade. So that's the intent is that it's filtered and lessened, but that there is some moments of twinkle that would happen. Our hope with these windows and these facades is that they actually provide a real benefit to the whole neighborhood, So lastly, a point about the bridge. Again, as Bob had mentioned, we do anticipate a large number of people that will transverse east to west. The bridge connects the original headquarters with the new building. We see the bridge as an opportunity to do, again, this sort of symbolic art that talks about connection. That's the Liam Gillick piece that happens in the current building. We don't want it to be on the facade of the bridge, to be distracting or overwhelming. We do think of it as a moment on the interior that might be glimpsed Occasionally through the glass and through the bridge is an important design feature. So a very simple and restrained bridge, and I can point you to some of my own details on the interior. And again, these are for the folks in the crowd who may not be able to see the large boards up here. Material palettes, looking at masonry systems. These are the glass pieces that are in the Lee and Gilligard that would be at the main canopy. We have a series of clear glasses for the building. These are the stones. that we start to look at the base of the building and the landscape planters. So their key man here just sort of shows how they would be distributed around the plaza. This I think is probably the most interesting one in terms of the overall composition. This is the suite of four masonry bricks that we're looking at for the garage. going from a red to a sort of darker tone beige on the infill, and some light grays as we moved closer to the overall elevation. Closer to the existing tower was more of a gray tone. As we moved to the east, we went to the reds, and the reds would wrap around the back. The intent is to have comparable tones to what's happening on the crescent. be a little bit more of a warm tone. So the intent on the garage, where the existing building, the office building will be very modern. It will have a language similar to Santine Plaza, very deliberately so. The garage will be a warm tone, so it'll be much more residential, a softer feel. So very deliberate sort of play of two different sets of materials. through variations on title, but we will be matching. This is the original building here. And so we're looking for similar variations, right? So I won't get into a detailed technical discussion on the glass, but the idea is to have a family of glass. And so each building will have slight variations, and you can sort of see this is a little lighter, these are a little darker, but it's generally the same clean, clear, modern glass kind of aesthetic that's on the existing buildings, It's very humble and I think really is much more about sort of letting the sky reflect than it is in one whole statement. So that's the intent is to play with these small changes and some of those options. Signage, signage right now because obviously we have a lot of retail ready space that will be very distinct for each tenant. We're identifying zones and we anticipate coming back to you with more detail on signage. But these are just indicating key areas for retail. We anticipate key locations. building signage, which are the large blue dots. And then the red lines indicate where signage will happen at some point in the future as those kind of come on. So very difficult to define now. It's going to be a corn shell kind of base building moment. But as we go into more detail, we would like to come back and talk more about signage. And elevations indicating in the light red, again, these frames for retail, these are sort of elevations dictating where signage could go. zones for audience and signage on the green sale. Again, you have multiple tenants who could have signage here. And then key moments like this vertical entry and the small corner for Centene buildings. Public Gardens, without mention, we see Liam Gillick having an opportunity to create a signature moment at the entry. at both the bridge and the lobby. Key sculptural element down here in the plaza. And then the bridge is not highlighted here, but that's our third point. So a couple of signature moments in its development for great public art. And just some detail on concepts how this element currently could be turned to be a canopy and the opportunities within the drop-off for a great piece of sculpture. So I hope that was a thorough answer to the point on SD-1. That was a lot of material, and I appreciate your time. And with that, I'd like to take it over for questions and

answers. Well, it's certainly a lot more detailed than we've ever seen before. It's nice to see it going in that direction. The north facade of the garages of the existing garage to the west of the current 17

building? That's an excellent question, and I don't have the answer for you right off the top of my head. I can tell you with assurity that the green 289 foot 6 from Forsyth has been maddening healthy. So I think we can get back to you with the direct comparison between the two heights. I would assume, just based on my gut, is that I believe that we talked about 10 stories on the existing building. This is eight to eight and a half. So this will be about a full story long. I think would be treated much the same. Again, having daylight and having light come into the garage I think is important. We would frost or control them. They're not fully clear. We don't want to be seeing, I think, all the activity in daylight. Sorry, headlights. We want to screen them. And in fact, what we've started to do is ensure that, you know this little white zone here in the red room? That's a scramble panel. Again, so even on every floor, we've tried to keep the direct light from being screened to getting outside of the garage.

So are the garage levels aligned with those floors on the outside? Yes, they

are. You can see them right here. So each one of those bands basically has a slab line. So this is very honest representation of what's happening with an architectural treatment that's reflected in the neighborhood.

Are you mechanically ventilating the garage? Yes, fully ventilated. So...

that where we need some selective louvers for intake, that they'll be louvered and detailed into the wall, but we're not gonna have big holes in the building at any point. So what you see is the intent, which is an enclosed garage with full

ventilation. Then at the suite level, currently you've indicated you've set back the storefront. Correct. And I forgot what the distance was of the width of the sidewalk, but it sounded like it was much wider than at the existing Thuram. Yes, correct. I think we've got

about an additional six to seven foot above what happens in front of Santee Plaza, which is eight to nine a lot of comfort for potential seating while still allowing great folks to walk by and get to where they need to get. So that was a deliberate move. We've given the breathing room, as Bob mentioned, on the back, on the alley, to create a wider alley, and on the front to create

a wider streetscape. On the little step down, I know the main part of the garage provided a green edge. That piece, which is going to be more visible, doesn't seem to have any treatment.

No, right now the intent is to draft the masonry there. The green end is just really captured by the stair. So in case anyone wonders, part of the reason these are here is we've got egress from the top deck. We've got to get folks to stairs. So are

you saying that the parking slab is below? Yeah,

the parking slab you can see is right about there. Okay,

but on the step down? On

the step down it's also set in just a touch. Just a touch. So we won't have lights coming on. We'll do the similar sort of detail where we'll have the parapet come up to screen

the relics. So it would be similar without green?

Without green, yes, correct. And we kept the greens in the high

part. Just a comment. It's a far more sophisticated design than in the original one that we saw. several months ago, and it also relates a lot better to the existing Centene building. So it's good to see all the materials, and it's looking pretty good.

I feel like we've still got a lot of cars on top of that garage. One time we talked about putting trees up there, not a green roof, but some kind of trees that you would normally see in parking lots. I think that would help a lot. Palm trees? That was Steve's idea. But I just feel like that would take away a lot of the glare, especially in the summertime for people who are in the Crescent or even in your own building, not to be looking down at such a glaring space. We'll

also come back and double check that we're blocking all the headlights.

Yeah, that's essential.

We'll

present a detail on it.

the parking levels are level, is that correct? Yes, on the north side

of the garage the parking levels are

low. But on the south side I imagine that's where they are sloped. Yeah, a portion of the south side has to ramp, correct. So then the windows at times you may have a sloping deck crossing the window, is that correct. Yeah, in a few places in New Jeffery Yorg, correct. With the Fridid glance or whatever, I don't think that'll make a

low. But on the south side I imagine that's where they are sloped. Yeah, a portion of the south side has to ramp, correct. So then the windows at times you may have a sloping deck crossing the window, is that correct. Yeah, in a few places in New York, correct. With the Fridid glance or whatever, I don't think that'll make a

difference. Yeah, with the Fridid or screen glass, you wouldn't see it in the daytime. You might get a shadow in the evenings if a car was passing, but for the most part, you won't see it. You'll perceive, much like the Fawzi's done, you'll see kind of a uniform facade for most of the day.

Further comments?

I just think treatment at Hanley and Forsyth is a considerable improvement over previous concepts. And getting that much space where we can cycle off to the pedestrian road up there solves, for me, a significant number of questions I get about congestion. The people at that intersection provided pedestrians some relief. I think it's actually going to be quite a great public space, to be honest with you. So I strongly compliment you on that treatment. Thank you.

Was there a functional reason for the angled north facade?

There was some reason behind it, which had to do with, as we looked at the core and layout, We wanted to create some unique corners and unique lease opportunities for tenants in 2019. Special corners in this building are always great. Obviously, as I mentioned, we listened to the comments from the committee on adding more visual interest, and we took that to heart. But I do think that having those special zones makes it a pretty interesting and desirable moment for a tenant. Even just a slight kit, which gets you the view lease, is going to be a pretty nice amenity on the northern side of the building. Have you considered it for the

south facade?

We did not, primarily because a nice south is kind of this ideal white situation. I liked the new south. South has a very crisp and formal quality that frames that southern space, I think, nicely. So we hesitated from doing a south face.

I agree with your answer. I was just curious if you did it on one end or the other.

Can you tell us how far back in the balcony is that part of the tower?

I believe we have hit that northern face, as Stephen mentioned, the northern face of the balcony. is perpendicular, is right in line with as far as we push the tower. So that was, it was five-eighths foot further north than I think we were, but that was a stipulation we agreed to, was to be north of that, south or north of that

line. I mean, backing away from the cantilever design of previous schemes, this is a significant improvement both for the people that live in the present and the youths that you talked about as well as I think for the design here. What takes place on the third floor of that corner entry? Is that all Wellbridge activity that's up there or is that

a lot of activity? The second and third floors intended right now to be Wellbridge. Okay. The roof deck, fourth floor would be . We're primarily . Okay.

And on that rooftop, the green roofs, can people be on those? Are those the kind of green roofs that you can actually access? Absolutely.

Yeah. So that's part of the design. The new design anticipates that being done.

Are there other comments?

No, I'd just also like to compliment Joan on the choice of materials. I think making a big switch between the office power materials being the crisp, clean, very contemporary thing, to adding a warmer variety of materials on the parking garage is also going to help work in when we get to the other schemes for the residential transition and some of those other pieces as

well. I agree.

I like the design. I like the activation of foresight and having the interaction to foresight. People coming in from the metro lane, coming to the city, having some breaking points. I like where the auditorium is located. So I do see a lot of improvements

there. Thank you. As we go forward, of course, we're going to continue But we will then get into the site plan review and the architectural review, which you've already given us a pretty good head start. So we appreciate that. But before we go on, are there any comments on the sub-district one from the audience? And if so, please come up and identify yourself. And have you signed in? No, I did not. Then please do it in reverse order.

I can do that. Thank you. My name is Elizabeth Green, and I am a resident of Clayton. I'm also a member of Wellbridge. I was also here, not here, but because we didn't have large meetings when the person came to open one up. And I was very involved with that too. First of all, I would like to say yes, I think that what you have proposed is beautiful for that corner, and I am appreciative of that. But I am a Wellbridge member, and I travel east on Forsyth five days a week. And that does not include Saturday and Sunday. And I have not passed a five-day work week in two years where there was not a vehicle blocking at least one lane of traffic dropping off people I have actually seen two women get out of their vehicle, the driver and the passenger, walk to the no standing, no parking sign, stand under it, and yank while they waited. I don't know what they were saying. In front of you? Yes, no, in front of you. In front of the existing 17 building. Yeah, we know. Yes, well, it happens. at a minimum of twice, and it is something I've called the police on multiple times. And I have a concern about this, and this is a concern I would like to address now so that it is on the records. I believe that since the city of Clayton should not have to pay for police officers to indeed patrol what is the current drop-off area of Beaton Clause. I don't know if they were involved with that first Centene building, but I do remember and it's been documented that at that point Centene said they were going to provide a drop-off on Rwanda Left west of Forsyth and that there would be a covered walkway so that that would be where drop-offs would happen. That never happened.

It

never happened. Oh, I knew vividly. And as a result, we have the problem on eastbound Forsyth. If your new main entry for the District 1 is now also going to be on Forsyth. You are doubling up the problems that exist on Forsyth, first ones that are west of Hanley and new ones that will be east of Hanley and probably ones that are coming from north Hanley turn onto Forsyth to get into the new parking garage. So what I would like to see the city of Clayton and the people sitting at that table over there, that you require Centene to have security people at those quote unquote drop off areas where there is no standing and no stopping. Not only at the building that exists currently on the southwest corner of Handy and Forsyth, but in the new section. And also at the circular drop off down at Carambola and Hanley, you are going to experience major traffic issues because of people wanting to stand and get out of their car and talk while they are supposedly dropping off somebody who is going to be sending buildings. So I would like you all to consider that to be a responsibility of the owners of the building to provide security that will keep people moving much like they do in front of the airport. Which reminds me that most of the time, the taxi cabs that stand right under the no stand and no parking sign to let off their customers are airport cabs. And that happened eight times in the last three weeks. to me, that's the number one thing I would like. Number two, I am, as I have said, a Wellbridge member and I know that this is not particularly an issue for the decision of Clayton but I want it made known that I would like to know how Wellbridge is supposed to, it has been promised that Wellbridge will stay in existence until its new location in the Santine building is built so that we will not miss any of our membership coming. But at what point, where will we park once you put us up in the new tower or in the second and third floor on the southeast corner? Where are we going to park? Because that building won't have been built yet. So will you be providing us parking or will we be fighting with several thousand people for parking spaces in that area? I know it doesn't seem like it's an interesting thing to you all, but it is important for all of the people who actually work out of Wellbridge and go there every day. And that will be that much more parking that will not be available for them until that parking garage is made available. Number three, will there be any access from the parking garage directly into the new centene building? So we won't have to go out on the street. Great, that's a lovely thing. And number four, I just would like to say, I love the idea of multi-use, multi-purpose buildings, but how long did it take that 17 building to finally get all of its retail space filled? And is it filled yet to this day? That's an issue. that you are going to have, which will be unfilled retail scape on any of these new buildings. Because there is, as you said, you cannot say who's going to be there, but there is no guarantee that those are going to be filled. So I want that kind of consideration given to this project. I thank you very much for your time. And if you'll be on the end sheet, I'll sign it. Thank you.

Thank you. Any other comments from the audience? No. Bob and Eli, anything further before we continue this

public

hearing?

No. Possible questions, I appreciate that. We're going to, it's a good segue for our next presentation which will answer the question where we'll park in the meantime to keep Wellbridge in business all the time. They have no intention, Wellbridge, of not being able to service their customers the entire time so we'll be working closely for that. As you know, our panel has a four drop-off area here. And so we do think we're going to be able to handle some of those issues. But with that, I think we're ready

to move on. Thank you. How many spaces is that? How many actual spaces? How many cars could be dropping off? Four. Four? Four. OK.

Well, we will continue the public hearing for Part B tonight. And we'll move into Public Hearing C, which will be for Subdistrict 2A. And that will, of course, include Subdistrict 2a. Eventually, we'll get to the subdivision plan, site plan review, and architectural review. But your presentation will cover all of that tonight. So do we have a motion for opening the public hearing? So moved.

Second.

All in favor? Aye. Opposed?

Okay.

Okay, here we go. So I'm Bob Clark and I'm representing the same team. And this is Basically, it's a review of 2A, B, and C. B is the auditorium and is currently, I think, aggressively going through the programming and planning process. along with the rest of our teams, brought on another architect expert to work on what we believe would be a very iconic auditory structure in the future. You'll be hearing much from Chris Reeder's show on that. We need a residential building, and we're just beginning to start planning on that. But we very much would like to build this whole block out, have this whole house as one unit. But in the meantime, we're focused on 2A because shifting all these things around and keeping Wellbridge in business and being able to get the tower occupied as soon as possible, the very first thing that we need to start construction on is this 2A structure. in the temporary assignment when we will be after we build this section, then we'll move Welbridge into here. There'll be parking here. We're going to have to do some other arrangements for some additional parking. We will tear down the Welbridge building and it will be in this section as quickly as humanly possible. So that's what's going to happen there. And then again, this is the engineering technical drawing for 2A, aligning our ingress and egress of our garage directly across from B, which was a critical aspect of the project's goals from the board of all of the meeting. We've obviously gone through all of our engineering. These are just technical auto-term diagrams and how we've re-striped all the roads for the traffic study. Our tree planting plan, which Eli will go into more detail on specifically like he did the other plan. This is our required site plan showing our active pedestrian-friendly street frontage. Again, I think when we get our 2D auditorium design, you'll be very excited by what you see this gap right there. And then I think at this point, I'm gonna go ahead and turn it over to Eli.

So once again, Eli with HOK for the development team. A much simpler presentation, I think, today on 2A than we have on 1 that we just completed. And I wanted to just look back here for a moment to illustrate the attitudes that we took and the overall look at SD1 that the future civic auditorium and the residential area is going to be to the south, we also anticipate the benefit that that provides to the full street network. And so again, harkening back to the old SBD, this garage was previously over 2,000 spaces. It has obviously been significantly reduced as we looked at the balance. Just to remind that the combination of one and two has been compressed as part of our agreement for the overall parking matrix for the STD. So it's an important point to make as we look at why we've done what we've done. We've got that key entrance indicated by the large P, which then indicates that middle zone of the garage. We have focused on key lobby elements, so making sure people are moving on for a second and that there's a lobby there that they can get out and walk down the street along all that retail. We just shared with you on SD1. That's good for everyone. From the other side of the garage, we have a pod of retail-ready space. One could envision that being a great support for this new civic auditorium. And then as Bob mentioned in the STD, the land bank for an appropriately scaled auditorium that we're talking about really sits off to the right. So this, in the end, will be incredibly active. piece of the city with a great amount of visual activity, with really now being limited to this small frontage on Fort Sun, which I think is a real net improvement over where we were a few months ago. The Missouri cloud, as I mentioned, we want some consistency. So we were going to abide by all of the city standards around the full perimeter wherever necessary, and then continue the pallet when you get on to the development property of pavers, appropriate tones of gray. So there is always a high level of finish throughout the entirety of the development. We're not talking about because we've come down in front of a retail home to all stamped concrete. We do continue this language of pavers and high-level finish throughout the district. This looks very familiar to where we work because it's intentionally so. We want to maintain by continuing the London Plain trees with consistent street edge throughout the development and mixing color and other trees where we can. The elevations as they stand are an interesting thing to talk about because with 2A, we're sort of talking about an initial build with future in these dashed zones. We do anticipate having a continuation of the idea of these individual retail zones on four sites, which is the drawing on the top. Again, windowed fenestration and masonry patterns. This is more right now in gray tones. more and akin to the civic as we come to the auditorium, and then we can imagine once again changing back to the warmer tones as we went down to SD3. This is a deliberate move because I think that we are cognizant that we don't have an entire elevation that is the same tone. you see something different. You see this as relating now. It is still a garage, that smaller section, but as we get into the auditorium, it sets the, I don't want to say the stage, it gets ready for the future development.

Go

ahead.

I would just like to go back to the landscape just for a minute. Of course. You said that, I think you said a couple of times that the London plane tree you were putting as the street tree. Yep. Oh, Jeff loves it. I thought, isn't there a danger in having the same tree as your street tree in case of, you know, Elm and Dead Shell disease or what we're currently facing with the actions?

I think it's a great question. I can ask the landscape team to answer more directly. I think the intent was, in the master plan that we were reacting to initially was for continuity. I think it's very common. So we can look to address that. I think we have a landscape work to do. We can. Oh, Derek, I didn't see you. So if you don't mind.

We are trying to be cognizant of the fact of different species and not overburden them. double check and cross-reference with the city's reference list, and also .

Continuing as we talk about elevations, we have paid mind, although this elevation on the bottom will not be visible shortly after construction because of the phased future construction. We are anticipating doing a masonry panel on that facade, even in the initial two-way build. So not leaving simply a blank garage facade, but picking a few textures here and some reliefs. So we're not anticipating putting windows. see down the road there being a building directly in front of it. So from a fire code perspective alone, we need a solid wall. But we do need to treat the solid wall with a variety of materials and some relief panels, which is what this lower elevation is showing. Pulling, you can see the gray masonry comes around the corner. it becomes a lighter beige tone, and then we have the red framing back towards the crescent. So the red brick concept will essentially become the neighborhood, a common palette sort of around the crescent, and we go to sort of other tones there. And so I'm hopefully preempting the question of why around windows we do need a fire-rated assembly as we build the two future phases down the road, so it's sort of prohibitive from that. But we will do a mystery design on that, as well as the The upper drawing is the elevation that will be blocked off when the future auditorium comes in. So, again, masonry there, brick, textured brick materials for the short term. And then down below you can see the similar kind of detail to what we have on SD1 and very deliberately dropped. We see Lyle not just as an alley but becoming an important street, which is why we've added additional width for the street. We've added articulation. We've created a similar kind of language. So on that, I'm

just looking at this elevation. Yes. On the pedestrian map, you showed a path along here. Correct. Can you

speak to that? I'll go back to the plan. So the sidewalk, the city standard street, let me get my laser. The city standard street is going to run from Forsyth down Lyle, and again, this is where we've added additional width beyond the city standard. So to us, this is all part of our sidewalk. You can see the brick edge, the standard tree pits, et cetera. So bringing that condition of the public realm down to here, these are not loading spots as much as they're just additional overflow. The alley has a number of spaces for vehicles simply to queue up. So that's really what that's intended, but the path then will come down. And as we get into what 2C is, this green space will be that through cut. So you can walk from here down across the sidewalk and then down through to get down to the contract circle. And again, all the green space areas we've shown you do not include driveways, drop offs, et cetera. So to Bob's point, there are opportunities I think as we get into 2C for appropriately designed and scaled smaller parks in and around this residential development as we move forward. The diagram is not rendered as we've shown some of the others, but it's very clear to explain our day one condition of textured masonry of multiple material types, wrap and corner all the way so that we complete the garage as we finish 2A. And then these are simple areas, right? They're not a design. That's just to indicate that somewhere within those boxes is where we'll come back and have a specific design for the auditorium and for the future presidential building. And that will obviously have all of the things we've shown you in SD1 with materiality, articulation, off-the-wall locations, et cetera. As Bob said, the intent is to make sure we get all of the capacity for our rubber spendings for the use we need to up and running to allow this to happen, to allow the SD1 tie to come on when it's needed.

In SD2.

Does that have retail on the bottom? It's currently in the SDV application intended that it would to be designed. Yeah, so we're, remember our back-to-street drawing and we hope that that would continue as we get into that level of detail. And then just another view of that same diagram as we come around. Briefly on signage, we anticipate having a parking sign and limited retail at the small park. It's a very limited sign this year because One can imagine the main signage will be to identify the Borough Conservatory down the road. So, you know, really then into the retail zones and again we've articulated those individually at the base of the building, much like SD1. Each retailer will have a distinct

identity. In that smaller parking garage, what is the total parking space?

I believe it's in the 900 range, but the specific number I don't have off the top of my head.

So you would expect it to be sufficient for the Civic Auditorium?

We have sized this garage to suit what is necessary for the auditorium temporary needs that then shift down the road for us for the SB1 and the overreach at SB1. It does have parking for the auditorium. What's

the other ? Short answer is yes. That's a much better way to put it.

is in garage 2A, there are three rows of parking. There are? As opposed to two rows of parking in the garage to the west.

Correct. If you look at the site plan with the triangle and the shape, it gives the opportunity to do that. There's no physical way to get through those. It's the same as the current garage

that we have. It's 3D. So if our current garage that we have is 3D.

Okay. Yeah, the one to the west of the current

one.

Yeah. If the total parking is 900, then the southernmost road is probably 300. Some locations. Where is the parking for the proposed 2C residential? Will it be private or will it be mixed in?

It'll be mixed. Some of them will be in here and some of them will be under the building.

Under the residential? Under the residential building. Okay. It seems like that third row is getting very, very close to the crescent. and everything we see, it looks like a very narrow opening where you've said that the walkway would go from Forsyth all the way through to Piranha Byrd. It's the same as it was

presented in the approved SPD. It's the the same distance. In the proposal, in the SPD amendment proposal, and they put 30 feet in there, we're gonna fix that and read it back to 35 feet. But we're gonna keep it the same as the current approved SDD.

It doesn't come further south?

No. That's where the line was at the residence before. Now from the outside, it's not different. It was the residential building and now it's the wall of the

garage. The same wall. But in the approved SBD, weren't there only two doors of parking?

Yeah, but the residential wall was still right where this wall is. We stayed inside this. Third row over, we brought it in where the residential building was before.

And then the residential building comes further south, taking over the green space that we've talked about some of it. But it's prime real estate to

not develop. And there's no setback. There were no setbacks. I mean, the press will go right to the property line. And that's very much part of the

problem. One of the benefits of the current design is probably as small an overall volume as we can get. It's a benefit to the three ways because they tend to be incredibly efficient in terms of how much actual building we're going to turn into. So the overall benefit versus three versus two is that we need a smaller garage.

So then the two garages that we're looking at tonight in Sub-District 1 and 2A, is the total parking capacity there the same as what was approved in the SDD for two garages?

When you total up, and I even accounted for the future potential underneath the residential, you're approximately 200 spaces less. it has not been, not only reduced bulk of frontage,

So those windows on the end of the crescent, on that side, what are they? Are they into units or are they into the core? Do you know? No. In the crescent? In the crescent. The ones that will eventually be essentially looking out into the side of your residential building. I can answer

that question. They're my bedroom windows. OK.

I want to take a step back with a question about parking. One, 2A, the residential building will have underground parking. Do you have any of the other parking structures in underground? All of them. All of them, okay. How

many levels? About three to three and a half depending on the room location.

And then just in approximate numbers, SD1, how many parking spaces are there in SD2 and SD3?

So 1 is 1750 from the SDD. And 2, again, I don't have the exact number, but it's in that 9-inch range. And I apologize for not having that metric right off the top of my head.

No, that's great. And then SD3 would be the balance to get to that 500.

Well, 5,800 members across the full SDB. So SD3 would have its own specific count, which I think to Bob's point will come back to you with that. So at no point is the intent to exceed the approved 5,800 across the full SDD, and we're maintaining that. Thank you very

much.

The lay of the land where Subdistrict 2 is seems to be higher, and you had shown an elevation of foresight where going from Hanley Road to the east So is this SD2A garage, is it apparently sunken more down than is the SD1 garage?

The way to answer that, I think, is that the top decks of these are aligned on what we agreed to be 86. So as a result, you could say that it looks to be further in the ground because of the way the topography works. Remember, it actually is low here. It comes up, it dips down, and then it comes back up again. So it's pretty interesting and quite challenging stretch of land to get to work when you think about retailers. And we use that for advantage to actually create that variation in retail. That's part of the way that we get those different retail storefronts to look quite different.

So if we understand, it's really the 89-6 height that determined the volume? Yeah, we started at the

top and worked down. Is that 89-6 from Forsyth? Yes. Okay. And

it's...

Forsyth.

I guess I'm a bit uncomfortable with the closeness on 2C to the residences. I'm wondering if there's some way that that can be removed? Maybe go higher and get the skinner? I don't know. But that does make me wonder. Before, I believe it ended before their final window.

We don't see any detail except for the massing of 2B and 2C. But from what Joanne was saying, I wonder if there will be really sufficient residential units in there or should they be moved to sub-district 3?

No, we think it's too valuable of a piece of real estate to move down. We think it's very valuable. I mean, we've seen some preliminary plans, but we think we're going to have 40 or 44 really nice marketable . Part of the problem with SB3 is that we're going to be facing norms. So our units on Forsyth, you know, I can see where our neighbor to the north would really like us to have residential units all along the face of Forsyth. But we're facing north. We would rather him trade and give us his property on the other side so that we have sunshine on the face of our residential. I just wanted to go back to your question. So before, And the plan was approved by you all and the Board of Aldermen. No, and I agree with you. It was tough. This was always...

Right. And what's concerning me is how far south it's coming. It's coming further south.

Well, yeah, that's true.

And I just eyeballed it when I was standing outside the building and that you've provided us, but it kind of looks like it's covered all of the windows on that side. Well,

this isn't a design of the building. This is just a masking thing. The building will avoid being carved back so that it can get used back into the...

That would be great. So

maybe we'll be able to come back and show you some basic ideas. But we have to be able to utilize our real estate. No,

we're not arguing that you shouldn't. And I think actually I agree with you that it would be great to have more residential going along from the lab.

And also, you know, our building is going to be looking at their buildings. So we're going to be trying to...

I just

want to point out that, again, I think it's really important to note, this line right here where we're at is There was already a wall that was

the same length as the

crescent there. It's not that eastern wall, it's the south. Just to be sensitive to

this. So Bob, what we're hearing you say is you need to be complementary between the crescent and the two sea resonances. And as we saw in the original, it looked like the 2C residence, it wasn't called that at that time, may be covering the northernmost window on the east side of the crescent, one window. But when we come to the current one, it comes down about two-thirds to three-quarters. So your comments, I think we all agree with. Articulate that 2C building so that the windows and the residence on both sides, the present and the new structure, don't stare at each other too closely. Are there comments?

No, I think they put it well. I mean, you're going to want that for your own building when you get there and then . Yeah, true. But you're going to have windows on that side, and the president's going to be moving out into something. So, I mean, that's going to be something that's going to come up.

Right. We had . Is there a parking underneath the auditorium? No. The one with the vibration.

Other comments? Any comments from the audience on Sub-District 2? Who's come up?

I'll center you from the end of the question. What's

your name?

Cedrin, S-I-T-R-I-N. It's really just a question. First off, did you say condos or apartments? We think it's condos. Condos, okay. My question is on the two parts of the two garages that surround Lyle, the notch down in the district. That's in depth, isn't that water? Okay, the scent team was very accommodating to the crescent by putting the green space on top of the grudge and we appreciate that. But at the notched out area on the south side, it still faces the crescent and it will face your condos. So would you consider putting green space on the lower back of it, the south end of the lower also? Okay, that was good. Thank you very much.

Any other audience comments? Any further comments before we continue the public hearing? Bob or Eli, anything more from you? I think it brings us to the end of our three public hearings. All of them are continued hearings. to December 19, two weeks from tonight. And we appreciate the more detail that we've seen tonight. It certainly seems to be moving in a positive direction. And we appreciate everyone in the audience coming and voicing comments as they saw fit. This ends the public hearing.