urbanSTL

The Plan Commission/Architectural Review Board Meeting lasted over 5 hrs last night. The Auditorium of CHS was filled nearly full capacity, even more interested resident participated than last time. The Centene’s plan public hearing began at 7 pm, after other projects were heard and discussed.
I hope there will be a recording for those who couldn’t attend. In that case, count on nearly 4 hours of recording to review the Centene project discussion in details.

The traffic issue is a serious concern for commuters in the area.
Srinivas Yanamanamanda, CEO and President of CBB outlined the results of their studies. He predicted that some 15% average increase is expected in travel times, calculated the possibility for increased queuing and spillback but concluded, that a gridlock is unlikely to develop. He discussed, what was taken into account, and how the potential problems would be dealt with. CBB also assessed, that new 5,300 parking space would be sufficient for the development.

The hearing was a continuation of the two previous meetings, although Centene took time to re-introduce some background information on the company, their success, their objectives, and how the development would benefit the community: jobs, revenue, charitable contributions, just to mention a few.
Robert Clark’s presentation reminded us the basics features of the plan and addressed staff concerns from previous meetings.
Some of these are:
-The green and open spaces, now said to grow into some 1.4 acres additional public open space within a 9 acres development (For me, the maps and renderings didn’t reflect well this remarkably attractive ratio).
-The blocks of garage structures on Forsyth that are to be concealed by material selection, as designed at a later time (the bulkiness of those structures is evident from the renderings, and regardless of outward modification they divide space and rule the street’s image)
-Introducing more ground floor retail in a hope that pedestrians encountering those areas (some prediction of pedestrian flow seemed to be in support of the probability, that those retails are accessible and well positioned)

The responding presentations brought valuable input about many of the same point that the developer discussed and revealed some additional concern.

Attorney Kevin Cushing, representing area residents highlighted that the current Centene plan doesn’t comply with the Master Plan for the City of Clayton and concerns of the residents are not sufficiently resolved or even addressed. He pointed out that the plan doesn’t meet the criteria for approval. Balancing the development would be needed to consider it as win-win.
The point was not about rejecting the plan. Area residents expressed their support of Centene’s growth along with asking for effective modification to achieve mixed use, transportation oriented, pedestrian friendly downtown living as envisioned in the Master Plan (2010 update).Mr. Cushing called into attention, that it is premature to vote for the project as it is. We don’t know what is going to be developed.

The vice president of Lochmueller Group (civil engineering company) presented expert opinion about the traffic situation, with a lot of detail and consideration. The company investigated, if there was sufficient evidence to mitigate the impact of traffic, if the suggestions were feasible. He discussed local area issues (CBD) as well as regional impacts (the infrastructure beyond CBD is not expected to be upgraded). He also spoke of the necessity to look at more aspects that were omitted so far and use of traffic simulation models.

I found another important point that was made here: using public transportation is not achieved without incentives. Clearly, this plan builds primarily on car based commute and that appears to be realistic for now. At the same time, the design also encourages continuation of car based transportation, and likely to invite a lot more car traffic as future growth realizes.
The input from the public began at 9:20 pm. Nearly 30 people signed up.
There were testaments about Centene corporate citizenship that mostly came from those who are involved in organizations that benefited from Centene’s generosity. A wide variety of good causes were supported with substantial donations from Centene.
At least four current Centene employee came forward to voice their support of the future development of their company.
Creating jobs, construction jobs as well as other jobs that the development generates in addition to the expansion in office jobs were highly valued.
Parents were looking forward to further elevate the quality of Clayton schools, other parents were concerned about the safety of the children walking and eventually, driving on the roads with more dense traffic.
Some expressed, that this is exactly, what Clayton was hoping for a long time. Others, equally supporting the growth, expressed concerns about the direction Clayton takes by accepting the plan exactly as is. Because the Centene plan, as it is presented to us is not what the Master Plan guidance meant to envision and help to create for the downton/business district blend.
Long time local businessmen expressed, that without adjustments to the plan, Clayton will never realize a balanced, mixed used development of a downtown.

It is important to note, that not one person that I heard opposed to the project. Those who raised concerns expressed valid arguments and the emphasis has always been, how to make the project work for everyone.
The public’s input lasted for more than an hour.
After that, Mr Clark returned the podium and members of the ARB spoke. There appeared to have been an agreement, that the concerns were sufficiently addressed, with some minor remaining issue that could be handled at a later time when the subdivisions are designed.
There has been a lingering sense though, expressed by members of ARB as they spoke, that the plan is lacking in vibrancy we were looking forward to, the garages are still large, retail may be too few, and I can’t recall what was said about the green places at last.
There was an agreement that the plan presents an outstanding opportunity and should go forward.

At 10: 42 pm the members of ARB voted unanimously greenlighting the project despite the concerns. With 5 aye to 0 nay for rezoning the SDD (Special Development Disctrict) the plan has passed and now goes in front of the Board of Aldermen.-Gabriella Farkas