CENTENE CLAYTON CAMPUS, Special Development District

Transcription

August 1st Planning Commission and ARB Meeting
I n t e gra t i o n wi th th e Ci ty of Cl ay t o n V isio n 2 0 1 3 :
S uppo rti n g a vision to deve lop vi b ran t b u s in e s s are as
Vision 2013
City of Clayton
Vision 2013
www.ci.clayton.mo.us
Vision 2013
GUIDING PRINCIPLE: II
Clayton strives to be a regional business leader by
supporting and developing vibrant business areas, which
can be enjoyed by our residents, workers, students and
visitors. The combination of corporate headquarters and
smaller businesses will provide a strong economic engine
to support the high quality services and daily life that our
residents and business community have come to expect.
At the same time, the City values the quality and history of
its neighborhoods and will support and dialogue with all
residents about their needs.
GOAL
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that enriches the City’s quality of life, preserves the integrity
of our residential neighborhoods, and is consistent with the
Comprehensive Plan.
I n t e gra t i o n wi th th e Ci ty of Cl ay t o n St rat e g ic P lan :
Downtown
Clayton is a premier economic center, welcoming
and fostering entrepreneurs and new companies,
Clayton, Missouri Strategic Plan
Clayton, Missouri Strategic Plan
(continued)
1. What do we know to be true?
Where are we?
2. What do we hope will be true in the
future? Where do we want to go?
3. What must go well in order to make it so?
How do we get there?
In this way, Clayton’s Strategic Plan is a road map to
move the community towards its intended vision.
Methodology and Process
Clayton retained the services of The Novak
Consulting Group to design and facilitate a
strategic planning process. To guide and direct
the process, a Steering Committee was formed,
chaired by Mayor Linda Goldstein and comprised
of community representatives.
CE
NT
E
BRATE
CELE
Y
UR
THE FUTURE
CE
N
T
The process of developing a strategic plan
explores three specific questions:
C
CO
N
C The Future utilized a facilitation technique
known as a Search Conference. This process is
designed to “bring people together to achieve
breakthrough innovation, empowerment, shared
vision and collaborative action” (from Discovering
Common Ground, Marvin R. Weisbord, 1992).
The Steering Committee invited members of the
Clayton community to participate in the Search
Conference, which included two key events: a
Vision Conference and an Action Conference.
Involvement in these events required a significant
commitment of time from participants, and the
process was enriched by the broad cross-section of
the community that engaged.
The Steering Committee decided on an application
and invitation process to solicit participation by
stakeholders. Ultimately, they selected a group of
approximately 50 stakeholders to participate. In
addition to this group of stakeholders, input was
sought from the entire Clayton community on the
elements of the strategic plan.
Evaluate the resource contributions of residents,
institutions and the business community in the
context of their consumption of City services.
and non-profit entities for the greater good of the
community and the region.
Evaluate the development review process to make
it more user friendly for applicants.
Strategic Initiatives:
Convene stakeholders to explore and identify
opportunities for collaboration and coordination.
Livable Community
Clayton is a sustainable, welcoming community
comprised of desirable neighborhoods, attractive
green space, diverse artistic, cultural and recreational
opportunities and a multi-modal transportation
CR
affecting the community, articulating a clear
vision, establishing key performance areas,
identifying priority strategies and initiatives, and
creating action plans. The Clayton Strategic Plan is
intended to represent the community’s vision for
Clayton, and outlines what the community hopes
to accomplish during the next three to five years.
CLAYTON
U
COMM NITY
A strategic planning process involves preparing
an environmental scan that identifies the factors
L
IA
N
N
COMMITMENT
and Board of Aldermen, but was designed to be a
community-based strategic plan.
T
EC
N
a strategic planning process, known as C The
Future. This process was initiated by the Mayor
TE
EA
In March 2012, the City of Clayton embarked on
The process resulted in the final elements of the
Strategic Plan: vision, key performance areas, strategic
initiatives, and action plans.
C The Future Strategic Plan Elements
Vision
Clayton is recognized regionally and nationally as a
premier city of its size and character. The community
is a safe, vibrant destination defined by its unique
combination of leading businesses and educational
institutions, the seat of county government and
picturesque neighborhoods, all of which combine to
provide an exceptional quality of life.
Key Performance Areas and
Strategic Initiatives
Four key performance areas have been identified for
the Clayton community. These are the critical areas
that must be successful in order to achieve the vision.
system, all of which foster a safe, healthy and
enriched quality of life.
Strategic initiatives have also been identified for each
key performance areas. Draft action plans have been
developed for each initiative and are detailed in the
next section.
Support public and private art throughout the City
Exceptional City Services
Maintain and expand public and private green
space.
Clayton residents, visitors and businesses are proud
of its City government and the exceptional level of
City services provided by dedicated employees. City
services are provided in a financially sustainable
Increase evening music and performing art
activities.
manner with high service levels delivered with a
commitment to efficiency.
Promote environmental sustainability building
practices.
Expand complete streets integrating biking/
walking programs.
Cultivate strong support for the School district of
Clayton’s long-term strategic plan.
Economic Development and Vibrant
Downtown
Clayton is a premier economic center, welcoming
and fostering entrepreneurs and new companies,
attracting diverse talent while maintaining and
promoting established businesses and investment.
Clayton’s economy and sense of place is anchored
by a vibrant downtown that is characterized by a
blend of corporate headquarters, local businesses,
restaurants, residences, retail uses and regional
government.
Make parks Wi-Fi accessible
Strategic Relationships
Continue to implement the newly established
plan to eliminate the structural deficit in the City’s
operating budget through a combination of
expenditure reduction and revenue enhancements.
Clayton ensures its long-term viability as a thriving
community and premier destination by developing
and leveraging strategic relationships. Clayton leads
and fosters collaboration among public, private
Implement the Downtown Master Plan.
Develop an economic incentive program that
attracts start-ups and entrepreneurs.
Benchmark against industry standards to drive
internal performance.
(over, please)
210 Glenmary Ave. | Cincinnati, Ohio 45220 | 513-221-0500
restaurants, residences, retail uses and regional
government.
Increase density in downtown Clayton and other
appropriate areas.
Create themed special events and festivals.
Develop a system of reporting the performance of
government to the community.
attracting diverse talent while maintaining and
promoting established businesses and investment.
Clayton’s economy and sense of place is anchored
by a vibrant downtown that is characterized by a
blend of corporate headquarters, local businesses,
thenovakconsultinggroup.com
Increase density in downtown Clayton and other
appropriate areas.
Implement the Downtown Master Plan.
Develop an economic incentive program that
attracts start-ups and entrepreneurs.
I n t e gra t i o n wi th th e Ci ty of Cl ay t o n 2 0 1 0 M ast e r P lan :
Devel o pi n g ea st-we st a long Forsyt h , an d focu s in g s t re e t s cap e im prove m en t s c o n n ec t i n g
ou r pro j ect t o the e a st
MARYLAN
D AVENU
E
FORSYTH BOULEVARD
AY
KW
AR
KP
AR
TP
S
RE
HANLEY ROAD
FO
C e n t e n e ’s p ro p o se d d eve l o p m e nt sup p o r t s t h e l o ng - t e rm v i s i o n
of a s t ro n g , e a st - we st e nh a nce m e nt of Fo rsyt h Bo ul evard
I n t e gra t i o n wi th th e Ci ty of Cl ay t o n 2 0 1 0 M ast e r P lan :
E x ten di n g a vibra nt Ce ntral Busin e s s D is t r ict t o t h e Eas t in lin e w it h t h e M a st er Pl a n
S.
CE
NT
ME
RA
L
AV
E
AY
KW
NU
EC
AR
KP
E
E
NU
E
AV
BOULEVARD
M
RA
BRENTWOOD
S.
AR
TP
FO
S
RE
Ce nte n e Ca mp us S DD (S p e c i a l D eve lo p m e n t D ist ric t )
Ou r pro ces s
Cente ne and t he d eve l op m e n t te a m h ave be e n wo r k ing w it h t h e co mmunit y i n a wi d e va r i e t y of p u b l i c a n d
indep end ent mee ti n g s throu g h ou t t h e co urse of t h e la st few mo nt h s in a n ef fo r t t o g a r n e r c o m m e n t s , i n tegrat e thoug htfu l l y wi th the C i ty ’s lo ng t e r m ma st e r pla n v is io n, a nd h ave re s p e c t f u l d i s c o u rs e wi t h t h e
immediat e neig h b ors a rou n d th e p ro po se d deve lo pme nt . Th e go a l of lo o k i n g t o p rov i d e a s o l u t i o n t h a t i s
balanced across a l l c on sti tu e n t n e e ds drove t h e fo llow ing me e t ings :
1. An initial dis c l osu re of th e p roje ct in a public fo r um o n J une 6 t h
2. A p ublic ‘t ow n h a l l ’ p re se n ta ti o n a nd discus sio n o n J uly 1 7 t h
3. More t han 1 2 m e e ti n g s w i th th e re s ide nt s of t h e Cre sce nt
4. Meeting (s) wi th s u rrou n d i n g n eigh bo rs
a.
Mar y l a n d Ave n u e / O l d Tow n re s ide nt s
b.
Ritz -C a rl ton
c.
Resid e n ts of th e Pl a za
5. Weekly meeti n g s w i th the C i ty of Clayt o n st af f be ginning o n M ay 1 1 t h , 2 0 1 6 .
6. The t eam ha s re sp on d e d to over 3 4 0 rev iew co mme nt s
City of Cl ay ton staff revi ew :
Landscap e revi ew :
Sit e/ AR B:
SW PPP:
Tot al Res p on se s:
2 3 2 co mme nt s
4 1 co mme nt s
4 7 co mme nt s
2 1 co mme nt s
3 4 1 re spo nse s
7. Meeting s wi th va ri ou s u ti l i ty p rov ide rs
8. Citizens for M od e rn Tra n s i t & Me t ro link
P ro j ect vi s i on
S DD S u m m a ry
SUB-DISTRICT A
SUB-DISTRICT 1
SUB-DISTRICT 2
SUB-DISTRICT 3
SUB-DISTRICT 4
I l lus t ra t i ve Ma ste r Pl a n
7
7
7
7
7
7
7
7
7711
415
406
REAR DR
740 1
741 0
741 4
740 5
741 9
741 5
753 5
750 1
750 7
751 3
751 5
745
4
LEE AVE
751 8
752 0
752 5
752 8
763 4
760 0
751 0
D
AN
BL
DR
745 7
746 1
302
304
10
308
770 5
401
404
405
408
411
414
412
415
420
419
422
421
418
422
401
15
KINGSLAND AVE
TRINITY AVE
0
Urban Design Destricts
25
14
PRIVATE RD
409
Commercial
District
41
4Neighborhood
2
24
415
Commercial
District
428
405 C-2 General
416
417 DR
WEST MORELAND
432 Density Commercial District
HDC High
409
420
421
436
Unit
Development
PUD Planned
424
417
440
429
Special
Development
District
428
SDD
MARYLAND AVE
421
444
433
432
Service District
425 S-1 448
16
43
436
7
27
PRIVATE RD
METRO
7. Clayton Gardens
8. Topton-Brighton
LINK RR
UNIVER
SIT
Y DR
IR
400
R
S H I 1 C-1
40
26
PERSHING AVE
404
N BIG BEND BLVD
400
Medium Density Multiple Family
400Dwelling District
DRHigh Density Multiple Family Dwelling District
Y
LER-7
D DR
768 7
R-6
WO
O
326
764 5
4. Central Station TOD
AVE
5.WATERMAN
Forsyth
Station TOD
6. Maryland
Gateway
PRIVATE RD
PRIVATE RD
GE
768 3
1. Downtown Core
2. CBD Core
3. Clayton
Plaza
PRIVATE RD
328
PRIVATE RD
Low Density Multiple
760 1Family Dwelling District
WATERMAN AVE
Medium-Low Density Multiple
Dwelling
District
336
WELLESLEY AVE
322
WILLIAMS AVE
OVE
RH
Downtown Overlay
Districts
PRIVATE RD
98
R-5
332
9
HAL L C
R
740 4
744 9
745 1
740 0
30
0
76
05
Y
11
DD
W
PK
R-4
ROSS AVE
318
764
6
764 8
763 7
770 1
770 0
770 8
770 4
771 2
COUNTRY CLUB CT
766
9
767
3
767 9
408
770 9
7711
77
27
773 1
EAR DR
NR
771 5
400
OL
SW
ED
42
9
Y
741 8
760 1
15
760 1
E
AV
PK
35
407
DR
314
SHIRLEY DR
772 1
231
222
77
28
M
IS T
3
772
4
306
310
770 1
200
780 0
781 2
781 8
201
790 8
212
235
BE
238
LO
DR
235
S RA M P
4
P AR K
RAMP S H AW
236
43
AMP SHAW PARK DR
230
24
77
250
250
250
250
250
250 250
250 250
250
250 250
227
771 6
230
226
DR
RK
7
770
E
A V 0 7 770 7 0 7
77
O N 77
0
772
S MERAMEC AVE
801 2
200
200
200 200
3 200
200 200
200 200
200
200
200
200
200
800 0
225
AW
SH
PA
K
AR
TP
ES
412
230
219
222
230
LZ
312
G R EE N
WA
YA
VE
316
R
District
R-1
CA Large Lot Single Family Dwelling318
311
District 322
R-2 Single Family Dwelling
313
326 KINGSBURY BLVD
317Dwelling District
R-3 One and Two Family
I LL D
200
76
67
210
R
FO
COLORADO AVE
770 0
773 0
222
TP
12
211
753 9
760 3
14
760 6
150
150 150
15
150 0 150
150
150
101
122
210
211
207
EL E
ND
100
OAKLEY DR
774 5
775 1
48
773 3
771 0
172
118
777 7
O
CAR
5
112
7711 7711 7711
7711 7711 7711
7711 7711 7711
S CENTRAL AVE
105
121
8011
BONHOMME AVE
120
CARONDELET PLZ
3
5
10
744
3
743 744
5
7
742
5
1
10
10
155
155
155
155
1
760 0
761 5
761 7
760 4
761
8
9
760 4
7611
762
761
1
6
763
761
761 5
3
0
763
762
5
9
4
761
763
762
7
6
1
762
763 9
762
0
763
763
5
5
4
762
764 7
763 6
764
763
9
8
764 1
763
765
3
765
59
76 1
6
76
802 5
111
773 8
130
100
107
106
CARONDELET AVE
773 0
800 0
100
20
18
155 155 155 155
155 155
155 155
5 155
155 155 15 155
5
15
5
15
155
5
15
155
146
CARONDELET AVE
100
8011
S BEMISTON AVE
40
25
7811
34
114
26
155 155
155 155
155 155
155 131
155
14
17
41
AR
12
24
29
762 0
12
18
10
763 0
770
0
772 0
763 6
764 2
77
40
780 0
780 8
10
14
800 0
20
80
S LYLE AVE
1
780 1
760 5
13
N LYLE AVE
770 1
773 1
10
781 4
2
804 0
R
D
754 4
760 0
760 5
760 6
760 8
7611
761 5
761 6
761 2
761 9
762 7
762 3
762 4
762 0
763 2
763 3
763 5
764 0
763 6
774 7
780 0
38
781 7
7
2
11
1
7911
792 1
8
793 1
2
20
FORSYTH BLVD
K
SI
D
E
81
00
800 1
801 5
802 3
1
9
24
19
802 7
81
25
1
775 0
19
10
9
804
30
18
753 0
823 5
81
18
750 1
754 0
32
23
770 1
103
762 8
34
0
800
782 0
818 2
105
774 1
103
810 0
101
112
108
774 9
111
N BEMISTO
119
117 115
111
782 1
119
7811
106
N
800 7
810 1
800 9
802
5
802 802
5
5
802 802 802
5
5
5
802 802
58 5 8
0
02
5
8
8
814 3
814 1
8
Cl ay t on Zon i n g Ma p
9. Clayshire
SNOW WAY
10. Westwood Corridor
24
11. Clayton Road
12. Christian Brothers College
THROOP DR
Cl ay t on Zon i n g - 2 0 0 4 :
C l ayto n Pl aza Ove rlay Distric t, a t t im e of C e n t e n e P laza C on s t r u ct ion
Key at t ri b u t e s :
• H i g h De n s i t y C o mme rc i al Us e
• Mi xe d Us e Deve l o p me n t d e s i re d
• Un l i mi t e d h e i g h t
Cl ay t on Zon i n g - 2 0 0 9 :
C l ayto n Fo rsy th TOD Ove rlay
Key at t ri b u t e s :
• D e n s i t y aro u n d Me t ro l i n k l o c at i o n ( s )
• M i xe d U s e Deve l o p me n t d e s i re d
• H e i g h t u n l i mi t e d s o u t h of Fo rsy t h an d Eas t
of Ly l e .
• H e i g h t i n are as we s t of Ly l e t o H an l ey
s h o u l d s t e p b ac k f ro m Fo rsy t h .
• D e n s i t y t h ro u g h o u t e n c o u rag e d
Ha n l ey Towe r l o c at e d p ri mari l y o u t s i d e of
TOD ove rl ay t o fo l l ow i n t e n t of Fo rsy t h TOD
overl ay Di s t ri c t .
Tra c t 3 Towe r l o c at e d n e ar Me t ro l i n k an d t o
so u t h of s i t e t o fo l l ow i n t e n t of Fo rsy t h TOD
overl ay Di s t ri c t .
I l lus t ra t i ve Ma ste r Pl a n
Re d d a sh e d l i ne : Fo rsy t h TOD Ove rl ay Di s t ri c t
Bl ue d a sh e d l i n e : C l ay t o n P l aza O ve rl ay Di s t ri c t
S E T BAC K ZO NE
FO R TOW E R S
( I N YE LLOW )
TOW E R 1
SD 1
U NL I M I T E D H E I G H T
ZO NE F O R TOW E R S
( I N BLU E )
TOW E R 2
SD 3
I n t e gra t i o n wi th th e Ci ty of Cl ay t o n M ast e r Plan :
Re s pecti n g a nd following the c ity’s v is ion of it s C iv ic Re alm
Civic Realm
The civic realm and public spaces represent the long-term structure of the city and its enduring
p
identity. Parks complement
the dense use of urban land by opening up views and providing
shared spaces. Monumental civic buildings punctuate the urban form, while parking structures
and transit systems represent major infrastructure that enhances the operation of the city.
Together these facets of the urban environment complement private investment that occurs
on the intervening blocks.. TThe civic realm is both necessary infrastructure and an amenity that
adds value to real estate, while in the long run making the city more desirable for residents,
workers, and visitors.
The framework for the civic realm identifies open space and landscape initiatives that
complement the planning framework:
•
Enhance the public space along Forsyth Boulevard adjacent to the county police building
to anchor the restaurant core and provide a more formal center to Downtown. Enliven the
space by installing a kiosk and wayfinding signage and also by hosting special events such as
farmers markets that draw people downtown during non-business hours.
•
Make key streets such as Forsyth Boulevard and Central Avenue (shown in yellow) Pedestrian
Priority Zones with additional street trees, wider sidewalks, and small welcoming public spaces.
•
Improve the pedestrian enviroment along Brentwood Boulevard.
C en t e n e ’s p ro p o s e d d eve l o p me n t s u p p o rt s
t he l o n g - t e rm v i s i o n of a v i b ran t c i v i c re al m
t hat w i l l p rov i d e a mo re d e s i rab l e c i t y fo r
res i d e n t s , wo rke rs , an d v i s i t o rs .
Acti n g o n Maste rpla n’s Key Ac tio n I t e m s
North Central
Key Action Items
Please reference the Downtown Clayton
Action Plan for further detail.
ECONOMIC DEVELOPMENT (pp. 114))
• Focus on retail and restaurants,
recruiting more unique retailers
•
P id nearby
Provide
b amenities
i i to
help indirectly encourage the
p
p
development
of office space
Re t a i l p rov i d e d i n va r i o u s l o c a t i o n s a n d a t
e ac h s u b d i s t r i c t
A me n i t i e s i n p u b l i c s p a c e s , re t a i l , a n d c i v i c
spa c e s i n t e r i o r t o p ro j e c t s a re i n c l u d e d
•
POLICY (p. 120)
Setback
S
b k large
l
scale
l development
d l
within Pedestrian Priority Zones
D e s i re d mo n u me n t a l b u i l d i n g s a re s e t b a c k
f ro m Fo rsy t h ( key zo n e ) a n d C a ro n d e l e t
INFRASTRUCTURE (p. 126)
Modify street sections and
consider regulatory adjustments
for outdoor dining as necessary
Stre e t s e c t i o n s a re s i ze d fo r o u t d o o r d i n i n g n e a r s ma l l e r re t a i l , a n d a n c h o r p a r ks
a re l o c a t e d n e a r key a n c h o r re t a i l s p a c e s
•
•
Consider new approaches to
managing deliveries and loading
that are realistic and feasible
•
Make plaza at Forsyth Boulevard
and Central Avenue a new
key civic space and work with
existing art organizations to
create a landmark sculptural
element in the space
•
Create curbside parking along
Forsyth
hours
y Boulevard at off-peak
p
N ew c u r b s i d e p a r k i n g w i l l b e p rov i d e d
w h e re p o s s i b l e
•
Discourage surface parking lots
except
p behind buildings
g
N o s u r fa c e p a r k i n g l o t s p ro p o s e d
•
Consider a rubber-wheeled
trolley circulator route that
includes Forsyth Boulevard
•
Add bike sharrows to Forsyth
Boulevard
E x pan di n g th e Forsy th V illage Dis t r ict P lan
Forsyth Village District
Financial institutions have a major presence in Forsyth Village, along Hanley Road. The village
also includes a new restaurant, retail, and hotel cluster at Carondelet Plaza. The Forsyth
MetroLink Station is a major asset for the area and is the eastern gateway to Downtown,
providing a public transit connection to St. Louis and much of the metro area.
The presence of Forsyth Station in this district opens up the opportunity for increased
development centering around the MetroLink stop. Moreover, Forsyth Village has significant
development opportunities to the several vacant lots and empty/underutilized building, most
notable along Forsyth Boulevard. Further mixed-use gateway development, building on the
recently-completed retail and office project at Carondelet Plaza, could draw customers from
elsewhere in the Metro area while serving daily needs of the rising number of Downtown
Clayton residents. Given such proximity to Forsyth Station, key streets such as Forsyth
Boulevard and Carondelet Plaza should be made as pedestrian-friendly as possible and
new development should be pedestrian-oriented. Specifically, creating a small-scale public
space along the north side of Forsyth Boulevard would give visitors and nearby employees a
comfortable, easily accessible place to rest and enjoy the outdoors. Finally, clustering growth
around the transit stop would allow for a natural step-down in height as development further
from the station transitions to uses compatible with the existing single-family residential
neighborhood and the historic Hanley House to the north.
Dense development
begins
p
g in the east,, closest to Forsyth
y Station,, and continues westward
along Forsyth Boulevard. The height along Forsyth Boulevard transitions downwards toward
the neighborhood to the north, and is also punctuated by a small civic space. Both Forsyth
Boulevard and Carondelet Plaza are treated as key pedestrian areas with comfortable sidewalks
and buildings reinforcing the street edge. Parking requirements throughout the district should be
modified to reflect the prevalence of public transit, rather than car travel, and remaining garages
should not have frontage on key streets.
S u b d i s t ri c t 3 , ad j ac e n t t o Me t ro l i n k , i s
co n c e i ve d of as a g at eway p ro j e c t w i t h
up t o f i ve s e p arat e u s e s i n o n e s t ru c t u re
D eve l o p me n t d e n s i t y i s me t an d i s
d es i g n e d t o p e ak at t h e s t at i o n an d
Han l ey
St ro n g s t re e t e d g e s are mai n t ai n e d
t h ro u g h o u t t h e d eve l o p me n t b al an c e d
by mu l t i p l e key p u b l i c o p e n s p ac e s
L i ve, Wo rk, Play - Providing all e le m e n t s in t h e C e n t e n e C am p u s
Economic Sustainability
A city embodies economic sustainability by being a place with stable levels of economic growth
and employment as well as with a diversified economic base to protect against sudden changes
within individual sectors. Clayton, the seat of St. Louis County since 1877, has long been a
center for the traditionally stable government sector. In addition, Downtown has a strong office
sector that includes headquarters for a number of corporations as well as a number of legal and
financial services firms. These varied places of employment all contribute towards Clayton’s
economic sustainability, which can be even further improved by broadening the use
of Downtown.
Growing Downtown Clayton as a destination—a place to live, work, learn, and play—naturally
broadens the economic base. At present, there are few residential options downtown and
a limited supply of apartments. A key first step towards greater economic sustainability is
introducing
Not onlyy will this help
g more housing
g choices to Downtown Clayton.
y
p to build the tax
base, but it will also increase demand for small-scale retail and basic services such as grocery
stores, markets, doctors, dentists and drugstores. These additional uses can supplement the
existing office- and restaurant-dominated downtown. Furthermore, quality schools, healthcare
services, renewable resources, benefits, and amenities attract families, businesses, and
institutions that provide employment and also add to the economic foundation and tax base.
The community thrives with a strong economic base that is market driven and serves
future generations.
Th e C en t e n e C amp u s p l an fac t o rs d e s i g n
e l e m e n t s of l i ve , wo rk , an d p l ay, i n c l u d i n g
p ro p o s e d n ew re s i d e n t i al d eve l o p me n t
New offi ce worke rs + New re siden t s = E n h an ce d v it alit y for e con om ic d evel o p m en t
Retail Market Factors
Assuming reasonable sales
productivity, spending power,
capture rates and proximate retail/
food & beverage offerings:
•
Each new resident supports
4-7 sf of retail space
•
Each new office worker supports
2-5 sf of retail space
•
Each visitor supports
0.5 to 1.5 sf of retail space
ECONOMIC DEVELOPMENT
INITIATIVES
Underlying any good plan is a comprehensive approach to economic development. The
following economic development initiatives which should be considered on a case-by-case
basis, address strategies for building the base of retail and housing, and sustaining the base
of office and government uses in downtown
The implementation examples described in this section are all from projects, cities and
programs that have worked in other locations. It is recommended that the legal implications of
these proven programs under Missouri Law be investigated by City of Clayton staff to determine
the specific approaches, techniques, requirements and development structures under which
they might be implemented in Clayton.
Retail
The caliber and character of downtown retail is often used as a measure of downtown vitality.
A stable and dynamic retail and restaurant mix downtown offers a satisfying experience to the
local residents and downtown employees, enhancing their quality of life. Such a mix can also
be the basis for a memorable experience to the visitor and, as such, is an important economic
development asset. To leverage downtown for economic development purposes requires that
lifestyle amenities like a strong mix of unique retail and restaurant establishments is sustained
downtown. The lack of concentrated retail or critical mass of shops coupled with the perception
that Clayton is solely a place for dining is threatening downtown’s function as a shopping
destination and service center. With the many dining options in the area, a number of restaurant
patrons already make their way downtown on a regular basis. Bringing in more specialty retail
can build upon this base of locals and visitors, giving yet another reason to come downtown
or encouraging them to stay downtown longer to take advantage of unique retail choices.
Downtown Clayton has the potential to regain the recognition it enjoyed during the 1980s, albeit
with a different tenant mix, if the retail strategy is carefully executed.
C en ten e P l aza - Building on S uc c e s s
Downtown Clayton
The Downtown Clayton Master Plan sets forth a flexible framework for development, integrating
and anticipating the actions of the public sector and the private sector. Ten principles form
the foundation for the recommendations in the plan. Within this framework, a great variety of
decisions can be made over time to create a richly textured Downtown, while still ensuring a
shared vision of the overall outcome.
1. CREATE a framework for future development downtown
2. REINFORCE the role of Downtown Clayton within the St. Louis region
3. LEVERAGE prior successes to move to the next level
4. IDENTIFY a fully functional mixed use, sustainable, urban environment and
development program
5. DESIGN a distinctive civic realm that establish the city’s identity, links districts, and
is integral to surrounding development
6. LEVERAGE the MetroLink stations for transit oriented development and access
7. ESTABLISH a network of pedestrian friendly streets
8. CELEBRATE adjacent neighborhoods and their connections to downtown
9. POSITION each district according to its unique assets to promote diverse
mixed-use environments
10. DEVELOP a comprehensive signage and wayfinding system and shared parking in
strategic locations
THE CENTENE HEADQUARTERS (TOP) ARE
EMBLEMATIC OF DOWNTOWN CLAYTON’S STRENGTH
AS A REGIONAL CLASS A OFFICE LOCATION.
THERE IS OPPORTUNITY TO ENHANCE THE
DOWNTOWN PUBLIC REALM (BOTTOM) THROUGH
EXPANDED RETAIL AND RESTAURANT
DESTINATIONS TO SERVE THE GROWING OFFICE
MARKET AND FUTURE RESIDENTS.
Ce nte n e Ca mp us S DD (S p e c i a l D eve lo p m e n t D ist ric t ) G o als
Re qu i rem en ts from City S DD A pp licat ion on p u b lic b e n ef it s
T h e pu b l i c b e n efi t s t o t h e C i t y t h a t a re i nt e nd e d t o b e d e r i ve d fro m t h e a p prova l of p l an n e d u n i t d eve l o p me n t s , i n c l u d e ,
b ut are n o t l i m i t e d t o :
1.
2.
3.
4.
5.
6.
Ex t ra o rd i n a r y l a n d s ca p i n g a n d g re e n sp a ce p rov i si o ns;
G a ra g e e n t r y ways by v i r t u e of t h e ir l o ca t i o n, m a t e r i a l s a nd d e si g n b l e nd wi t h t h e arc h i t e c t u re of t h e
su r ro u n d i n g n e i g h b or h o o d ;
A rc hi t ec t u ra l d i s t i n c t i on a n d s i g n i f i ca nce t h a t wo ul d m a ke t h e d eve l o p m e nt n o t ewo rt hy ;
Ex t en s i ve u s e of h i g h q u a l i t y b u i l d i ng m a t e r i a l s t h a t wo ul d a d d si g ni fi ca nt va l u e t o t h e p ro p e rt y an d b e n ef i t t h e
ad j a c en t p ro p e r t i e s ;
P rov i s i o n of n ew p u b l i c i nf ra s t r u c ture i ncl ud i ng , b ut no t l i mi t e d t o st re e t s, cur b s , s i d ewal ks , s an i t ary s ewe rs ,
sto r mwa t e r s ewe rs , l i g h t i n g a n d p u b l i c p a rki ng ;
P rov i s i o n s fo r re d u ce d s a l e o r re n ta l fo r a p e rce nt a g e of t h e uni t s t o e nco ura g e t h e g o al of af fo rd ab l e h o u s i n g .
For pro j e c t s p ro p os e d w i t h i n t h e C e n t ra l Busi ne ss D i st r i ct , t h e p ub l i c b e nefi t s sp e c i f i c t o t h e C e n t ral B u s i n e s s Di s t ri c t
t h a t are i n t en d ed t o b e d e r i ve d f rom t h e a p p rova l of p l a nne d uni t d eve l o p m e nt s, i n c l u d e , b u t are n o t l i mi t e d t o t h e
fo llowi n g a c c e s s o r y co m p l i m e n t a r y fe at ure s:
1.
2.
3.
4.
5.
6.
7.
8.
I nc l u s i o n of b e l ow g ra d e p u b l i c p a rki ng fa ci l i t y l o ca t e d und e rne a t h t h e p ro p o s e d d eve l o p me n t ;
I nc l u s i o n of p u b l i c p a r k i n g s p a c e s i n e xce ss of wh a t i s re q ui re d by C h a p t e r 2 2, A rt i c l e 3 1 of t h e Mu n i c i p al C o d e ;
I nc l u s i o n of s t re e t l eve l l a n d s ca p e g a rd e n, p l a za o r p a r k ava i l a b l e fo r p ub l i c us e ;
I nc l u s i o n of s p e ci a l a c c e s s fe a t u re s o r p rov i si o ns t o e xi st i ng o r p l a nne d p ub l i c t ran s i t fac i l i t i e s ;
I nc l u s i o n of a m i xe d u s e d eve l o p m e nt p l a n wh e re no si ng l e use e xce e d s 8 0 % of t h e t o t al f l o o r are a;
Public art;
A rc hi t ec t u ra l d i s t i n c t i on a n d s i g n i f i ca nce t h a t wo ul d m a ke t h e b ui l d i ng (s) no t ewo rt hy ; an d
Ex t en s i ve u s e of h i g h q u a l i t y b u i l d i ng m a t e r i a l s t h a t wo ul d a d d t o t h e a sse ssed val u at i o n of t h e s t ru c t u re .
JACKSON AVE.
LEE AVE.
LYLE AVE.
P ro p o s e d La nd s c ap e / Gre e n sp ac e p rov isio n s
CARONDELET PLAZA
URBAN OPEN SPACE
HANLEY ROAD
FORSYTH BLVD.
A
AZ
PL
CARONDELET
RETAIL PLAZA
CARONDELET AVE.
HANLEY PARK
ET
EL
ND
RO
CA
HANLEY TOWER
SOUTH DROP-OFF
.
Y
KW
KP
R
PA
ST
RE
FO
0
OPEN SPACES
50
100
FORSYTH BLVD.
NU
HANLEY TOWER GREEN ROOF
TE
S
2.5
LEE AVE.
LYLE AVE.
MI
MI
NU
TE
S
FORSYTH
CARONDELET PLAZA
URBAN OPEN SPACE
CORPORATE AUDITORIUM
GREEN ROOF
HA
ANLEY
YR
ROAD
2.5
JACKSON AVE.
1.
Wa l ka bi l i t y
CARONDELET AVE.
HANLEY PARK
ET
EL
ND
RO
CA
CARONDELET
A
AZ
PL
CARONDELET
RETAIL PLAZA
HANLEY TOWER
SOUTH DROP-OFF
Y
KW
KP
ST
RE
FO
.
CORPORATE LODGING
AMENITY DECK
R
PA
0
50
100
JACKSON AVE.
LEE AVE.
LYLE AVE.
Pe d e s t r i a n E xp e ri e nc e Wa l ki ng A lo n g C aro n d e le t Plaza
HANLEY ROAD
FORSYTH BLVD.
0.5 MILES IN LENGTH
ET
EL
ND
RO
CA
A
AZ
PL
CARONDELET AVE.
.
Y
KW
KP
R
PA
ST
RE
FO
0
PEDESTRIAN ROUTE
BIKE LANES
50
100
Pe d e s t r i a n E xp e ri e nc e Wa l ki ng A lo n g C aro n d e le t Plaza
TRACT 4
TRACT 1
TRACT 2
TRACT 3
CARONDELET AVE.
N ew Op en S p a ce
RETAIL PLAZA
N ew Re ta i l & O u tdo o r C afe / P l a za
Spa c e s
STREET LEVEL AMENITIES ALONG THE 8 TO 10 MINUTE WALK
CARONDELET PLAZA
FORSYTH BLVD.
THE CRESCENT
HANLEY PARK
HANLEY ROAD
BEMISTON AVE.
1/2 MILE WALK
JACKSON AVE.
LEE AVE.
LYLE AVE.
Pe d e s t r i a n Exp e ri e nc e Wa l ki ng A lo n g Fo rsy t h
FORSYTH BLVD.
HANLEY ROAD
0.6 MILES IN LENGTH
ET
EL
ND
RO
A
AZ
PL
CA
CARONDELET AVE.
.
Y
KW
KP
R
PA
ST
RE
FO
0
PEDESTRIAN ROUTE
BIKE LANES
50
100
Pe d e s t r i a n Exp e ri e nc e Wa l ki ng A lo n g Fo rsy t h
TRACT 4
TRACT 3
TRACT 2
TRACT 1
FORSYTH AVE.
CENTENE PLAZA
WELLBRIDGE
CARONDELET PLAZA
FOREST PARK PKWY.
FORSYTH PLAZA
HANLEY ROAD
BEMISTON AVE.
1/2 MILE DISTANCE
U r ba n O pe n
Spa c e
Cent en e Pla za
N ew
St re e t s c a p e
N ew Re ta i l
STREET LEVEL AMENITIES ALONG THE 8 TO 10 MINUTE WALK
JACKSON AVE.
LEE AVE.
LYLE AVE.
St ree t s c a p e - E xte nsi ons a nd I m p rove m e n t s
HANLEY ROAD
FORSYTH BLVD.
ET
EL
ND
RO
CA
A
AZ
PL
CARONDELET AVE.
.
Y
KW
KP
R
PA
ST
RE
FO
0
EXISTING CITY OF CLAYTON STANDARD STREETSCAPE
CENTENE SDD PROVIDING IMPROVEMENTS TO CITY OF CLAYTON STANDARD STREETSCAPE
50
100
JACKSON AVE.
LEE AVE.
LYLE AVE.
P ub l i c A r t O pp or tuni ti e s
HANLEY ROAD
FORSYTH BLVD.
ET
EL
ND
RO
CA
A
AZ
PL
CARONDELET AVE.
.
Y
KW
KP
R
PA
ST
RE
FO
0
PUBLIC ART INSTALLATION
CENTENE SITE ART
50
100
S i t e L i gh t i n g - New Ci ty Stand ard Lig h t s
2
5
3
2
5
3
3
2
2
2
3
3
2
4
2
1 1
2
3
2
4
4
3
2
6
4
4
3
4
2
2
6
3
2
6
2
4
CLAYTON TALL ROADWAY
WITH CLAYTON SINGLE
CLAYTON TWIN
CLAYTON QUAD
COBRA
CLAYTON SINGLE
CARONDELET RITZ
CITY OF CLAYTON LIGHTING STANDARDS HAVE BEEN
IMPLEMENTED IN THIS DESIGN.
LIGHT LEVELS PER CITY OF CLAYTON LIGHTING STANDARDS
DUE TO THE LIGHT FIXTURE UPLIGHT COMPONENT THESE
FIXTURES WILL CHALLENGE LEED REQUIREMENTS
EXISTING:
1
EXISTING:
2
EXISTING:
3
EXISTING:
4
PROPOSED:
1
PROPOSED:
2
PROPOSED:
3
PROPOSED:
4
EXISTING:
5
EXISTING:
6
JACKSON AVE.
LEE AVE.
LYLE AVE.
St ree t Ac t i vi t y
HANLEY ROAD
FORSYTH BLVD.
ET
EL
ND
RO
CA
A
AZ
PL
CARONDELET AVE.
.
Y
KW
KP
R
PA
ST
RE
FO
0
EXISTING RETAIL
OFFICE
HOTEL
STUDY AREA
PROPOSED RETAIL
EXISTING OPEN SPACE
GOVERNMENT
SURFACE PARKING
EVENT USE
PROPOSED OPEN SPACE
RESIDENTIAL
OFFICE LOBBY
50
100
Traffic and Parking Discussion
S i t e Acc e s s
JACKSON
MARYLAN
D
FORSYTH
BEMISTON
RK
T PA
ES
FOR
HANLEY
CENTRAL
BRENTWO
OD
170
Y
PKW
JACKSON AVE.
LEE AVE.
LYLE AVE.
Lo c a l A re a Veh i c ul ar Ne twor k
FORSYTH
BLVD.
FORSYTH
BLVD.
FOR
HANLEY ROAD
BEMISTON AVE.
SYT
ET
EL
ND
RO
CA
H BL
VD.
A
AZ
PL
CARONDELET AVE.
.
Y
KW
KP
R
PA
ST
RE
FO
0
PRIMARY COMMERCIAL/RESIDENTIAL
FOREST PARK PKWY
50
100
JACKSON AVE.
L
LEE AV
AVE.
LYLE AVE.
M a jor I n t e rs ec ti ons
HANLEY ROAD
FORSYTH BLVD.
ET
EL
ND
RO
CA
A
AZ
PL
CARONDELET AVE.
.
Y
KW
KP
R
PA
ST
RE
FO
0
MAJOR INTERSECTIONS
50
100
15 (35)
135 (45)
40 (10)
Veh i c u l a r Ci rcul a ti on - De tai l ed Traffic St u d y
100 (125)
110 (565)
0)
(31
440
5)
(18 )
0
190
(50
485 5)
(4
5
1
290 (230)
65 (270)
5 (20)
40 (150)
40 (180)
Jackson
Avenue
Caro
0
M
et
ro
Lo
t
62
ar
kP
10
SDD3
85
1, (20
26 250 )
5
(8 (57
5) 0)
)
95
(2 5)
85 5 (4
)
80
(8
ay
kw
(6
(3 5)
5)
55 (135)
10 (45)
45 (120)
t Plaza
ndele
(40)
100 30)
(5
525
)
20 (5
26 15 (
3
5
14 (64 0)
0
0
(5 )
5)
10
95 (35)
180 (70)
80 (110)
Lee Avenue
5 (55)
5 (20)
(40)
150 5)
(18
120
)
20 (5
15 (125)
295 (495)
115 (315)
140 (155)
855 (585)
350 (190)
rvice
n Se
Carlto
Ritz riveway
D
r
Pa
st
re
Fo
885 (405)
280 (72
0)
655 (2
70
165 (1 )
90)
37 5
16
50 (0)
705 (690)
250 (65)
45 (260)
65 (220)
10 (15)
10 (30)
North South
)
10 )
20
(3
3
5(
Carondelet Pla
za
Office/Garag
e
70 (65)
640 (1,650)
20 (15)
175 (85)
70 (70)
45 (80)
110 (475)
40 (75)
330 (80)
475 (370)
125 (120)
40 (35)
70 (210)
25 (155)
15 (40)
15 (45)
355 (190)
445 (640)
130 (105)
Alley
SDD2
Carondelet Pla
za
45 (445)
125 (310)
205 (75)
540 (230)
545 (200)
130 (50)
275 (505)
30 (35)
75 (35)
175 (265)
20 (25)
35 (5)
355 (695)
235 (110)
0(
2
75 65)
(10
)
n
85 (140)
75 (195)
45 (50)
260 (220)
310 (70)
Carondelet Ave
nue
5 (10)
600 (755)
65 (35)
arlto
Ritz C ge
Gara
Avenue
SDD1
SDD4
15 (5)
700 (985)
50 (15)
715 (1,025)
0)
30 (1
)
5 (15
Bonhomme
675 (680)
145 (65)
30 (150)
105 (65)
500 (560)
235 (195)
20 (100)
455 (445)
100 (315)
165 (110)
450 (470)
175 (295)
Lyle Avenue
Hanley Road
Bemiston Av
enue
35 (120)
395 (665)
50 (155)
)
(255
320
(835)
1,130
12
20)
10 (1 )
20
45 (1
55 (120)
75 (160)
20 (100)
740 (425)
120 (320)
10 (15)
100 (160)
20 (5)
20 (15)
120 (160)
200 (80)
e
nu
0)
57
0(
22
ay ve
kw A
ar and
k P Bl
ar p/
P
m
st a
re f-R
Fo Of
EB
310 (80)
1,375 (770)
165 (145)
65 (55)
60 (125)
65 (175)
105 (55)
25 (35)
580 (450)
100 (55)
35 (110)
370 (680)
30 (55)
10 (30)
175 (115)
65 (55)
Forsyth Boule
vard
35 (85)
55 (150)
140 (90)
20 (30)
120 (75)
85 (65)
Central Aven
ue
Pershing Av
enue
Proposed Centene Campus Development
Clayton, Missouri
n.t.s.
Legend
= Existing Traffic Signal
Exhibit 2: Forecasted Build Traffic Volumes
115 (55)
390 (265)
10 (5)
North South
Alley
XX = AM Peak Hour Traffic
(XX) = PM Peak Hour Traffic
45 (15)
175 (380)
5 (5)
350 (300)
70 (40)
220 (300)
130 (0)
Carondelet
Plaza
5 (100)
30 (205)
15 (70)
135 (120)
55 (260)
85 (165)
60 (80)
100 (250)
10 (35)
10 (30)
205 (55)
250 (145)
60 (80)
0 (0)
20 (45)
345 (50)
205 (180)
Hanley Road
55 (105)
65 (170)
50 (210)
130 (70)
610 (1,115)
100 (55)
35 (15)
235 (80)
35 (45)
25 (300)
45 (200)
nue
SDD1
Carondelet Plaz
a
Office/Garag
e
1,140 (375)
Carondelet
Ave
SDD4
265 (50)
885 (735)
280 (150)
Forest Park Parkway
)
55
(3
Hanley Road
0
14
= Proposed Traffic Signal
30 (25)
195 (130)
170 (70)
Shaw Park Drive
Bemiston Ave
nue
= Existing Side-Street Stop Control
(30)
120
)
(960
560
15 (20)
115 (255)
145 (80)
115 (285)
= Existing All-Way Stop
Job# 031-16-21
07/25/16
Ce nte n e Ca mp us S p e c i a l Deve lo p m e n t D ist ric t
Traffi c Stu dy S ummary a nd propos e d I m p rove m e n t s in clu d e d as p ar t of t h e
C a m pu s Maste rplan
A deta i l ed t raffi c s t u d y h a s b e e n c om pl e t e d fo r t h e C i t y of C l ayt o n, a nd co m me nt s p rov i d e d t o t h e d eve l o p me n t t e am
in re ga rd t o t h e t raf f i c i n a n d ou t of t h e p ro p o se d S D D . I n g e ne ra l , t h e re p o r t i nd ic at e s t h at t h e fo re c as t e d n ew
t raf f ic wi l l h ave li m i t e d af fe c t o n t h e l eve l of se r v i ce , d e l ays, a nd q ue ue s d uri ng pe ak h o u rs . T h e re p o rt c o n t i n u e s by
rec omm e n d i n g s eve ra l b u i l d i m p rove m e nt s t o mi t i g a t e wh a t a re a s of co nce rn we re fo u n d .
T h e S D D p l a n n i n g wor k a d d re s s e s t h e fo l l owi ng re q ue st s no t e d i n t h e t raffi c re p ort p rov i d e d by C B B fo r t h e C i t y of
C lay ton :
1.
Crea t i o n of a 3 - l a n e , s e c on d a c c e s s p o i nt t o t h e S ub d i st ri ct 3 (S D 3 ) g a ra g e v i a C aro n d e l e t P l aza.
2.
Re -s t r i p e Fo rsy t h B o u l eva rd t o a cco m mo d a t e t wo e a st b o und l a ne s fro m t h e S D3 g arag e + Me t ro Lo t t o t h e e as t of
Fores t Pa r k Pa r k way O f f - Ra m p / B l and Ave nue .
3.
Widen the Forest Park Parkway Off-Ramp/Bland Avenue to provide dual northbound left-turn lanes and a separate
no r t h b o u n d r i g h t - t u r n l a n e a t Fo rsyt h Bo ul eva rd .
4.
Crea t e a n ew d e d i ca t e d r i g h t t u r n l a ne fro m so ut h b o und Ha nl ey t o C a ro nd e l e t Ave n u e .
Veh i c u l a r Ci rcul a ti on + Imp rove m e n t s
FORSYTH
P
P
P
P
S
HANLEY
S
S
P
P
P
P
S
S
P
CARONDELET
NEW TRAFFIC SIGNAL, STRIPING, AND OFF-RAMP IMPROVEMENTS AS RECOMMENDED BY CBB
THREE-LANE, SECONDARY EXIT FROM SUBDISTRICT 3 TO CARONDELET PLAZA AS RECOMMENDED BY CBB
DEDICATED RIGHT TURN LANE FROM SOUTHBOUND HANLEY TO CARONDELET AVENUE
EXISTING TRAFFIC SIGNAL
P
VEHICULAR ENTRY
S
SERVICE ENTRY
Ce nte n e Ca mp us S p e c i a l Deve lo p m e n t D ist ric t
Parki n g Stu d y S umma ry
A deta i l ed t raffi c s t u d y h a s b e e n c om pl e t e d fo r t h e C i t y of C l ayt o n, a nd co m me nt s p rov i d e d t o t h e d eve l o p me n t t e am i n
regard t o t h e p a r k i n g t h a t i s n e e d e d t o sup p o r t t h e ove ra l l S p e ci a l D eve l o p m e nt D i s t ri c t p l an n e d are a of d eve l o p me n t .
T h e traffi c rep o r t m a ke s t h e fol l ow i n g re co mme nd a t i o ns:
1.
5, 7 6 4 pa rk in g s p a c e s a re re q u i re d by t h e C i t y of C l ay to n zo ni ng co d e
2.
5 , 3 2 9 p a r k i n g s p a c e s re q u i re d by t h e I TE E st i ma t e M e t h o d o l o g y a t 8 5 % p e rc e n t i l e d e man d
3.
4 , 7 3 3 p a r k i n g s p a c e s re q u i re d by t h e UL I E st i m a t e M e t h o d o l o g y a t 8 5 % p e rc e n t i l e d e man d
4.
I t is n o t e d t h a t i t i s g e n e ra l l y a p p ro p ri at e t o p rovi d e 5 % - 1 0 % mo re p arki n g su pply th a n pe a k pa r k in g de m a n d
5.
S u m m a r y : C B B e s t i m a t e d t h a t t h e C e nt e ne C a m p us S D D sh o ul d p rov i d e a m i ni mu m of b e t we e n 4 , 9 8 3 an d 5 , 6 0 9
sp a c es t o a c c o m m o d a t e t h e e n t i re d eve l o p m e nt .
It is the i n t en t of t h e d eve l o p m e n t t e a m t o ful l y co mp l y wi t h t h e C i t y of C l ayt o n zo n i n g c o d e mi n i mu m re q u i re me n t s fo r
p ark in g t hro u g ho u t t h e d i s t r i ct w i t h t h e re co mme nd e d 5 % - 1 0 % a d d i t i o na l sup p ly.
T h e ad d i t i o n of t h e n ew p a rce l of l a n d al l ows fo r a mo re b a l a nce d d i st ri b ut i o n of p ark i n g ac ro s s t h e d i s t ri c t t o wo rk
with e a s i n g key traf f i c i n t e rs e c t i on p o i nt s.
T h e c u r ren t m a s t e r p l a n n e d S D D p rov i d e s a t o t a l of 6 , 1 4 6 sp a ce s a g a i nst a p ro j e c t e d n e e d of 6 , 1 9 6 ( 5 , 7 6 4 + 7 . 5 %
a dditio n a l ).
Parki n g Provide d
TRACT 2W GARAGE
TRACT 1 GARAGE
TRACT 2W GARAGE
TRACT 2E GARAGE
TRACT 3 GARAGE
SERVES: T4 CENTENE EMPLOYEES
+ T4 TENANT SPACES
SERVES: T1 TENANT SPACES
+ 57 T1 TENANT SPACES
+ T1 RETAIL SPACES
+ 205 T3 TENANT SPACES
+ 62 T1 CENTENE EMPLOYEES
SERVES: 328 T3 TENANT SPACES
120 HOTEL SPACES
250 AUDITORIUM SPACES
250 BALLROOM SPACES
HANLEY
FORSYTH
CARONDELET
C a m p u s Ma s t e r p lan
Pe de s t rian c irc ulat i o n fo r te n a n ts & v i s i t ors
FORSYTH
TRACT 1
LOBBY
T3
AC
TR BBY
LO
TRACT 4
LOBBY
HANLEY
WB
LOBBY
CARONDELET
A
DIRECT CONNECTION AT TRACT 4
PEDESTRIAN SIDEWALK ON FORSTYH
LINKS TRACT 4 OFFICE + T4 GARAGE
LINKS HANLEY TOWER + T2W GARAGE
PRIMARY LINKAGE FOR ALL TRACTS
LINKS TRACT 3 OFFICE + T3 GARAGE
PEDESTRIAN SIDEWALK ON CARONDELET
THROUGH-BLOCK CONNECTOR TO METRO
SECONDARY LINKAGE FOR ALL TRACTS AND DISTRICT
LINKS METRO TO T3 MAIN LOBBY
C a m pus M aster p la n
Ped es tr i a n c irc ul a t i o n fo r C e n t e n e e m p l oye e s
FORSYTH
TRACT 1
LOBBY
T3
AC
TR BBY
LO
TRACT 4
LOBBY
HANLEY
WB
LOBBY
CARONDELET
CENTENE ELEVATED CONNECTOR
LINKS CENTENE PLAZA, T1, + T2 GARAGES
St o r mwa t e r Pl an
U t ilit y + I nf ra str uc ture Pl an
S DD S u m m a ry
SUB-DISTRICT A
SUB-DISTRICT 1
SUB-DISTRICT 2
SUB-DISTRICT 3
SUB-DISTRICT 4
SDD Subtotals:
A re a :
Office
Re s i d e n t i a l
Hotel
B a l l ro o m
Au d i t o r i u m
Re t a i l
Pa r k i n g
To t a l
Pa r k i n g :
A
B
C
D
E
F
G
1 , 7 3 0 , 6 4 5 sf
1 8 4 , 9 9 0 sf
1 3 4 , 5 2 5 sf
4 3 , 6 1 0 sf
8 5 , 1 6 0 sf
7 2 , 4 4 0 sf
2 , 3 3 5 , 9 3 5 sf
4 , 5 8 7 , 3 0 5 g ro s s s q u a re fe e t
6,146 spaces
H
I
BUILDINGAREA
ID#
LEVEL
ϰϮ
ϰϯ
ϰϰ
ϰϱ
ϰϲ
ϰϳ
ϰϴ
ϰϵ
Ͳ
Ͳ
Ͳ
Ͳ
Ͳ
Ͳ
Ͳ
Ͳ
USE
TOTALABOVEGRADE
TOTALBELOWGRADE
SUBTOTALBYUSE
SUBTOTAL#UNITS
SUBTOTALREQ'DCARPARKING
SUBTOTALREQ'DBIKEPARKING
SUBTOTALREQ'DLOADINGDOCKSPACES
SUBTOTALGROSSFLOORAREA
OFFICE
'ƌŽƐƐĂƌĞĂĨƌŽŵ
ĞǆƚĞƌŝŽƌĨĂĐĞ
1,419,615gsf
13,805gsf
1,433,420gsf
650TrainingSeats
4,778Cars
74Bikes
15Docks
RETAIL
128,260gsf
21,740gsf
150,000gsf
1,000Aud.Seats
434Cars
48Bikes
4Docks
1 937 680gsf
RESIDENTIAL
302,390gsf
51,870gsf
354,260gsf
239Resi+Lodging
372Cars
7Bikes
3Docks
MECH
246,385gsf
68,565gsf
314,950gsf
Ͳ
Ͳ
Ͳ
Ͳ
Ͳ
J
CARSමBIKESමDOCKS
PARKING
1,772,571gsf
632,959gsf
2,405,530gsf
Ͳ
Ͳ
Ͳ
Ͳ
Ͳ
SUBTOTAL
3,869,221gsf
788,939gsf
4,658,160gsf
Ͳ
Ͳ
Ͳ
Ͳ
Ͳ
Provided
WƌŽǀŝĚĞĚ
ďǇůĞǀĞů
4,430Cars
1,716Cars
6,146Cars
Ͳ
6,146Cars
129Bikes
22Docks
Ͳ
S DD, S u bd i s tri c t 1
SUB-DISTRICT A
SUB-DISTRICT 1
SUB-DISTRICT 2
SUB-DISTRICT 3
SUB-DISTRICT 4
SD 1 Su b t o t a l s :
A re a :
Office
Re t a i l
Pa r k i ng
To t a l
6 4 5 , 9 9 5 sf
1 3 , 1 6 0 sf
6 9 4 , 6 1 4 sf
Height:
28/30 stories
Pa r k i ng :
1,876 spaces
SUB-DISTRICT A
SUB-DISTRICT 1
SUB-DISTRICT 2
SUB-DISTRICT 3
SUB-DISTRICT 4
A re a :
Re si d e n t i a l
Re t a i l
Pa r k i ng
To t a l
1 8 6 , 2 5 0 sf
4 8 , 0 0 0 sf
6 9 4 , 2 0 0 sf
9 2 8 , 4 5 0 g ro s s s q u a re fe e t
Height:
8 stories
Pa r k i ng :
1,754 spaces
SUB-DISTRICT A
SUB-DISTRICT 1
SUB-DISTRICT 2
SUB-DISTRICT 3
SUB-DISTRICT 4
A re a :
Office
Hotel
Ba l l ro o m
Au d i t o r i u m
Re t a i l
Pa r k i ng
To t a l
5 3 3 , 6 6 0 sf
1 3 4 , 5 2 5 sf
4 3 , 6 1 0 sf
8 5 , 1 6 0 sf
3 , 7 0 0 sf
3 7 8 , 9 1 5 sf
Height:
34 stories
Pa r k i ng :
857 spaces
SUB-DISTRICT A
SUB-DISTRICT 1
SUB-DISTRICT 2
SUB-DISTRICT 3
SUB-DISTRICT 4
A re a :
Office
Re t a i l
Pa r k i ng
To t a l
5 5 0 , 9 9 0 sf
7 , 5 8 0 sf
6 3 7 , 8 0 0 sf
Height:
19 stories
Pa r k i ng :
1,659 spaces
DISCUSSION and Q + A
August 1st Planning Commision and ARB Meeting
CENTENE CLAYTON CAMPUS, subdistrict 1
S DD S u m m a ry
SUB-DISTRICT A
SUB-DISTRICT 1
SUB-DISTRICT 2
SUB-DISTRICT 3
SUB-DISTRICT 4
Subdistrict 1
CRESCENT
Origin al Scheme / F u ll Bu ild in g Ove r lap
52%
48%
THE PLAZA 409’
PARKING SUMMARY
CENTENE 261,096 RSF AT 5/1000
TENANT
237,360 RSF AT 3/1000
HOTEL
1 PER KEY
SPA
35,100 GSF AT 3 1/3 /1000
TOTAL CARS
LESS 200 IN EXISTING GARAGE
88 MODULES/ 74 - 76 KEYS
CENTENE 11 FLOORS
261,096 RENTABLE SF
HANLEY
T AVE
BUILDING GROSS AREA
CENTENE TOWER FLOORS
283,800 GSF
TENANT TOWER FLOORS
258,000 GSF
TOWER TOTAL
541,800 GSF
HOTEL
108,300 GSF
PARKING
365,1050 GSF
BRIDGE
1,100 GSF
BUILDING LOBBY
15,800 GSF
BUILDING SUPPORT
20,000 GSF
TOTAL AREA
1,052,150 GSF
1305 CARS
713
80
1117
2215 CARS
200
2015 CARS
ORIGINAL MODEL SHOWING FULL OVERLAP
TENANT 10 FLOORS
237,360 RENTABLE SF
+28L
+6L
RENTABLE AREA AT 92% EFFICIENCY
CENTENE 11 FLOORS
261,096 RSF
TENANT
10 FLOORS
237,360 RSF
LEVEL 1 COMMON
14,536 RSF
SERVICE
18,400 RSF
TOTAL
531,392 RSF
BAR
HOTEL 28 MODULES
P +5 70 CARS
HOTEL
HOTE
H
OTEL 12
12 MODULES
MODUL S
P +4 95 CARS
HOTEL
HOTEEL 12
2 MODULES
MO
M
O UL
U S
P +3 95 CARS
HOTEL
HOTEEL 12
2 MODULES
MO
M
MOD
ODU
ULL S
P +2 95 CARS
HOTEL
EL 12
2 MODULES
MO
M
MOD
ODUL
U S
HOTEL
HOTEEL 12
2 MODULES
MO
M
MOD
ODUL
U S
P +1 95 CARS
CENTENE LOBBY
FORSYTH BLVD
PARKING RAMP
BOARD
ROOM
SERVICE
ADMIN
P -1 30 CARS
ADMIN
CRESCENT BEHIND
BAR/
RESTAURANT
BA
B
AR/
A
R/ RESTAUR
R/
R
RESTAU
ESTAURAN
AN
LOBBY
LLO
O
P -2 130 CARS
P -3 130 CARS
J a n ua ry 7 th D esig n
CARONDELET PLAZA
CRESCENT
Full Balcony Overl ap
WELLBRIDGE
EXISTING
SERVICE
RAMP
Hanley Tower
FRONT
DESK
SPEED RAMP
DOWN
SERVICE
HOTEL
B.O.H.
OFFICE
LOBBY
BRIDGE
LEVEL
+20
SECURE
LOBBY
HOTEL
ENTRY
HOTEL
BAR
GE TO CENTENE
AZA LEVEL 2
OFFICE
ENTRY
PLAZA
HOTEL
LOBBY
HOTEL
ELEVATORS
PARKING
SHUTTLE
HIGH RISE
ELEVATORS
SPEED RAMP
UP
LOW RISE
ELEVATORS
PARKING
Hotel Roof Terrace
Forsyth Garage
Forsyth
Carondelet Plaza
TRACT 1 N- S S ECT IO N
A p r i l 2 7 th D e sign
T RA I N I N G
CENTENE 10 FLOORS
TENANT 10 FLOORS
Half Balcony Overlap
J u ne 6 th D esig n
T E N A N T 10 F LO O R S
8’-6” Balcony O verl ap
Tra ct 1 Se ction
T RA I N I N G
C E N T E N E 1 0 FLO O R S
PREVIOUS RENDER SHOWING DOTTED LINE OF 5’ MOVE NORTH
5’ MOVE
NORTH
TRACT 1 N- S S ECT IO N
J u ne 1 7 th D esig n
Subdistrict 1:
Wes t El evation
CURRENT DESIGN
S u b d i s t r i c t 1 Vi s i on:
P ro j ect Ren de ring from the southwe s t
C aro n del et Ope n S pac e + Plaza D e s ig n
ALLEY
HANLEY
TOWER
DROP OFF
VEHICULAR ENTRY
PLAZA
THE
CRESCENT
Key p l a n
PUBLIC ART
WATER
FEATURE
VEHICULAR EXIT
CARONDELET PLAZA
Fo rsyth an d Hanley Ope n S pac e + P laza D e s ig n
WATER
FEATURE
Key p l a n
HANLEY RD.
WATER
FEATURE
HANLEY
TOWER
STEPS
PLAZA
1
ILLUSTRATIVE PLAN - FORSYTH PLAZA
N
P l aza D es i gn M ate ria ls
1
GRANITE STEPS
2
GRANITE COBBLES
3
GRANITE PAVERS
4
GRANITE PAVERS
5
CONCRETE PAVERS
6
CONCRETE PAVERS
7
CONCRETE HEXAGONAL PAVERS
8
CONCRETE PLANK PAVERS
9
WAUSAU PAVER
COLOR: XP10
10
WAUSAU PAVER
COLOR: XP20
11
WAUSAU PAVER
COLOR: UG10
12
WAUSAU PAVER
COLOR: XP50
13
WAUSAU PAVER
COLOR: XP40
14
WAUSAU PAVER
COLOR: XP60
15
WAUSAU PAVER
COLOR: XP110
16
WAUSAU PAVER
COLOR: XP120
Open Space De sign M ate ria ls
1
BOLLARDS
2
WATER FEATURE CONCEPT
3
PLANTER WALL EXAMPLE
4
OUTDOOR PLAZA
5
GREEN ROOF PLAZA
6
GREEN ROOF PLANTING
7
GREEN ROOF PLANTING
8
DECKING PEDESTAL EXAMPLE
9
FIRE PIT
Pedes tri an Bridge De sign A pproach
Subdistrict 1:
C aro n del et Leve l Plan
SPACE UTILIZATION KEY
1
FLOOR PLANS - LEVEL G - CARONDELET LOBBY
SCALE 1/16" - 1'-0"
Subdistrict 1:
Fo rsyth Level Pla n
SPACE UTILIZATION KEY
1
FLOOR PLANS - LEVEL 01 - FORSYTH LOBBY
SCALE 1/16" - 1'-0"
Subdistrict 1:
Pedes tri an Bridge
FIRE RATED ENCLOSURE
KING POST STRUCTURE
ALUMINUM ROOF
FIRE RATED ENCLOSURE
ACCENT CEILING
SOUTH BRIDGE ELEVATION
SCALE 1/8" - 1'-0"
ALUMINUM CLADDING
NORTH BRIDGE ELEVATION
BRIDGE SECTION
SCALE 1/8" - 1'-0"
SCALE 1/4" - 1'-0"
OVERHEAD DISTRIBUTION ZONE WITH ACCENT CEILING
OVERHEAD DISTRIBUTION ZONE WITH ACCENT CEILING
FROSTED GLASS
3D VIEW LOOKING NORTH
3D INTERIOR VIEW
SCALE NA
SCALE NA
Subdistrict 2
VIEW FROM FORSYTH LOOKING EAST
P ro j ect Ren de ring
District Parkin g Up d at e
FORSYTH GARAGE 2
1 LEVEL RETAIL
9 LEVELS ABOVE GRADE PARKING
4 LEVELS BELOW GRADE PARKING
FORSYTH GARAGE CONNECTOR
TRACT 1 HANLEY TOWER
FORSYTH GARAGE 1
TRACT 3
2 LEVELS WELLBRIDGE
FORSYTH GARAGE 2
1 LEVEL RETAIL
FORSYTH GARAGE CONNECTOR
FORSYTH GARAGE 1
TRACT 3
2 LEVELS WELLBRIDGE
FORSYTH GARAGE 2
1 LEVEL RETAIL
FORSYTH GARAGE 1
TRACT 3
2 LEVELS WELLBRIDGE
District Parkin g Up d at e - C u rre nt De s ig n
FORSYTH GARAGE 2
1 LEVEL RETAIL
FORSYTH GARAGE 1
TRACT 3
2 LEVELS WELLBRIDGE
60 FOOT STEPPED GARAGE PROFILE
Illustrative Site Pl an
Ca m pus P l an n i n g
LYLE AVENUE INGRESS AND EGRESS
IMPROVEMENTS MADE
C U R R E NT D ES IGN + PL AN NI NG
HANLEY
FORSYTH
CARONDELET
GARAGE HEIGHT STEPS
DOWN FOR 60’ EAST OF LYLE
Illustrative Site Pl an
Ce ntene Cl ayton C am p us
FORSYTH
49’-11”
45’-11”
CARONDELET
47’-8”
58’-0”
152’-2”
41’-6”
5’- 0”
HANLEY
47’-8”
5’- 0”
72’-0”
68’-4”
Site Plan
De ta il a rou n d Cre scent
NEW ALLEY PARKING (5)
INGRESS / EGRESS
TO FORSYTH WITH
DEDICATED TURN LANES
NEW LYLE PARKING (4)
RELOCATION OF STAIR
SERVICE FOR RESIDENTIAL
FORSYTH
HANLEY
ALLEY
UNLOADING ZONE FOR CRESCENT
EXTENDED PARALLEL
PARKING ON CARONDELET(5)
CARONDELET
Site Plan
INGRESS / EGRESS
TO FORSYTH WITH
DEDICATED TURN LANES
FORSYTH
SERVICE FOR RESIDENTIAL
ALLEY
UNLOADING ZONE FOR CRESCENT
STAIR ROTATED TO FACE EAST
AND RELOCATED
NEW LYLE PARKING (4)
ACCESS STAIR TO DEDICATED
PARKING SPACES IN B1 LEVEL
CONNECTING EXTERIOR STAIR
FROM ALLEY ZONE DOWN TO
CARONDELET
Site Plan
LOADING DOCK
LOCATED OFF STREET
ALLEY
HANLEY
STRIPING / ISLAND TO SEPARATE
PARALLEL ZONES
EXTENDED PARALLEL PARKING
ON CARONDELET
CARONDELET
P ro j ect Ren de ring from the south e as t
Garage s te pped h eig h t red u ct ion:
Se c tio n vi ew throu gh Ly le and alley, looking Ea s t
GARAGE HEIGHT STEPS
Garage s te pped h eig h t red u ct ion + Ne ig hb or hood Conc e pt
Ae r ia l view, l ook i n g Nor t h
GARAGE HEIGHT STEPS
RESIDENTIAL SCALE AND ARCHITECTURAL
CHARACTER REFLECTED IN ALLEY FACADES
EXTERIOR STAIR CONNECTION
FROM ALLEY TO CARONDELET
C aro n del et Ope n S pac e De sign
BIO-RETENTION
BIO-RETENTION
RESIDENTIAL
BIO-RETENTION
Key p l a n
BIO-RETENTION
BIO-RETENTION
PLAZA
THE CRESCENT
R
CA
1
ILLUSTRATIVE PLAN - CARONDELET PLAZA WEST
N
A
LAZ
TP
ELE
D
ON
C aro n del et + Forsy th Bouleva rd
Open Space De sign
FORSYTH BLVD.
PUBLIC
ART
CARONDELET PLAZA
PLAZA
RETAIL
LAWN
WATER
FEATURE
PLAZA
1
ILLUSTRATIVE PLAN - CARONDELET PLAZA EAST
N
Key p l a n
1
GRANITE STEPS
2
GRANITE COBBLES
3
GRANITE PAVERS
4
GRANITE PAVERS
5
CONCRETE PAVERS
6
CONCRETE PAVERS
7
8
9
WAUSAU PAVER
COLOR: XP10
10
WAUSAU PAVER
COLOR: XP20
11
WAUSAU PAVER
COLOR: UG10
12
WAUSAU PAVER
COLOR: XP50
13
WAUSAU PAVER
COLOR: XP40
14
WAUSAU PAVER
COLOR: XP60
15
WAUSAU PAVER
COLOR: XP110
16
WAUSAU PAVER
COLOR: XP120
1
TERRACED BIORETENTION GARDEN
2
OPEN LAWN WITH PLAZA
3
PRE-CAST CONCRETE PLANTER WALL
4
RAIN GARDEN
5
PEDESTRIAN PLAZA PAVING
6
TREE GROVE WITH WATER FEATURE
7
PUBLIC ART OPPORTUNITY
8
OUTDOOR SPACE
9
AMPHITHEATER SEATING
Re s i den ti al Deve lopme nt De sign + M at e r ials
Stru ctu red Park ing De sign + M at e r ials
Subdistrict 2:
Fo rsyth Level Pla n
63$&(87,/,=$7,21.(<
)256<7+$9(
/2%%<
(175$1&(72
$%29(*5$'(
3$5.,1*
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$
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3$5.,1*
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)
7+(&5(6&(17
$
/$=
73
(/(
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5
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)/2253/$1/(9(/)256<7+
Subdistrict 2:
C aro n del et Leve l Plan
$
63$&(87,/,=$7,21.(<
$
/2%%<
&,5&8/$7,21
0(&+$1,&$/
%2+
5(7$,/
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/(7
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21
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Subdistrict 3
VIEW FROM CARONDELET PLAZA LOOKING EAST
Subdistrict 3:
C u rren t C o nditions
VIEW FROM SOUTHWEST CORNER LOOKING NORTHEAST
AERIAL VIEW FROM WEST LOOKING EAST
P ro j e ct Re nd e ri ng f rom th e so u t hwe st
P ro j ect Ren de ring from the e ast
C aro n del et + Forsy th Bouleva rd
Open Space De sign
FOR
BLVD
.
CARONDELET PLAZA
SYTH
MATC
HLINE
Key p l a n
CORPORATE CIVIC AUDITORIUM
M
AT
CH
LI
NE
MA
TC
HL
INE
LAWN
DROP OFF
E ntry Pl aza + Ope n S pac e De sign
CORPORATE CIVIC AUDITORIUM
MA
TC
HL
INE
NE
LI
CH
AT
M
M
AT
CH
LI
NE
VEHICULAR EXIT
DROP OFF
Key p l a n
VALET
RETURN LANE
WATER
FEATURE
LAWN
ZA
LA
TP
LE
E
ND
RO
CA
VEHICULAR
ENTRY
OP
DR
F
OF
OFFICE
LOBBY
CORPORATE LODGING
LOBBY
1
GRANITE STEPS
2
GRANITE COBBLES
3
GRANITE PAVERS
4
GRANITE PAVERS
5
CONCRETE PAVERS
6
CONCRETE PAVERS
7
8
9
WAUSAU PAVER
COLOR: XP10
10
WAUSAU PAVER
COLOR: XP20
11
WAUSAU PAVER
COLOR: UG10
12
WAUSAU PAVER
COLOR: XP50
13
WAUSAU PAVER
COLOR: XP40
14
WAUSAU PAVER
COLOR: XP60
15
WAUSAU PAVER
COLOR: XP110
16
WAUSAU PAVER
COLOR: XP120
1
VEHICULAR PLAZA PAVING EXAMPLE
2
ZERO CURB DROP-OFF EXAMPLE
3
POP-JET WATER FEATURE EXAMPLE
4
ACTIVITY ON LAWN
5
PRE-CAST CONCRETE PLANTER WALL
6
AMENITY DECK EXAMPLE
7
8
Subdistrict 4
VIEW FROM CARONDELET PLAZA LOOKING WEST
S u b d i s t r i c t s 1 + 4 Vi si on:
S u b d i s t r i c t s 1 + 4 Vi si on:
C aro n del et + Hanley
Open Space De sign
PLAZA
STEPS
WATER FEATURE
PLAZA
HANLEY RD.
CCCCCC
LAWN
STEPS AND
AMPHITHEATER
SEATING
PUBLIC
ART
Key plan
CARONDELET AVE.
1
GRANITE STEPS
2
GRANITE COBBLES
3
GRANITE PAVERS
4
GRANITE PAVERS
5
CONCRETE PAVERS
6
CONCRETE PAVERS
7
8
9
WAUSAU PAVER
COLOR: XP10
10
WAUSAU PAVER
COLOR: XP20
11
WAUSAU PAVER
COLOR: UG10
12
WAUSAU PAVER
COLOR: XP50
13
WAUSAU PAVER
COLOR: XP40
14
WAUSAU PAVER
COLOR: XP60
15
WAUSAU PAVER
COLOR: XP110
16
WAUSAU PAVER
COLOR: XP120
1
PLAZA SEATING EXAMPLE
5
TERRACED SEATWALLS WITH STAIRS
2
TERRACED PARK EXAMPLE
3
PLAZA EXAMPLE
4
POP-JET WATER FEATURE EXAMPLE
DISCUSSION and Q + A

CENTENE CLAYTON CAMPUS, Special Development District

Transcription

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