January 17, 2007

PRESENT:                                            ABSENT:

Tom Waltz, Chairman                            Ed Golterman

David Osborn, Vice Chairman               Greg Frick

Joseph R. Soraghan, Sect./Treas.

Valery Starr                       

Malcolm Bliss

Larry Ross             

Joe Roeser

Pursuant to notice of meeting duly given, the Planning and Zoning Commission convened on Wednesday, January 17, 2007, at Kirkwood City Hall. Council Member Tim Griffin, Public Works Director Kenneth D. Yost, Assistant City Engineer Todd Rehg, and Administrative Secretary Patti Dodel also attended the meeting. 

1.    Chairman Waltz called the meeting to order at 7:03 p.m.  Mr. Golterman, Mr. Frick, and Mr. Osborn were absent and their absence was excused.  Mr. Soraghan was absent but expected to arrive. (He arrived at 7:06)  Mr. Osborn was not expected and he arrived at 8 p.m.

2.    Motion was made by Ms. Starr and seconded by Mr. Ross to approve the minutes as written for the December 6, 2006, meeting.  The motion was unanimously approved by the members present (Mr. Soraghan, Mr. Osborn, Mr. Golterman, and Mr. Frick were absent).

      Motion was made by Ms. Starr and seconded by Mr. Ross to approve the minutes as written for the January 3, 2007, meeting.  The motion was unanimously approved by the members present (Mr. Soraghan, Mr. Osborn, Mr. Golterman, and Mr. Frick were absent). 

Mr. Soraghan arrived at the meeting at 7:06.

3.    PZ-23-07  SITE PLAN REVIEW (PARKING LOT) - 136 PROSPECT

      Submitted:  11-10-06   Automatic Recommendation Date:  3-10-07

      Petitioner, Steve Meskill

      (Subcommittee - Mr. Waltz and Mr. Ross)

Mr. Meskill was present.  Motion was made by Mr. Bliss and seconded by Mr. Roeser to approve the petition for a site plan review to construct a parking lot at 136 Prospect Avenue.  Mr. Waltz read the subcommittee report recommending approval:

CITY OF KIRKWOOD

PLANNING AND ZONING COMMISSION

SUBCOMMITTEE REPORT

JANUARY 17, 2007

PETITION NUMBER:        PZ-23-07

ACTION REQUESTED: SITE PLAN REVIEW

PETITIONER:       WEST JEFFERSON PROPERTIES

                              STEVE MESKILL

PROPERTY LOCATION:      136 PROSPECT AVENUE

                              DRAWINGS SUBMITTED:     SITE PLAN PREPARED BY VANCE ENGINEERING, INC. STAMPED "RECEIVED NOVEMBER 16, 2006, CITY OF KIRKWOOD PUBLIC WORKS”

                        ZONING:                 B-3 (HIGHWAY BUSINESS)

DESCRIPTION OF PROJECT:

The petitioner is requesting site plan approval for a 20-space parking lot at 136 Prospect Avenue.  The 50’ by 150’ site is zoned B-3 (highway business) and is located on the south side of Prospect Avenue approximately 400 feet west of Kirkwood Road.  A 20-foot square single-family residence on the site would be demolished. 

COMPREHENSIVE PLAN & LAND USE:

The site is designated General Commercial Use by the Vision 2015 Comprehensive Plan.  The proposed use is a permitted use in the highway business zoning district, and conforms to the development policies presented by the plan.

DISCUSSION:

A Zoning Matters signs was posted on the property November 29, 2006.  The petitioner presented his plan at the December 6, 2006, Planning and Zoning Commission meeting; discussion was held and a subcommittee was appointed.  The Subcommittee met on the site December 12, 2006, with Mr. Meskill.  Notice of the meeting had been properly posted.

RECOMMENDATION: 

The Subcommittee recommends this petition be approved with the following conditions:

1.    The project shall be constructed in accordance with the site and landscape plan stamped “Received November 16, 2006, City of Kirkwood Public Works”, except as noted herein.

2.    A performance guarantee in the amount of $25,000 shall be submitted to the City of Kirkwood within six months of the approval date and prior to the issuance of a demolition permit or parking lot permit.

3.    An administrative fee in the amount of $1,300 shall be submitted before acceptance of the performance guarantee by the City.  The fee supports site inspection and project administration costs.

4.                Existing entrances shall be removed and the public right of way restored to city Standards.  New entrances shall be constructed in concrete in accordance with City Standards

5.                Six-inch (6”) high, full-depth concrete curbs shall be constructed to City standards along all parking, driveway areas, parking lot, and landscape areas within the site.

6.                A 5-foot wide strip of ground along Prospect Avenue shall be dedicated to the City of Kirkwood for public use prior to the issuance of a parking lot permit. 

7.                A ten-foot wide utility easement shall be granted to the City for public utilities along the public right-of-way behind the 5-foot wide dedication strip. 

8.                The south end of the parking lot may connect to the adjoining property in the future.

9.                A consolidation plat approved by the City and recorded in the St. Louis County Office of the Recorder of Deeds shall be filed in the Public Works Director’s office prior to issuance of any permits for the project.   All required city easements and dedication strips shall be shown on the consolidation plat.

10.   Any new parking lot lighting shall be directed to the grade below.  The lighting fixtures shall be designed and oriented to minimize light “trespass” onto neighboring properties. 

11.   Prior to the issuance of a parking lot permit, three copies of a revised site plan set signed and sealed by a professional engineer shall be submitted to the Public Works Department that fully incorporates the conditions of approval.  The final revised site plan shall be filed with the parking lot permit application and become a part of the parking lot permit application.

12.   The applicant shall comply with all standard conditions as listed on Exhibit A.

Respectfully submitted,

Thomas Waltz            Larry Ross

      There was no discussion.  The motion to approve the petition was unanimously approved by the members present (Mr. Osborn, Mr.Golterman, and Mr. Frick were absent).  Motion was made by Ms. Starr and seconded by Mr. Bliss to approve the subcommittee report as read.  Unanimously approved by the members present (Mr. Osborn, Mr.Golterman, and Mr. Frick were absent).

4.    PZ-25-07  REZONE R4 TO R5 AND SITE PLAN REVIEW - 301 MEMPHIS AND 302 CHICAGO, MEMPHIS-ORLEANS TOWN HOMES

      Submitted:  11-17-06   Automatic Recommendation Date:  2-15-07

      Petitioner’s Agent, Clay Vance

      (Subcommittee - Mr. Osborn and Mr. Bliss)

      The petitioner was not present.  Motion to approve the rezoning request and site plan was made by Mr. Bliss and seconded by Mr. Ross.  Mr. Bliss read the subcommittee report recommending denial:

(Insert report)

      There was no discussion.  The motion to approve the petition was unanimously denied by the members present (Mr. Osborn, Mr.Golterman, and Mr. Frick were absent).  Motion was made by Ms. Starr and seconded by Mr. Roeser to approve the subcommittee report as read.  Unanimously approved by the members present (Mr. Osborn, Mr.Golterman, and Mr. Frick were absent).

5.    THREE-YEAR REVIEW OF COMPREHENSIVE PLAN

      (Subcommittee - Mr. Waltz, Mr. Osborn, Ms. Starr, and Mr. Frick)

      The Planning and Zoning Commission will hold a public hearing on February 7. 

6.    PZ-24-07  SPECIAL USE PERMIT (RESTAURANT) - CITY COFFEE HOUSE, 451 SOUTH KIRKWOOD ROAD

      Submitted:  12-27-06  Automatic Recommendation Date:  4-26-07

      Petitioner, Ramon Gallardo

      Mr. Gallardo stated he is currently operating a City Coffee House in Clayton and is proposing a second location in the Woodbine Center. Coffee, wine, pastries, sandwiches, soups, and crepes would be served. The restaurant would seat approximately 100 patrons indoors and outdoor seating would be provided on the existing patio.

      Chairman Waltz appointed Mr. Roeser and Mr. Frick to the subcommittee.

7.    PZ-26-07  SPECIAL USE PERMIT (CONTRACTOR’S YARD) AND SITE PLAN REVIEW - KIRKWOOD MASONRY, 404 EAST ELLIOTT

      Submitted:  12-29-06  Automatic Recommendation Date:  4-28-07

      Petitioner, Daniel Head

      Daniel Head stated he is proposing to relocate his business (Kirkwood Masonry) from Clark Avenue to the corner of Leffingwell and East Elliott.  A two-story 5,600 square foot building designed for Kirkwood Masonry and two additional tenants would be constructed on the 16,313 square foot site, which is zoned I-1.

      Chairman Waltz appointed Mr. Soraghan and Mr. Bliss to the subcommittee.  The subcommittee scheduled a meeting for Monday, January 22, at 8 a.m. at the site.

8.    PZ-27-07  AMENDED B5 DEVELOPMENT PLAN - 1257 SOUTH KIRKWOOD

      Submitted:  12-29-06  Automatic Recommendation Date:  2-27-07

      Petitioner, KRC Kirkwood 803, Inc.

      Mike Vorwerk, of Civil Engineering Design Consultants, and Dan Gibson, of Kimco, were present. 

Mr. Vorwerk stated they are proposing to redevelop the existing restaurant site (Sunny China) located at the southeast corner of the Kirkwood Crossing complex.  The plan proposes a Chipotle restaurant and a future restaurant.  The site area is 0.65 acres and contains a total of 4,362 square feet of restaurant space, which will replace the existing 6,600 square foot Sunny China building. The existing trees will be saved and green space will increase from 27% to 41% of the site. 

      Chairman Waltz appointed Mr. Bliss and Mr. Osborn to the subcommittee.  The subcommittee scheduled a meeting for Tuesday, January 23, at 8 a.m. at the site.

9.    PZ-28-07  REZONE R-3 TO B-3 AND SITE PLAN REVIEW - TIFFANY RETAIL CENTER, 11204-11224 BIG BEND ROAD

Submitted:  12-29-06  Automatic Recommendation Date:  3-29-07

Petitioner, Wentworth Development

      Michael Mindlin, of Suttle Mindlin, and Steve Rush, of Site Development Engineering, were present.  The petitioner is proposing to rezone five parcels from R-3 to B-3 to develop a 19,175 square foot retail center on the 1.85 acre site.  Five single-family residences and their accessory structures would be demolished.  Two points of ingress/egress are proposed onto Big Bend Road. 

      Potential tenants might be a real estate office, professional and medical offices, book store, restaurant, copy center, hair salon, or bank. 

      (Mr. Osborn arrived at 8 p.m.)

      Chairman Waltz appointed himself and Ms. Starr to the subcommittee. The subcommittee was considering holding their meeting at the community center. 

10.   PZ-29-07  REZONE R4 TO R5, SITE PLAN REVIEW, AND VACATE BOUYER FILLMORE PLACE, FILLMORE AVENUE AT BOUYER LANE

      Submitted:  12-29-06  Automatic Recommendation Date:  3-29-07

      Petitioner, Robert Ferber    

      Paul Ferber and Robert Ferber were present.  The petitioner is proposing to rezone seven parcels from R-4 to R-5 and vacate Bouyer Lane to construct seven multi-family buildings (five buildings contain two units and two buildings contain three units) on the 1.5 acre site. One single-family residence would be demolished.  Each unit would have 1,500 to 2,000 square feet.  Two points of ingress/egress are proposed onto Fillmore Avenue. Each unit would contain two parking spaces and eleven surface parking spaces are provided. 

      Chairman Waltz appointed Mr. Ross and Ms. Starr to the subcommittee.

11.   PZ-13-07  AMEND ZONING CODE - SINGLE-FAMILY INFILL HOUSING

      (Subcommittee - Mr. Bliss, Mr. Roeser, Mr. Ross, and Ms. Starr)

      Mr. Ross reported the subcommittee met and will submit a draft report to all Commission members prior to the next meeting.

There being no further business, the meeting adjourned at 8:50 p.m.  The next meeting is scheduled for February 7, 2007, at 7:00 p.m.

Upon request, these minutes can be made available within three working days in an alternate format, such as audiotape, by calling 314-822-5822.