March 5, 2008

PRESENT:                                  ABSENT:

Tom Waltz, Chairman                  Malcolm Bliss

Joseph R. Soraghan, Sect./Treas.

David Osborn, Vice Chairman         

Valery Starr

Edw. D. Golterman

Greg Frick

Larry Ross

Joe Roeser

Pursuant to notice of meeting duly given, the Planning and Zoning Commission convened on Wednesday, March 5, 2008, at Kirkwood City Hall.  Council Member Tim Griffin, City Attorney John Hessel, Acting Public Works Director Todd Rehg, and Administrative Secretary Patti Dodel also attended the meeting. 

1.   Chairman Waltz called the meeting to order at 7:00 p.m.  Mr. Bliss was absent and his absence was excused.  Ms. Starr arrived at 7:03.

2.   Motion was made by Mr. Ross and seconded by Mr. Soraghan to approve the minutes as written for the February 20, 2008, meeting.  The motion was unanimously approved by the members present (Mr. Bliss and Ms. Starr were absent).

3.   PZ-13-08  COMMUNITY UNIT PLAN TYPE A -     TIMBERLAKE APARTMENTS

     Submitted:  10-31-07

     Petitioner, Bruce Mills

     (Subcommittee - Mr. Roeser (chair), Mr. Bliss (secretary), and

     Mr. Golterman).

     The subcommittee met on February 26.  Issues such as number of parking spaces, a wildlife easement, the entrance off Marshall Road, and the widening of Marshall Road were discussed. 

     Ms. Starr arrived at the meeting at 7:03.

     Jaime Meier and Linda Fenton spoke regarding the additional traffic and conservation easement. 

4.   PZ-18-08  SPECIAL USE PERMIT (RENTAL CAR FACILITY) AND SITE PLAN REVIEW - ENTERPRISE RENT-A-CAR, 11124 MANCHESTER ROAD

     Submitted:  1-18-08   Automatic Recommendation:  5-17-08

     Petitioner’s Agent, Patrick Wanecke

     {Subcommittee - Mr. Soraghan (chair) and Mr. Waltz (secretary)}

Motion was made by Ms. Starr and seconded by Mr. Soraghan to approve the special use permit and site plan for Enterprise Rent-a-Car at 11124 Manchester Road.  Mr. Waltz and Mr. Soraghan read the subcommittee report:

CITY OF KIRKWOOD

PLANNING AND ZONING COMMISSION

SUBCOMMITTEE REPORT

MARCH 5, 2008

     PETITION NUMBER:           PZ-18-08

                     ACTION REQUESTED:    SPECIAL USE EXCEPTION (AUTOMOBILE) AND SITE PLAN REVIEW

     PETITIONER:          ENTERPRISE RENTAL CAR FACILITY

     PROPERTY LOCATION:   11124 MANCHESTER ROAD

                     DRAWINGS SUBMITTED:  SITE PLAN PREPARED BY WIND ENGINEERING      COMPANY RECEIVED JANUARY 18, 2008

                     ZONING:               B-3 HIGHWAY BUSINESS DISTRICT

DESCRIPTION OF PROJECT:

The petitioner is proposing to move from their current location at 11135 Manchester Road and renovate the former service station for the rental of automobiles and vans and manual washing of same.  The footprint of the building would remain the same, and the parking lot would be expanded to 42 parking spaces. 

The properties to the north across Manchester Road, to the east, and across Simmons to the west are zoned B-3 and are developed with offices and an animal clinic; the property to the south is zoned R-4 and contains a single-family residence. 

COMPREHENSIVE PLAN & LAND USE:

The property is zoned commercial and designated for General Commercial Use by the Vision 2015 Comprehensive Plan.  The proposed use is considered a general commercial use and is consistent with the development policies presented by the Plan.

DISCUSSION:

Zoning Matters signs were posted on the property on January 30, 2008. The petitioner presented his site plan at the February 6, 2008, Planning and Zoning Commission meeting; discussion was held, and a subcommittee was appointed.  The Subcommittee met on the site February 19, 2008, with Tim Hof of Enterprise and Patrick Warnecke of Killeen Studio.  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 plan stamped “Received January 18, 2008, City of Kirkwood Public Works”, except as noted herein. 

2.   A performance guarantee in the amount of $20,000 shall be submitted to the City of Kirkwood within six months of approval of the special use permit or the approval shall become null and void.

3.   An administrative fee in the amount of $1,200 shall be submitted before acceptance of the performance guarantee by the City.  The fee supports site inspection and project administration costs. 

4.   The premises shall be used only for the rental/leasing of automobiles, pickup trucks, and vans.  New and/or used vehicles shall not be sold from this site.

5.   A ten-foot wide utility easement shall be granted to the City for public utilities along the north, west, and south sides of the property, including along public right-of-way. 

6.   An area at the corner of Manchester Road and Simmons Avenue formed by the arcs of a 20-foot radius shall be dedicated to the City of Kirkwood for public use prior to the issuance of a grading or building permit.

7.   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.

8.   If a dumpster is to be used, dumpster enclosures are required to screen all dumpsters on the site and shall be constructed of sight-proof materials (e.g. board-on-board, masonry, vinyl, split-faced concrete masonry units, etc.) not less than six feet in height.  Latching gates of similar or complementary materials shall be required to completely enclose the dumpster.

9.   New sidewalks shall be constructed to City standards along the Simmons Avenue street frontage.  Deteriorated sidewalk shall be replaced along the Manchester Road frontage of the project.

10.  The pavement radius at the intersection of Simmons Avenue and Manchester Road shall be reconstructed to a 32-foot radius with accessibility to the sidewalk system.  All work shall satisfy the requirements of the Missouri Department of Transportation. 

11.  Construction on Manchester Road right-of-way shall be approved by the Missouri Department of Transportation prior to the issuance of any permits. 

12.  Existing entrances which are to be abandoned shall be removed; and sidewalks, curbs, and public right-of-way shall be restored to City standards.  New entrances shall be constructed in concrete in accordance with City Standards and Missouri Department of Transportation standards.

13.  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.

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

     Respectfully submitted,

     Joseph Soraghan            Thomas Waltz

     The motion to approve the special use permit and site plan was unanimously approved by the members present (Mr. Bliss was absent).

     Motion was made by Ms. Starr and seconded by Mr. Roeser to approve the subcommittee report recommending approval of the special use permit and site plan subject to conditions.     The motion was unanimously approved by the members present (Mr. Bliss was absent).

5.   PZ-15-08  SPECIAL USE PERMIT AND SITE PLAN REVIEW - OUTDOOR LIVING, 899 SOUTH HOLMES

     Submitted: 11-21-07  Automatic Recommendation:  3-20-08

     Petitioner, Michael Morrow

     {Subcommittee - Mr. Frick (chair) and Mr. Soraghan (secretary)

     Motion was made by Mr. Frick and seconded by Mr. Osborn to approve the special use permit and site plan for Outdoor Living at 899 South Holmes Avenue.    Mr. Soraghan and Mr. Frick read the subcommittee report:

CITY OF KIRKWOOD

PLANNING AND ZONING COMMISSION

SUBCOMMITTEE REPORT

MARCH 5, 2008

     PETITION NUMBER:           PZ-15-08

                     ACTION REQUESTED:    SPECIAL USE EXCEPTION (CONTRACTOR’S YARD) AND SITE PLAN REVIEW

     PETITIONER:          OLI, LLC

     PROPERTY LOCATION:   899 SOUTH HOLMES AVENUE

                     DRAWINGS SUBMITTED:  SITE PLAN STAMPED "RECEIVED NOVEMBER 21,      2007, CITY OF KIRKWOOD PUBLIC WORKS”

                     ZONING:               I-1 LIGHT INDUSTRIAL

DESCRIPTION OF PROJECT:

The petitioner is proposing to demolish the service station building and canopy and remove the gasoline tanks to pave the lot for outdoor storage and parking spaces.  This site is adjacent to and will be used in conjunction with the current location at 845 South Holmes Avenue.

COMPREHENSIVE PLAN & LAND USE:

The property to the north is zoned I-1 and contains the current Outdoor Living site.  To the west is the entrance ramp to Interstate 44.  The property to the east across Holmes Avenue is in the City of Oakland and developed with a convenience store/gas station, and the property to the south across Big Bend Road is in the City of Crestwood and developed with light industrial uses.

This existing site and the surrounding area are designated for General Commercial Use by the Vision 2015 Comprehensive Plan.  The proposed development is considered a light industrial use and is consistent with the development policies presented by the Plan.

DISCUSSION:

The petitioner presented his site plan at the February 20, 2008, Planning and Zoning Commission meeting, discussion was held and a subcommittee was appointed.  The Subcommittee met on the site on February 26, 2008, with Michael Morrow. 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 plans as approved by the City Council and consistent with the plans submitted and stamped “Received November 21, 2007, City of Kirkwood Public Works”, except as noted herein.

2.               A performance guarantee in the amount of $20,000 shall be submitted to the City of Kirkwood within six months of approval and prior to the issuance of a demolition permit.

3.               An administrative fee in the amount of $1,200 shall be submitted before acceptance of the performance guarantee by the City.  The fee supports site inspection and project administration costs. 

4.              Project shall comply with requirements of the St. Louis County Department of Highways and Traffic.  Construction on Big Bend Road shall be approved by the St. Louis County Department of Highways and Traffic prior to the issuance of a demolition permit. 

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 ten-foot wide utility easement shall be granted to the City of Kirkwood along the Big Bend Road and Holmes Avenue frontages. 

7.              A plat consolidating 845 South Holmes Avenue and 899 South Holmes Avenue as 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 a demolition permit for the project.   All required City easements shall be shown on the consolidation plat.

8.   Parking spaces, including accessible parking spaces, shall be designated and provided on the site as required in Section A-73 of the Kirkwood Zoning Code. 

9.   The parking area and outdoor storage area shall be paved in accordance with the Zoning Code.

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

     Respectfully submitted,

     Greg Frick                 Joseph Soraghan

     The motion to approve the special use permit and site plan was unanimously approved by the members present (Mr. Bliss was absent). 

     Motion was made by Mr. Ross and seconded by Mr. Roeser to approve the subcommittee report recommending approval of the special use permit and site plan.      The motion was unanimously approved by the members present (Mr. Bliss was absent).

6.   PZ-20-08   REZONE R4 TO B3 & SITE PLAN REVIEW - 1015 N. WOODLAWN AND SITE PLAN REVIEW, 10300 MANCHESTER ROAD

     Submitted:  2-1-08    Automatic Recommendation:  5-1-08

     Petitioner’s Agent, Vance Engineering

     {Subcommittee - Mr. Roeser (chair) and Mr. Waltz (secretary)}

     The subcommittee met on the site February 26 with the petitioner and his engineers.  Several Commission members expressed concern regarding a bank building being constructed in the existing parking lot. 

7.   PZ-21-08  REZONE R5 TO B3 & SITE PLAN REVIEW - 10551 BIG BEND

     Submitted:  2-1-08   Automatic Recommendation:  5-1-08

     Petitioner, Richard Smith

     {Subcommittee - Ms. Starr (chair) and Mr. Golterman (secretary)}

     The subcommittee met on the site February 28 with the petitioner.  The petitioner will be meeting with the property owner to his east regarding that property.

8.   PZ-16-08  AMEND ZONING CODE - DEFINITION OF “USE”

     {Subcommittee - Mr. Soraghan (chair) and Mr. Osborn (secretary)}

     Public Works Department will meet with the City Attorney on March 11 and will contact the subcommittee.

9.   PZ-22-08  AMEND ZONING CODE - ARCHITECTURAL REVIEW FOR ALL EXTERIOR BUILDING PERMITS EXCEPT SINGLE-FAMILY RESIDENCES

     (Subcommittee - Ms. Starr)

     Ms. Starr met with the Architectural Review Board on March 3, 2008, to discuss a revision to the Zoning Code requiring architectural review by the ARB of all building permit applications for commercial, multi-family, and industrial uses.  Mr. Golterman volunteered to assist her on the subcommittee.

There being no further business, the meeting adjourned at 8:15 p.m.  The next meeting will be held March 19, 2008, 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.