April 18, 2007

PRESENT:                             ABSENT:

Tom Waltz, Chairman                  David Osborn, Vice Chairman    

Joseph R. Soraghan, Sect./Treas.    

Valery Starr

Malcolm Bliss

Ed Golterman

Greg Frick

Larry Ross

Joe Roeser

Pursuant to notice of meeting duly given, the Planning and Zoning Commission convened on Wednesday, April 18, 2007, at Kirkwood City Hall. Council Member Timothy Griffin, City Attorney John Hessel, Public Works Director Kenneth D. Yost, Assistant Director of Public Works Todd Rehg, and Administrative Secretary Patti Dodel also attended the meeting. 

1.   Chairman Waltz called the meeting to order at 7:02 p.m.  Mr. Osborn was absent and his absence was excused.  

2.   Motion was made by Mr. Roeser and seconded by Mr. Bliss to approve the minutes as written for the April 4, 2007, meeting.  The motion was unanimously approved by the members present (Mr. Osborn was absent). 

3.   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

     (Subcommittee - Mr. Soraghan and Mr. Bliss)

     Mr. Head granted an extension of review time by the Commission to May 19; however, he has not submitted a revised site plan. 

4.   PZ-30-07  SITE PLAN REVIEW - CONCORDIA LUTHERAN CHURCH, PARKING LOT AT 504, 508, 520 SOUTH CLAY & 129 IDLEWILD

     Submitted:  2-2-07   Automatic Recommendation:  6-2-07

     Petitioner’s Agent, Mark Doering

     (Subcommittee - Ms. Starr and Mr. Golterman)

     Ms. Starr reported the subcommittee did not have a report.  Mr. Golterman added that the subcommittee will meet with Captain Werner regarding ingress and egress issues.

5.   PZ-32-07  REZONE R4 TO B3 AND SITE PLAN REVIEW - SQUEAKY CLEAN CAR WASH, 920 SOUTH KIRKWOOD AND 111 CHESTER

     Submitted:  3-9-07  Automatic Recommendation Date:  5-10-07

     Petitioner, Donald Uxa

     {Subcommittee - Mr. Osborn (C) and Mr. Ross (S)}

Mr. Ross reported the subcommittee met with Mr. Uxa at the site and expect to have a report at the May 2 meeting.

6.   PZ-33-07  SPECIAL USE PERMIT (CONTRACTOR’S YARD) AND SITE PLAN REVIEW - 550 AND 556 LEFFINGWELL AVENUE

     Submitted:  3-16-07  Automatic Recommendation Date:  7-14-07

     Petitioner, Rex Pearl

{Subcommittee - Mr. Frick (C) and Mr. Ross (S)}

Mr. Pearl was present.  Motion was made by Mr. Bliss and seconded by Ms. Starr to approve the special use permit for a contractor’s yard and site plan at 550 and 556 Leffingwell Avenue.  Mr. Frick read the subcommittee report.

CITY OF KIRKWOOD

PLANNING AND ZONING COMMISSION

SUBCOMMITTEE REPORT

APRIL 18, 2007

PETITION NUMBER:           PZ-33-07

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

SITE PLAN REVIEW

PETITIONER:          CHALET HOMES, INC.

PROPERTY LOCATION:   550, 554, AND 558 LEFFINGWELL AVENUE

                           DRAWINGS SUBMITTED:  SITE PLAN PREPARED BY FRIBIS ENGINEERING STAMPED "RECEIVED MARCH 28, 2007, CITY OF KIRKWOOD PUBLIC WORKS”

ZONING:         I-1 LIGHT INDUSTRIAL

DESCRIPTION OF PROJECT:

In March, 2006, the petitioner received approval for a special use permit to operate a contractor’s yard and site plan approval for a one-story, 4,000 square foot office/warehouse with 12 surface parking spaces, and an outdoor area for construction materials and equipment at 554 and 558 Leffingwell.

The petitioner has an option to purchase the adjacent property at 550 Leffingwell and submitted a revised site plan to construct a two-story office/warehouse containing 11,220 square feet and 27 surface parking spaces. 

The single-family residences to the northwest are zoned I-1.  The properties to the southeast are developed with an office/warehouse and a City-owned electric substation.  The property across Leffingwell Avenue is zoned I-1 and developed with a moving and storage facility.

COMPREHENSIVE PLAN & LAND USE:

This existing site and the surrounding area are designated for Light Industrial Use by the Vision 2015 Comprehensive Plan.  The proposed development is considered a light industrial use and conforms to the development policies presented by the Plan.

DISCUSSION:

The petitioner presented his site plan at the April 4, 2007, Planning and Zoning Commission meeting, discussion was held and a subcommittee was appointed.  The Subcommittee met on the site on April 13, 2007. Notice of the meeting had been properly posted.

RECOMMENDATION: 

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

1.   Petition PZ-37-05 is hereby null and void upon approval of this plan by City Council. 

2.               The project shall be constructed in accordance with the plans submitted and stamped “Received March 28, 2007, City of Kirkwood Public Works”, except as noted herein.

3.               A performance guarantee in the amount of $35,000 shall be submitted to the City of Kirkwood prior to the issuance of a building permit. 

4.               An administrative fee in the amount of $1,500 shall be submitted before acceptance of the performance guarantee by the City.  The fee supports site inspection and project administration costs. 

5.               Storm water management plans shall be submitted to Metropolitan Sewer District (MSD) and City for review and approval prior to issuance of a grading, foundation, or building permit.   Storm water greater than one c.f.s. shall not be directed across the public sidewalk or driveway entrances.  Storm water detention is at the discretion of MSD and Planning and Zoning Commission. If  storm water detention is required by MSD, it shall be provided in permanent underground facilities constructed of concrete or on the parking lot.

6.               Sanitary sewer plans shall be approved by MSD prior to issuance of a foundation or building permit.

7.   A variance is required for the rear yard building setback.  Prior to proceeding to City Council, a variance shall be obtained from the Board of Adjustment or, at the petitioner’s option, the building footprint may be reduced to conform to the setback lines.

8.               New concrete curbs and new concrete sidewalks shall be constructed to City standards along the Leffingwell Avenue street frontages.   

9.               Existing entrances shall be removed; and sidewalks, curbs, and public right-of- way restored to City standards.  New entrances shall be constructed in concrete in accordance with City standards.

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

11.           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.

12.           The dumpster pad shall be constructed of seven-inch thick concrete pavement on a six-inch thick rock base.

13.           For buffering/screening purposes, a sight-proof fence or wall not less than six feet in height shall be constructed and maintained along the north and east sides of the property.  The fence or wall shall be of solid masonry, split-faced concrete block units, board-on-board wood, or other materials as approved by the City.

14.           A ten-foot wide utility easement shall be granted to the City for public utilities along the right-of-way of 550 Leffingwell Avenue. 

15.           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 shall be shown on the consolidation plat.

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

Respectfully submitted,

Greg Frick                 Larry Ross

The motion to approve the petition was unanimously approved by the members present (Mr. Osborn was absent). 

Motion was made by Ms. Starr and seconded by Mr. Ross to approve the subcommittee report.  Motion was made by Mr. Soraghan and seconded by Mr. Bliss to amend the subcommittee report by adding Condition of Approval No. 17, “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.” The amendment was unanimously approved by the members present (Mr. Osborn was absent).  The amended subcommittee report was unanimously approved by the members present (Mr. Osborn was absent).

7.   PZ-34-07  ZONING CODE AMENDMENT, SPECIAL USE PERMIT, & SITE PLAN REVIEW - PRESBYTERIAN MANORS, 505 COUCH AVENUE

     Submitted:  3-30-07  Automatic Recommendation Date:  7-28-07

     Petitioner’s Agent, John King

     John King, attorney representing Presbyterian Manors; William Ward, President and CEO of Presbyterian Manors; and Gene Guszkowski, President of AG Architecture were in attendance.

     Mr. King stated Presbyterian Manors has an option to purchase the 21.5-acre parcel from St. Joseph Hospital.  The proposal includes an amendment to the Zoning Code to create a Special Use Permit category for a Continuing Care Retirement Facility, application of said newly-created category, and site plan review.

     The request includes removal of all buildings on the site, construction of 18 cottage homes, a two-story commons building, 250 living units contained in two four-story buildings, 30 units in a two-story catered living building, 38 units in a one-story skilled nursing facility, and 15 suites in a two-story memory care facility. Surface and underground parking is proposed. Approximately 60 percent of the site would be landscaped. 

     Mr. King advised that a traffic report would be available at the subcommittee meeting.  Chairman Waltz appointed himself, Mr. Bliss (chair) and Mr. Ross (secretary) to the subcommittee.

8.   PZ-35-07  AMEND SITE PLAN - 338 SOUTH KIRKWOOD ROAD

     Submitted:  3-30-07   Automatic Recommendation Date:  7-28-07

     Petitioner’s Agent, Michael Schuknecht

     Nancy Jackson owns Suite 104 of the Kirkwood Cinema Lofts office condominiums and is proposing to divide the two-story unit into two suites, one on each floor.  No modifications to the exterior are proposed. 

     Chairman Waltz appointed Ms. Starr (chair) and Mr. Soraghan (secretary) to the subcommittee.  The subcommittee scheduled a meeting for Tuesday, April 24, at 7:30 a.m.  Meeting will begin at Einstein’s at 338 South Kirkwood.

9.   PZ-36-07  AMEND SPECIAL USE PERMIT AND SITE PLAN REVIEW McCALLUM PLACE, 845 AND 851 NORTH KIRKWOOD ROAD

     Submitted:  3-30-07  Automatic Recommendation Date:  7-28-07

     Petitioner’s Agent, James R. Hall

     John King, attorney representing McCallum Place on the Park, stated they are requesting approval of a building addition onto each of the existing buildings.  A 1,520 square foot, two-story addition is proposed at 851 North Kirkwood for meeting rooms and eating facilities.  Modifications to 845 North Kirkwood include renovation of the second floor to create an apartment and a two-story addition to the rear of the building that would include two bedrooms for a total of four patients and meeting rooms.

     Nine parking spaces are shown on the site plan and eleven spaces are required. 

Chairman Waltz appointed Mr. Osborn (chair) and Mr. Golterman (secretary) to the subcommittee. 

10.  PZ-37-07  SITE PLAN REVIEW - FRONTENAC BANK, 301 NORTH KIRKWOOD

     Submitted:  3-30-07  Automatic Recommendation Date:  7-28-07

     Petitioner’s Agent, Elmer Wind III

     Elmer Wind stated Frontenac Bank currently operates at three locations in the St. Louis Area.  They are proposing to construct a one-story, 4,200 square foot building on the 22,581 square foot site at the northwest corner of Kirkwood Road at Adams Avenue.

     Chairman Waltz appointed Mr. Frick (chair) and Ms. Starr (secretary) to the subcommittee.  The subcommittee scheduled a meeting for April 25 at 7:30 a.m. at the site.

There being no further business, the meeting adjourned at 9 p.m.  The next meeting is scheduled for May 2, 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.