Planning & Zoning Commission Minutes
June 20, 2007
PRESENT: ABSENT:
Tom Waltz, Chairman
David Osborn, Vice Chairman
Joseph R. Soraghan, Sect./Treas.
Valery Starr
Malcolm Bliss
Edw. D. Golterman
Greg Frick
Larry Ross
Joe Roeser
Pursuant to notice of meeting duly given,
the Planning and Zoning Commission convened on Wednesday, June 20, 2007,
at Kirkwood City Hall. Council Member Tim 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 7:00 p.m.
2. Motion was made by Mr.
Soraghan and seconded by Mr. Bliss to approve the minutes as written for
the May 16, 2007, meeting. The motion was unanimously approved by the
members present.
3. PZ-04-06A AMEND SITE PLAN-DOC’S
HARLEY DAVIDSON, 930 S KIRKWOOD
Submitted: 6-6-07
Petitioner, Patti Bush
Gene Brockland was present representing the petitioner. Mr.
Brockland stated they are requesting relief from Condition of Approval
No. 6 on the subcommittee report dated December 6, 2006, which required
ivy to be planted adjacent to the new retaining wall along Chester
Avenue and Taylor Avenue.
Motion was made by Mr. Soraghan and seconded by Mr. Osborn to
continue this item to the July 18 meeting. Motion passed 8 to 1 (Mr.
Waltz was opposed).
4. PZ-34-07 ZONING CODE AMENDMENT,
SPECIAL USE PERMIT, & SITE PLAN REVIEW - ASHFIELD ACTIVE LIVING AND
WELLNESS COMMUNITIES, 525 COUCH AVENUE
Submitted: 3-30-07 Automatic
Recommendation Date: 7-28-07
Petitioner’s Agent, John King
{Subcommittee - Mr. Bliss (C), Mr.
Ross (S), and Mr. Waltz}
John King was
present. Motion was made by Mr. Osborn and seconded by Mr. Bliss to
approve the amendment to the Zoning Code, special use permit, and site
plan submitted by Ashfield Active Living and Wellness Communities for a
continuing care retirement community at 505, 525, and 533 Couch Avenue.
Mr. Bliss and Mr. Waltz read the subcommittee report:
CITY OF KIRKWOOD
PLANNING AND ZONING
COMMISSION
SUBCOMMITTEE REPORT
June 20, 2007
PETITION NUMBER:
PZ-34-07
ACTION REQUESTED: AMENDMENT TO THE ZONING CODE,
SPECIAL USE EXCEPTION (CONTINUING CARE RETIREMENT COMMUNITY) AND SITE
PLAN REVIEW
PETITIONER: ASHFIELD ACTIVE LIVING AND
WELLNESS COMMUNITIES, INC.
PROPERTY
LOCATION: 505, 525, AND 533 COUCH AVENUE
DRAWINGS SUBMITTED: CONCEPTUAL
SITE PLAN STAMPED "RECEIVED MARCH 30, 2007, CITY OF KIRKWOOD PUBLIC
WORKS”
ZONING: R-3 ZONING
DISTRICT
DESCRIPTION OF
PROJECT:
The petitioner is requesting a special use
permit and site plan review approval for a “Continuing Care Retirement
Facility” for older adults on the present 21-acre St. Joseph Hospital
site to construct a multi building complex for Older Adult Independent
Living, Catered Living, Skilled Care, and Memory Support Living. The
complex will consist of 2 four-story Independent Living Apartments with
a total of 250 dwelling units, a two-story Catered Living Building with
30 units, a two-story Memory Care facility with 15 suites, a one-story
skilled nursing facility with 38 units, 18 cottage Homes, a three-story
commons building, an aquatic/wellness center, and accessory buildings.
The existing hospital and doctor buildings on the site would be removed.
Approximately 60% of the site would be landscaped open space (compared
with approximately 32% landscaped open space on the hospital site
today.) A total of 419 parking spaces are proposed, 250 below grade,
133 surface, and 36 for the 18 cottages. The petitioner is proposing
amendments to the Kirkwood Zoning Code to recognize this type of
comprehensive facility as a special use permit.
COMPREHENSIVE
PLAN & LAND USE:
The existing site is designated for
Institutional Use by the Vision 2015 Comprehensive Plan. The proposed
use is consistent with the development policies presented by the Plan.
DISCUSSION:
The petitioner
presented the site plan at the April 18, 2007, Planning and Zoning
Commission meeting. Discussion was held and a subcommittee of Larry
Ross, Malcolm Bliss, and Tom Waltz was appointed to further review the
project. The Subcommittee met at the Kirkwood Community Center with
John King, attorney for the petitioner; William Ward, President and CEO
of Presbyterian Manor; Doug Yoder, President of Presbyterian Manor; Gene
Guszkowski, architect; John Cronin, architect; and approximately 15
residents of the area. The meeting had been properly posted in
accordance with the Missouri Sunshine Law and City policy.
A second subcommittee
meeting was scheduled for May 15, 2007, as an on-site visit. The
meeting had been properly posted in accordance with the Missouri
Sunshine Law and City policy. The meeting was moved indoors due to
heavy rainfall, and the on-site meeting was re-scheduled for May 24,
2007. The re-scheduled meeting was properly posted in accordance with
the Missouri Sunshine Law and City policy.
RECOMMENDATION:
The Subcommittee
recommends the Zoning Code be amended as outlined on EXHIBIT A subject
to review by the City Attorney and the Special Use Permit and Site Plan
be approved with the following conditions:
1.
The project’s construction shall
be consistent with the conceptual plans submitted and stamped “Received
March 30, 2007, City of Kirkwood Public Works”, except as noted herein.
2.
The project shall not exceed the
following unit density:
a. Two 4-story Independent Living Apartments with a total of 250
dwelling units,
b. One 2-story
Catered Living Building with 30 units,
c. One 2-story
Memory Care facility with 15 suites,
d. One 1- story
Skilled Nursing facility with 38 units, and
e. 18 Cottage
Homes.
3. Minimum parking spaces shall be provided as follows:
a. One underground parking space plus 1/2 surface or underground
parking space for each Independent Living Apartment dwelling units (375
required per conceptual plan);
b. Twenty-three parking spaces for Commons Building;
c. One parking space for each 4 units in the Skilled, Catered, and
Memory Care facility (21 spaces required per conceptual plan); and
d. Two parking spaces for each cottage (36 spaces required per
conceptual plan).
If fully developed
and consistent with the conceptual plan, the total parking spaces
required will be 455 spaces.
4.
The height of the buildings shall
not exceed the number of stories on the conceptual plan or 78 feet as
measured from the floor grade of the underground parking structure to
the peak of the roof. Furthermore, no building shall exceed an
elevation of 735 feet, as determined from the established benchmark at
Couch/Craig (El 657.75) (The elevation of the tallest existing building
on the site is 758 feet)
5.
A performance guarantee in the
amount of $900,000 shall be submitted to the City of Kirkwood prior to
the issuance of building permits.
6.
An administrative fee in the
amount of $18,800 shall be submitted before acceptance of the
performance guarantee by the City. The fee supports site inspection and
project administration costs.
7.
Storm water management plans
shall be submitted to Metropolitan Sewer District (MSD) and City for
review and approval prior to issuance of a foundation letter or building
permit. Storm water greater than one c.f.s. shall not be directed
across the public sidewalk or driveway entrances. Above ground storm
water detention shall be fenced with decorative fencing (chain link or
similar wire fencing shall not be used).
8.
Sanitary sewer plans shall be
approved by MSD prior to issuance of a foundation letter or building
permit.
9.
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.
10.
All City sidewalks and curbs
shall be replaced to City standards along the Couch Avenue and Craig
Avenue frontages of the project. New five-foot wide sidewalks shall be
installed to City Standards. Existing entrances shall be removed and
reconstructed in concrete in accordance with City standards.
11.
Ann Avenue shall be widened on
the south side for approximately 50 feet west of Couch Avenue to a total
of 26 feet wide measured back to back of curb. (Widening shall be
approximately 2.5 feet). The pavement radius at the intersection of
Couch Avenue and Ann Avenue shall be reconstructed to a 32-foot radius
with a six-inch high, full-depth vertical curb except at wheelchair ramp
locations. The ramps shall satisfy the requirements of the City of
Kirkwood.
12.
Buildings and parking areas shall
be set back a minimum of 40 feet from all property lines.
13.
Dumpster enclosures are required
to screen all dumpsters on the site and shall be constructed of
sight-proof materials (e.g. board-on-board, vinyl, masonry, 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.
14.
If the Electric Substation
remains on the site or is relocated in the site it shall be screened
with vegetation such as evergreen trees and plants.
15.
A dense planting screen or
wall/fence shall be provided and maintained along the west property line
abutting the residential properties.
16.
An area at the corner of Couch
and Ann Avenues 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 foundation letter or building permit.
17.
A ten-foot wide utility easement
shall be granted to the City for public utilities along the perimeter of
the property, including along public right-of-way.
18.
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.
19.
If granted by the Council, this approval shall be valid for four
years from the date of approval. Failure to submit an application and
plans for a building permit and the required performance guarantee shall
cause the special use permit and site plan approval to become null and
void four years from the date of the approval of the ordinance.
20.
The applicant shall comply with
all standard conditions as listed on Exhibit B.
Respectfully
submitted,
Malcolm Bliss
Thomas Waltz Larry Ross
Mr. Osborn made a
motion to amend his motion to make an amendment to the Zoning Code by
adding the following definition to Section A-3(b): Continuing Care
Retirement Facility: A building or complex of buildings that
provides elderly housing, catered living, and/or assisted living
dwelling units, skilled and intermediate care nursing units and
accessory services for residents of the facility; and programs,
outpatient care and rehabilitation services provided by the facility to
the general public. In addition, amend Section A-33(c) of the Zoning
Code by inserting a new special use permit category in the R-3 Zoning
District provisions as follows: “Continuing Care Retirement Facility on
a minimum of ten (10) acres; parking and building height requirements
will be established by the Planning and Zoning Commission and subject to
the approval of the City Council as part of a Special Use Permit.” The
motion was seconded by Mr. Bliss and unanimously approved.
Motion was made by Mr.
Ross and seconded by Mr. Bliss to approve the special use permit and
site plan.
Motion was made by Mr. Soraghan and seconded by Mr. Osborn to amend
Condition of Approval No. 4 by adding, “...conceptual plan, but no
higher than 78 feet...”. Motion was unanimously approved.
The motion to approve the special use permit and site plan was
unanimously approved. Motion was made by Mr. Osborn and seconded by Mr.
Soraghan to approve the amended subcommittee report. Motion was
unanimously approved.
5. PZ-01-08 SITE PLAN REVIEW - OFFICE BUILDING, 140/144 PROSPECT
Submitted: 4-13-07 Automatic
Recommendation Date: 8-11-07
Petitioner, Dan Head, John
Pennington
(Subcommittee - Mr. Golterman and
Mr. Roeser)
Mr. Pennington was
present. Motion was made by Mr. Bliss and seconded by Mr. Soraghan to
approve the site plan for an office building at 140/144 Prospect
Avenue. Mr. Golterman and Mr. Roeser read the subcommittee report:
CITY OF KIRKWOOD
PLANNING AND ZONING
COMMISSION
SUBCOMMITTEE REPORT
June 20, 2007
PETITION NUMBER:
PZ-01-08
ACTION REQUESTED: SITE PLAN REVIEW - ONE-STORY OFFICE
BUILDING
PETITIONER:
DAN HEAD AND JOHN PENNINGTON
PROPERTY
LOCATION: 140 AND 144 PROSPECT AVENUE
DRAWINGS SUBMITTED: SITE PLAN
PREPARED BY McDANIEL ENGINEERING AND SURVEYING CO. INC., STAMPED
"RECEIVED MAY 17, 2007, CITY OF KIRKWOOD PUBLIC WORKS”
DESCRIPTION OF
PROJECT:
The petitioner is
proposing to remove a single-family residence at 140/144 Prospect Avenue
and construct a 4,950 square foot, one-story office building on the
95’x150’ parcel. Seventeen parking spaces and one 10’x25’ loading space
would be provided on the site and ten additional spaces would be
provided through a permanent access easement to the adjoining parking
lot to the east at 136 Prospect Avenue.
This site is zoned B-3
and is surrounded on three sides by B-3 zoned properties and I-1 zoning
to the north across Prospect Avenue.
COMPREHENSIVE PLAN
AND LAND USE:
The existing site is
designated for General Commercial Use by the Vision 2015 Comprehensive
Plan. The proposed building is consistent with the development policies
presented by the Plan.
DISCUSSION:
A Zoning Matters sign was posted on
the property April 25, 2007. The petitioner presented his site
plan at the May 2, 2007, Planning and Zoning Commission meeting;
discussion was held and a Subcommittee was appointed.
The Subcommittee met on the site on
May 11, 2007. Notice of the meeting had been properly posted in
accordance with City policy and the Sunshine Law.
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
May 17, 2007, 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 within six months of approval and prior to the issuance of
foundation letter or building permit Failure to complete the
improvements shall result in forfeiture of the guarantee amount to the
City of Kirkwood. Failure to provide the performance guarantee within
six months of the approval date, shall result in the approval becoming
null and void.
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. The final site plan shall be reviewed and approved by the Fire
Department. Access for fire apparatus shall be provided to within 150
feet of all portions of the exterior walls.
5. At the developer’s expense, approximately 375 feet of eight-inch
water main shall be installed, from the vicinity of the new fire hydrant
located at 111 Prospect Avenue to approximately 70 feet west of the
existing hydrant at 207 Prospect.
6. New concrete curbs shall be constructed to City standards along the
Prospect Avenue street frontage.
7. Existing entrances shall be removed; and curbs and public right of
way restored to City standards. New entrances shall be constructed in
concrete in accordance with City standards
8. 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.
9. Dumpster enclosures are
required to screen all dumpsters on the site and shall be constructed of
sight-proof materials (e.g. board-on-board, vinyl, masonry, 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.
10. For buffering/screening
purposes, a sight-proof fence or wall not less than six feet in height
shall be constructed and maintained along the south side 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.
11. 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 foundation letter or building permit.
12. A ten-foot wide utility easement shall be granted to the City for
public utilities along the perimeter of the property, including along
public right-of-way. The easement may be modified where buildings or
significant structures exists with approval of City staff.
13. 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 a foundation letter
or building permit. All required City easements and dedication strips
shall be shown on the consolidation plat.
14. Within four months of approval and prior to the issuance of a
building permit, variances shall be obtained from the Board of
Adjustment for the following items:
A. No parking space,
or portion thereof, shall be located closer to any street right-of-way
line than ten feet {Zoning Code Section A-72(a)(7)(i)}.
B. Parking lots
shall be separated from abutting streets by planting areas not less than
ten feet in width, on private property {Zoning Code Section
A-72(a)(7)(m)}.
C. A parking
requirement of 25 spaces is needed for this project. {Zoning Code
Section A-72(c)(14). Only 15 spaces, including one van accessible
parking space, are available on your site plan. A parking variance of
10 spaces and a variance for one loading space is required. If a
permanent parking and access agreement is reached with the abutting
property owner and approved by the City, the variance is not required.
Failure to receive Board of Adjustment approval on all variances,
shall result in the site plan approval becoming null and void.
15. If you provide and the City approves a permanent parking and access
agreement from the abutting property the proposed parking lot on the
abutting property at 136 Prospect Avenue shall be completed prior to
issuance of occupancy permits for this proposed office building.
16. The applicant shall comply with all standard conditions as listed
on Exhibit A.
Respectfully
submitted,
Edw. D. Golterman
Joe Roeser
The motion to approve
the subcommittee report and site plan passed seven to two (Ms. Starr and
Mr. Osborn were opposed).
6. PZ-02-08 SITE PLAN
REVIEW-RETAIL/OFFICE BUILDING, 214/218 N. CLAY
Submitted: 4-27-07 Automatic
Recommendation Date: 8-25-07
Petitioner’s Agent, Paul Boyer
{Subcommittee - Mr. Golterman
(chair) and Mr. Ross (secretary)}
Michael Gibbons and Jeff Mugg, of Saint Louis Design Alliance, were
present. Mr. Ross read the subcommittee report:
CITY OF KIRKWOOD
PLANNING AND ZONING
COMMISSION
SUBCOMMITTEE REPORT
June 20, 2007
PETITION NUMBER:
PZ-02-08
ACTION REQUESTED: SITE PLAN REVIEW - OFFICE/RETAIL
BUILDING
PETITIONER:
MICHAEL GIBBONS
PETITIONER’S
AGENT: PAUL BOYER
PROPERTY
LOCATION: 214 AND 218 NORTH CLAY AVENUE
DRAWINGS SUBMITTED: SITE PLAN
PREPARED BY CIVIL ENGINEERING DESIGN CONSULTANTS, INC., STAMPED
"RECEIVED APRIL 27, 2007, CITY OF KIRKWOOD PUBLIC WORKS”
LANDSCAPE PLAN PREPARED BY SAINT LOUIS DESIGN
ALLIANCE STAMPED “RECEIVED JUNE 19, 2007, CITY OF KIRKWOOD PUBLIC WORKS”
DESCRIPTION OF
PROJECT:
The petitioner is
proposing to remove two existing buildings at 214 and 218 North Clay
Avenue and construct a two-story office/retail building on the 100’x90’
parcel. Eighteen parking spaces would be provided on the ground floor
in addition to the 1,813 square feet of retail space, elevator and its
equipment room, and stairs. The second floor would contain 6,064 square
feet of office space.
This site is zoned B-2
and is surrounded on three sides by B-2 zoned properties and R-5 zoning
to the west across Clay Avenue. An alley on the south side of the
property would provide access to the first floor parking.
COMPREHENSIVE PLAN
AND LAND USE:
The existing site is
designated for Mixed Use by the Vision 2015 Comprehensive Plan. The
proposed building conforms to the development policies presented by the
Plan.
DISCUSSION:
A Zoning Matters sign was posted on
the property May 9, 2007. The petitioner presented his site plan
at the May 16, 2007, Planning and Zoning Commission meeting; discussion
was held and a Subcommittee was appointed.
The Subcommittee met on the site
with Mike Gibbons, Paul Boyer, Jim Mills, and Jeff Mugg on May 24,
2007. Notice of the meeting had been properly posted.
On June 11, 2007, the Board of
Adjustment granted a variance of 12 feet to allow the new building to be
within 19’-9” feet of the front property line and granted a variance of
16 parking spaces from the 33 parking space requirement
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 April 27, 2007, City of Kirkwood Public Works”, except
as noted herein.
2.
A performance guarantee in the
amount of $16,000 shall be submitted to the City within six months of
approval and prior to the issuance of foundation letter or building
permit Failure to complete the improvements shall result in forfeiture
of the guarantee amount to the City of Kirkwood. Failure to provide the
performance guarantee within six months of the approval date, shall
result in the approval becoming null and void.
3.
An administrative fee in the
amount of $1,120 shall be submitted before acceptance of the performance
guarantee by the City. The fee supports site inspection and project
administration costs.
4.
Storm water management plans
shall be submitted to Metropolitan Sewer District (MSD) and City for
review and approval prior to issuance of a grading permit, foundation
letter, or building permit. Storm water greater than one c.f.s. shall
not be directed across the public sidewalk or driveway entrances.
5.
Sanitary sewer plan shall be
approved by MSD prior to issuance of a foundation letter or building
permit.
6.
The water system shall meet the
requirements of the Kirkwood Fire and Water Departments. The Fire
Department shall approve the water flow for the project. If
satisfactory water flow is not available from the existing water system
in accordance with City policy, the petitioner shall install the
necessary mains and accessories.
7.
Existing entrances shall be
removed; and sidewalks, curbs, and public right-of-way restored to City
standards.
8.
If a dumpster is used on the
premises, it shall be in a dumpster enclosure constructed of sight-proof
materials (e.g. board-on-board, vinyl, masonry, 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.
Deteriorated sidewalk shall be
replaced along the frontage of the project.
10. The owner is to provide a permanent means for a driver exiting the
garage to see traffic in the alley to the west to Clay Avenue and 150
feet to the east.
11. There shall be a strip of grass three feet wide to the east of the
sidewalk before the ground cover starts.
12. A seven-foot wide
utility easement shall be granted to the City for public utilities along
the Clay Avenue right-of-way. The easement may be modified where
buildings or significant structures exists with approval of City staff.
13. 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.
14. The Architectural Review Board
shall approve the building architectural scheme prior to issuance of a
building permit.
15. The Architectural Review Board shall approve all signs prior to
issuance of a sign permit.
16. The applicant shall comply with all standard conditions as listed
on Exhibit A.
Respectfully
submitted,
Edw. D. Golterman
Larry Ross
Motion was made by Mr.
Osborn and seconded by Mr. Ross to amend Condition of Approval No. 10 of
the subcommittee report to read, “The owner is to provide and maintain a
mirror to allow a driver exiting the garage to adequately see traffic in
the alley.” The motion passed 7 to 2 (Mr. Golterman and Mr. Bliss were
opposed).
Motion was made by Ms.
Starr and seconded by Mr. Ross to amend the second sentence of the
Description of Project to reflect there are seventeen parking spaces.
Motion was unanimously approved.
The amended
subcommittee report and site plan were unanimously approved.
7. PZ-03-08 REZONE R4 TO B3 AND
SITE PLAN REVIEW - ACUPUNCTURE CLINIC, 10557 BIG BEND
Submitted: 4-27-07 Automatic
Recommendation Date: 7-26-07
Petitioner, Qinggen Zhang
{Subcommittee - Mr. Soraghan (chair)
and Mr. Frick (secretary)}
Motion was made by Mr.
Frick and seconded by Mr. Roeser to approve the rezoning and site plan
for 10557 Big Bend. Mr. Soraghan read the subcommittee report:
CITY OF KIRKWOOD
PLANNING AND ZONING
COMMISSION
SUBCOMMITTEE REPORT
June 20, 2007
PETITION NUMBER:
PZ-03-08
ACTION REQUESTED: REZONE R-4 TO B-3 AND SITE PLAN
REVIEW FOR A PARKING LOT
PETITIONER:
QINGGEN ZHANG
PROPERTY LOCATION: 10557 BIG BEND BOULEVARD
DRAWINGS SUBMITTED: SITE PLAN
PREPARED BY MAK ARCHITECTS, INC. STAMPED "RECEIVED APRIL 27, 2007, CITY
OF KIRKWOOD PUBLIC WORKS”
DESCRIPTION OF PROJECT:
The petitioner is proposing to rezone 10557
Big Bend Boulevard from R-4 to B-3, construct a seven-space parking
lot, and utilize the existing two-story residence as an acupuncture
clinic.
The single-family
residence to the east and the duplex to the north are zoned R-5. The
motorcycle sales and service facility to the west is zoned B-3. The
multi-tenant development to the south across Big Bend Boulevard is zoned
B-5.
COMPREHENSIVE
PLAN & LAND USE:
The existing site is designated for
Suburban Density Use by the Vision 2015 Comprehensive Plan. As such,
this project should be considered as a non-conforming request for
development under the Vision 2015 Comprehensive Plan.
DISCUSSION:
The petitioner made a presentation
describing the scope, character, and layout of the project at the May
16, 2007, Planning and Zoning Commission meeting. Comments and
questions from the Commission were discussed and a Subcommittee was
appointed to study the project. On May 21, 2007, the Subcommittee met
at the site with Lei Hoo Mack. Notice of the meeting had been posted in
accordance with City policy and the Sunshine Law.
RECOMMENDATION:
The site is unique as
the surrounding developed properties make residential zoning
unattractive to potential homebuyers. A rezoning to a commercial use
fits into the neighboring development patterns.
The Subcommittee
recommends the future land use map in the Comprehensive Plan be revised
to show this parcel as commercial and recommends the City Council rezone
this parcel to B-3 and approve the site plan with the following
conditions:
1.
The project shall be consistent
with the plans submitted and stamped “April 27, 2007, City of Kirkwood
Public Works”, except as noted herein.
2.
A performance guarantee in the
amount of $15,000 shall be submitted to the City of Kirkwood prior to
the issuance of a permit. The performance guarantee shall be submitted
within six months of the final approval date or the approval shall
become null and void.
3.
An administrative fee in the
amount of $1,100 shall be submitted before acceptance of the performance
guarantee by the City. The fee supports site inspection and project
administration costs.
4.
The performance guarantee and
administrative fee are due to the City within six months of City Council
approval. Failure to provide the performance guarantee and
administrative fee within this period shall render this approval null
and void.
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.
New entrance shall be constructed
in concrete in accordance with City standards.
7.
If
a dumpster is provided, a dumpster enclosure will be required to screen
all dumpsters on the site and shall be constructed of sight-proof
materials (e.g. board-on-board, masonry, 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.
8.
Accessible parking shall conform to City standards.
9.
A ten-foot wide utility easement
shall be granted to the City for public utilities along the Big Bend
Boulevard right-of-way.
10.
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.
11.
The Architectural Review Board
shall approve all signs prior to issuance of a sign permit.
12. The applicant shall comply with all standard conditions as listed
on Exhibit A.
Respectfully
submitted,
Greg Frick
Joseph Soraghan
Motion was made by Mr.
Soraghan and seconded by Mr. Bliss to approve the rezoning of 10557 Big
Bend from R-4 to B-3. The motion passed 6 to 3 (In Favor: Bliss,
Frick, Golterman, Roeser, Ross, Soraghan; Opposed: Osborn, Starr,
Waltz).
Ms. Starr left the
meeting momentarily. Motion was made by Mr. Soraghan and seconded by
Mr. Bliss to approve the subcommittee report and site plan. Motion was
unanimously approved by the members present. (Ms. Starr was absent).
Motion was made by Mr.
Osborn and seconded by Mr. Golterman to add Condition of Approval No.
15, as follows: “The landscape area depicted on the Landscape Plan
shall be adequately maintained and watered, and it is recommended that
the developer install an automatic sprinkler system.” The motion failed
four to five (In Favor: Mr. Frick, Mr. Golterman, Mr. Osborn, and Mr.
Soraghan; Opposed: Mr. Bliss, Mr. Roeser, Mr. Ross, Ms. Starr, and Mr.
Waltz) The subcommittee report passed eight to one (Mr. Frick was
opposed).
8. PZ-04-08 SITE PLAN REVIEW-SCHAUB
DESIGN GROUP, 1045 N. HARRISON
Submitted: 4-27-07 Automatic
Recommendation Date: 8-25-07
Petitioner, David Schaub
{Subcommittee - Ms. Starr (chair) and Mr. Roeser (secretary)}
Motion was made by Mr.
Bliss and seconded by Mr. Osborn to approve the site plan submitted by
Schaub Design Group for an office building at 1045 North Harrison. Mr.
Roeser and Ms. Starr read the subcommittee report:
CITY OF KIRKWOOD
PLANNING AND ZONING
COMMISSION
SUBCOMMITTEE REPORT
June 20, 2007
PETITION NUMBER:
PZ-04-08
ACTION REQUESTED: SITE PLAN REVIEW (OFFICE BUILDING)
PETITIONER:
DAVID J. SCHAUB
PROPERTY
LOCATION: 1045 NORTH HARRISON AVENUE
DRAWINGS SUBMITTED: SITE AND
LANDSCAPE PLAN PREPARED BY JERRY L. MILLER, STAMPED “RECEIVED MAY 15,
2007” CITY OF KIRKWOOD PUBLIC WORKS.
ZONING: B-3
DESCRIPTION OF
PROJECT:
The petitioner is
requesting site plan approval of a two-story office building with eight
off-street parking spaces. The proposed building would replace
one-story residence, that had been converted to an office building,
which had been destroyed by fire in March, 2007.
COMPREHENSIVE
PLAN & LAND USE:
The site is designated for Suburban
Density Residential Use by the Vision 2015 Comprehensive Plan. However,
the property has been zoned B-3 since 1967; and the single-family
residence had been converted to an office building in 1995.
DISCUSSION:
A Zoning Matters sign
was posted on the property May 9, 2007. The petitioner presented his
plan at the May 16, 2007, Planning and Zoning Commission meeting;
discussion was held and a subcommittee was appointed. The Subcommittee
met on the site on June 5, 2007, with David Schaub. The meeting had
been posted in accordance with City Policy and the Missouri sunshine
Law.
RECOMMENDATION:
The Subcommittee
recommends the Future Land Use map of the Vision 2015 Comprehensive Plan
be amended to designate this parcel as Commercial Use and this petition
be approved with the following conditions:
1. The project shall be constructed in accordance with the site and
landscape plan “Received May 15, 2007, 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 prior to the issuance of a foundation letter or
building permit. The performance guarantee shall be submitted with six
months of this approval or the approval shall become null and void.
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. Within four months of approval and prior to the issuance of a
building permit, variances shall be obtained from the Board of
Adjustment for the following items:
A. Every building
hereafter erected in the B-3 Zoning District shall be on a lot having an
area of at least 10,000 square feet {Zoning Code Section A-43(e)}.
B. Every building
hereafter erected in the B-3 Zoning District shall have a width at the
front building line of at least 80 feet {Zoning Code Section A-43(e)}.
C. No parking space,
or portion thereof, shall be located closer to any street right-of-way
line than ten feet {Zoning Code Section A-72(a)(7)(i)}.
D. Parking lots
shall be separated from abutting streets by planting areas not less than
ten feet in width, on private property {Zoning Code Section
A-72(a)(7)(m)}.
E. Lots abutting an
“R” dwelling district there shall be provided a 20-foot wide planting
strip extending the length of the lot adjoining the “R” dwelling
district and planted with trees and shrubs to provide a dense screen to
within ten feet of the street right-of-way {Zoning Code Section
A-43(g)}.
Failure to receive Board of Adjustment approval on all variances,
shall result in the site plan approval becoming null and void
5. A storm water grate shall be installed across the full length of
the driveway at the parking lot and connect to an MSD drainage system.
6. Deteriorated sidewalk and curbs shall be replaced along the
frontage of the project.
7. 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
8. 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.
9. If a dumpster is to be used, a
dumpster enclosure is required to screen the dumpster on the site and
shall be constructed of sight-proof materials (e.g. board-on-board,
vinyl, masonry, 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.
10. For buffering/screening
purposes, a sight-proof fence or wall not less than six feet in height
shall be constructed and maintained along the south side of the
property. The fence or wall shall be of solid masonry, vinyl,
split-faced concrete block units, board-on-board wood, or other
materials as approved by the City.
11. A ten-foot wide utility easement shall be granted to the City along
the Harrison Avenue public right-of-way.
12. 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.
13. During excavation and construction activities the construction area
shall be fully enclosed by a six-foot (6’) high chain link fence to
prevent the entry of unauthorized persons. The gate for the fence shall
be locked during non-working hours.
14. This approval is subject to all the Standard Conditions attached as
Exhibit A.
Respectfully
submitted,
Valery
Starr Joe Roeser
The motion to approve
the site plan and the subcommittee report were unanimously approved.
9. ELECTION OF OFFICERS
The following officers were
re-elected:
Thomas
Waltz – Chairman
David
Osborn – Vice Chairman
Joseph
Soraghan – Secretary/Treasurer
There being no further business, the
meeting adjourned at 10 p.m. The next meeting is scheduled for July 18,
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.
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