Meetings and Agendas
MINUTES
PLANNING & ZONING COMMISSION
DECEMBER 3, 2007
TABLE OF CONTENTS PAGE NO.
PLANNING & ZONING COMMISSION
Announcements/Comments
Under New Business
2875 Patterson
Mesquite Grill Page 2-5175 Flower Valley S/C
Shop N Save Page 5-6450 West Washington
Uncle Bob's Storage Page 6-10
MISCELLANEOUS BUSINESSOpen Forum Page 10-11
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission of the City of Florissant met at the Florissant City Hall, on Monday, December 3, 2007 at 7:00 p.m., with Jim Ross presiding.
On roll call the following members were present: Jim Ross, Michael Meyer, Dick Weller,
Ron Goodhart, Jane Boyle and Daniel Call. Also present was Deborah Carter, Court Reporter and John Morgan, Building Director.
A quorum being present the Chair declared the Planning and Zoning Commission was in session for the transaction of business.
Jim Ross stated that the next order of business would be approval of the minutes for November 19, 2007. Jim Ross made a motion to approve the minutes as written. Seconded by Ron Goodhart. All parties concur. Motion carried.NEW BUSINESS:
Item 1 2875 Patterson
PZ120307-1 Mesquite Grill
CONTINUED - Ward 4
Request Approval of a Special Use
Permit to Allow for a Sit-Down,
Carry-Out and Delivery Restaurant.
Zoned B-1.The Chair stated Item Number One on the Agenda, Mesquite Grill located at 2875 Patterson. Request approval of a Special Use Permit to allow for a sit-down, carry-out and delivery restaurant. Zoned B-1.
Rosalind Westbrooks appeared before the Commission and stated that this would be a sit-down, carry-out and delivery, soul food restaurant. Ms. Westbrooks presented the Commission with a hand-drawn layout of the facility.
Jim Ross asked the Petitioner for the hours of operation? Ms. Westbrooks stated Monday through Thursday from 7:30 a.m. to 9:30 p.m.; Friday and Saturday from 7:30 a.m. to 10:30 p.m. and Sunday from 7:30 a.m. to 7:00 p.m.
Mr. Ross asked the Petitioner if she had reviewed staff's report? Ms. Westbrooks stated that she had. Mr. Ross advised the Petitioner of the need to comply with the suggestions outlined in the report prior to the Commission making any type of recommendation,i.e., floor plan, site plan and an exterior renovation plan. Ms. Westbrooks stated that some of the information was contained on the layout presented at tonight's meeting. Mr. Ross asked the Petitioner to provide the Commission with details of the proposed renovations? Ms. Westbrooks stated that she had already been in contact with a contractor, electrician and plumber however, the architectural drawing would not be prepared until the Special Use Permit had been obtained. Mr. Ross stated that based on the physical condition of the building alone, the architectural drawings would be necessary prior to the issuance of a permit.
Mr. Ross asked the Petitioner to provide the Commission with an explanation of the interior seating? Ms. Westbrooks stated that the stools on the plan illustrated the location of the seating, the ordering counter, kitchen, shelving, warming station, grills, fryers, stoves, refrigerators, handicapped accessible rest room and mechanical room. She also noted that some of the walls would have to be removed. Mr. Ross inquired about the specifics with respect to the number of seats for the facility? Ms. Westbrooks stated that per the drawing there would be four tables of various sizes, although the exact number of seats would be adjusted to meet the City's parking requirements.
Mr. Ross asked the Petitioner for the number of employees? Ms. Westbrooks stated that there would be two shifts with approximately 3 to 4 employees per shift.
Mr. Ross asked the Petitioner for a description of the parking lot lighting? Ms. Westbrooks provided an explanation of the 13 parking spaces and stated that she would be contracting with Alcan (phonetic) to do the striping of the lot. She stated that while she did not have an actual landscaping plan, her intent was to plant hedges along the right and left sides of the property line and to install a fence along the rear. Per City Code the air conditioner and trash dumpster would be enclosed with a chain-link fence. She stated that she had not received a bid from the electrician with respect to the lighting for the lot. Mr. Ross asked if any landscaping would be planted in the front of the building? Ms. Westbrooks stated that she would be willing to do so.
Mr. Ross asked if the trash dumpster would be repaired or replaced? Ms. Westbrooks stated that it would be repaired. Mr. Ross asked if a solid gate would be installed along with the fencing for the dumpster? Ms. Westbrooks stated that she would be using a metal chain-link fence.
John Morgan advised the Petitioner that a chain-link fence with slats was not in compliance with City Code.
Mr. Ross asked if there was an exhaust hood for the facility? Ms. Westbrooks stated that one would have to be installed. Mr. Ross noted that the exterior of the building needed repair and questioned whether the owner would be responsible for doing so? Ms. Westbrooks stated that the repairs would be her responsibility.
Mr. Ross asked Mr. Morgan if there was a legal description of the building? Mr. Morgan stated that one had been submitted.
All Commissioners concurred that the items addressed by Mr. Ross and staff should be addressed prior to further consideration of the Petition.
Michael Meyer suggested that the Petitioner work with Mr. Morgan to assist her in accomplishing the tasks listed within the memorandum.
Mr. Meyer stated that his major concern was the ability to provide adequate parking with an unencumbered traffic flow. He stated that this concern was based on the following: the two curb cuts located so close together; the amount of space available on the right side of the front door; the fact that there is only one door for customers and deliveries; the City's requirement for 180 square feet per space and that there is virtually no interior parking spaces. As a result of these concerns Mr. Meyer requested that a detailed drawing of the parking and traffic flow be prepared for the next meeting.
Mr. Meyer asked the Petitioner if she understood the insurance requirements for delivery personnel? Ms. Westbrooks stated that she did. Mr. Meyer also informed the Petitioner that lighting should not exceed a 1/2 foot candle at the property line.
Daniel Call advised the Petitioner that any hood for the grill or stove must be installed through the roof and not the side of the building. Mr. Call questioned if there were any existing lights on the parking lot? Mr. Morgan stated that previously the building had been utilized as an insurance company who because of their hours had no need for a lighted parking lot.
Dick Weller asked the Petitioner if there was a rear door to the building? Ms. Westbrooks stated that there was none. Mr. Weller asked Mr. Morgan if that was in compliance with City Code? Mr. Morgan stated that compliance would depend upon the occupant load and travel distance, however to date, the facility as proposed does not seem to require two emergency exits.
Michael Meyer asked the Petitioner if she had made provisions for disposal of excess grease? Ms. Westbrooks stated that the grease container would be included with the trash dumpster and that she had already contacted a company for weekly disposal.
Jim Ross asked the Petitioner if she wanted the petition continued to December 17th or January 7th, 2008, which would allow her enough time to complete all the necessary items? Ms. Westbrooks asked that the petition be continued to December 17th.
Jim Ross asked if there were any further questions or comments to the Petitioner? Being no further questions or comments, Jim Ross made a motion to continue this item to the next meeting. Seconded by Daniel Call. All parties concur. Motion carried.Item 2 175 Flower Valley S/C
PZ120307-2 Shop N Save
APPROVED - Ward 9
Request Approval of a 41 Square Foot
Wall Sign. Zoned B-3.The Chair stated Item Number Two on the Agenda, Shop N Save located at 175 Flower Valley Shopping Center. Request approval of a 41 square foot wall sign. Zoned B-3.
Sue DeMond appeared before the Commission and stated that Shop N Save is rehabbing their facia and has applied for a 2 foot set of pharmacy replacement letters, which is approximately 62 square feet rather than 41 square feet.
John Morgan stated that because this will be an open letter sign the Sign Code requires that you take two-thirds of the square footage, which is how he derived at the 41 square feet.
Ms. DeMond stated that the letters will be constructed of aluminum with flex faces and lit by internal LED lighting.
Jim Ross asked the Petitioner if she had received a copy of Staff's Report? Ms. DeMond stated that she had not. Mr. Ross asked if the new sign would be similar to the existing signage? Ms. DeMond stated that it would be. Mr. Ross asked why the sign was necessary? Ms. DeMond stated that Shop N Save had a need to advertise their pharmacy, which is considered a separate business. Mr. Ross asked if there would only be one sign installed? Ms. DeMond stated that that was correct.
Michael Meyer asked the Petitioner if the notation of neon tubing on the drawing was correct? Ms. DeMond stated that it was not and that that particular plan had been sent in error.
Dick Weller asked the Petitioner for the illumination of the LED lighting? Ms. DeMond stated although she did not have the exact foot candle, blue was probably the most muted of all LED colors.
Jim Ross asked if there were any further questions or comments to the Petitioner? Being no further questions or comments, Jim Ross made a motion to approve a 41 square foot wall sign for the property located at 175 Flower Valley Shopping Center; Shop N Save, per the drawings submitted.
Daniel Call questioned whether a stipulation was needed with respect to LED lighting versus neon tubing as stated on the plans? Mr. Morgan advised the Commission that he had made a note of the change.
The motion was seconded by Jane Boyle. On roll call the Commission voted: Meyer yes, Ross yes, Weller yes, Call yes, Goodhart yes and Boyle yes. Motion carried.Item 3 450 West Washington
PZ120307-3 Uncle Bob's Storage
CONTINUED - Ward 5
Request Approval to Amend Ordinance
No. 3111 to Allow for a New 49,000
Square Foot Building. Zoned M-1.The Chair stated Item Number Three on the Agenda, Uncle Bob's Storage located at 450 West Washington. Request approval to amend Ordinance Number 3111 to allow for a new 49,000 square foot building. Zoned M-1.
Larry Wurm of James Engineering and Jack Wright of Ladue Building and Engineering appeared before the Commission.
Mr. Wurm stated that the proposal is for a 40,000 square foot, single story, climitized warehouse to be located at the rear of the current facility, which previously housed vehicles. He stated that the majority of this property is located within the 100 year flood plane and therefore they will also be seeking a permit to construct the building 1 foot above the water surface elevation.
Jim Ross asked the Petitioner if they were seeking to amend the square footage from 49,000 to 40,000? Mr. Wurm stated that the request had always been for 40,000 square feet.
John Morgan advised the Petitioner that the application stated 49,000, although he had noted that the Site Plan contained 40,000.
Jim Ross asked the Petitioner whether he had received a copy of Staff's Report? Mr. Wurm stated that he had. Mr. Ross and the Petitioner discussed the following items contained within the report.1. Relocation of the current vehicles on the lot.
Mr. Wurm stated that in the future the parking of vehicles will be scaled down, however all current vehicles will be relocated to a storage area within the existing confines.
Mr. Ross expressed a concern with the addition of vehicles generated by the construction crew to an already overcrowded lot? Mr. Wurm informed Mr. Ross that priority would be given to the construction of this facility and the owners are willing to make the necessary adjustments to ensure that work is not impeded.2. Exclusion of customer parking on the Site Plan.
Mr. Wurm stated that there are two means for ingress and egress and that designated parking spaces will be provided at the next meeting.3. Location of parking and loading areas.
Mr. Wurm stated that as the facility currently exists there is parking located to the west, however to date there is no designated parking areas for the new facility.
John Morgan stated that staff's concern is that this will be an environmentally controlled unit with interior units in which patrons have to go through a main door and walk through a hallway. So there has to be parking somewhere in close proximity to the main entrance of the new facility that allows easy access for loading and unloading.
Jane Boyle asked the Petitioner if there was a separate entrance for each of the units illustrated on the plan with a hash mark? Mr. Wright stated that there would be individual entrances for all units that were not climitized. Ms. Boyle asked if there would be parking at each one of these units as well as the main entrance? Mr. Wright stated that there certainly could be.4. Surface vehicle storage on the lot.
Mr. Wurm stated that there is no designated striping for vehicle storage, although this area will be reorganized to the satisfaction of the Building Commissioner.
Jim Ross suggested that the Petitioner include striping for the vehicle storage area.
Michael Meyer stated that he viewed the storage of vehicles for this type of facility much like he would an automobile dealership, and therefore in his opinion no stripes are needed and the way vehicles are stored should be left to the discretion of management as long as they maintain an adequate driving lane.
Mr. Meyer asked Mr. Morgan if the Fire Marshal would be concerned with access and clearance around the perimeter of the building? Mr. Morgan stated that he would.5. Building and lot lighting.
Mr. Wurm stated that they were exploring wall mounted lighting packs which will be included on the plans as they move forward.
Michael Meyer advised the Petitioner that all building lighting should be directed downward and that light poles should be directed inward and downward.
Dick Weller asked the Petitioner if lights would be mounted on all four sides of the building? Mr. Wurm stated that they would be. Mr. Weller asked if the four existing light poles would be removed? Mr. Wurm stated that anything that is in the way will be removed. Mr. Weller asked if the current lights were operational? Mr. Wurm stated that it was his belief that they were.6. Trash enclosures.
Mr. Wurm stated that presently the drawings did not indicate trash enclosures, however they will be provided at a later date.7. Mechanical equipment.
Mr. Wright stated that screening would be in compliance with the City's code, which is masonry for the trash enclosure with solid gates and a similar screening on any ground mounted HVAC equipment.Jim Ross asked the Petitioner if the new building would be elevated higher than the current facility? Mr. Wurm stated it would higher by approximately 2 feet, although efforts will be made to blend the grading.
Michael Meyer suggested that entrances, exits, loading and unloading be included on the site plan to demonstrate traffic flow and that striping be utilized to designate customer loading and unloading areas.
Mr. Meyer stated that in his opinion, it is critical that the Petitioner provide screening along the residential property line. Mr. Wurm stated that they would work with staff in doing so.
Daniel Call asked the Petitioner what were the hours of operation with respect to customer access? Mr. Wurm stated that he did not have that specific information. Mr. Call stated that consideration should be given to providing adequate lighting for customers who may arrive after dark and therefore would like to see the site plan illustrate the existing light poles and a notation of which poles would be removed.
Mr. Call questioned whether the saw cut line was being used to indicate the transition from one elevation to another? Mr. Wurm stated that that was a question that Mr. Wright would have to answer.
Mr. Call asked the Petitioner whether the alleyways accessible from the facility were large enough to accommodate two-way traffic? Mr. Wurm stated that the asphalt drive aisles were 30 feet in width and
have withstood the test of time.
Jane Boyle asked the Petitioner if there was only one entrance to the new facility? Mr. Wurm stated that there would be two. Ms. Boyle asked if the repair of the existing fence would be addressed in the renovations? Mr. Wurm stated that if there is a need for the fence to be repaired it would not be problem to correct.
John Morgan stated that he was unsure whether the wood fence belonged to the Petitioner or the Goeke's, however staff would make that determination and address any issues associated with the repair of the fence.
Dick Weller asked how the parking lot would be restored after construction? Mr. Wurm stated that it would be overlaid with 2 or 3 inches of asphalt to make it blend. Mr. Weller asked for the height of the structure? Mr. Wurm stated that it would be 14 feet at its peak.
Mr. Weller asked Mr. Morgan if the recommendation of improved screening along residential properties referred to the south and east side so the property? Mr. Morgan stated that that was correct. Mr. Weller suggested that screening be extended to the property line for the house located on Reeb Lane.
Mr. Weller asked Mr. Morgan if patrons were allowed to conduct a business out of a storage facility unit? Mr. Morgan stated that while business equipment can be stored, the Ordinance specifically states that no business shall be operated out of a storage unit.
Mr. Weller asked if the building would be constructed of clay-fired brick? Mr. Wurm stated that it would be. Mr. Weller noted that the plans called for detention, if required at the southwest corner of the property? Mr. Wurm stated that stormwater detention would be installed if required by MSD. Mr. Weller asked if the current stormwater outlets flowed into Cold Water Creek? Mr. Wurm stated that they did.
Michael Meyer asked the Petitioner if they had made a submittal to MSD? Mr. Wurm stated that they had not.
Jim Ross asked the Petitioner for the color of the building? Mr. Wright provided the Commission with a full-size brick sample proposed to match the current facility. He stated that this selection was in accordance with the Ordinance stipulating masonry exteriors. Mr. Wright added that the roof would be a standing seam metal roof of galvanized metal and painted
burnt orange. (A sample paint chip will be provided at the next meeting.)
Michael Meyer asked the Petitioner if he was aware of the type of warranty provided for the roof paint? Mr. Wright stated that his belief was twenty years.
Ron Goodhart asked the Petitioner if the two man-doors on each side of the building were for egress only? Mr. Wright stated that that was correct.
Jim Ross asked if patrons would use a card to gain access the facility? Mr. Morgan stated that a numbered key pad was currently being used for access.
Jim Ross asked if there were any further questions or comments to the Petitioner? Being no further questions or comments, Jim Ross made a motion to continue this petition to the next meeting. Seconded by Michael Meyer. All parties concur. Motion carried.MISCELLANEOUS BUSINESS:
Richard Weller is scheduled to attend the December 10th Council Meeting.
OPEN FORUM
Michael Meyer stated that he has noticed that most businesses within the City of Florissant have a six o'clock start time and over the years that time has
Jim Ross asked if there were any further questions or comments? Being no further questions or comments, Jim Ross made a motion to adjourn the meeting. Seconded by Daniel Call. All parties concur and the meeting is adjourned at 8:25 p.m
escalated to 5:30, 5:15, et cetera. He stated that the City of St. Charles has established a seven o'clock starting time and perhaps in the future this might be something that the City of Florissant should take into consideration because it allows residents to have a little peace in the mornings, especially on the weekends.
John Morgan stated that the six o'clock restriction originated from a police curfew established years ago for trash deliveries, et cetera.
