Meetings and Agendas
MINUTES
PLANNING & ZONING COMMISSION
JUNE 4, 2007
TABLE OF CONTENTS PAGE NO.
PLANNING & ZONING COMMISSION
Announcements/Comments Page 2
Under Old Business
209 Rue St. Francois
Elsie & Patrick Miller Page 2-4
209 Rue St. Francois
Elsie & Patrick Miller Page 4
297 Rue St. Francois
Bunkers Page 4-5
Under New Business
No. 1 C Paddock Plaza
Kitchen & Granite Creations Page 5, 7-8
8182 N. Lindbergh
Gold's Gym Page 5-7
Miscellaneous Business
Historic Business District Page 8-9
Property Maintenance Page 9-10
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission of the City of Florissant met at the Florissant City Hall, on Monday, June 4, 2007 at 7:00 p.m., with Michael Meyer presiding.
On roll call the following members were present: Dick Weller, Ron Goodhart, Jack Gallagher, Jim Ross, Michael Meyer, Daniel Call and Jane Boyle. Also present was Deborah Carter, Court Reporter and John Morgan, Building Commissioner.
A quorum being present the Chair declared the Planning and Zoning Commission was in session for the transaction of business.
Michael Meyer stated that the next order of business would be approval of the minutes for May 21, 2007. Michael Meyer made a motion to approve the minutes as written. Seconded by Jane Boyle. All parties concur. Motion carried.
ANNOUNCEMENT/COMMENTS :
Michael Meyer announced that Item PZ052107-4 Bunkers had been inadvertently left off of the agenda and Jack Gallagher made a motion to amend the agenda to include this as Item No. 3 under Old Business on tonight's agenda. Seconded by Jim Ross. All parties concur. Motion carried.
Mr. Meyer acknowledged receipt of the Memorandum from Tim Lee regarding the Commission's presence at Council Meetings and advised the Commission that it was imperative for one member of the Commission to attend these meetings.
Jim Ross advised Mr. Meyer that this topic had been discussed at the last meeting and that all parties had agreed that this was a part of their responsibility as Commission members.
OLD BUSINESS :
Item 1 209 Rue St. Louis
PZ052107-5 Elsie & Patrick Miller
MOTION FAILS - Ward 6
Request to Rezone From HR to HB.
Zoned HR.
The Chair stated Item Number One on the Agenda, Elsie and Patrick Miller, located at 209 Rue St. Louis. Request to rezone from HR to HB. Zoned HR.
Jack Whaley appeared before the Commission.
Jim Ross asked the Petitioner if he had provided the Commission a revised landscaping plan? Mr. Whaley stated that the plan included photometrics, landscaping and parking.
Michael Meyer expressed a concern with rezoning this property from Historic Residential to Historic Business, since doing so would expose this property to utilization by a broad range of businesses within the B-3 Zoning.
John Morgan advised Mr. Meyer that the categories for the B-3 Historic Business District was broader than a regular B-3 Zoning District, which included the following: bed and breakfast, business/professional offices, churches, synagogues, other worship, hotel, motel, medical clinics, pharmacies, parking lots and structures, parks, playgrounds, schools, single family residential, restaurant, coffee shop, tavern, bar, service facility providing needs to the community, bank, beauty shop, barber shop, shoe repair, tailor, tourist information center, printing shop, blueprinting, theater, auditorium, auction hall and temporary structures as permitted.
Michael Meyer asked Mr. Morgan if a Landmark home was located next to this property? Mr. Morgan stated that it was. Taking into account the above-stated facts, Mr. Meyer reasserted his concerns with rezoning this property.
Commissioners Boyle and Ross concurred with the opinion expressed by Commissioner Meyer.
Mr. Whaley questioned whether this Commission had the authority to review and reject the plans for other businesses in the future? Michael Meyer stated that should this business fail any business that falls within the B-3 Historic District would be a permitted use and therefore, the Commission's authority would be limited to the aesthetics of the building.
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 recommend approval to rezone the property located at 209 Rue St. Louis from HR to HB. Seconded by Ron Goodhart. On roll call the Commission voted: Ross no, Weller no, Gallagher no, Goodhart no, Meyer no, Call abstain and Boyle no. MOTION FAILS.
Item 2 209 Rue St. Louis
PZ052107-5 Elsie & Patrick Miller
WITHDRAWN - Ward 6
Request Approval of a Preliminary
Site Plan for a 68 X 32 Square Foot
Modular Building. Zoned HR.
The Chair stated Item Number Two on the Agenda, Elsie and Patrick Miller, located at 209 Rue St. Louis. Request approval of a preliminary site plan for a 68 X 32 foot modular building. Zoned HR.
Jack Whaley appeared before the Commission and requested that the Petition be withdrawn.
Michael Meyer made a motion to allow the Petitioner to withdraw this Petition. Seconded by Jane Boyle. All parties concur. Motion carried.
Item 3 297 Rue St. Francois
PZ052107-4 Bunkers
APPROVED - Ward 6
Request Approval of a 12 X 12 Cabana
Style Structure. Zoned HB.
The Chair stated Item Number Three on the Agenda, Bunkers, located at 297 Rue St. Francois. Request approval of a 12 X 12 Cabana style structure. Zoned HB.
Dan Neville appeared before the Commission and stated that he and Mr. Morgan had met with the Fire Marshal, who has requested that drywall be installed up to the ceiling. The Petitioner is willing to comply and will install a water resistant drywall. The ceiling will be painted green to match the existing structure.
Mr. Neville stated that the second issue was the Johnny On The Spot, which should be removed by next week.
Jim Ross asked if there were any further questions or comments to the Petitioner? Being no further questions or comments, Michael Meyer made a motion to approve the construction of a 12 X 12 freestanding Cabana style structure for the property located at 297 Rue St. Francois; Bunkers, with the following stipulations: that the interior finish be in compliance with the City Code and that the Johnny On The Spot be removed prior to the issuance of a Building Permit. Seconded by Jack Gallagher. On roll call the Commission voted: Ross yes, Weller yes, Gallagher yes, Goodhart yes, Meyer yes, Call abstain and Boyle yes. Motion carried.
NEW BUSINESS
Item 4 No. 1 C Paddock Plaza
PZ060407-3Kitchen & Granite Creations
CONTINUED - Ward 9
Request Approval of a 100 Square
Foot Sign. Zoned B-3.
The Chair stated Item Number Four on the Agenda, Kitchen & Granite Creations located at 1 No. C Paddock Plaza. Request approval of a 100 square foot sign. Zoned B-3.
The Petitioner does not appear and Michael Meyer made a motion to continue the Petition to the June 18th meeting. Seconded by Jane Boyle. All parties concur. Motion carried.
Item 5 8182 North Lindbergh
PZ060407-4Gold's Gym
RECOMMENDED APPROVAL - Ward 3
Request Approval of a Special Use
Permit For One Sign over 100 Square
Feet and Approval of Two Signs Over
40 Square Feet. Zoned B-5.
The Chair stated Item Number Five on the Agenda, Gold's Gym located at 8182 North Lindbergh. Request approval of a Special Use Permit for one sign over 100 square feet and approval of two signs over 40 square feet. Zoned B-5.
Jim Hobbs of General Sign Company appeared before the Commission requested a 2 foot, gold in color, individually illuminated sign reading Gold's Gym, an 8 foot internally lit logo for the south elevation; ( Industrial Drive) and a 3 foot, 8 inch sign displaying Gold's Gym for the west elevation; (Lindbergh).
John Morgan advised the Commission that the proposed signage for the west elevation was 149.325 square feet based on an open letter sign calculation, which is 66 percent of the square footage.
Michael Meyer asked the Petitioner if the signs would be on a timer? Mr. Hobbs stated that he did not know. Mr. Meyer stated that he had no real concern about the signs facing the industrial drive, however, believed that the signs facing Lindbergh should be on a timer.
Jane Boyle asked Mr. Morgan if Gold's Gym was a 24 hour operation? Mr. Morgan stated that he was unsure and would have to double check.
Jim Ross asked the Petitioner why any signage was needed for Industrial Drive? Mr. Hobbs informed Mr. Ross that Industrial Drive was the main entrance to the building. Mr. Ross stated that in his opinion this was too much signage and would suggest that the signs on Industrial Drive be eliminated.
Daniel Call asked Mr. Ross if he would be amenable to allowing one sign on Industrial Drive instead of the two? Mr. Ross stated that if that were the case, then his preference would be the medallion logo.
Jane Boyle expressed a concern with the size of the signage facing Lindbergh.
John Morgan advised the Commission that the Schnucks sign was approximately 157 square feet.
Dick Weller asked Mr. Morgan if the Schnucks sign was larger than 2 feet? Mr. Morgan stated that it was. Mr. Weller concurred with Mr. Ross that the signage proposed for Industrial Drive was excessive, however, he would also concede to utilizing the medallion logo only.
Mr. Weller asked the Petitioner if Gold's Gym would be displayed on the plaza marquee? Mr. Hobbs stated that he did not know.
Ron Goodhart stated that in his opinion the signage proposed for Lindbergh was comparable to the Schnucks sign and the remaining two signs seemed appropriate.
For clarification, Jane Boyle stated that the sign referred to by Mr. Weller is owned by Hart Auto Body who leased spaces to the industrial drive tenants.
John Morgan advised the Commission that the intent of Hart Auto Body sign was for industrial purposes only and since Gold's Gym is not zoned industrial, Hart Auto Body would have to amend their Special Use Permit to allow Gold's Gym to utilize the sign. Mr. Morgan stated that Gold's Gym could utilize the Schnucks marquee.
Michael Meyer stated that based on the size of the Schnucks sign and the fact that Industrial Drive represented the main entrance, he had no problems with the signage as proposed.
Mr. Hobbs advised the Commission that the Industrial Drive signage was 1 percent of the total elevation.
Michael Meyer asked if there were any further questions or comments to the Petitioner? Being no further questions or comments, Michael Meyer made a motion to recommend approval of a Special Use Permit for one sign over 100 square feet and approval of two signs over 40 square feet for the property located at 8182 North Lindbergh; Gold's Gym, with the following stipulations: that the 150 square foot sign facing Lindbergh be placed on a timer that ensures that the signage is turned off a half an hour after closing; that the Petitioner have the option of utilizing only one of the two signs proposed for Industrial Drive. Seconded by Daniel Call. On roll call the Commission voted: Ross yes, Weller yes, Gallagher yes, Goodhart yes, Meyer yes, Call yes and Boyle yes. Motion carried.
NOTE TO COUNCIL: Gold's Gym is located within the shopping center and Zoned B-5, therefore, it shall be limited to use of the marquee made available by the shopping center. No signage shall be permitted on the Industrial Drive Marquee.
Item 4 No. 1 C Paddock Plaza
PZ060407-3Kitchen & Granite Creations
APPROVED - Ward 9
Request Approval of a 100 Square
Foot Sign. Zoned B-3.
The Chair stated Item Number Four on the Agenda, Kitchen & Granite Creations located at No. 1 C Paddock Plaza. Request approval of a 100 square foot sign. Zoned B-3.
The Petitioner appears and Daniel Call made a motion to reconsider the previous motion to continue this matter to the June 18th meeting. Seconded by Dick Weller. On roll call the Commission voted: Ross yes, Weller yes, Gallagher yes, Goodhart yes, Meyer yes, Call yes and Boyle yes. Motion carried and the Petition is reopened.
Yo Ming (phonetic) appeared before the Commission and requested approval for a 100 square foot sign.
Michael Meyer asked the Petitioner if he would be using the existing frame? Mr. Ming stated that that was correct. Mr. Meyer asked if the sign was 20 feet long and 5 feet high? Mr. Ming stated that that was correct. Mr. Meyer asked for the color of the sign? Mr. Ming stated that the colors were red on yellow, with green. Mr. Meyer asked if the sign was internally lit? Mr. Ming stated that it was.
Ron Goodhart questioned whether the City would ensure that the sign had a UL approval for safety? Mr. Morgan advised Mr. Goodhart that all signage is required to be UL approved and installed by a licensed electrician.
Michael Meyer asked if there were any further questions or comments to the Petitioner? Being no further questions or comments, Daniel Call made a motion to approve a 100 square foot sign for the property located at No. 1 C Paddock Plaza; Kitchen and Granite Creations, per the drawings submitted June 4, 2007. Seconded by Jack Gallagher. On roll call the Commission voted: Ross yes, Weller yes, Gallagher yes, Goodhart yes, Meyer yes, Call yes and Boyle yes. Motion carried.
MISCELLANEOUS BUSINESS :
Item 6 Historic Business District
Michael Meyer stated that after reviewing the last petition for inclusion of a modular day care facility within the Historic Business District he questioned whether there have ever been any discussions or thoughts on the requirement of a Special Use Permit for businesses within this district?
John Morgan stated that the only discussion he can recall was back in 1998, which centered around whether the City should list permitted uses. The conclusion was to leave the Historic Business and Residential District, alone. He stated that the only changes that have been made since then is the inclusion of residential/mixed into the district.
Mr. Meyer stated that his concern evolved around maintaining the integrity of Old Town.
Jane Boyle agreed with Mr. Meyer's statements and questioned whether the current councilmember elected to Old Town might be interested in initiating some dialogue on this issue?
Michael Meyer suggested that the Commission first seek input from the Old Town and Landmark Commissions, and asked Mr. Morgan if he could arrange such a meeting? Mr. Morgan stated that he would put this item on the agenda for the June 18th meeting.
Item 7 Property Maintenance
Michael Meyer stated that he was dealing with a couple of pieces of property near his home that are not being well maintained. And while he understands that the Commission has been charged to review each petition on its own merit, he still has questions regarding whether there are any options or limitations that could legally be placed on property owners who come before this Commission seeking approval for new developments, when their existing property is being poorly maintained?
Mr. Morgan stated that in recent months the City has been dealing with cases of this nature, where the Petitioner's past history has been identified and the Commission or Council have established stipulations that address poor maintenance issues. Mr. Morgan stated that he would be more than happy to present this question to Mr. Hessel, however, his understanding is the same, that each property should be taken on its own merits and that any problematic properties must be dealt with in the court system. He noted that one advantage with new developments is the requirement of maintenance or cash escrows.
Mr. Morgan also advised Mr. Meyer that the owner of the specific property to which he was referring is currently going through the court system, however, if the owner continues to refuse to maintain the building it could be brought back to the Commission for further review since it is Zoned B-5.
Michael Meyer asked if there were any further questions or comments? Being no further questions or comments, Michael Meyer made a motion to adjourn the meeting. Seconded by Daniel Call. All parties concur and the meeting was adjourned at 8:20 p.m.
