Meetings and Agendas
MINUTES
PLANNING & ZONING COMMISSION
NOVEMBER 5, 2007
TABLE OF CONTENTS PAGE NO.
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission of the City Of Florissant met at the Florissant City Hall on Monday, November 5, 2007 at 7:00 p.m., with Michael Meyer presiding.
On roll call the following members were present: Michael Meyer, Richard Weller, Jane Boyle, Ronald Goodhart and James Ross. Also present were John Morgan, Building Commissioner and Cynthia Treiber, recording clerk.
A quorum being present the chair declared the Planning and Zoning Commission was in session for the transaction of business.
The chair stated the order of business would be to approve the minutes from the October 15, 2007 meeting. Mr. Meyer asked if there were any changes or corrections to the minutes, being none Mr. Meyer made a motion to approve the minutes. Seconded by Mr. Goodhart, all commission members concurred, motion carriedANNOUNCEMENTS/COMMENTS:
OLD BUSINESS:
NEW BUSINESS
Item 1 1230 Graham
PZ110507-1 Long John Silvers
Approved - Ward 5
Request approval of exterior renovations.
Zoned B3.The chair stated item one on the agenda was Long John Silvers prperty located at 1230 Graham Rd, ward 5, requesting approval of exterior renovations, represented by Mike Davis.
Mr. Peter Allen appeared before the Commission on behalf of Mr. Davis stating that Mike Davis was their contractor that would be doing the work and he would be representing RGT Management Company. Mr. Allen stated RGT was based out of Memphis Tennessee. Mr. Allen stated that they had purchased the Long John silvers and as part of the purchase there were some stipulations from the Health Department as well as the City to upgrade the property. Mr. Allen stated that plans for the scope of work to be done had been submitted by MSB construction and he felt that they had addressed all the concerns the City had.
Mr. Allen stated that the signage on the fence at the roof line would be attached to the building with prefabricated decals attached to the fence. Mr. Meyer asked if the decals were permanent and if they would start to weather could they be removed and replaced? Mr. Allen stated yes.
Mr. Meyer questioned if the fencing all the way around the property would meet the screening ordinance. Mr. Morgan stated that per the ordinance the fencing should architecturally blend in with the building. Mr. Meyer stated that since the fence was a vertical plank it should match the building. Mr. Allen stated that the fence on the roof line was a picket fence that would be used for screening the mechanical equipment.
Mrs. Boyle stated that in her opinion with all the different colors the building looked cluttered and she did not feel that it was an improvement. Mr. Allen stated that other buildings with the same colors had been well received by the community and the customers. Mr. Allen stated that the colors white and blue actually blend in more with the earth tones.
Mr. Weller questioned what the height of the screening and the canopy would be. Mr. Meyer stated that the diagram showed 44” high. Mr. Allen stated that the canopy should be approximately 50 to 55 inches high. Mr. Meyer stated that according to the diagram the canopy would stick out four feet. Mr. Allen stated that if the screening fence was 44” high then he assumed the canopy would be slightly taller than that. Mr. Weller questioned if the signage was going to be attached to the building or the fencing. Mr. Allen stated that it would be attached to the building with separate supports. Mr. Weller stated that the dumpster gates were dilapidated with some of the wood coming off and that the back was not completely free of the structure. Mr. Allen stated that if the dumpster area was in need of repair they would have no problem addressing that issue and replacing the gates as needed.
Mr. Goodhart asked if there was going to be one or two awnings over the side windows. Mr. Allen stated that it would be two awnings with shutters on the sides.
Mr. Meyer asked if they were going to do anything with the lighting. Mr. Allen stated that they had talked about removing the evergreens from a security standard that would allow more lighting with the possibility of additional lighting to the road signs or along the side if necessary. Discussion was held regarding the surrounding properties and the trees located on the property. Mr. Morgan stated that the surrounding area was commercial however there was a landmark tree located on the property. Mr. Allen stated that before removing any trees they would contact the City for direction.
Mr. Meyer asked if the roof was going to be re-painted. Mr. Allen stated that once they installed the sign on the front they would determine if the metal roof needed to be painted. Mr. Allen stated that they have painted the metal roofs in the past with a special paint and if sprayed correctly would hold up well.
Mr. Meyer asked if anyone in the audience would like to speak for or against this petition. Being no further questions Mr. Meyer made a motion to approve the exterior renovations at 1230 Graham as per the plans and pictures submitted with the stipulation that the exterior walls be repaired and repair or replace the trash enclosure gates. Seconded by Mr. Ross, on roll call the Commission voted as follows: Meyer yes, Weller yes, Boyle yes, Goodhart yes and Ross yes. Motion passed 5 to 0.Item 2 1545 N. Highway 67
PZ110507-2 Pool King
Approved – Ward 6
Request approval of a 100 sq. ft. wall sign.
Zoned B-3.The chair stated item two on the agenda was Pool King located at 1545 N. Highway 67, ward 6, requesting approval of a 100 square foot wall sign, represented by John Krone of Warren Sign Company.
Mr. Krone appeared before the Commission stating that Mr. Repking the owner of Pool King had updated the front of his store. Mr. Krone stated that Mr. Repking had removed the timbers that were located on the property, painted, made the wall flush and at the same time would like to update his sign. Mr. Krone stated that the 120 square foot previously was going to be replaced with a 100 square foot sign with new vinyl graphics, new electric and a new cabinet.
Mr. Meyer asked if the colors of the sign were red white and blue, if the sign was going to extend beyond the roof and was the sign internally lit. Mr. Krone stated that the colors were red, white and blue, the sign would be located in the same spot as the old sign that was above the roof line and that it would be internally lit. Mr. Krone stated that the sign would have 18 fluorescent tubes on 12 inch centers and that the base of the sign was a flex face material that would weather better than acrylic.
Mr. Weller stated that he would like to see the sign below the roof line. Mr. Krone stated that for visibility purposes the owner wanted the new sign to be located in the same location as the old sign.
Mr. Meyer asked if there was anyone that would like to speak for or against this petition. Being no further questions, Mr. Meyer made a motion to approve to a 100 square foot wall sign for the property located at 1545 N. Highway 67, Pool King as per the plans submitted. Seconded by Mrs. Boyle on roll call the Commission voted as follows: Meyer yes, Weller yes, Boyle yes, Goodhart yes and Ross yes. Motion passed 5 to 0.
Item 3 365 N. Highways 67
PZ110507-3 Premier Truck & Accessories
Continued – Ward 3
Request approval of a 30’ by 30’tent structure.The Chair stated item three on the agenda was 365 N. Highway 67, Premier Truck & accessories, ward 3, requesting approval of a thirty foot by thirty foot tent structure, represented by Glen Travers.
Mr. Travers appeared before the commission requesting approval of a twenty foot long by thirty foot wide awning that would be attached to the building. Mr. Travers stated that the awning was going to have vinyl walls on the sides and would be used for installing truck accessories during bad weather. Mr. Travers stated that the tools that would be used were all wireless with no power equipment such as compressors and no chemicals. Mr. Travers stated that the color of the awning was going to be the same as the sign that reads Premier Truck Tops which would match in color.
Mr. Meyer stated that he understood the building code to read that any air supported, air inflated, membrane covered cable or membrane covered structure as being a temporary structure. Mr. Meyer stated that in his opinion he thought this awning was a membrane covered structure and would be considered a temporary structure even though the petitioner wants to leave it up permanent. Mr. Meyer stated that according to the B-3 zoning code a temporary structure except for Churches, non profit organizations and charitable organizations were only allowed four times a year with thirty days between permits and could only be left up for seven days. Mr. Meyer stated that there were also requirements that the structure be ten feet from the property line. Mr. Meyer stated that according to the drawing the back part of the awning was not ten feet from the property line. Mr. Travers stated that the awning had been reduced by ten feet in order to be far enough away from the Church property line. Discussion was held regarding the distances required to from the property lines. Mr. Morgan stated that according to the use the awning would need to be at least ten feet.
Mr. Travers stated that they had already spent approximately one hundred thousand dollars re-building the site and their intention was to put a new structure. However with a new business the expense of an addition was more than what they could afford. Mr. Travers stated that a permanent structure was in the long term plans, however for right know they needed some kind of cover to allow for the workers to get out of the rain while doing installations. Mr. Travers stated that he did not realize that he would have to appear before the Planning and Zoning Commission for approval of the awning and therefore did not study the zoning issues. Mr. Travers stated that being a new business and all the start up money that was spent getting the building into shape the awning was more affordable at this time.
Mr. Ross asked why ascetically would they not wait and put up the permanent structure. Mr. Travers stated that with fall and winter coming they needed some kind of cover from the elements of the weather to allow for the installers to put the truck accessories on. Mr. Travers stated that when they do put up a permanent structure they would like it be one structure that would meet all of their needs as opposed to partial structures a little at a time. Mr. Travers stated that they had discussed the addition of one bay right now however the need was for at least two bays and wanted to do all the work at one time therefore, the awning was the only option at this time. Mr. Ross stated that he was not in favor of this petition ascetically and with the potential of decreasing the property values he could not support this request. Mrs. Boyle stated that she would have to concur that she was not in favor of putting up a temporary structure for a business.
Mr. Weller asked for clarification of the property lines. Mr. Morgan stated that the lines went to the right and turned to the left therefore there was a jog in the property line. Mr. Weller asked would the awning be up against the property line. Mr. Morgan stated that there would be the need for a fire separation and even with reducing the awning by ten feet it still would be too close to the property line. Mr. Weller stated with the height of the proposed structure being 13 feet and the height of the building 11 feet the awning would stick up two feet. Mr. Travers stated that the proposed structure was lower than the front awning with the tip of the canopy in the rear not to be higher than the front of the canopy.
Mr. Goodhart asked if the request was for a permanent structure or just for a limited time. Mr. Morgan stated that if the Commission was to approve the request it would permanent. Mr. Goodhart asked if there were guide lines that would be holding the structure up. Mr. Morgan stated that the structure would have to meet all the structural guidelines such as the wind load, snow load and would require piers for the poles. Mr. Goodhart stated that it would still be a tent structure. Mr. Travers stated that he didn’t think the awning would be up more than twelve months before he would construct something permanent. Mr. Travers stated that he was the property owner of several businesses in the Florissant area and kept all of them looking nice. Mr. Travers stated that he was looking for some kind of shelter from the weather for the installation of the truck accessories for about twelve months.
Mr. Meyer asked the petitioner why he could not use the garage from one of his other businesses. Mr. Travers stated that there was a garage at the GMT business that they used for cleaning cars and at the other locations the garage was converted into a show room. Mr. Meyer stated that another reason he was against this proposal was in the past the Commission had approved a temporary tent for a leasing Company that was only suppose to be up for a short time that is now up year around and has windows with walls and he felt that it was an eye sore. Mr. Meyer stated that his review of the proposal was a temporary structure that was not allowed in the B-3 zoning code. Mr. Meyer asked the petitioner if he would like to review his request and come back with some other type of proposal. Mr. Travers stated yes that he would like to try and come up with other options. Mr. Meyer made a motion to continue this item to the November 19, 2007 meeting, seconded by Mr. Goodhart. All parties concurred, motion to continue passed 5 to 0.
Item 4 Election of Officers
PZ110507-4 Chairman – James Ross
Vice Chairman – Dan Call
Secretary – Jane BoyleThe chair stated item 4 on the agenda was election of officers. Mr. Meyer stated that they needed nominations for a chairman, vice chairman and a secretary. Mr. Goodhart nominated Mr. Ross for chairman, seconded by Mr. Weller. Mr. Meyer asked if there were any further nominations for chairman. Being no further nominations Mr. Meyer closed the nominations for chairman. Mr. Meyer stated that Mr. Ross was elected chairman. Mr. Weller nominated Mr. Call for vice chairman, seconded by Mr. Meyer. Mr. Meyer asked if there were any further nominations for vice chairman. Being no further nominations Mr. Meyer closed the nominations for vice chairman. Mr. Meyer stated that Mr. Call was elected vice chairman. Mr. Ross nominated Mrs. Boyle for secretary, seconded by Mr. Meyer. Mr. Meyer asked if there were any further nominations for secretary. Being no further nominations Mr. Meyer closed the nominations for secretary. Mr. Meyer stated that Mrs. Boyle was elected secretary.
MISCELLANEOUS BUSINESS
Michael Meyer stated that his reason for not taking the chairman position was that he would be resigning from the Commission some time in December or January. Mr. Meyer stated that he was moving and would be with the Commission until either when he moved or when Mr. Morgan found a replacement.
Mr. Meyer asked if there was anyone else that had any further comments or questions. Rosemary Davison appeared before the Commission stating that she was surprised to hear that Mr. Meyer was leaving and should not leave without some expression of appreciation and gratitude for all the years that he had been on the Planning and Zoning Commission. Mrs. Davison stated that she would like to thank Mr. Meyer for all his time.
Mr. Meyer stated that Dan Call would be attending the November 12, 2007 Council meeting. Mr. Meyer asked Mr. Morgan for an updated list of the P&Z members to attend the Council meetings. Mr. Meyer made a motion to adjourn. Seconded by Mr. Ross, all Commission members concurred. Meeting adjourned.
Respectfully Submitted,
Cynthia Treiber,
Recording Clerk
