Meetings and Agendas
MINUTES
PLANNING & ZONING COMMISSION
OCTOBER 1, 2007
TABLE OF CONTENTS PAGE NO.
PLANNING & ZONING COMMISSION
Announcements/Comments Page 2
Under New Business
1250 Humes
Walker Elementary School Page 2-41830 Charbonier
Lawson Elementary School Page 4-5939 North Highway 67
The Outsource Group Page 5-7
MISCELLANEOUS BUSINESSMeeting With City Council Page 7
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission of the City of Florissant met at the Florissant City Hall, on Monday, October 1, 2007 at 7:00 p.m., with Michael Meyer presiding.
On roll call the following members were present: Michael Meyer, Daniel Call, Jim Ross and Ron Goodhart. Also present was Deborah Carter, Court Reporter and Bill White, Building Inspector.
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 the Executive Session conducted on September 4, 2007. Michael Meyer made a motion to approve the minutes as written. Seconded by Jim Ross. All parties concur. Motion carried.
Michael Meyer made a motion to approve the minutes of the Open Session conducted on September 4, 2007. Michael Meyer made a motion to approve the minutes as written. Seconded by Jim Ross. All parties concur. Motion carried.NEW BUSINESS:
Item 1 1250 Humes
PZ100107-1 Walker Elementary School
APPROVED - Ward 1
Request Approval of Addition.
Zoned R-4.The Chair stated Item Number One on the Agenda, Walker Elementary School located at 1250 Humes. Request approval of an addition. Zoned R-4.
Brad Johnson appeared before the Commission and advised them that there had been a discrepancy in the Parking Ordinance which has now been revised to reflect the appropriate City of Florissant Ordinance.
The addition consists of new classrooms, administration offices, a media center and a new main entry. Building materials consists of three different colors of masonry, glass and metal wall panels.
Michael Meyer asked the Petitioner if there was any concern about possible damage to the metal wall panels? Mr. Johnson stated that they would be thick metal panels installed approximately 8 feet off the ground, therefore damage should not be an issue, especially since the playground not in close proximity.
Mr. Meyer asked if the revised turning radiuses had been reviewed with the Fire Department? Mr. Johnson stated that they had been reviewed and approved.
Jim Ross asked the Petitioner if he was aware of the reason for the addition? Mr. Johnson stated that there was a need to update the media center to meet state standards and to effectuate appropriate monitoring, administration needed to be relocated to the front of the building. Mr. Ross asked if an increase in the population for this area was the reason for the new classrooms? Mr. Johnson stated that he did not know.
Daniel Call reviewed the following statement contained in the memo from the Building Commissioner
"The drawing does show handicapped parking, but it is a considerable distance from the entrance of the building which does not meet the City Code for handicap parking. These spaces must be located to the closest parking spaces to the entrance of the building."
Mr. Call then noted that the drawings reflected that the handicap spaces were still in the same location and had not been modified per the memo. Mr. Johnson stated that he had talked to Mr. Morgan last week, but was unaware of this recommendation, although they would be happy to correct the problem. Mr. Call informed the Petitioner that he would not approve the drawings until they had been corrected.
Mr. Call asked if the new addition would exceed the height of the existing structure? Mr. Johnson stated that while he was unsure, it may exceed the structure by approximately 2 to 5 feet. Mr. Call informed the Petitioner that no elevations were included on the drawings, however, as long as they were within Code, he would not have a problem.
Ron Goodhart asked the Petitioner if the brickwork would be compatible to the existing structure? Mr. Johnson stated that it would be compatible and complimentary.
Michael Meyer asked the Petitioner if the metal panels reflected any particular color? Mr. Johnson stated that they were silver.
Mr. Meyer asked Commissioner Call if he would be amenable to making a recommendation if a restriction pertaining to the relocation of the handicap parking was included within? Commissioner Call stated that in the past this Commission had placed certain restrictions within their recommendation, however once the petition went to Council the restrictions were ignored. So to ensure that this does not happen again, his preference would be to review the changes prior to their submission to Council.
Bill White informed the Commission that this Petition only required Planning and Zoning approval.
Daniel Call stated that he would be amenable to approving the petition with the restrictions, as long as it did not have to go to Council for approval.
Bill White assured Commissioner Call that the Building Permit would not be issued until the parking had been relocated per the memorandum.
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 the request for additions to the property located at 1250 Humes; Walker Elementary School, per drawing C(2-01), dated 10/01/07, the site elevations dated 05/16/07, the site drawing dated 06/29/07, the facilities plans dated 01/23/07 and 06/29/07 and the following stipulations: that the drawings did not have to be submitted to City Counsel for approval and that the Building Commissioner will approve the drawings with the revised handicap parking layout prior to the issuance of a Building Permit. Seconded by Michael Meyer. On roll call the Commission voted: Ross yes, Goodhart yes, Call yes and Meyer yes. Motion carried.Item 2 1830 Charbonier
PZ100107-2 Lawson Elementary School
APPROVED - Ward 3
Request Approval of Addition.
Zoned R-4.The Chair stated Item Number Two on the Agenda, Lawson Elementary School located at 1830 Charbonier. Request approval of an addition. Zoned R-4.
Brad Johnson appeared before the Commission and stated that the additions would be for the administration office, media center and a small classroom located on the back of the two-story wing. Mr. Johnson stated that there was a need to update the media center to meet state standards and to effectuate appropriate monitoring, administration needed to be relocated to the front of the building.
Mr. Johnson stated that this addition would consist of the same material pallet and concept as the previous Petition.
Michael Meyer asked the Petitioner if the brick would be matched as close as possible to the existing structure? Mr. Johnson stated that the brick would be complimentary. Mr. Meyer asked if any HVAC equipment would be installed on any of the additions? Mr. Johnson stated that a couple of small units would be added to the roof. Mr. Meyer asked that the City's requirement for screening be met on both projects.
Daniel Call asked the Petitioner if brick and mortar would be used for both renovations? Mr. Johnson stated that it would be.
Michael Meyer asked the Petitioner if the Fire Marshal had reviewed the driving path? Mr. Johnson stated that the code stipulates that it does not have to be a paved path, merely access around it. He stated that he had consulted with the Fire Marshal at the beginning of each project.
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 approve the request for an addition to the property located at 1830 Charbonier; Lawson Elementary School, per plan C(201) dated 10/01/07; the long range facility plans dated 06/29/07 and 01/23/07; the long range facility plans phase II dated 06/29/07 and 05/16/07; the rendering and the following stipulation: that all HVAC equipment meet the City's Ordinance for screening. Seconded by Daniel Call. On roll call the Commission voted: Ross yes, Goodhart yes, Call yes and Meyer yes. Motion carried.Item 3 939 North Highway 67
PZ100107-3 The Outsource Group
APPROVED - Ward 6
Request Approval of Exterior
Renovations. Zoned B-3.The Chair stated Item Number Three on the Agenda, The Outsource Group located at 939 North Highway 67. Request approval of exterior renovations. Zoned B-3.
Mark Behlman appeared before the Commission and stated that he was representing Mike Riley Properties, LLC. He stated that Mr. Riley had started his business in Florissant twenty-five years ago and subsequently has grown the business from four to forty employees. In the last several years Mr. Riley has purchased the building and recently went into a partnership with the Outsource Group in hopes of taking the business to the next level.
Currently the building is receiving a total face-lift and interior finish of the lower level of the building. To accomplish the Outsource Group's requirement for a corporate look, their architect has designed a small turret, which will extend approximately 3 feet and be 14 feet wide. There will be a foundation, going from ground level up to the roof level with a maximum height of 25 feet. The outside surface will be covered with an EIFS product. Per a discussion with the Fire Marshall all existing doors will remain as exits for employees.
Michael Meyer asked the Petitioner if all existing brick would remain except for the new entrance? Mr. Behlman stated that that was correct. Mr. Meyer advised the Petitioner that staff had recommended that the brick or masonry base be extended up 3 feet prior to the installation of EIFS. Mr. Behlman stated that Mr. Morgan had mentioned this issue to him and he has proposed to obtain the same brick and apply it on the substrate surface off of the ground.
Mr. Meyer asked if any modifications would be made to the sign? Mr. Behlman stated that the sign would consist of high-impact plastic and would not be lighted. Mr. Meyer asked if any lights would be installed at the rear of the building? Mr. Behlman stated that currently there are flood lights on the back of the building that will remain. Mr. Meyer asked if there would be any HVAC upgrades? Mr. Behlman stated that there were none.
Jim Ross asked the Petitioner why EIFS was being used instead of brick and mortar? Mr. Behlman stated that while the cost is pretty much the same, the problem with brick is that it does not create a focal point.
Daniel Call asked the Petitioner if the thin brick could be distinguished from the existing brick? Mr. Behlman stated that outside of the actual mortar joints, it would not be noticeable at all.
Ron Goodhart asked the Petitioner if the two canopies illustrated on the drawing would be installed? Mr. Behlman stated that currently they are debating on whether or not they will be installed. Mr. Goodhart asked if the doors would have panic bars installed? Mr. Behlman stated that they would, although the outside hardware would remain.
Daniel Call asked the Petitioner if the Outsource Group sign was currently in place? Mr. Behlman stated that it was not. Mr. Call asked Mr. White if the sign was a part of this Petition? Mr. White stated that it was not. Mr. Call asked the Petitioner if he knew the dimensions of the sign? Mr. Behlman stated that he did not, although he would work with the Building Department to make sure that the sign was in compliance.
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 approve the request for exterior renovations to the property located at 939 North Highway 67; The Outsource Group, with the following stipulations: that the brick or masonry base for the entrance be extended up 3 feet prior to the installation of the EIFS and that sign not be considered as a part of this Petition. Seconded by Daniel Call. On roll call the Commission voted: Ross yes, Goodhart yes, Call yes and Meyer yes. Motion carried.MISCELLANEOUS BUSINESS
Meeting With City Council
Michael Meyer informed the Commission that City Council has requested a second meeting with Planning and Zoning Commission and asked that we submit our available dates to Mr. Morgan for consideration.
Michael Meyer asked if there were any further questions or comments to the Petitioner? 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 7:50 p.m.
