Meetings and Agendas
MINUTES
PLANNING & ZONING COMMISSION
SEPTEMBER 4, 2007
TABLE OF CONTENTS PAGE NO.
PLANNING & ZONING COMMISSION
Announcements/Comments
Under Old Business
475 North Highway 67
Office Depot Page 2-11Under New Business
12785 New Halls Ferry
Florissant Fuel Mart-Conoco Page 11-12Miscellaneous Business
Office Depot Page 12-13
White Castle Page 13
Conflicts of Interest Page 13-14
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission of the City of Florissant met at the Florissant City Hall, on Tuesday, September 4, 2007 at 7:00 p.m., with Michael Meyer presiding.
On roll call the following members were present: Michael Meyer, Ron Goodhart, Jane Boyle and Dick Weller. 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 August 20, 2007. Jane Boyle made a motion to approve the minutes as written. Seconded by Ron Goodhart. All parties concur. Motion carried.OLD BUSINESS:
Item 1 475 North Highway 67
PZ072007-2 Commerce Bank/Office Depot
MOTION FAILS - Ward 2
Request Approval to Rezone from
B-3 to B-5 to Allow for the
Construction of a New Building.
Zoned B-3.The Chair stated Item Number One on the Agenda, Office Depot located at 475 North Highway 67. Request approval to rezone from B-3 to B-5 to allow for the construction of a new building. Zoned B-3.
Larry Walker of Bax Engineering, appeared before the Commission and presented the following site revisions.
Parking: All smaller parking stalls have been modified to meet City requirement and the Petitioner reasserts their request for an adjustment of 20 feet for parking, due to the amount of footage that will be used for storage.
Landscaping: Two landscape islands have been added on the north side of the property. The sidewalk located on the south side of the building
has also been removed and additional landscaping added.
Screening: All roof top units will be screened per City requirements and a vinyl sight-proof fence will be installed to screen the trash compactor. (Modifications found in Development Note No. 9.)
Building Materials: The pre-cast concrete panel has been revised to a tilt up design and all architectural designs have been submitted.
Photometric Plans: The plan submitted conforms with the recommendations made by staff.
Signage: The pole sign has been revised to a monument sign, however, the petitioner maintains their request for a 20 foot variance from the Code
Miscellaneous: The hours of operation were added to Development Note No. 4; there shall be no deliveries, trash pickup or compactor operation between the hours of 11:00 p.m. to 6:00 a.m., were added to Development Note No. 13, and two site sections were added to Sheet No. 2 as required by Code.Michael Meyer asked Mr. Morgan if the Petitioner had provided staff with the subdivision of the property? Mr. Morgan stated that they had submitted what appears to be a Subdivision Plat, although he has not seen the recorded plat which still must be provided. Mr. Walker stated that they would provide the recorded copy as soon as possible.
Mr. Meyer asked Mr. Morgan if the revised plan was in compliance with the City's landscaping requirements? Mr. Morgan stated that the plan did meet the requirements, with the exception of the perimeter, however that variance can be granted by the Commission based upon the lot size. Mr. Meyer noted that the revised plan was two parking spaces short of meeting the requirements, although in his opinion, the addition of the two landscaping islands would compensate for the shortage and the lot size was a valid reason for a reduction in perimeter landscaping.
Mr. Meyer questioned whether the wall lights were directed downward? Mr. Walker stated that they were.
Mr. Meyer noted that there was a question as to whether the front elevation met the requirements of the new Masonry Ordinance. Mr. Morgan stated that he had discussed this issue with Council and the glitch in the Ordinance will be revised to eliminate the blocked backing.
Mr. Meyer also noted that the proposed signage was 24 inches wide, however, anything over 18 inches is considered to be two signs. Mr. Morgan stated that staff has recommended that the sign not be taller than 15 feet or wider than 7 feet, for a total of 105 square feet. Mr. Walker noted that they would have no problem complying with the recommendation.
John Morgan suggested that the 6 foot vinyl fence be constructed with steel reinforcement for the bottom/top rails and posts, and that the slates be mechanically fastened.
Michael Meyer asked the Petitioner if a Cross-Access Agreement would be provided for the Commerce and Sears properties? Mr. Walker stated that access would be provided for the Commerce property, although since no cross access in the rear for Sears has been established, none will be pursued. Mr. Meyer stated that without a Cross-Access Agreement the driveway would have to be obstructed. Mr. Walker stated that there would be a curb coming off the south property line. Mr. Meyer suggested that several bollards be installed as well. Mr. Walker noted that the plans would be to be approved by MoDOT.
John Morgan informed the Commission that the Suggested Motion limits the Petitioner to three wall signs as depicted on Drawing A-201, and that these signs would become a part of the Petition.
Michael Meyer asked the Petitioner if modifications were planned for the parking lot retained by Commerce? Mr. Walker stated that the plan is to reconfigure the lot, eliminate one entrance and build a new landscape island. Mr. Meyer suggested that the plans be submitted to the Building Commissioner's Office for review and approval.
Mr. Meyer asked Mr. Morgan how the Commerce property was zoned? Mr. Morgan stated that it was R-4.
Jane Boyle voiced a concern that the proposed area for the Petitioner's truck turnaround was next to the residence of Campbell and Virginia Potter. Mr. Morgan reminded Ms. Boyle of the delivery restrictions from 11:00 p.m. to 6:00 a.m.
Michael Meyer asked the Petitioner if they had discussed the possibility of a Cross-Access Agreement with Sears? John Burkemper appeared before the Commission and stated that discussions have been ongoing, however to date it would appear that Sears is not really open to doing so. Therefore, Office Depot is attempting to work within the legal confines of their property.
Jane Boyle stated that while she will agree that the site has been changed slightly, she still has a problem with the lack of embossing on both sides of the building. She stated that her preference would be that the building appear to be brick, even if it is not, and that in her opinion, the building was not very attractive and therefore, she would not be in favor of the Petition as proposed.
Ms. Boyle also expressed a concern over the number of signs proposed for this location, which she believed to be excessive.
Dick Weller asked the Petitioner for the distance of the monument sign from the right-of-way? Mr. Walker stated that it was approximately 20 feet. Mr. Weller asked Mr. Morgan if the proposed recommendations for the size of the sign were permissible under City Code? Mr. Morgan stated that while it is not what is permissible, staff had reviewed the dimensions of the QuikTrip sign and recommended that the Petitioner be allowed leeway to replicate those dimensions. Mr. Weller stated that his concern was the lack of visibility for patrons exiting the business. Mr. Walker stated that the sign would sit approximately 30 feet from the curb and therefore, should not impede vision.
Mr. Weller expressed his displeasure with the height of the sign and his uncertainty with the functionality of the loading zone.
Ron Goodhart stated that he did not envision any problems with the loading zone and that in his opinion the additional embossing enhanced the aesthetics of the building.
Michael Meyer asked Mr. Morgan if the QuikTrip sign was also used to display prices? Mr. Morgan stated that it was.
Mr. Meyer asked the Petitioner if their sign would display only the Office Depot logo? Mr. Burkemper stated that it would. Mr. Meyer agreed that the height of the sign did not need to be 15 feet. Mr. Burkemper stated that 15 feet was only be used to illustrate the maximum height allowable.
John Morgan informed the Petitioner that they could not use sandwich boards for advertisement, therefore, if they had a need for a reader board underneath the sign it should be considered prior to construction.
Michael Meyer asked each Commission member if any additional information was needed prior to conducting the vote?
Dick Weller stated that while it was unfortunate that the plans were delivered to the Building Commissioner so late that the Commission
did not receive Staff Recommendations until this evening, it would not hinder him for voting on the Petition tonight.
Jane Boyle stated that she was still unclear on the dimensions of the sign and since the Petitioner has indicated that they are unwilling to change, she was not ready to support the plan without the additional embossing.
Mr. Burkemper asked Commissioner Boyle what she meant by unwilling to change? Ms. Boyle stated that it was her understanding that the Petitioner had taken the position that additional embossing would not be cost-effective. But from her perspective, the modification of the Ordinance has already provided the Petitioner with a substantial amount of savings. And since the majority of the buildings within Florissant are brick, her belief is that the building should at least look like it was brick, since this building represents a significant change from what currently exists.
Michael Meyer asked Mr. Morgan if the Ordinance required embossing? Mr. Morgan stated that the new Ordinance dictates that the front elevation be standard laid brick and mortar, but that the sides and back can be tilt up. However, Council does have the option of requesting that decorative tilt up be utilized on the sides of the building, if in their opinion, it is deemed appropriate.
Mr. Walker stated that typically the actual building, once constructed, is substantially more appealing than it appears on the flat plans.
Jane Boyle stated that the lack of a Cross-Access Agreement with Sears and the current configuration for navigation of tractor-trailers on and off the site, also caused her to have some hesitation.
John Morgan noted that configuration did include curbing and that to date, Sears has not been agreeable to executing such an agreement.
Michael Meyer informed the Commission that MoDOT would have to approve the plans for this area prior to implementation.
Ron Goodhart stated that he had no problem with the petition as presented.
Michael Meyer suggested that the sign not exceed 10 feet in height and 100 feet in width. Mr. Burkemper stated he would be amenable to the suggestion.
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 to rezone from B-3 to B-5 to allow for the construction of a new building for the property located at 475 North Highway 67; Office Depot, per the following Suggested Motion:PERMITTED USES
The use permitted in this B-5 Planned Commercial District shall be those uses permitted within a B-3 Commercial District.FLOOR AREA, HEIGHT AND BUILDING
REQUIREMENTS
The building shall be limited to a single story building with an approximate roof height of 24 feet and a main entry element height of approximately 32 feet. The building area shall be approximately 21,000 square feet. The building shall be constructed as shown on drawing A-201, dated 8/7/07.PERFORMANCE STANDARDS
Uses within the B-5 Planned Commercial District identified herein, shall conform to the most restrictive performance standards as set forth in Article VII of the Florissant Zoning Code.FINAL SITE DEVELOPMENT PLAN GENERAL
CRITERIA
The above Final Site Development Plan shall include the following:(a) Location and size, including height of building.
(b) Gross square footage of building.
(c) Existing and proposed roadways, drives, and sidewalks on and adjacent to the property in question.
(d) Location and size of parking areas and internal drives.
(e) Building and parking setbacks.
(f) Curb cut locations.
(g) Existing proposed contours at intervals of not more than two (2) feet.
(h) Preliminary storm water and sanitary sewer facilities.
(i) Identification of all applicable cross-access and cross-parking agreements.FINAL SITE DEVELOPMENT PLAN CRITERIA
The above Final Site Development Plan shall adhere to the following specific design criteria:(a) Structure Setbacks
(1) No building, excluding retaining walls, light standards, and fences shall be located within forty (40) feet of the right of way of North Highway 67.
(2) The setbacks shall be as shown
on the preliminary site development plan marked sheets 1, 2 and 3, file name 14048PRE and dated 7/18/07, unless otherwise approved in accordance with City Ordinances.(b) Parking, Loading and Internal Drives
Setbacks
(1) Parking, loading spaces, internal drives and roadways shall be located in accordance with the preliminary site development plan marked sheet 1 of 3, File name 14048PRE and dated 7/18/07.
(2) All of the setbacks depicted on the preliminary site plan are approved but may be modified with the approval of the Planning and Zoning Commission.(c) Minimum Parking/Loading Space Requirements
(1) Parking regulations shall be as required by Section 405.225 of the Florissant Zoning Ordinance, except as otherwise varied herein.
(2) There shall be a minimum of 107 parking spaces provided for the development. All parking spaces with the exception of handicap spaces shall be a minimum of 180 square feet in area as required by the Florissant Zoning Code.(d) Lighting Requirements
Lighting of the property shall comply with the following standards and requirements:
(1) The site lighting shall be as shown on drawing S-1 and dated 9/4/07.
(2) Light standards shall be a maximum of 23 feet above grade, including the base.
(3) Light levels shall be as shown on the drawing S-1 and dated 9/4/07, with a minimum light level of 5 foot candles at all property lines common with residential property.(e) Sign Requirements
(1) All signage shall comply with the City of Florissant Sign Ordinance except there shall only be one freestanding sign that may be located 20 feet from the North Highway 67 property line.
(2) The freestanding sign shall not exceed 10 feet in height and shall not be over 100 square feet in size.
(3) There shall be no more than three wall signs as depicted on the drawing marked A-201 dated 8/7/07.(f) Landscaping and Fencing
(1) Landscaping shall be installed in general accordance with the Preliminary Site Landscaping Plan marked L-1 and dated 8/2/07.
(2) Any modifications to the landscaping plan shall be reviewed and approved by the Planning and Zoning Commission.(g) Storm Water
Storm water and drainage facilities shall comply with the following standards and requirements:(1) Written approval of any below ground storm water detention by the Metropolitan St. Louis Sewer District shall be filed with the Department of Public Works.
(2) The Director of Public Works shall review the storm water plans to assure that storm water flow will have no adverse affect on neighboring properties.
(h) Miscellaneous Design Criteria(1) All applicable parking, circulation, sidewalks, and all other site design features shall comply with the Florissant City Code.
(2) The minimum yard requirements shall be as shown on the Preliminary Site Plan attached hereto, and marked sheet 1 of 3, File Name 14048PRE and dated 7/18/07.
(3) The building shall be constructed of tilt up concrete panels on all sides. The front tilt up panels shall be covered with a clay fired face brick as defined in the Florissant Masonry requirements. The sides of the building shall have an embossed brick pattern and accent stripe as shown on drawing A-201 dated 8/7/07. The color of the embossed brick shall be Arctic White and Mountain Red.
(4) All dumpsters shall be contained within a trash enclosure constructed of material to match the building, with solid metal gates. The design shall be approved by the Building Commissioner. The trash enclosure shall be as shown on the preliminary site plan. The trash compactor shall be screened with a solid vinyl fence, 6 feet tall on the south and west side of the compactor. The fence shall be constructed with steel reinforcement for the bottom/top rails and posts, with slates that are mechanically fastened.
(5) All storm water and drainage facilities shall be constructed, and all landscaping shall be installed, prior to occupancy of the building, unless remitted by the Director of Public Works due to weather-related factors.
(6) All mechanical equipment shall be root mounted and screened from view by the building parapet walls or shall be screened with a material that will blend with the building architecture and said screening shall be approved by the Building Commissioner.
(7) A Cross-Access Agreement shall be initiated and approved with the property adjoining and to the north of this property. Said agreement shall be reviewed and approved by the Florissant City Attorney.
(8) Unless and except to the extent otherwise specifically provided herein, the Final Site Development Plan shall comply and be in accordance with all other Ordinances of the City of Florissant.
(9) There shall be no deliveries between 11:00 p.m. and 6:00 a.m.PROJECT COMPLETION
Construction shall start within ninety (90) days of the issuance of the Building Permits, and completion of the Planned Commercial Development, in accordance with the approved Final Site Development Plan shall be effected within two hundred and forty (240) days of the start of construction.The motion was seconded by Ron Goodhart. On roll call the Commission voted: Weller yes, Goodhart yes, Meyer yes and Boyle no. VOTE: 3 TO 1; MOTION FAILS.
DISSENTING OPINION: Ms. Boyle stated that in her opinion the entire side of the building should be embossed, not just a portion.
NEW BUSINESS:
Item 2 12785 New Halls Ferry
Florissant Fuel Mart-Conoco
RECOMMENDED APPROVAL - Ward 8
Request Approval of a Special Use
Permit For a Ground Sign. Zoned B-4.The Chair stated Item Number Two on the Agenda, Florissant Fuel Mart-Conoco, located at 12785 New Halls Ferry. Request approval of a Special Use Permit for a ground sign. Zoned B-4.
Stan Ponder appeared before the Commission and stated that this property was annexed into the City of Florissant in 2003, with a non-conforming existing pole sign. This proposal is to repaint the pump and the 10 X 4 sign which displays the name of the business.
The existing sign is approximately 25 feet in height and 86 feet in width. The new sign will be reduced to 20 feet in height and 60 feet in width. The existing pole has a 22 foot setback from the right-of-way.
Michael Meyer asked the Petitioner if he would be using the existing foundation and pole? Mr. Ponder stated that he would be.
Dick Weller asked the Petitioner if the height of the sign would be 20 from the ground up? Mr. Ponder stated that it would be.
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 a ground sign for the property located at 12785 New Halls Ferry; Fuel Mart-Conoco. Seconded by Dick Weller. On roll call the Commission voted: Weller yes, Goodhart yes, Meyer yes and Boyle yes.MISCELLANEOUS BUSINESS:
Office Depot
John Morgan stated that the representatives for Office Depot have asked if the Commission would be willing to reconsider their vote if they emboss the entire side of the building, as their desire is to proceed to Council with approval from this Commission?
Jane Boyle made a motion for reconsideration. Seconded by Michael Meyer, All parties concur and Item Number 1 is reopened for further consideration.Item 1 475 North Highway 67
PZ072007-2 Commerce Bank/Office Depot
RECOMMENDED APPROVAL - Ward 2
Request Approval to Rezone from
B-3 to B-5 to Allow for the
Construction of a New Building.
Zoned B-3.Office Depot located at 475 North Highway 67. Request approval to rezone from B-3 to B-5 to allow for the construction of a new building. Zoned B-3.
Jane Boyle informed the Petitioner that she would be supportive of the petition if they agreed to emboss the entire side of the building.
John Burkemper appeared before the Commission and stated that in lieu of the submitted architectural designs currently before the Commission, the Petitioner now agrees to revise the plans to include embossing on the entire side of the building.
Michael Meyer asked the Petitioner if the color scheme would remain the same? Mr. Burkemper stated that it would.
Jane Boyle stated that although the Commission does not have the opportunity to view a colored rendering, as is typically the case, she would be willing to accept this proposal as presented this evening.
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 to rezone from B-3 to B-5 to allow for the construction of a new building for the property located at 475 North Highway 67; Office Depot, per the Suggested Motion as previously stated, with the following exception: that the north and south elevations be revised to illustrate total embossing of the sides of the building over the brick design, to include accent striping. The color of the embossed brick shall be Arctic White and Mountain Red. Seconded by Jane Boyle. On roll call the Commission voted: Weller yes, Goodhart yes, Meyer yes and Boyle yes.White Castle
John Morgan informed the Commission that White Castle had asked if they could leave the entrance the way it is and not do anything at all, including the turn island, and that his response had been no. He stated that the attached plan, submitted by the Petitioner, represents an alternative method for addressing this problem.
Potential Conflicts of Interest
Michael Meyer stated that the City Attorney had asked him to announce to all Commission members that discussions with active petitioners held outside of this meeting should be acknowledged and made a part of the record, without delay, to circumvent any suspicions of impropriety.
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 Ron Goodhart. All parties concur and the meeting is adjourned at 8:20 p.m.
