Meetings and Agendas
MINUTES
PLANNING & ZONING COMMISSION
APRIL 7, 2008
TABLE OF CONTENTS PAGE NO.
PLANNING & ZONING COMMISSION
Announcements/Comments
Under Old Business
2315, 2355 & 2375 Charbonier
Park Side Estates Page 22315, 2355 & 2375 Charbonier
Park Side Estates Page 2Under New Business
1410 Shackelford
Child's Place To Be Page 3-51410 Shackelford
Child's Place To Be Page 5-6Miscellaneous Business
Item 5 Executive Session Page 6
Item 6 City Council Meetings Page 6
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission of the City of Florissant met at the JFK Community Center, on Monday, April 7, 2008 at 7:00 p.m., with Jim Ross presiding.
On roll call the following members were present: Jim Ross, Jack Gallagher, Lee Baronowski, Paul Stock and Jane Boyle. Also present was Cindy Treiber, City Clerk 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 March 17, 2008. Jim Ross made a motion to approve the minutes as written. Seconded by Jack Gallagher. All parties concur. Motion carried.ANNOUNCEMENTS/COMMENTS:
John Morgan informed the Commission that Dick Weller had undergone open heart surgery today and that Daniel Call had broken his ankle. He asked that prayers go out to both Commission Members.
OLD BUSINESS:
Item 1 2315, 2355 & 2375 Charbonier
PZ031708-1 Park Side Estates
CONTINUED - Ward 2
Request Approval of Preliminary
Subdivision Plat. Zoned R-4 With
an RDD.The Chair stated Item Number One on the Agenda, Park Side Estates located at 2315, 2355 & 2375 Charbonier. Request approval of Preliminary Subdivision Plat. Zoned R-4 with an RDD.
The Petitioner does not appear. Jim Ross advised the Commission that the Petitioner had asked for a request to the next meeting and made a motion for continuance. Seconded by Jack Gallagher. All parties concur. Motion carried.
Item 2 2315, 2355 & 2375 Charbonier
PZ031708-2 Park Side Estates
CONTINUED - Ward 2
Request Approval of Final Development
Plan. Zoned R-4 With an RDD.The Chair stated Item Number Two on the Agenda, Park Side Estates located at 2315, 2355 & 2375 Charbonier. Request approval of Final Development Plan. Zoned R-4 with an RDD.
The Petitioner does not appear. Jim Ross advised the Commission that the Petitioner had asked for a request to the next meeting and made a motion for continuance. Seconded by Jane Boyle. All parties concur. Motion carried.NEW BUSINESS:
Item 3 1410 Shackelford
PZ040708-3 Child's Place To Be
CONTINUED - Ward 1
Request Approval to Rezone From R-4
Single Family Dwelling to B-1 Local
Shopping District. Zoned R-4.The Chair stated Item Number Three on the Agenda, Child's Place To Be, located at 1410 Shackelford. Request approval to rezone from R-4 Single Family Dwelling to B-1 Local Shopping District. Zoned R-4.
John Morgan advised the Commission that the Petition should be amended to state that the request is for rezoning from an R-4 to an R-6 Multiple Dwelling District.
Michael and Kathy Allen appeared before the Commission.
Kathy Allen stated that they were requesting to operate a pre-school with the hours of operation from 7:00 a.m. to 5:00 p.m., Monday through Friday. She stated that at the present time her licensing application is still pending with the State of Missouri and therefore, no determination has been with respect to maximum occupancy. However, if permitted, their intent is to house up to sixty children.
Jim Ross asked the Petitioner why she had chosen to operate their business in a residential area? Ms. Allen stated that the building had previously been operated as a pre-school and that it was close to their home. Mr. Ross advised the Petitioner that she had failed to provide the Commission with drawings or diagrams outlining the proposed plans for the building. Ms. Allen stated that basically the interior of the building would remain as is and that the only modification would be to replace the existing driveway with a horse-shoe drive so that traffic could enter and exit off of Shackelford. She stated that the existing parking area would be utilized for employees. Mr. Ross asked for the number of parking spots and anticipated employees? Ms. Allen stated that there were six parking spaces and she anticipates that there would be no more than five employees, which would include herself.
Mr. Ross asked for the ages of the children attending the pre-school? Ms Allen stated that they would range from 2 to 6 years old, with one teacher per age group. Ms. Allen added that the state requires one teacher per every tenth child.
Mr. Ross asked Mr. Morgan if he would explain the R-6 Multi-Family Dwelling Designation? Mr. Morgan stated that it is a district that allows for multi-family dwellings such as apartments, duplexes, condos, single-family and day cares by special use.
Mr. Ross asked the Petitioner if there were other day cares within this area? Ms. Allen stated that there were two, Kid's In Motion And Clara Bell's.
Mr. Ross asked the Petitioner if they had obtained a cross-access agreement with St. Sabina? Ms. Allen stated that she had not spoken with St. Sabina at this point in time. Mr. Ross advised the Petitioner that he would need that information prior to making a decision on the Petition.
John Morgan stated that according to the survey dated January 29, 2008 and submitted by the Petitioner, parking is actually located on the St. Sabina property. Therefore a cross-parking and cross-access agreement would be necessary.
Paul Stock asked the Petitioners when they expected the building to be ready for occupancy? Ms. Allen stated that they anticipate opening with 15 children in June and then once the driveway is completed they would move towards gaining full capacity. Mr. Stock asked for the dimensions of the new driveway? Ms. Allen stated that she did not have the exact measurements, however the plan is to extend the existing driveway around the entire front of the building.
Lee Baronowski stated that one would surmise that with 40 children you would have from 8 to 10 parents dropping off and picking up at one time, therefore he would question whether the driveway would be able to handle that kind of traffic? Ms. Allen stated that she would have to obtain that type of information from the contractor installing the new driveway. Mr. Baronowski advised the Petitioner that such information would be important in making his assessment, since he has observed other locations with far less traffic than Shackelford cause traffic to come to a screeching halt as a result of the clientele generated by the operation of their day-care. Ms. Allen stated that she would be willing to add additional parking spaces to the driveway if she would be permitted to do so.
Jack Gallagher asked the Petitioner if she had obtained approval for the additional curb cut from St. Louis County? Ms. Allen stated she they had not. Mr. Gallagher asked if the existing fencing would remain? Ms. Allen stated that it would.
Ms. Allen questioned whether they would be allowed to extend parking on the left side of the building if St. Sabina did not approve the cross-access agreement?
John Morgan informed the Petitioner that there appeared to be enough space on the left hand side, dependent upon how the design is laid out. He stated that the Commission would want to see these types of drawings prior to making a determination.
Jane Boyle stated that her concerns with respect to parking and traffic have been expressed by several of the Commission Members. Ms. Boyle also noted a need to provide ample room for trash pickup.
Jim Ross suggested that the Petitioner address the issues delineated by the Commission tonight, as well as those raised in the Staff's Report and Recommendations.
Lee Baronowski asked Mr. Morgan if the Petitioners could put in a parking lot that extended back to the fence? Mr. Morgan stated that with the fence being in front of the property line they could cover the whole area.
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 Jane Boyle. On roll call the Commission voted: Ross yes, Boyle yes, Gallagher yes, Stock yes and Baronowski yes. Motion carried.Item 4 1410 Shackelford
PZ040708-4 Child's Place To Be
CONTINUED - Ward 1
Request Approval of a Special Use
Permit to Allow for a Pre-School.
Zone R-4.The Chair stated Item Number Four on the Agenda, Child's Place To Be, located at 1410 Shackelford. Request approval of a Special Use Permit to allow for a pre-school. Zoned R-4.
Jim Ross made a motion to continue this item to the next meeting. Seconded by Jack Gallagher. On roll call the Commission voted: Ross yes, Boyle yes, Gallagher yes, Stock yes and Baronowski yes. Motion carried.MISCELLANEOUS BUSINESS
Item 5 Executive Session
Jim Ross asked Mr. Morgan if he could request that the Commission meet in Executive Session prior to the next meeting and that the City Attorney be in attendance?
John Morgan stated that once the appropriate motion is made and approved by the Commission he would submit the request to the Mayor for approval.
Jim Ross made a motion to request that an Executive Session be conducted for the April 21, 2008 meeting to allow the Commission to seek legal advice from the City Attorney with respect to the Petition for
2315, 2355 & 2375 Charbonier, Park Side Estates. Mr. Ross noted that this session would be contingent upon the Petitioner's ability to attend the April 21st meeting. Seconded by Lee Baronowski. All parties concur. Motion carried.Item 6 City Council Meetings
Jane Boyle is scheduled to attend the April 14th meeting.
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 Jack Gallagher. All parties concur and the meeting is adjourned at 7:30 p.m.
