MINUTES
PLANNING & ZONING COMMISSION
JUNE 20, 2011
TABLE OF CONTENTS PAGE NO.
PLANNING & ZONING COMMISSION
Announcements/Comments Page 2
Under Old Business
1723 & 1735 S. New Florissant
Kydz Kastle Page 2-3
Under New Business
3165 North Highway 67
McDonald's Restaurant Page 3-6
MISCELLANEOUS BUSINESS
Review, Discuss and Make Recommendations
to Amend Parking Ratios Page 7
Billboards Page 7
Bangert Park Page 7
Value City Page 7
QT Construction Site Page 7-8
City Engineer Page 8
Trash Dumpsters Page 8
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission for the City of Florissant met at the Florissant City Hall Council Chambers on Monday, June 20, 2011 at 7:15 p.m., with Jane Boyle presiding.
On roll call the following members were present: Paul Stock, Jane Boyle, Dick Weller, Lee Baranowski, Daniel Call and Jim Hessel. Also present was Julia Bennett, Court Reporter and Phil Lum, Building Commissioner.
A quorum being present the Chair declared the Planning and Zoning Commission was in session for the transaction of business.
ANNOUNCEMENTS/COMMENTS
Jane Boyle announced that Jim Ross has been excused from attendance until further notice.
Jane Boyle stated that the next order of business would be approval of minutes for the June 6, 2011 meeting. Jim Hessel stated that all references made to Jim Ross should be amended to read Jane Boyle. Paul Stock made a motion to approve the minutes as amended. A second was made, all parties concur and the motion carried.
OLD BUSINESS:
Item 1 1723 & 1735 South New Florissant Rd.
PZ011811-4 Kydz Kastle
CONTINUED - Ward 5
Request Recommended Approval of a Special
Use Permit to Allow for a Child Day Care
Center in a B-3 Zoning District.
The Chair stated Item Number One on the Agenda, Kydz Kastle, located at 1723 & 1735 South New Florissant Road; request recommended approval of a Special Use Permit to allow for a child day care center in a B-3 Zoning District.
Phil Lum stated that the Petitioner had advised him of her inability to restructure the driveway in accordance with the directive given by the Fire Marshall and therefore may seek to withdraw the Petition at this time. Mr. Lum stated that a letter advising the Petitioner of the need to submit such a request in writing was included in each Commissioner's Packet.
Jane Boyle asked if there were any further questions or comments? Being no further questions or comments, Jane Boyle made a motion to continue this Petition to the July 5, 2011 meeting. Seconded by Daniel Call. All parties concur and the motion carried.
Item 2 3165 North Highway 67
PZ062011-2 McDonald's Restaurant
RECOMMENDED APPROVAL - Ward 9
Request Recommended Approval to
Amend Special Use Ordinance No.
5508, as Amended by Ordinance No.
5812, to Allow for Exterior Alterations
in a B-3 Zoning District.
The Chair stated Item Number Two on the Agenda, McDonald's Restaurant located at 3165 North Highway 67; request recommended approval to amend Special Use Ordinance No. 5508, as amended by Ordinance No. 5812, to allow for exterior alterations in a B-3 District.
David Glover appeared before the Commission and stated that McDonald's is undertaking a national remodel program for a number of their existing stores which includes this restaurant located in the Flower Valley Shopping Center.
EXTERIOR RENOVATIONS:
(1) The existing mansard roof will be removed and a brick parapet extending up to the height of the Play Place will be installed.
(2) An aluminum louvered system and canopy will be added to the Play Place.
(3) Natural cut stone will be installed at the front and side entrances.
(4) Side-by-side drive-through lanes and one bypass lane will be designed to encompass the rear of the building.
(5) Removal of existing landscaping and relocation of trash dumpster around the current drive-through location.
(6) Construction of an island located within the parking lot to replace extracted landscaping.
(7) Any parking spaces eliminated by the new construction will be replaced by utilizing the current Cross-Access Agreement.
Jane Boyle asked the Petitioner if he had received a copy of the Staff Report? Mr. Glover stated that he had.
Paul Stock asked the Petitioner if the color of the building was the same as the McDonald's located further down Lindbergh? Mr. Glover stated that it would be slightly darker than the other restaurant.
Jim Hessel asked the Petitioner about the reference to the split-face block as cited in Staff's Recommendations? Mr. Glover stated that in this case brick would be utilized. Mr. Hessel noted that the recommendations also mention the need for MoDot approval for the additional landscape island. Mr. Lum stated that he had sent out an email correcting this item on Friday; permission is needed by the shopping center and not MoDot.
Jim Hessel noted Recommended Item No. 3 which refers to size of parking spaces. Mr. Glover stated that all spaces would meet the City's requirements. Mr. Hessel questioned whether there would be any re-striping? Mr. Glover stated that re-striping would only occur for the two parking spaces being eliminated.
Mr. Hessel asked Mr. Lum for an explanation of the comments under staff's analysis which speak to this type of district requiring 51 parking spaces rather than the 36 spaces approved by the original ordinance? Mr. Lum stated that based on the prescribed calculations he could not figure out why approval had been granted for 36 spaces. However the existing Cross-Access Agreement would rectify this problem.
Mr. Hessel asked the Petitioner if he had a copy of the Cross-Access Agreement? Mr. Glover stated that he did.
Daniel Call asked the Petitioner if their plan
illustrated stacking for sixteen cars? Mr. Glover stated that that was correct. Mr. Call asked if there was some type of control mechanism in place to regulate the merging lanes? Mr. Glover stated that orders are taken consecutively.
Dick Weller noted that the front page of Staff's Memorandum refers to a new structure. He then questioned whether a new structure was being built? Mr. Glover stated that the comment to the new structure referred to the trash enclosure. Mr. Weller asked if anything would be done with the existing brick? Mr. Glover stated that the brick purchased to extend the height of the parapet would match the existing brick. Mr. Weller asked the Petitioner what material would be used to construct the gates for the trash enclosure? Mr. Glover stated that they are typically made of wood and painted a cedar color to match the brick.
Mr. Weller asked Mr. Lum if the flashing sign located on the roof was a permitted use? Mr. Lum stated that there should have been a Special Use Permit for the sign although he had been unable to locate one.
Mr. Glover advised Mr. Weller that the Petitioner's intent is to replace the platelet signs and relocate the reader board.
Mr. Lum stated that in reviewing the Special Use Permit for the property there is no mention of a reader board therefore a Special Use Permit must be obtained prior to replacing the sign. He then advised the Petitioner that although there is no official regulation the City does have the authority to approve or deny certain conditions related to electronic message boards. As such the sign would need to be included in tonight's presentation for review by this Commission or withdrawn. Mr. Glover asked that the sign be included for consideration.
Jane Boyle asked Mr. Lum how the Commission should proceed with the sign since it was not included in the packet of information that they had received? Mr. Lum stated that one way would be for the Commission to approve what is currently before them and request that the Special Use Permit for the sign be reviewed at a later time.
Mr. Glover stated that he was not aware of a Special Use Permit, and that his assumption was that the developer had obtained all necessary permits at the time of the original construction. Mr. Lum stated that he could double check the database to see if such a permit exists.
Dan Gross of McDonald's Corporation appeared before the Commission and stated that he would research the issue and determine whether they need to reapply for a Special Use Permit. He then asked Mr. Lum if the Petitioner would have to return before this Commission if he was able to locate the permit? Mr. Lum stated that should that be the case then the matter could be handled administratively.
Daniel Call questioned whether a stipulation regarding the sign could be included within the Commission's recommendation? Mr. Lum stated that it could be.
Jane Boyle asked Commissioner Weller how he wished to proceed on the matter? Mr. Weller suggested that all matters regarding the sign be brought back to the Commission at a later time.
Mr. Weller questioned whether the brick parapet would cover the rooftop equipment? Mr. Glover stated that the existing screening for the rooftop units would remain as is. Mr. Weller stated that the screens need to be repainted. Mr. Glover agreed and stated that they would be repainted to match the building.
Lee Baranowski stated that in his opinion the restaurant appears to be land-locked on three sides with something blocking the entrance to the drive-through. Mr. Glover stated that there is no curb cut directly from the street onto the property and that there would be an opening to access the driveway.
Phil Lum informed Mr. Baranowski that the plan denotes the appendage as a speed bump.
Jane Boyle asked if there were any further questions or comments to the Petitioner? Being no further questions or comments, Jane Boyle made a motion to recommend approval to amend Special Use Ordinance No. 5508, as amended by Ordinance No. 5812, to allow for exterior alterations in a B-3 District for the property located at 3165 North Highway 67; McDonald's Restaurant, per the plans submitted and the following stipulation: that the sign issue be resolved by the Building Commissioner at a later date. Seconded by Daniel Call. On roll call the Commission voted: Ross yes, Stock yes, Boyle yes, Call yes, Hessel yes, Weller yes and Baranowski yes. Motion carried.
MISCELLANEOUS BUSINESS:
Item 3 Review, Discuss and Make Recommendations to Amend Parking Ratios
Phil Lum requested that this item be continued to the next meeting to allow for additional time to research the numerous municipalities. Seconded by Paul Stock. All parties concur and the motion carried.
Item 4 Billboards
Jim Hessel stated that he has noticed that a lot of work has been done to the billboard located near (inaudible) Restaurant and was interested to know whether they needed to obtain permission from the City to accomplish this?
Phil Lum stated that the billboard belongs to the car wash located behind the restaurant and has an approved Special Use Permit. Therefore since they are only interested in changing the face of the sign staff believes that a face change permit only, is required by Public Works and not this Commission. He stated that this change is being coordinated with the flood water control work being performed by MSD, because MSD is the one who has taken the sign down, not the owner.
Item 5 Bangert Park
Dick Weller asked Mr. Lum if he had any additional information on the stone monument at Bangert Park? Mr. Lum stated that he did not.
Item 6 Value City
Jane Boyle stated that she had driven by the old Value City location and noticed that there was mulch all over the parking lot and some dead trees in the islands that have not been removed. Mr. Lum asked if any of these items were on the Target lot? Mr. Boyle stated that it all appeared to be on the Value City lot. Mr. Lum stated that he would have Bill White, the designated inspector for Target, check it out.
Item 7 QT Construction Site
Paul Stock stated that the water on this site is being pumped out onto Lindbergh rather than Thunderbird, and with the large amounts of rain that we have received recently it is creating a safety hazard for drivers on Lindbergh. Mr. Lum stated that he would check into the matter.
Item 8 City Engineer
Dick Weller asked Mr. Lum if the City had a new engineer? Mr. Lum stated that the new City Engineer is Tim Berra (phonetic), who is currently on his honeymoon. Scott Smith, the previous City Engineer now holds the position of Public Works Director for the City of Wentzville.
Item 9 Trash Dumpsters
The comments by Lee Baranowski were inaudible.
Jane Boyle asked if there were any further questions or comments? Being no further questions or comments, Jim Hessel made a motion to adjourn the meeting. Seconded by Daniel Call. All parties concur and the meeting is adjourned at 8:45 p.m.
