The City of Lake Saint Louis Planning and Zoning Commission met on February 1, 2018, 7:00 p.m. at Lake Saint Louis Civic Center in Board Chambers, 200 Civic Center Drive, Lake Saint Louis, Missouri. ROLL CALL: Chairman Pearson Buell called the meeting to order. Present: Commissioners Rhonda Ferrett, William Fridley, Tom Mispagel, Dominique Stoddard, Alderman Jason Law, and Mayor Kathy Schweikert. Absent: Commissioner Glen Heiman. Also present: Louis Clayton, Director of Community Development, Matthew Kuelker, Senior Project Manager, and Brenda Cueller, acting as recording secretary. APPROVAL OF AGENDA: MOTION TO APPROVE: Vice Chairman Mispagel made a motion to approve the February 1, 2018 regular meeting agenda. The motion was seconded by Commissioner Ferrett and the motion carries. MOTION TO APPROVE THE AGENDA IS HEREBY APPROVED, AS NOTED ABOVE. MINUTES: December 7, 2017 MOTION TO APPROVE MINUTES: Vice Chairman Mispagel made a motion to waive the reading of the minutes from the December 7, 2017 Planning and Zoning Commission regular meeting and approve as submitted. The motion was seconded by Mayor Schweikert and the motion carries. THE MINUTES FROM THE DECEMBER 7, 2017 PLANNING AND ZONING COMMISSION ARE HEREBY APPROVED, AS NOTED ABOVE.
PUBLIC COMMENT: There was no comment and the meeting continued. PUBLIC HEARING - UNFINISHED BUSINESS: 1. Administrative Adjustments Text Amendment: Consideration of a request by the City of Lake Saint Louis for review of textual amendments to Municipal Code Title IV: Land Use, related to administrative adjustments to development standards. Chairman Buell stated staff has requested this item to be withdrawn. Louis Clayton, Director of Community Development, informed the Commission when a variance request is sought for minor items, such as an existing home being 3 inches into the front building setback, that variance could be dealt administratively. Variances are time consuming, costly, and requires a significant amount of staff time. Mr. Clayton said he has talked with the City Attorney and would like this item withdrawn and brought back at a later date. PUBLIC HEARING NEW BUSINESS 1. Creekside Landing Subdivision Zoning Amendment and Preliminary Development Plan: Consideration of a request by Pinnacle Land Development, L.L.C., for review of a residential subdivision with 32 single-family lots and 48 townhouse units to be known as Creekside Landing Subdivision. Chairman Buell opened the meeting to a public hearing as duly advertised in a legal publication on the above noted topic. Dale Bax with Bax Engineering stated he was representing Pinnacle Land Development. Mr. Bax said the applicant is seeking a Zoning Amendment and Preliminary Development Plan. The site is on 18.7 acres and located on the northwest corner of Technology Drive and South Henke Road. Mr. Bax stated the surrounding areas Zoning Districts and said the current site s Zoning District is HC Highway Commercial and they are seeking a Zoning District of PR Planned Residential. He noted the Preliminary 2
Development Plan is to subdivide this parcel and build 48 attached units, 22 townhomes and 26 villas, and 32 single-family lots. The attached units all have garages and the single-family homes have either a two- or threecar garage. The density of the single-family lots is 4.3 per net acre and townhomes 13.2 per net acre, which townhomes slightly exceed the Comprehensive Plan s recommendation, with the total density for the overall site being 7.2 acres which falls within the Comprehensive Plan s recommendation. Mr. Bax discussed the lot sizes, street layout and access, landscaping, and stormwater management. Mr. Bax discussed the model plans for the townhomes noting they were rentals and the proposed rental price from $1,700 to $2,000. He stated the homes in this development will be mid $300,000. The developer will pay $62,400 to the City in lieu of parkland dedication. Louis Clayton, Director of Community Development, addressed the density on site noting the Comprehensive Plan s recommendation for single-family is 1 to 5 units per net acre, multi-family 6 to 12 units per net acre, and overall site 2.6 to 7.3 units per net acre with the overall site of this development at 7.2 units per net acre. The development meets the PR zoning and meets recommendation of the Comprehensive Plan. Staff s recommendation is to recommend approval of the requested Zoning Amendment and Preliminary Development Plan to the Board of Aldermen, with the following conditions: 1. The detention basin design shall be revised as follows: a. The incoming pipes should discharge at the toe of the slope. b. Provide a concrete swale that is a minimum of 6 inches deep. c. Provide a 6:1 access ramp from the road to the basin bottom. 2. The landscape plan shall be revised as follows: a. Under general notes, revise the total number of provided street trees to reflect what is shown on the plans. b. Provide the required six (6) foot sight-proof fence or landscaped berm of such a height as to screen adjoining properties for the Condition C screening pursuant to Section 245.030.A.3 of the Municipal Code. c. Provide the Condition C screening along the rear of lots 16-20 and along the eastern edge of the detention basin pursuant to Section 245.030.A.3 of the Municipal Code. d. Remove any proposed landscaping east of Street B to ensure the future expansion of the street to the adjacent property. 3
3. All landscaping, berms or fencing proposed on the adjacent property shall be located in a maintenance easement. 4. The subdivider/developer shall pay a cash contribution in lieu of park land dedication in the amount of $62,400 in accordance with Section 425.460.F.2 of the Municipal Code, prior to the issuance of a grading permit. 5. The applicant may submit model building plans to the Architectural Review Board for their review and approval in accordance with Section 405.360.C.1.b of the Municipal Code. Commissioner Ferrett questioned if the stub street and private alley would be an issue. Matthew Kuelker, Senior Project Manager, stated the Public Works Department requested the private alley in order for more green space and private maintenance would take over. Mr. Bax stated there was parallel parking along street B for guests and that street was extra wide. Forrest Van Ness, 602 Autumnwood Forest Drive, stated he had concerns with home sizes. Barb Nicholas, 25 Serviceberry Court, questioned if the perimeter around this site will be disturbed and the cost of the homes. Mr. Bax stated the homes would start in the mid $300 s and the perimeter would not be disturbed. He stated improvements will be made to the detention basin quality. Alan Brown, 828 Honeywood Drive, noted his opposition to the development s density. Jessica Cooke, 814 Honeywood Drive, questioned the cost for rentals and if a berm will be placed to separate them. Mr. Bax said they will save as many trees possible. Kimberly Schacht, 825 Honeywood Drive, noted she was opposed to the development with concerns regarding common ground and stormwater 4
management. Nancy Brown, 828 Honeywood Drive, noted her opposition to the development with concerns of density, rentals, and access. Wendy Helton, 824 Honeywood Drive, noted her opposition to the development with concerns of the number of rental townhomes and density. The Public Hearing is closed. MOTION TO RECOMMEND APPROVAL: Vice Chairman Mispagel made a motion to recommend approval of the requested Zoning Amendment and Preliminary Development Plan to the Board of Aldermen, with conditions one through five listed in the City s staff report. The motion was seconded by Alderman Law and the motion carries. MOTION TO RECOMMEND APPROVAL OF THE REQUESTED ZONING AMENDMENT AND PRELIMINARY DEVELOPMENT PLAN TO THE BOARD OF ALDERMEN, WITH CONDITIONS ONE THROUGH FIVE LISTED IN THE CITY S STAFF REPORT IS HEREBY GRANTED, AS NOTED ABOVE. 2. Residential Density Text Amendments: Consideration of a request by the City of Lake Saint Louis for review of textual amendments to the Municipal Code Title IV Land Use giving the Board of Aldermen authority to increase the allowable residential density in the PR Planned Residential and PD Planned Development Districts on a case-by-case basis. Chairman Buell opened the meeting to a public hearing as duly advertised in a legal publication on the above noted topic. Louis Clayton, Director of Community Development, stated the City s density until 2000 was 12 units per gross acre and in 2000 the Municipal Code was amended reducing the allowable residential densities to 6 units per net acre in the MR Multi-Family Residential, PR Planned Residential, and PD Planned Development Districts. The Municipal Code 5
does not allow for density limits to be modified unless modified by a preannexation agreement or in the cases of age-restricted apartments and congregate care facilities which may not exceed 18 units per net acre. Mr. Clayton said in all other cases, approval of a variance would be required. Peer cities in St. Charles County, except for O Fallon, allow for an increase in the permitted residential density in their planned districts which are similar to the City s Planned Residential and Planned Development Districts. Addressing existing constraints on residential density and open space, staff proposes the following text amendments which will give the Board of Aldermen the authority to increase the allowable density in the PR Planned Residential and PD Planned Development Districts and to decrease the required open space in the PD Planned Development District on a case-by-case basis, thereby implementing the recommendations of the City s Comprehensive Plan and facilitating new residential development in accordance with the Future Land Use Plan. Mr. Clayton read the new text for Section 410.310 Standards, Section 410.450 Conditions of Use, and Section 410.470 Density. He stated staff s recommendation is to recommend approval of the proposed Text Amendments to the Board of Aldermen as submitted. The Commission discussed the proposed text amendments. The Public Hearing is closed. The Commission discussed requiring additional density bonuses. MOTION TO RECOMMEND APPROVAL: Vice Chairman Mispagel made a motion to recommend approval of the proposed Text Amendments to the Board of Aldermen as submitted. The motion was seconded by Alderman Law. A roll call vote was taken: Ayes: Commissioner Fridley, Vice Chairman Mispagel, Commissioner Stoddard, Chairman Buell, Alderman Law, and Mayor Schweikert; Nays: Commissioner Ferrett. The vote was 6 to 1 in favor. The motion carries. MOTION TO RECOMMEND APPROVAL OF THE PROPOSED TEXT AMENDMENTS TO THE BOARD OF ALDERMEN AS SUBMITTED IS HEREBY GRANTED, AS NOTED ABOVE. 6
OTHER BUSINESS: 1. Episcopal Church of the Transfiguration Full Color Electronic Message Board: Consideration of a request by The Episcopal Church of the Transfiguration for review of the brightness of a full color electronic message board (FCEMB). Paul Jokerst, member of The Episcopal Church of the Transfiguration, stated the property was bought in 1983 and the church opened in November 1985. He stated the church has served this community. Early last year, the church wanted to update their monument sign to an LED sign. Mr. Jokerst said they wanted to make sure they were following the requirements to the t. They were proposing that their NIT power is less than what is required. He noted his confusion for a photometric plan for a LED sign. Mr. Jokerst stated he believes they have met what is listed in the Code. Vice Chairman Mispagel asked if the proposed sign will replace the current sign location and if the whole sign was LED or 20. Mr. Jokerst stated the top portion of the sign will be LED. Louis Clayton, Director of Community Development, stated full color electronic message boards (FCEMB) require the brightness maximums to be determined by the Planning and Zoning Commission on a case-bycase basis, considering proximity to nearest residence(s), distance from roadway, traffic counts in non-daylight hours, light sources surrounding the sign, capability of proposed sign to distinguish and accommodate sunny and overcast days. Mr. Clayton said staff recommends 5,000 NIT during daylight hours and 300 NIT during non-daylight hours. Once the brightness has been established, the Planning and Zoning Commission can revisit the brightness, if needed, at a later date. The Commission discussed requiring a photometric plan and brightness. The Public Hearing is closed. 7
MOTION TO APPROVE: Vice Chairman Mispagel made a motion to approve the brightness of the proposed full color electronic message board with conditions one and two listed in the City s staff report. The motion was seconded by Commissioner Ferrett and the motion carries. MOTION TO APPROVE THE BRIGHTNESS OF THE PROPOSED FULL COLOR ELECTRONIC MESSAGE BOARD WITH CONDITIONS ONE AND TWO LISTED IN THE CITY S STAFF REPORT IS HEREBY GRANTED, AS NOTED ABOVE. COMMISSION DISCUSSION & COMMENTS FROM STAFF: 1. Mr. Clayton stated two applications have been submitted for the March meeting: Apartments at The Meadows 220 units Amend The Meadows parking adjustment 2. Mayor Schweikert stated Tom O Connor has been appointed to the Planning and Zoning Commission. ADJOURNMENT: There being no further business to come before the Planning and Zoning Commission, the meeting was, on motion duly made, seconded and unanimously voted on, adjourned at 8:00 p.m. Approved Brenda Cueller Serving as recording secretary of the meeting 8