1 CITY OF FLORISSANT 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 Planning and Zoning Commission Unofficial Planning & Zoning Minutes March 21, 2016 Table of Contents Page Number Roll Call/Minutes Page 2 Mission Hills Development Page 3 620 Charbonier Rd. Club Fitness Page 4 745-755 N Hwy 67 Amend Zoning Code Page 5 Brewpubs Cugino s Italian Grill and Bar Page 7 1595 N Hwy 67 Starbucks Page 8 3025 N Hwy 67
P & Z Meeting 3/21/2016 Page 2 37 CITY OF FLORISSANT 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 Planning and Zoning Commission Unofficial Planning & Zoning Minutes March 21, 2016 The Planning and Zoning Commission met in Council Chambers at Florissant City Hall, 955 rue St. Francois on Monday, March 21, 2016 at 7:00 p.m. with Vice- Chairman Olds presiding. Roll Call On Roll Call the following members were present: John Martine, Lee Baranowski, Allen Minks, Steve Olds and Elizabeth Bowling. Richard Weller and Paul Stock were excused. Also present was Phil Lum, Building Commissioner and Anita Moore, Deputy City Clerk. A quorum being present the Planning and Zoning Commission was in session for the transaction of business. Approval of Minutes Commissioner Olds moved to amend the meeting minutes of 3/7/16, line 83, to change the word architect to designer/engineer, seconded by Minks. Motion carried. Commissioner Olds moved to approve the amended meeting minutes of 3/7/2016, seconded by Baranowski. Motion carried.
P & Z Meeting 3/21/2016 Page 3 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 Item 1 Mission Hills Development PZ032116-1 620 Charbonier Rd. Recommend Approval Ward 3 Request recommend approval to amend B-5 Ordinance No. 8080, to allow for an addition to an existing building in a B-5 Zoning District. Mr. Lum explained that the proposed, one story addition, is 1250 square feet. The addition will result in the removal of one trash enclosure. There is another woodscreened trash enclosure in relative proximity. The existing wood and vinyl privacy fence along the west side of the property will remain. The proposed addition is approximately 38 feet by 33 feet. There is no new signage or landscaping proposed. There are 20 parking spaces shown on the site plan which would meet parking requirements. Mr. Minks asked that the Public Works Department make sure that ADA parking requirements were met. Mr. Joe Dale, architect and agent for GMT, appeared before the Commission and stated that the administrative offices of GMT will be housed in the new building. Staff will be relocated to the larger buildings with more room. The height of the building is 15 feet, single story. A large portion of the building is brick and will remain so. They are trying to match the new building with the old, as much as possible. There will be a stone face on the front of the building that faces Lindbergh. There is a small section of the building that is siding. They would like to replace the siding, possibly with a different color, to coordinate with the rest of the building. The stone will meet the masonry code and will be approximately 1 ½ to 2 inches thick. Mr. Martine moved to recommend approval to amend Ord. No. 8080 to allow for an addition at 620 Charbonier within an existing B-5 Zoning District. The following changes are to be made in accordance with Ord. No. 8080: Section 4, paragraph 2, shall be amended to read: 2. FLOOR AREA, HEIGHT AND BUILDING REQUIREMENTS
P & Z Meeting 3/21/2016 Page 4 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 (a) The building space existing at 620 Charbonier shall be limited to a single story 3,525 square foot building. (b) A brick and siding addition will be as shown on attached drawings SP-1, dated 12/31/15 and C-1 and A-2 dated 3/1/2016 as prepared by Joe A. Dale, Architect. The motion was seconded by Olds. On Roll Call the Commission voted: Item 2 Club Fitness PZ032116-2 745-755 N Highway 67 Recommend Approved Ward 2 Request recommend approval to amend Special Use Permit No. 8063 to allow for an expansion of a fitness center in a B-3 Zoning District. Mr. Lum explained that the current Club Fitness would like to expand next door into space formerly occupied by Petco. They made a recent addition to the parking area and added quite a few spaces in the rear. There is sufficient parking for the site. The petitioner has complied with the City s landscaping ordinance under a remodeling project. Although they have a recorded cross-access agreement with Danmark Auto next door, the petitioner has elected not to use it. There is no new signage. Mr. Baranowski questioned rear egress for customers to the back parking spaces. He also asked if Club Fitness could secure a parking agreement with Florissant Oaks Shopping Center since their parking lot is often empty. He felt it would be preferable to parking in the rear. Mike Modarelli, Bianco Properties and Ricky Pozylici, Club Fitness, appeared before the Commission. Mr. Modarelli responded that when Club Fitness first opened, Bianco Properties did approach Florissant Oaks regarding parking, but they did not agree. Both parties were concerned about customers crossing Lindsay Lane safely.
P & Z Meeting 3/21/2016 Page 5 140 141 142 143 144 145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 Furthermore, Mr. Modarelli explained that the back parking spaces and building entrances were largely for employees. Club Fitness requires employees to park in the rear. There is additional parking on the north side of the building. They have increased lighting by using LED lights. Mr. Minks asked Club Fitness to encourage patrons to park in the rear and use the back door. Mr. Pozylici added that, procedurally, customers come in the front door, check in, and frequently exit the rear doors, which Club Fitness will allow. Commissioner Olds moved to recommend approval to amend Special Use Permit for a Fitness Center over 2000 square feet at 745-775 N. Highway 67 in a B-3 Zoning District, as depicted by the attached Floor Plan dated 3/8/16, subject to the regulations of the B-3 Extensive Business District. The motion was seconded by Minks. On Roll Call the Commission voted: Item 3 Zoning Code Change - Definition Brewpub PZ032116-3 Recommend Approval Request recommend approval to amend the Zoning Code, to allow for a Brewpub as a Special Use Permit in any B, H-B and M Zoning District. He explained to the Commission that a need for this type of establishment has, in the past, been considered at various times and locations within the City. Often a microbrewery has been considered in conjunction with bar restaurant establishments. In order for these types of requests to be considered, a change, in some form, must be made to the Zoning Code. Mr. Lum cited several examples of micro-breweries in the surrounding municipalities. The closest example would be the Ferguson Brewery Company on Florissant Road which has a definition of a Brewpub as a Permitted Use. The
P & Z Meeting 3/21/2016 Page 6 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 Building Commissioner explained that Ferguson has a uniquely designed, downtown zoning district. Maryland Heights, Maplewood and O Fallon, Missouri allow microbreweries as Special Uses with additional requirements, accessory uses and stipulations. Many entities and governmental agencies regulate and license the brewing of beer within the United States. William Buchholz attorney, and David Beckham petitioner, appeared before the Commission. Mr. Buchholz explained that Mr. Beckham would like to amend the zoning code so that Cugino s Restaurant could operate a microbrewery or brewpub at their establishment. Initially, Cugino s would sell the beer in the restaurant/bar only. In looking forward, if the beer became popular, the restaurant would like the ability to distribute the beer as well. As a result, Mr. Buchholz requested that the Commission consider the term Brewpub as the adopted definition. Discussion was had regarding ensuring that the definition of brewpub be associated with restaurant/serving of food so that industrial type breweries would not be considered as a possible future use. Limiting the number of barrels produced to fewer than 10,000 in the Definitions of the Zoning Code, would ensure that any microbrewery/brewpub would remain a relatively small operation. The Commission members agreed that they had no problem with the distribution of the Cugino s beer if it became popular. Cugino s will be producing only 300 barrels to begin with. Mr. Buchholz explained that not only was Florissant s approval required, but also the approval of the Alcohol Firearms & Tobacco Bureau, Missouri State Law and County Health. It is a highly regulated business which will require many levels of inspections and licensing. Commissioner Olds moved to recommend approval to change the Zoning Code to allow for Brewpub in any B, HB or M District as a Special Use. The definition to be added to the Zoning Code includes the following: Brewpubs A restaurant or bar with a microbrewery that brews beer for both on and off premise sale and consumption with an annual production of 10,000 barrels or less.
P & Z Meeting 3/21/2016 Page 7 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 The motion was seconded by Minks. On Roll Call the Commission voted: Item 4 Cugino s Italian Grill & Bar PZ032116-4 1595 N Highway 67 Recommend Approval Ward 6 Request recommend approval to amend Special Use Ords. No. 4599, as amended and transferred by Ord. Nos. 7009 and 7200, to allow for the operation of a Brewpub in a B-3 Zoning District. Mr. Lum explained the petitioner would be locating the brewery equipment in the unused portion of the basement of the restaurant. There will be no new seating proposed, no new parking or change in delivery times. There are existing restrooms for staff which will remain unchanged. Mr. Beckham, petitioner, explained that there will be no odor produced that will affect the surrounding neighborhood as a result of the brewing. Furthermore, he stated that they completed a testing for smells and it was negligible. He explained that they will be using a small electric, 3 barrel brewery system that is not very big in comparison to the larger microbreweries. The hours of operation will not be changing. Commissioner Olds moved to recommend approval to amend a Special Use Permit for the operation of a Bar/Restaurant with the addition of a Brewpub, in an existing B-3 Zoning District. The motion was seconded by Martine. On Roll Call the Commission voted:
P & Z Meeting 3/21/2016 Page 8 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 Item 5 Starbucks PZ032116-5 3025 N Highway 67 Approval Ward 9 Request approval for a ratification of a minor change to B-5 Ordinance 8036 to allow for a relocation of a pole sign. Mr. Lum explained that there is currently a new Starbucks under construction on N. Hwy. 67. During the construction, they discovered that there were too many underground utilities to place the sign where they had originally indicated. As a result, Starbuck s wishes to relocate the sign to the other side of the drive, but it will still remain behind the 40 foot setback requirement. Since there are no modifications to the sign and it continues to meet the setbacks, Mr. Lum deemed this to be a minor change, to be approved by the Planning and Zoning Commission. Commissioner Olds moved to ratify the conditional approval of the Building Commissioner for site development plan of Ord. 8036 to allow for relocation of sign materials according to the proposal prepared by the owner and related drawing presented. These minor alterations depict minor changes in the development, which is not in conflict with the nature of the development and meets all of the conditions of the Ord. 8036. Approval is subject to the regulations of this B-5 Planned Commercial District and the following additional requirements: 1. GENERAL DEVELOPMENT CONDITIONS. a. Unless, and except to the extent, otherwise specifically provided in Ord. 8036, development shall be effected only in accordance with all ordinances of the City of Florissant. 2. PROJECT COMPLETION. Sign construction shall start within 30 days of the passage of this motion for the project and shall be developed in accordance of the approved amendments to the final development plan within 60 days of start of construction. The motion was seconded by Baranowski. On Roll Call the Commission voted:
P & Z Meeting 3/21/2016 Page 9 277 278 279 280 281 282 283 284 The next Planning and Zoning Meeting was scheduled for April 4, 2016. Commissioner Baranowski moved to adjourn the meeting, seconded by Martini. Motion carried. Meeting adjourned at 8:52 p.m. Anita Moore, Deputy City Clerk