CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION JANUARY 31, 2018 PRESENT: Allen Klippel, Chair Jim O Donnell, Secretary/Treasurer Greg Frick Cindy Coronado Dan Stauder Madt Mallinckrodt David Eagleton Kathy Oughton ABSENT: James Diel, Vice Chair Pursuant to notice of meeting duly given, the Planning and Zoning Commission convened on Wednesday, January 31, 2018, in the City Hall Council Chambers at 139 South Kirkwood Road. City Council Liaison Nancy Luetzow, City Planner Jonathan Raiche and Administrative Assistant Patti Dodel also attended the meeting. 1. Chairman Klippel called the meeting to order at 7:00 p.m. and informed the audience of the Speaker Cards and procedures for making comments. Chairman Klippel announced Commissioner Diel was absent and his absence was excused. 2. Motion was made by Commissioner O Donnell and seconded by Commissioner Mallinckrodt to approve the minutes as written for the January 17, 2018, meeting. The motion was unanimously approved by the eight members present (Commissioner Diel was absent). 3. PZ-24-18 SPECIAL USE PERMIT (SERVICE STATION) & SITE PLAN BP, 10901 MANCHESTER Submitted: 12-18-17 Automatic Recommendation: 4-17-18 Petitioner, Sudha Srinivas Anne (Subcommittee - Commissioners Mallinckrodt and Oughton) The petitioner was not present. City Planner Jonathan Raiche stated that the subcommittee met last week regarding the property and that the property is located at the northwest corner of Manchester Road and Clay Avenue. A 500 square foot addition is being proposed on the northeast corner of the building. The addition will displace the existing dumpster enclosure, which will be relocated to the northeast corner of the site. In addition, the petitioner is requesting reconsideration of a current condition prohibiting signage and striping on the gas canopy so that he may continue to use the existing signage and striping on the canopy. That condition was added by the City Council after the Commission s recommendation during the previous application process.
Planning and Zoning 2 January 31, 2018 In accordance with Section 220.6 of the Zoning Code, Chairman Klippel asked if there was anyone in the audience who had comments concerning the site plan, and no one responded. Motion was made by Commissioner Mallinckrodt and seconded by Commissioner Coronado to recommend approval of PZ-24-18, an application submitted by Sudha Srinivas Anne for amendments to the Special Use Permit and Site Plan at 10901 Manchester Road in accordance with the Subcommittee Report. Commissioner Mallinckrodt read those portions of the subcommittee report with underlined headings: CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION SUBCOMMITTEE REPORT JANUARY 31, 2018 PETITION NUMBER: ACTION REQUESTED: PROPERTY OWNER: PETITIONER: PROPERTY LOCATION: ZONING: DRAWINGS SUBMITTED: PZ-24-18 SPECIAL USE PERMIT AMENDMENT (CONVENIENCE/GAS STORE) AND SITE PLAN AMENDMENT SRI LAKSHMI LLC SUDHASRINIVAS ANNE 10901 MANCHESTER ROAD B-3 HIGHWAY BUSINESS DISTRICT SITE PLAN PACKET (6 SHEETS) PREPARED BY HANS- JOACHIM KOEHL STAMPED "RECEIVED DECEMBER 18, 2017, CITY OF KIRKWOOD PUBLIC WORKS DEPARTMENT REVISED SITE PLAN SHEET 1 PREPARED BY HANS-JOACHIM KOEHL STAMPED "RECEIVED JANUARY 10, 2018, CITY OF KIRKWOOD PUBLIC WORKS DEPARTMENT SITE PLAN ADDENDUM #1 PREPARED BY HANS-JOACHIM KOEHL STAMPED RECEIVED JANUARY 23, 2018, CITY OF KIRKWOOD PUBLIC WORKS DEPARTMENT DESCRIPTION OF PROJECT: The petitioner is requesting a Special Use Permit Amendment and Site Plan Amendment for the existing Convenience/gas store located at the northwest corner of Clay Avenue and Manchester Road. This property is currently under construction for the conversion of the previous service station into the convenience store which was approved by the City Council in 2016 with a 1 year extension granted in 2017.
Planning and Zoning 3 January 31, 2018 The current request includes an approximately 500 square foot building addition to the northeast for additional convenience store area. This addition will displace the existing dumpster enclosure. To replace the current dumpster location, a new dumpster enclosure is proposed in the northeast corner of the site. In addition to the physical changes, the petitioner has also requested that the current condition prohibiting signage and striping on the gas canopy be removed so that he may continue to use the existing signage and striping on the canopy. COMPREHENSIVE PLAN, LAND USE AND ZONING: The site is designated for Corridor Commercial use on the EnVision Kirkwood 2035 Future Land Use map. There is no proposed change in use for the subject site. The Convenience/gas store use is commercial in nature and is consistent with the policies presented by the Comprehensive Plan. The subject property is zoned B-3 Highway Business District and is operating under a Special Use Permit for the Convenience/gas store. Surrounding land uses and zoning include the following: To the north: Multiple single-family residences zoned R-4. To the south: Across Manchester Road is the First State Bank building zoned B-3 Highway Commercial District. To the east: Across Clay avenue are various commercial businesses zoned B-3 Highway Commercial District. To the west: Various commercial businesses zoned B-3 Highway Commercial District. DEPARTMENTAL/AGENCY COMMENTS: Electric: Detailed plan for electrical distribution system requested. Water: Engineering: No Comments. No Comments. Building/Fire: No Comments. Forester: Provide a planting schedule with species, size, and quantity. SITE ELEMENTS ANALYSIS: LANDSCAPING In addition to the landscaping required by the 2016 approved Special Use Permit, the applicant has proposed 3 additional understory trees along the northern property line and 3 evergreen trees in a new landscape island around the proposed dumpster enclosure. The understory trees were proposed in lieu of the 1 canopy tree, 1
Planning and Zoning 4 January 31, 2018 understory tree, and significant shrubs due to the lack of space in the area of the building addition and the restriction of the overhead powerlines. PARKING The proposed building addition increases the off-street parking requirement from 12 spaces to 15 spaces. Including the allowance for 1 space per 2 pumps, the proposed plan originally included 14 spaces. However, the applicant submitted Addendum #1 which included an additional parking space near the southwest corner of the existing building to bring the total parking provided to 15 spaces on-site. DISCUSSION: Zoning Matters signs were placed on the property on January 12, 2018 and this item was introduced at the Planning & Zoning Commission meeting on January 17, 2018. A subcommittee meeting was held on site on January 25 th with proper notification posted. A list of attendees at the subcommittee meeting can be seen in Exhibit A. At this subcommittee meeting, they indicated that there were no concerns with the building addition proposed. The subcommittee also indicated that they had no issue allowing the owner to keep the existing gas canopy signage. RECOMMENDATION: The Subcommittee recommends that this petition be approved with the following conditions: 1. Ordinance 10329 shall remain in effect except that the following conditions shall prevail when conflicting with those conditions found in Ordinance 10329. 2. The project shall be constructed and maintained in accordance with the Site Plan Packet stamped Received December 18, 2017, City of Kirkwood Public Works Department, the Revised Site Plan Sheet 1 stamped Received January 10, 2018, City of Kirkwood Public Works Department and the Site Plan Addendum #1 stamped Received January 23, 2018, City of Kirkwood Public Works Department prepared by Hans-Joachim Koehl, except as noted herein. 3. No lighting shall be permitted on the vertical sides of the gas canopy. The existing logos and striping on the gas canopy may remain. Future revisions to such logos and striping shall be reviewed by the Architectural Review Board and conform with the City s Sign Code. 4. Prior to issuance of permits, a revised landscape plan shall be submitted addressing Staff s concerns. 5. The petitioner shall comply with all standard conditions as listed in Exhibit B. Respectfully submitted, Madt Mallinckrodt Kathy Oughton
Planning and Zoning 5 January 31, 2018 The motion to approve the application was unanimously approved by the eight members present (Commissioner Diel was absent). Motion was made by Commissioner Oughton and seconded by Commissioner O Donnell to approve the subcommittee report as read. The subcommittee report was unanimously approved by the eight members present. 4. PZ-25-18 AMEND ZONING CODE R-3 SIDE YARD SETBACKS City Planner Jonathan Raiche stated City staff has been identifying potential issues in the Zoning Code based on various input including, but not limited to, Board of Adjustment and City Council recommendations and believes side yard setback requirements for nonconforming lots in the R-3 Zoning District should be re-evaluated. Chairman Klippel appointed Commissioners Frick and Stauder to the Subcommittee. The Subcommittee scheduled a meeting for February 21 at 6 p.m. in the Main Level Conference Room. Commissioners requested statistics on the number of lots in the R-3 Zoning District that are less than 100 feet wide and Board of Adjustment variance requests (including addresses). 5. KIRKWOOD ENVISION 2035 COMPREHENSIVE PLAN UPDATE City Planner Jonathan Raiche provided information on the status of the goals in the EnVision Kirkwood 2035 Comprehensive Plan in the 4 th Quarter Update. Commissioner Eagleton thanked Mr. Raiche for the update and suggested that this Update be made available on the front page of the City s website. Chairman Klippel asked if there was anyone in the audience who had a comment regarding the update; and William Dosenbach, 345 Windgrove, appreciates the update provided by staff and that bike paths are a step in the right direction. Mr. Raiche stated that similar updates will be given quarterly, a more in-depth report annually, and a citizen-led review will be provided every five years per the monitoring schedule outlined in the Plan. There being no further business, the meeting adjourned at 7:45 p.m. The next regular meeting will be held on February 21st at 7 p.m. in the Council Chambers at Kirkwood City Hall. Allen Klippel, Chair Jim O Donnell, Secretary/Treasurer
Planning and Zoning 6 January 31, 2018 Upon request, these minutes can be made available within three working days in an alternate format, such as CD, by calling 314-822-5822. Minutes can also be downloaded from the City s website at www.kirkwoodmo.org, then click on City Clerk, Boards and Commissions, Planning & Zoning Commission.