CITY OF KIRKWOOD PLANNING AND ZONING COMMISSION JUNE 20, 2018 PRESENT: Allen Klippel, Chairman Jim O Donnell, Secretary/Treasurer David Eagleton Kathy Oughton Jim Adkins Ron Evens Wanda Drewel ABSENT: James Diel, Vice Chairman Madt Mallinckrodt Pursuant to notice of meeting duly given, the Planning and Zoning Commission convened on Wednesday, June 20, 2018, in the City Hall Council Chambers at 139 South Kirkwood Road. City Council Liaison Nancy Luetzow, City Planner Jonathan Raiche, Assistant City Planner Amy Lowry, and Administrative Assistant Patti Dodel also attended the meeting. 1. Chairman Klippel called the meeting to order at 7:00 p.m. and announced Commissioners Diel and Mallinckrodt were absent and their absence was excused. Chairman Klippel welcomed Commissioners Jim Adkins and Ron Evens to their first meeting and welcomed back Commissioner Wanda Drewel after a year absence. 2. Motion was made by Commissioner O Donnell and seconded by Commissioner Oughton to approve the minutes as written for the May 16, 2018, meeting. The motion was approved by a vote of 6-0 (Commissioner Drewel abstained and Commissioners Diel and Mallinckrodt were absent). 3. PZ-01-19 SPECIAL USE PERMIT (MOTOR VEHICLE REPAIR) AUTOS OF EUROPE, 902 S KIRKWOOD Submitted: 4-27-18 Automatic Recommendation: 8-25-18 Petitioner s Agent, Roy Mangan (Subcommittee Commissioners O Donnell and Eagleton) City Planner Raiche stated the petitioner is proposing to occupy the building previously occupied by ABC Material at 902 South Kirkwood Road for a major automobile repair facility. The Subcommittee met on May 29 at the site. A revised striping plan for the parking lot was submitted on June 19 indicating 56 parking spaces (51 parking spaces are required based on the 16 employees who will be on site and the 7 service bays being installed). An amendment to the Subcommittee Report requiring an enclosure to screen the outdoor storage area of waste oil and tires is needed.
Planning and Zoning 2 June 20, 2018 Commissioner O Donnell read the Subcommittee Report: CITY OF KIRKWOOD PLANNING AND ZONING SUBCOMMITTEE REPORT June 20, 2018 PETITION NUMBER: ACTION REQUESTED: PROPERTY OWNER: PETITIONER: PETITIONER S AGENT: PROPERTY LOCATION: ZONING: DRAWINGS SUBMITTED: PZ-01-19 SPECIAL USE PERMIT (MOTOR VEHICLE REPAIR, MAJOR) ROBERT VATTEROTT PROPERTIES, INC. BORIS RAYKHMAN, AUTOS OF EUROPE ROY MANGAN, ARCH IMAGES 902 SOUTH KIRKWOOD ROAD I-1, LIGHT INDUSTRIAL DISTRICT STRIPING PLAN AND FLOOR PLAN PACKET STAMPED RECEIVED APRIL 27, 2018 CITY OF KIRKWOOD PUBLIC WORKS DEPARTMENT AND STRIPING PLAN STAMPED RECEIVED JUNE 19, 2018 CITY OF KIRKWOOD PUBLIC WORKS DEPARTMENT DESCRIPTION OF PROJECT: The petitioner is requesting a Special Use Permit for the operation of a motor vehicle repair shop for the existing building and property located at 902 South Kirkwood Road. The property was most recently occupied by ABC Supply Company. The property has been historically used for similar uses with outdoor storage as a non-conforming use. The legal non-conforming outdoor storage component has been abandoned for more than 180 days and therefore has lost the legal non-conforming status. The property and building is currently vacant. The petitioner proposes to install 7 above-ground service lifts (as opposed to those with sub-grade service pits) in the existing building and to restripe the existing parking lot to provide 57 56 parking spaces. The proposed business will have a maximum of 16 employees with hours of operation from 7:30 am to 6:30 pm on Monday through Friday and 9:00 am to 5:00 pm on Saturday. ZONING, LAND USE, AND COMPREHENSIVE PLAN: The subject property is presently zoned I-1, Light Industrial District and is designated as Transition Mix Use by the EnVision Kirkwood 2035 Comprehensive Plan. The Transition Mix Use Land Use designation includes the provision for Regional Commercial uses. The Motor Vehicle Repair (Major) land use is listed in this district as a Special Use requiring
Planning and Zoning 3 June 20, 2018 the applicant to apply for a Special Use Permit. Surrounding land uses and zoning include the following: To the south: A multi-building office park is located to the south and is zoned I-1. To the north: Commercial/light industrial buildings are located across the BNSF railroad right-of-way and are zoned I-1. To the east: To the west: A combination of commercial/light industrial uses and single-family residential homes are located to the east. These properties are zoned I-1 and R-4. Commercial/light industrial buildings are located across Kirkwood Road and are zoned I-1. DEPARTMENTAL/AGENCY COMMENTS: Electric: Engineering: No Comments 1. Revise the striping plan to include dimensions of the proposed island and the distance between the ADA spaces and the middle parking row. 2. MUTCD compliant directional arrows and signage shall be provided at entrances to drive lanes and changes in direction. 3. No parking is permitted along the north side of the middle island. Striping may be required per Fire Marshal. 4. Parking stalls are to be striped in compliance with the zoning code. 5. Construct island curbing to allow for drainage of stormwater. 6. Patch potholes as deemed necessary by the City. Fire & Building: Must meet all applicable fire & building codes. Water: No Comments DISCUSSION: A Zoning Matters sign was posted on the property on May 10, 2018, and notice of the Planning & Zoning Commission meeting has been properly posted. This request was first presented by City Staff and the applicant at the Planning & Zoning Commission meeting on May 16, 2018. A subcommittee meeting was held on-site on May 29, 2018. A list of attendees at the subcommittee meeting can be seen in Exhibit A. Discussion at the subcommittee meeting included the following items: - A recommendation to include a bicycle rack for customers and employees. - The need for the dumpster, waste oil, and tire storage areas on the south side of the building to be screened. - Conceptual architectural elevations of the proposed building were requested. - Discussion occurred about the potential for improving the aesthetics of the existing fence along Kirkwood Road. No consensus was reached, but the applicant (potential
Planning and Zoning 4 June 20, 2018 tenant) said they would discuss the potential of removing or improving the fence with the property owner. RECOMMENDATION: The subcommittee recommends that this petition be approved with the following conditions: 1. This Special Use Permit for Motor Vehicle Repair, Major is limited to the property at 902 South Kirkwood Road. 2. The parking lot shall be improved as indicated on the striping plan provided as part of the packet stamped RECEIVED APRIL 27 JUNE 19, 2018 CITY OF KIRKWOOD PUBLIC WORKS DEPARTMENT. 3. A lighting plan meeting the requirements of Section A-1040 of the Zoning Code shall be submitted and approved prior to approval by the City Council. 4. The maximum number of service bays/lifts and the maximum number of employees shall be determined by the City s parking requirements. 5. MUTCD compliant striping and signage shall be provided at entrances to drive lanes and changes in direction. 6. No parking is permitted along the north side of the middle island. Striping and signage may be required by the Fire Marshal. 7. Potholes shall be patched as directed by the Public Services Department. 8. If curbing is installed for the proposed island located in the center of the parking lot, it shall be constructed to allow for the drainage of storm water. 9. A bicycle rack shall be installed on site to accommodate a minimum of 4 bicycles. 10. The petitioner shall comply with all standard conditions as listed in Exhibit B. Respectfully submitted, David Eagleton Jim O Donnell 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 Oughton and seconded by Commissioner Drewel to approve PZ-1-19, an application for a Special Use Permit for a major motor vehicle repair facility at 902 South Kirkwood Road and the associated site plan in accordance with the Subcommittee Report. Commissioner Evens requested information regarding the requirement for a bicycle rack. Commissioner Eagleton responded that he adds the requirement for a bicycle rack as a condition of approval on nearly all commercial applications.
Planning and Zoning 5 June 20, 2018 Chairman Klippel suggested the cyclone fence, if it remains, shall be improved with plastic inserts similar to the recently-approved Alpine Shop. Commissioner Oughton put that in the form of a motion to add Condition No. 11. The motion was seconded by Commissioner Eagleton and unanimously approved by the seven members present. This motion was later clarified that the inserts would be required on the north, west, and south sides of the property. Commissioner Eagleton made a motion to amend Paragraph 2 of the Description of Project by replacing 57 parking spaces with 56 parking spaces. The motion was seconded by Commissioner O Donnell and unanimously approved by the seven members present. Commissioner Oughton made a motion to amend Drawings Submitted to read Floor Plan Packet stamped Received April 27, 2018 City of Kirkwood Public Works Department and Striping Plan stamped Received June 19, 2018 City of Kirkwood Public Works Department and Recommendation No. 2 to read The parking lot shall be improved as indicated on the Striping Plan stamped Received June 19, 2018 City of Kirkwood Public Works Department. The motion was seconded by Commissioner Drewel and unanimously approved by the seven members present. Commissioner Eagleton made a motion to add Recommendation No. 12 to read An enclosure shall be required to screen the outdoor storage area of waste oil and tires. The motion was seconded by Commissioner Oughton and unanimously approved by the seven members present. The motion to approve PZ-1-19 in accordance with the Subcommittee Report was unanimously approved by the seven members present. 4. PZ-02-19 SITE PLAN REVIEW TOTAL ACCESS URGENT CARE, 915 N KIRKWOOD Submitted: 6-1-18 Automatic Recommendation: 9-29-18 Petitioner s Agent, Mark Harriman City Planner Raiche stated the petitioner is proposing to demolish the existing building and construct a one-story 4,800 gross square foot building to be occupied by an urgent care facility, which is a permitted use. Their hours of operation are 8 a.m. to 8 p.m. seven days a week. They expect to have two or three patients per hour and will start with three employees, possibly increasing to seven when the number of patients increases. The current owner of the property has a shared parking agreement with Fresh Thyme Market. Since the proposed parking lot does not have excess spaces, the parking agreement will need to be cancelled. Mark Harriman of BFA in Washington, Missouri, and Dr. Matthew Bruckel, owner of Total Access Urgent Care (TAUC), were present. Mr. Harriman stated they are decreasing the hard surface by one third of an acre. The existing chain link fence will be replaced. MoDOT has reviewed the plan and have given preliminary approval. Commissioner Eagleton requested a bike rack be installed to accommodate five bikes.
Planning and Zoning 6 June 20, 2018 Dr. Bruckel stated the average visit is 60 minutes and that patients would never arrive via an ambulance; however about 1 percent may be taken to a hospital from TAUC. 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. Chairman Klippel appointed Commissioners Oughton and Drewel to the subcommittee, and a meeting was scheduled at the site for June 25 at 7:30 a.m. 5. ELECTION OF OFFICERS Commissioner Klippel nominated Commissioner Oughton as Secretary/Treasurer. Commissioner Oughton accepted the nomination. There were no other nominations, and nominations were closed. ELECTED BY ACCLAMATION. Commissioner Klippel nominated Commissioner O Donnell as Vice Chairman. Commissioner O Donnell accepted the nomination. There were no other nominations, and nominations were closed. ELECTED BY ACCLAMATION. Commissioner Oughton nominated Commissioner Klippel as Chairman. Commissioner Klippel accepted the nomination. There were no other nominations, and nominations were closed. ELECTED BY ACCLAMATION. There being no further business, the meeting adjourned at 7:50 p.m. The next regular meeting will be held on July 18 th at 7 p.m. in the Council Chambers at Kirkwood City Hall. Allen Klippel, Chair Jim O Donnell, Secretary/Treasurer 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.