CITY PLAN COMMISSION STAFF REPORT

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CITY PLAN COMMISSION STAFF REPORT SUBJECT: Request for Approval of an Amended Final Development Plan FROM: Mara Perry, Director of Planning & Development MEETING DATE: June 5, 207 PETITION: 7-PC-9

1 CITY PLAN COMMISSION STAFF REPORT SUBJECT: Request for Approval of an Amended Final Development Plan FROM: Mara Perry, Director of Planning & Development MEETING DATE: June 5, 207 PETITION: 7-PC-9 DJH V LLC LOCATION: 8925 Watson Road APPLICANT: DJH V LLC Proposal Summary DJH V LLC has filed a request for approval of an Amended Final Development Plan for a commercial use at 8925 Watson Road. The subject property, a 3.5-acre tract, is zoned PC Planned Commercial District and has an existing,57 sq. ft. structure. The applicant plans to renovate the existing structure and construct a 6,780 sq. ft. addition with a 2,385 sq. ft. enclosed outdoor storage area for a lawn care equipment sales, service, rental, and repair facility. The applicant also plans to make exterior and landscaping improvements to the site. Requested Action The City Plan Commission is requested to review and approve the Amended Final Development Plan for the Planned Commercial District. Per City Code Section , the Plan Commission has the ability to approve changes to the development plan which are not inconsistent to the purpose and intent of the approved Zoning. No public hearing is required per the City Code. Land Use and Zoning History of Subject Site The 3.5-acre property is currently zoned PC Planned Commercial District. The property was rezoned from C Commercial to PC Planned Commercial District in 969. Ordinance #6665 was the first Planned Commercial District approved in the City of Webster Groves as this designation had just been added to the codes the year prior. In 980, the City Council approved a Development Plan (Ordinance #773), submitted by CharterBank Webster Groves Trust Company, to construct a drive-up bank facility and office building. In 983, the City Council approved a Development Plan (Ordinance #7277) for the construction of Furr s Cafeteria. This ordinance repealed the former development plan approved in Ordinance #773 as it was never built. In 985, the City Council approved an amended Development Plan (Ordinance #7335) for the construction of Furr s Cafeteria, this ordinance repealed Ordinance #7277. Page of 6

In 985, the City Council approved a Development Plan for construction of Med First Offices and Resubdivision of the land to create Haeberlin

In 988, the City Council adopted a Development Plan (Ordinance #7497) for the construction of Ryan s Family Steakhouse.

The restaurant structure was finally constructed in 989.

In February 207, the City Plan Commission denied a request for a Conditional Use Permit and Preliminary Development Plan to operate a church in the

2 In 985, the City Council approved a Development Plan for construction of Med First Offices and Resubdivision of the land to create Haeberlin Subdivision (Ordinance #7329). The office building was built in 985 and is addressed at 8969 Watson Road. In 988, the City Council adopted a Development Plan (Ordinance #7497) for the construction of Ryan s Family Steakhouse. It appears that the ordinance was intending to repeal the previous development plan Ordinance #7335. It instead repealed Ordinance #7334. The restaurant structure was finally constructed in 989. In 202, Hibachi Grill applied for business license to occupy the former Ryan s Family Steakhouse building. In February 207, the City Plan Commission denied a request for a Conditional Use Permit and Preliminary Development Plan to operate a church in the existing vacant structure. The petition was denied because the proposed use did not conform with the City s Comprehensive Plan, which designated the area for commercial use. Elevation of existing building looking north Elevation of the existing building from the parking lot View looking west on Watson Rd. View looking east at the potential addition location. Page 2 of 6

Land Use and Zoning of Surrounding Properties North: The properties to the north

South: The property to the south is zoned PC Planned Commercial District and the

East: The property to the east is zoned PC Planned Commercial District.

3 Land Use and Zoning of Surrounding Properties North: The properties to the north are zoned A3 Ten Thousand Square Foot Residence District. South: The property to the south is zoned PC Planned Commercial District and the property to the south across Watson Road is within the City of Crestwood. East: The property to the east is zoned PC Planned Commercial District. West: The property to the west is the zoned A3 Ten Thousand Square Foot Residence District. Zoning Map 206 Aerial Photograph Page 3 of 6

4 ZONING ANALYSIS Staff has reviewed the proposed Amended Final Development Plan in the PC Planned Commercial District under Ordinance #6665. STAFF ANALYSIS Permitted, Conditional and Accessory Uses The PC Planned Commercial District was not developed as a typical Planned Commercial Ordinance would be done today. As it was the first one the City ever approved, there was no development plan initially attached to the ordinance and no list of requested uses. Without a list of requested uses, essentially every possible use listed in the C and D Commercial Districts would be available as listed in the Zoning Ordinance. In 988, a Development Plan (Ordinance #7497) was approved for the construction of what exists today with a restaurant use. The use that is being requested with the Amended Final Development Plan is a permitted use under the C or D Commercial uses. Access and Circulation The site has access only from Watson Road which is a road under the jurisdiction of the Missouri Department of Transportation (MODoT). The Development Plan approved with Ordinance #7497 only identified the primary entrance off Watson road to the eastern edge of the property. There is currently a secondary entrance which is shared with the property to the west (8969 Watson Road) and is accessed from the western edge of the parking lot. There are no proposed changes to the entrances or any other means of ingress or egress to the site. Parking The site has an existing parking lot with one hundred eighty-four (84) parking spaces serving the existing building located at 8925 Watson Road. Whenever the City does not have a specific parking requirement formula based on the proposed land use, Staff defers to St. Louis County for the parking requirement formula. The existing structure is,57 sq ft and the proposed addition and outdoor storage equal 9,65 sq. ft for a total of 20,682 sq. ft. According to the County parking requirements for a retail sales and service location, (three-and- one-third (3 / 3 ) space for every,000 sq. ft. in the structure) a minimum of sixty-nine (69) parking spaces are required. With modifications to the existing parking lot, the applicant plans to provide 2 parking spaces. This includes five (5) spaces which would be designated for larger trucks and trailers and three (3) accessible spaces. The proposed parking lot meets the parking code requirements for the use on the site. Tree Preservation and Landscaping The existing approved Final Development Plan governing the site (Ord. #7497) required landscaping for the parking lot and buffers to adjacent properties. The ordinance very specifically required the following: Approval contingent upon the acceptance of the Harland Bartholomew recommendation, date May 3, 988: i.e. () additional landscaping near the retaining wall; (2) a 42-inch fence to provide safety at the wall; (3) landscaping to soften the view from the Bonanza restaurant (now the Midwest Health Professionals building); (4) Page 4 of 6

additional landscaping along Watson Road; and specifically page 2 of the report recommending berming north of the employee parking lot (all shown on revised plan submitted June 3, 988).

Almost all of the required landscaping along Watson Road is no longer in place. Landscaping buffering from the neighboring commercial property to the east is very bare in many places.

5 additional landscaping along Watson Road; and specifically page 2 of the report recommending berming north of the employee parking lot (all shown on revised plan submitted June 3, 988). These requirements would have remained in place for this lot after construction. The site does not currently comply with these requirements. Almost all of the required landscaping along Watson Road is no longer in place. Landscaping buffering from the neighboring commercial property to the east is very bare in many places. View looking east on Watson Rd. View looking northeast through the parking lot. According to the approved plan there should be approximately seven trees along the view looking east in the picture above. Landscaping in other areas of the parking lot are also lacking. The proposed Amended Final Development Plan has been reviewed with the City Arborist to meet requirements under the Tree and Landscape Ordinance. The proposed Conceptual Landscaping shown on the plan meets the requirements in the code. Additional landscaping and buffering as proposed in the original development plan will be restored. Additional green space will be provided where the parking lot had been closest to the residential property to the north. Final Development Plan approved with Ordinance #7497 has been attached to this report for reference. Staff believes that the proposed conceptual landscape plan meets the intent of the landscaping requirements from the original Final Development Plan. Setbacks When the PC Planned Commercial Zoning was approved, setbacks should have been established. When the property was subdivided into two lots in 985, setbacks for the two roadway frontages were established. The proposed structure is being located within those setbacks. The addition is proposed to align with the existing location of the building as it is setback from the closest property line to the east. Staff believes that the development of this area is in compliance with the intent of the previous development plan. Comments from Other Departments The application request for the CUP was distributed to the Building Commissioner, Police, Fire, Parks and Public Works Departments. The Departments had no comments at this time. The Page 5 of 6

6 plans will need to be reviewed during building permit review to meet all current code requirements for the use. Staff Recommendation Staff recommends approval of the application of the Amended Final Development Plan as the proposed use and structure addition meet the intent and purpose of the existing zoning. Action Action on the Amended Final Development Plan will be in the form of a motion for approval, approval with conditions or denial. A public hearing for this application before City Council is tentatively scheduled for June 20, 207. Attachments:. Amended Final Development Plan (Labeled Site Development Plan) dated 5/26/ Proposed Floor Plan and Elevations dated 5/26/ Copy of Final Development Plan approved with Ordinance #7497 Page 6 of 6

7 LINDA DANIEL ARCHITECT LLC 8 AUVERGNE DRIVE LAKE SAINT LOUIS, MO DJH V LLC 8925 WATSON ROAD WEBSTER GROVES, MO 639 SITE DEVELOPMENT PLAN /26/7 32" = '-0" (34x22) 64" = '-0" (7x) A.

8 MEZZANINE ABOVE SERVICE SHOP EXIST ELEC PARTS DEPARTMENT FINANCE SALES OFC OFC STORAGE SHOWROOM OFC M CLO BREAK RM SERVICE AREA RR RR SERVICE DROP-OFF PICK-UP WAIT AREA ENTRY M W OFC WASH BAY LINDA DANIEL ARCHITECT LLC 8 AUVERGNE DRIVE LAKE SAINT LOUIS, MO DJH V LLC 8925 WATSON ROAD WEBSTER GROVES, MO /7/7 FLOOR PLAN 6" = '-0" (34x22) 32" = '-0" (7x)

9 EDGE OF EXIST. BLDG, BEYOND LINDA DANIEL ARCHITECT LLC 8 AUVERGNE DRIVE LAKE SAINT LOUIS, MO DJH V LLC 8925 WATSON ROAD WEBSTER GROVES, MO /7/7 EXTERIOR ELEVATIONS 6" = '-0" (34x22) 32" = '-0" (7x)

CITY PLAN COMMISSION STAFF REPORT

CITY PLAN COMMISSION STAFF REPORT SUBJECT: FROM: MEETING DATE: February 6, 2017 PETITION: LOCATION: APPLICANT: Request for a Conditional Use Permit and Preliminary Development Plan Mara Perry, Director